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REGULAR MEETING OF
TOWNSHIP COUNCIL
Monday, May 11, 2009 at 7:00 p.m.
Fraser River Presentation Theatre
th
4 Floor, 20338 – 65 Avenue, Langley, BC

MINUTES

Present: Acting Mayor Ferguson

Councillors J. Bateman, C. Fox, M. Kositsky, B. Long and G. Ward

M. Bakken, P. Catlin, R. Seifi, H. Tsikayi and J. Winslade

S. Palmer

A. ADOPTION OF MINUTES

1. Public Hearing Meeting – April 20, 2009

Moved by Councillor Bateman,

Seconded by Councillor Ward,
That Council adopt the Minutes of the Public Hearing Meeting held April 20, 2009.
CARRIED

2. Regular Council Meeting – April 20, 2009

Moved by Councillor Fox,

Seconded by Councillor Bateman,
That Council adopt the Minutes of the Regular Council Meeting held April 20, 2009.
CARRIED

B. PRESENTATIONS

C. DELEGATIONS (UP TO 5 DELEGATIONS)

May 11, 2009
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D. REPORTS TO COUNCIL

1. Development Permit Application No. 100575

(RCABC – Educational Foundation Inc.)
Report 09-62
File CD 09-02-0006

Moved by Councillor Bateman,

Seconded by Councillor Fox,
That Council authorize issuance of Development Permit No. 100575 to RCABC –
Educational Foundation Inc. for property located at 9734 - 201 Street, subject to the
following conditions:

a) Provision of 1.0 metre road dedication on the 97 Avenue frontage of the site;
b) Building plans being in substantial compliance with Schedules “A” through “E”;
c) All garbage facilities to be located within buildings or screened; and
d) Rooftop mechanical equipment to be located so as not to be visible from
adjacent roads, or alternatively to be screened from view by compatible
architectural treatments.

Although not part of the Development Permit requirements, the applicant is advised
that prior to issuance of a building permit the following items need to be finalized:

e) Payment of supplemental Development Permit application fees, Development

Engineering Site Servicing Review fee, and Development Cost Charges;
f) Installation of a 1.5 metre wide concrete sidewalk/greenway and adjacent
boulevard treatment and street trees along the 97 Avenue frontage of the site to
the acceptance of the General Manager of Engineering and the Manager of
Parks Design and Development;
g) Provision of a site specific on-site servicing and stormwater management plan
including siltation control, to the acceptance of the General Manager of
Engineering; and
h) Provision of a site specific Erosion and Sediment Control Plan in accordance
with the Erosion and Sediment Control Bylaw, to the acceptance of the General
Manager of Engineering.

Submissions regarding Development Permit No. 100575 from the public.

There were no submissions from the public regarding Development Permit

No. 100575 from the public.
CARRIED

2. Development Permit Application No. 100573

(High Noon Investments/Klondike Cold Storage)
Report 09-64
File CD 14-07-0041

Moved by Councillor Long,

Seconded by Councillor Ward,
That Council authorize issuance of Development Permit No. 100573 to High Noon
Investment Corporation for property located at 5775 – 272 Street, subject to the
following conditions:
May 11, 2009
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D. REPORTS TO COUNCIL

a) Building plans being in compliance with Schedules “A” through “D”;

b) Landscape plans being in substantial compliance with Schedules “E” and “F” and
in compliance with the Township’s Street Tree and Boulevard Treatment
Program to the acceptance of the Manager of Parks Design and Development;
c) Landscaping and boulevard treatment being secured by letter of credit at the
Building Permit stage;
d) Provision of a final tree management plan incorporating tree retention,
replacement, and protection details in compliance with the Township’s Tree
Protection Bylaw, to the acceptance of the Manager of Parks Design and
Development;
e) Rooftop mechanical equipment to be located so that it is not visible from
adjacent roads, or alternatively screened from view by compatible architectural
treatments;
f) All refuse areas to be screened in accordance with the Gloucester Building
Design Guidelines;
g) All chain link fences being black vinyl with black posts and rails;
h) All signage being in compliance with Schedules “A” through “D”, the Gloucester
Building Design Guidelines and the Township’s Sign Bylaw;
i) A Highways Use Permit being obtained for the monument sign proposed to be
located on the 272 Street boulevard to the acceptance of the General Manager
of Engineering;
j) Registration of a restrictive covenant requiring the installation, maintenance and
long term protection of the landscape buffer on the northern 10 metres of the
subject site;
k) Registration of a restrictive covenant restricting the use of the subject site to a
cold storage warehouse with accessory office space to ensure the provision of
an adequate number of parking spaces;
l) Section 702A.6 of the Township Zoning Bylaw 1987 No. 2500 being varied from
a maximum building height of 12 metres to a maximum building height of
13.5 metres as shown in Schedules “C” and “D”; and,
m) Section 107.3 of the Township Zoning Bylaw 1987 No. 2500 being varied from a
minimum 99 parking spaces to a minimum of 43 parking spaces as shown in
Schedule “B”;

