7-96 Avenue Development Group

THE CORPORATION OF THE TOWNSHIP OF LANGLEY
TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT

(96TH AVENUE DEVELOPMENT GROUP LTD.) BYLAW 2009 NO. 4718
EXPLANATORY NOTE
Bylaw No. 4718 rezones property located at 20327 96 Avenue and the vacant lands to the
west from General Industrial Zone M-2 and Rural Zone RU-1 to Comprehensive
Development Zone CD-14 to accommodate a four (4) lot service industrial / commercial
subdivision.
TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT

(96TH AVENUE DEVELOPMENT GROUP LTD.) BYLAW 2009 NO. 4718
A Bylaw to amend Township of Langley Zoning Bylaw 1987 No. 2500
WHEREAS it is deemed necessary and desirable to amend “Township of Langley Zoning Bylaw
1987 No. 2500” as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the Township of Langley, in Open
Meeting Assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited for all purposes as “Township of Langley Zoning Bylaw 1987 No.
2500 Amendment (96 th Avenue Development Group Ltd.) Bylaw 2009 No. 4718”.
2. The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further amended
by rezoning lands described as:
Lot 26 District Lot 124 Group 2 New Westminster District Plan 1115
PID: 006-804-161
Lot 8 District Lot 124 New Westminster District Plan BCP34843

PID: 027-405-168
as shown delineated on Schedule “A” attached to and forming part of this Bylaw to
Comprehensive Development Zone CD-14.
READ A FIRST TIME the 16 day of February , 2009

READ A SECOND TIME the 16 day of February , 2009
PUBLIC HEARING HELD the 09 day of March , 2009
READ A THIRD TIME the 23 day of March , 2009
RECONSIDERED AND ADOPTED the day of , 2009
Mayor Deputy Township Clerk

Bylaw No. 4718
Page 2
REPORT TO
MAYOR AND COUNCIL
PRESENTED: FEBRUARY 16, 2009 - REGULAR MEETING REPORT: 09-21

FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 09-02-0139
SUBJECT: REZONING APPLICATION NO. 100322
DEVELOPMENT PERMIT NO. 100562
(96TH AVENUE DEVELOPMENT GROUP LTD.)
PROPOSAL:
Rezone 2.82 ha (6.97 acres) of land
located at 20327 96 Avenue to
Comprehensive Development Zone
CD-14 to create a four (4) lot service
industrial / commercial subdivision,
including the issuance of a
Development Permit is also being
proposed.
RECOMMENDATION SUMMARY:
That Council give first and second
reading to Bylaw No. 4718, subject to
completion of thirteen (13)
development prerequisites, and
issuance of Development Permit No.
100562 at time of final reading.
RATIONALE:
The proposal complies with the
Northwest Langley Community Plan.
REZONING APPLICATION NO. 100322
Page 2 . . .
RECOMMENDATIONS:
That Council give first and second reading to Bylaw No. 4718 rezoning 2.82 ha (6.97 acres) of
land located at 20327 96 Avenue to Comprehensive Development Zone CD-14 to facilitate the
development of four (4) industrial / commercial buildings, subject to the following development
prerequisites being satisfied prior to final reading:
1. Applicant entering into a Servicing Agreement with the Township to secure utility upgrades
and extensions where required, in accordance with the Township’s Subdivision and
Development Control Bylaw and the Erosion and Sediment Control Bylaw to the acceptance
of the General Manager of Engineering;
2. Provision of an overall stormwater management plan for the site to the acceptance of the
General Manager of Engineering;
3. Applicant to dedicate to the Municipality the required widening of 96 Avenue and 203 Street
in accordance with the Township’s Subdivision and Development Control Bylaw;
4. Provide a public access right of way ten (10) metres wide on the east perimeter of the site
and six (6) metres wide on the north perimeter of the site for the landscaped buffer / trail;
5. Applicant to register a restrictive covenant requiring ongoing maintenance of the plantings
within the landscaped buffer / trail;
6. 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;
7. Completion of landscaping plans, including plans for the landscaped buffer / trail, to the
8. Provision of street trees in compliance with the Township’s Street Tree and Boulevard
Treatment program to the acceptance of the Manager of Parks Design and Development;
9. Applicant to register cross access easements over lots 1, 2 and 3 at the time of subdivision;
10. Applicant to register a restrictive covenant prohibiting parking on 96 Avenue;
11. Applicant to register a restrictive covenant prohibiting truck and trailer access to and from 96
Avenue and restricting vehicle access to and from 96 Avenue to right turns only;
12. Applicant to discharge the restrictive covenant allowing portions of the subject lands to be
developed for the industrial uses in the Service Industrial Zone M-1A;
13. Payment of supplemental rezoning application fees, site servicing review fees and
integrated site design concept (ISDC) review fees.
That Council at the time of final reading of Bylaw No. 4718 authorize the issuance of
Development Permit No. 100562 for the proposed industrial and commercial development
subject to the following conditions:
a) Building plans being in substantial compliance with Schedules “A” to “I”;