Although not part of the Development Permit requirements, the applicant is advised
that prior to issuance of a Building Permit the following items need to be finalized:

n) Provision of an Exterior Lighting Impact Plan prepared by an electrical engineer

in compliance with the provisions of the Township’s Exterior Lighting Impact
Policy to the acceptance of the Manager of Permits and Licenses;
o) Submission of an on-site servicing and site specific stormwater management
plan in accordance with the Subdivision and Development Control Bylaw to the
acceptance of the General Manager of Engineering;
p) Submission of an Erosion and Sediment Control Plan in accordance with the
Erosion and Sediment Control Bylaw to the acceptance of the General Manager
of Engineering:
q) Confirmation of water and sewer capacities to the acceptance of the General
Manager of Engineering;
r) Payment of supplemental Development Permit fees and Parks Design and
Development administration fee; and,
May 11, 2009
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D. REPORTS TO COUNCIL

s) Payment of applicable development cost charges and Building Permit

administration fees.

Submissions regarding Development Permit No. 100573 from the public.

There were no submissions from the public regarding Development Permit No.
100573.
CARRIED

3. Development Permit Application No. 100556 Beedie Group / EV Logistics

Report 09-63
File CD 14-05-0083

Moved by Councillor Ward,

Seconded by Councillor Fox,
That Council authorize issuance of Development Permit No. 100556 to
161884 Canada Inc. (Beedie Group) for property located in the 5016 - 272 Street, in
accordance with Attachment B, subject to the following conditions:

a) That Subsection R13.3 (b), Schedule B, Langley Subdivision and Development

Control Bylaw, 1994 No. 3335, is varied by deleting the words “with a maximum
width of 11 m.” from the first sentence of the third paragraph;
b) Building plans being in compliance with Schedules “A” through “K”;
c) Landscape plans being in substantial compliance with Schedule “L” and “M” and
in accordance with the Township’s Street Tree and Boulevard Treatment
Program to the acceptance of the Manager of Parks Design and Development;
d) Landscaping and boulevard treatment being secured by letter of credit at the
building permit stage;
e) Provision of a final tree management plan incorporating tree retention,
replacement and protection details in compliance with the Township’s Tree
Protection Bylaw, to the acceptance of the Manager of Parks Design and
Development;
f) Rooftop mechanical equipment to be located so that it is not visible from
adjacent roads, or alternatively screened from view by compatible architectural
treatments;
g) All refuse areas to be screened in accordance with the Gloucester Building
Design Guidelines; and
h) All chain link fences being black vinyl with black posts and rails.

Although not part of the Development Permit requirements, the applicant is advised
that prior to issuance of a building permit the following items will need to be finalized:

i) Submission of an on-site servicing and site specific stormwater management

plan in accordance with the Subdivision and Development Control Bylaw, and an
erosion and sediment control plan in accordance with the Erosion and Sediment
Control Bylaw, both to the acceptance of the General Manager of Engineering;
j) Provision of an Exterior Lighting Impact Plan prepared by an electrical engineer
in compliance with the provisions of the Township’s Exterior Lighting Impact
Policy to the acceptance of the Manager of Permits and Licenses;
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D. REPORTS TO COUNCIL

k) Confirmation of sewer and water capacities to the acceptance of the General

Manager of Engineering; and
l) Payment of ISDC Review Fee and supplemental Development Permit fees.

Submissions regarding Development Permit No. 100556 from the public.

There were no submissions from the public regarding Development Permit

No. 100556.
CARRIED

4. Provincial Agricultural Land Reserve Application No. 100176

(Art & Dorothy Van Der Zalm and Mark & Terri-Anne Van Der Zalm)
Report 09-67
File CD 11-34-0013

Moved by Councillor Bateman,

Seconded by Councillor Ward,
That Council advise the Provincial Agricultural Land Commission (PALC) that the lot
line adjustment application submitted by Art and Dorothy Van der Zalm and Mark
and Terri-Anne Van der Zalm for two properties located at 8909 and 8875 Armstrong
Road, within the Agricultural Land Reserve (ALR), is being forwarded to the
Agricultural Land Commission for consideration of its agricultural benefits pursuant
to Part 5, Section 10 of the Agricultural Land Reserve Use, Subdivision and
Procedure Regulation; and that the Provincial Agricultural Land Commission be
advised that should the Provincial Agricultural Land Commission approve the
application, it may be approved by the Township’s Approving Officer pursuant to
Section 110.5 of the Township’s Zoning Bylaw No. 2500.
CARRIED

E. BYLAWS FOR FIRST AND SECOND READING

1. Rezoning Application No. 100310 (Eckert)

Bylaw No. 4745
Report 09-66
File CD 10-31-0148

Moved by Councillor Ward,

Seconded by Councillor Bateman,
That Council give first and second reading to Bylaw No. 4745 rezoning 0.30 ha (0.74
acres) of land located at 4752 - 217A Street from Suburban Residential Zone SR-1 to
Residential Zone R-1D to accommodate a two (2) lot single family subdivision,
subject to the following development prerequisites being satisfied prior to final
reading:

1. Applicant entering into a Servicing Agreement with the Township to secure

required road and utility upgrades on 217A Street in accordance with the
Township’s Subdivision and Development Control Bylaw to the acceptance of the
General Manager of Engineering;
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E. BYLAWS FOR FIRST AND SECOND READING

2. Applicant to obtain an Erosion and Sediment Control Permit in accordance with

the Erosion and Sediment Control Bylaw to the acceptance of the General
Manager of Engineering;
3. Compliance with the Township’s Tree Protection Bylaw including provision of a
final tree management plan incorporating tree retention, replacement and
protection details to the acceptance of the Manager of Parks Design and
Development;
4. Registration of a restrictive covenant prohibiting building construction on portions
of Lot B to protect future subdivision potential;
5. Payment of the Development Engineering administration fee and the
supplemental rezoning application fee; and further

That Council authorize staff to schedule the required public hearing.

CARRIED

F. BYLAWS FOR FIRST, SECOND AND THIRD READING

G. BYLAWS FOR CONSIDERATION AT THIRD READING

1. Rezoning Application No. 100326 Development Permit Application No. 100570

(Guo / Yip)
Bylaw No. 4730
Report 09-32
File CD 08-24-0049

Moved by Councillor Fox,

Seconded by Councillor Kositsky,
That Council give third reading to “Township of Langley Zoning Bylaw 1987 No. 2500
Amendment (Guo - Yip) Bylaw 2009 No. 4730”.

Development Permit No. 100570

Running concurrently with this bylaw is Development Permit No. 100570

(Guo / Yip) in accordance with Attachment B subject to the following conditions:

a) An exterior design control agreement shall be entered into ensuring that building
design and site development standards are high quality, consistent and
compatible with other lots and development in accordance with Section 4.2.1 of
the Yorkson Neighbourhood Plan;
b) In order to accommodate tree retention the required front and rear yard setbacks
on lots 41, 42, 43, 63 and 64 are modified as follows:
i) for Lots 41 and 43 front yard setbacks are reduced to 2.0 m and rear yard
setbacks are increased to 6.5 m
ii) for Lot 42 front yard setback is reduced to 1.5 m and rear yard setback is
increased to 7.8 m
iii) for Lots 63 and 64 front yard setbacks are increased to 3.0 m and rear yard
setbacks are reduced to 5.5 m.
CARRIED
May 11, 2009
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G. BYLAWS FOR CONSIDERATION AT THIRD READING

2. Rezoning Application No. 100278 Development Permit Application No. 100488

(Bahga / GSK)
Bylaw No. 4735
Report 09-33
File CD 08-24-0043

Moved by Councillor Fox,

Seconded by Councillor Bateman,
That Council give third reading to “Township of Langley Zoning Bylaw 1987 No. 2500
Amendment (Bahga / GSK) Bylaw 2009 No. 4735”.

Development Permit No. 100488

Running concurrently with this bylaw is Development Permit No. 100488

(Bahga / GSK) in accordance with Attachment B subject to the following conditions:

a) an exterior design control agreement shall be entered into ensuring that building
design and site development standards are high quality, consistent and
compatible with other lots and development in accordance with Section 4.2.1 of
the Yorkson Neighbourhood Plan.
CARRIED

3. Rezoning Application No. 100324 Development Permit No. 100566

(Comex Developments Ltd.)
Bylaw No. 4714
Report 09-51
File CD 08-15-0154

Moved by Councillor Bateman,

Seconded by Councillor Long,
That Council give third reading to “Township of Langley Zoning Bylaw 1987 No. 2500
Amendment (Comex Developments Ltd.) Bylaw 2009 No. 4714”.

Development Permit No. 100566

Running concurrently with this bylaw is Development Permit No. 100566 (Comex
Developments Ltd.) in accordance with Attachment B subject to the following
conditions:

a) Building plans being in substantial compliance with Schedules “A” to “D”;

b) Landscape plans being in substantial compliance with Schedule “E” and in
compliance with the Township’s Street Tree and Boulevard and Treatment
program to the acceptance of the Manager of Parks Design and Development;
c) Signage to be in substantial compliance with Schedules “B” and “C” and in
compliance with the Township of Langley Sign Bylaw;
d) Fascia signage shall consist of channel lettering;
e) Rooftop mechanical equipment to be located so that it is not visible from
adjacent roads or alternatively to be screened from view by compatible
architectural treatment;
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G. BYLAWS FOR CONSIDERATION AT THIRD READING

f) Garbage facilities to be located within screened enclosures and screened from

view by compatible architectural treatment;
g) Section 602.5 of the Township’s Zoning Bylaw 1987 No. 2500 being varied from
a minimum 3.0 metre side lot line setback to permit a minimum 1.2 metre side lot
line setback as shown in Schedule “B”;

Although not part of the Development Permit requirements, the applicant is advised
that prior to the issuance of a building permit the following items will need to be
finalized:

h) Compliance with the Township’s Exterior Lighting Impact Policy, including the
provision of an Exterior Lighting Impact Plan to the acceptance of the Manager
of Permits and Licences Department;
i) Issuance of an Erosion and Sediment Control permit in conjunction with the
Township’s Erosion and Sediment Control Bylaw;
j) Submission of a stormwater management plan to the acceptance of the General
Manager of Engineering;
k) Payment of supplemental Development Permit application fees.
CARRIED

4. Rezoning Application No. 100319 (Fernridge Place)

Bylaw No. 4729
Report 09-31
File CD 07-15-0038

Moved by Councillor Bateman,

Seconded by Councillor Ward,
That Council give third reading to “Township of Langley Zoning Bylaw 1987 No. 2500
Amendment (Fernridge Place) Bylaw 2009 No. 4729”.

REFERRAL

Moved by Councillor Long,

Seconded by Councillor Fox,
That “Township of Langley Zoning Bylaw 1987 No. 2500 Amendment
(Fernridge Place) Bylaw 2009 No. 4729” be referred to staff for further clarification.
DEFEATED ON A TIE VOTE

Councillors Bateman, Kositsky and Ward opposed

MAIN MOTION

The question was called on the Main Motion and it was:

CARRIED

Councillors Ferguson and Fox opposed

May 11, 2009
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G. BYLAWS FOR CONSIDERATION AT THIRD READING

5. Official Community Plan Amendment and Rezoning Application No. 100062

Development Permit Application No. 100557 (208 Developments Ltd.)
Bylaw No. 4727
Bylaw No. 4728
Report 09-52
File CD 08-26-0102 / 0103

Moved by Councillor Bateman,

Seconded by Councillor Kositsky,
That Council give third reading to “Langley Official Community Plan Bylaw 1979 No.
1842 Amendment (Willoughby Community Plan) Bylaw 1998
No. 3800 Amendment (Yorkson Neighbourhood Plan) Bylaw 2001 No. 4030
Amendment (208 Developments Ltd.) Bylaw 2009 No. 4727” and

“Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (208 Developments
Ltd.) Bylaw 2009 No. 4728”.

Development Permit No. 100557

Running concurrently with this bylaw is Development Permit No. 100557

(208 Developments Ltd.) in accordance with Attachment B subject to the following
conditions:

a) Building plans being in substantial compliance with Schedules “A” through “N”;
b) Landscaping plans being in substantial compliance with Schedules “O” through
“Q”, and in compliance with the Township’s Street Tree and Boulevard
Treatment programs and Child Friendly Amenity Area requirements, to the
acceptance of the Manager of Parks Design and Development;
c) Section 6.1 of Sign Bylaw No. 4402 be varied to allow two signs on areas 4, 5
and 8 and that all signage be in substantial compliance with Schedules “A” and
“R” ;
d) Rooftop mechanical equipment to be located so that it is not visible from
adjacent roads and properties or alternatively screened from view by compatible
architectural treatments; and
e) All refuse areas to be located in the underground garages;
Although not part of the Development Permit requirements, the applicant is advised
that prior to issuance of a building permit, the following items will need to be finalized:
f) Payment of supplemental Development Permit application fees; and
g) Payment of applicable development cost charges and Building Permit
Administration Fees.
CARRIED

H. BYLAWS FOR FINAL ADOPTION

May 11, 2009
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I. CORRESPONDENCE

J. ASSOCIATIONS, AGENCIES AND OTHER GOVERNMENT ITEMS

K. MAYOR’S REPORT

1. Acting Mayor Ferguson reported that he attended several events in the course of his
duties.

L. METRO VANCOUVER REPRESENTATIVE’S REPORT

M. ITEMS FROM PRIOR MEETINGS

N. ITEMS BROUGHT FORWARD FOR PUBLIC INFORMATION FROM SPECIAL

CLOSED MEETINGS

The following items were brought forward from the May 4, 2009 Special Closed
Meeting:

1. Appointment of Council Representatives to the Aldergrove Planning

Committee

That Council appoint Councillor Long and Councillor Fox as non-voting members to
the Aldergrove Planning Committee.

2. Appointment of Representatives to the Aldergrove Planning Committee

That Council appoint the following Community representatives to the Aldergrove

Planning Committee:

Residents
• Brian Thomasson
• Hattie Hogeterp
• Bob Bailey
• Lee Hollaar

Business Owners
• Angie McDougall
• Sonny Janda
• Maureen Robinson
• Ron Daems

Aldergrove Community Enhancement Committee (ACE)

• Doug Bloomfield
May 11, 2009
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N. ITEMS BROUGHT FORWARD FOR PUBLIC INFORMATION FROM SPECIAL

CLOSED MEETINGS

3. On Table Memorandum – Protection of our Passenger Rail Corridor Through

the Township and City of Langley

That the on table memorandum regarding Protection of our Passenger Rail Corridor
through the Township and City of Langley be received.

On Table Report - Community Light Rail – The Last Piece of the Puzzle
Uncovered

That the Township send a letter to BC Hydro requesting an immediate response to

the Master Agreement and attached schedules and requesting that BC Hydro renew
the agreement that reserves to BC Hydro the right to operate passenger trains over
the Pratt-Livingstone Corridor; and

That Council send a letter for the Corporation of Delta, City of Abbotsford, City of
Langley and City of Surrey requesting their support for this initiative; and further

That the Township send a letter to the City of Surrey and the Board of Directors of
the Fraser Valley Heritage Railway Society requested the inclusion of the Township
of Langley as far as the community of Milner into their plans for the 2010 Heritage
Rail Demonstration; and further

That the Master Agreement and attached schedules be forwarded to the Township’s
lawyers for review.

O. ITEMS FOR INFORMATION

P. ITEMS HAVING PRIOR NOTICE OF MOTION

Q. OTHER BUSINESS

R. ADDITIONAL DELEGATIONS
May 11, 2009
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S. TERMINATE

Moved by Councillor Long,

Seconded by Councillor Ward,
That the meeting terminate at 7:31 p.m.
CARRIED

CERTIFIED CORRECT:

Mayor

Deputy Township Clerk