b) Landscape plans being in substantial compliance with Schedules “J” to “M” and in
compliance with the Township’s Street Tree and Boulevard and Treatment program to the
c) Signage to be in substantial compliance with Schedule “N” 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;
f) Garbage facilities to be located within screened enclosures and screened from view by
compatible architectural treatment;
Page 3 . . .
g) Section 914.4 of the Township Zoning Bylaw 1987 No. 2500 being varied from a minimum
5.0 metre side lot line setback from a flanking street to permit a minimum 2.0 metre side lot
line setback from a flanking street as shown in Schedule “C”;
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) Landscaping (including the buffer / trail) and boulevard treatment to be secured by letter of
credit;
i) 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;
j) Issuance of an Erosion and Sediment Control permit in conjunction with the Township’s
Erosion and Sediment Control Bylaw;
k) Submission of a stormwater management plan to the acceptance of the General Manager
of Engineering;
l) Payment of supplemental Development Permit application fees; and further
That Council authorize staff to schedule the required public hearing for Rezoning Bylaw No.
4718 in conjunction with the hearing for proposed Development Permit No. 100562.
EXECUTIVE SUMMARY:
Krahn Engineering Ltd. has applied (on behalf of 96th Avenue Development Group Ltd.) to
rezone 2.82 ha (6.97 acres) of land located at 20327 96 Avenue and the vacant lands to the
west from General Industrial Zone M-2 and Rural Zone RU-1 to Comprehensive Development
Zone CD-14. The rezoning will facilitate the subdivision of the subject lands into four (4) lots to
accommodate the development of four (4) service industrial / commercial buildings. Also
proposed, in compliance with the Northwest Langley Community Plan, is a ten (10) metre wide
landscaped buffer / trail to be located between the development and the Chelsea Green
residential development to the east. The development proposal complies with the Northwest
Langley Community Plan as the subject lands are designated “Light Industrial.” The property is
also designated as “Development Permit Area A – Industrial” in order to allow Council the
opportunity to review the form, character and siting of the proposed development. Additional
details concerning the proposed development are contained in the attached materials. Final
reading of the rezoning bylaw is contingent upon completion of the thirteen (13) development
prerequisites outlined in this report. Issuance of Development Permit No. 100562 is conditional
upon seven (7) conditions, plus five (5) additional conditions to be applied at the building permit
stage.
PURPOSE:
This report is to advise and make recommendations concerning Rezoning Bylaw No. 4718 and
Development Permit No. 100562 in the Northwest Langley Community Plan area.
Page 4 . . .
NORTHWEST LANGLEY COMMUNITY PLAN
SUBJECT
Page 5 . . .
ZONING BYLAW NO. 2500

Page 6 . . .
RENDERING (BUILDING C) – SUBMITTED BY APPLICANT

Page 7 . . .
RENDERING (BUILDING D) – SUBMITTED BY APPLICANT

Page 8 . . .
PRELIMINARY SITE PLAN – SUBMITTED BY APPLICANT

Page 9 . . .
NORTH ELEVATION OF LANDSCAPED BUFFER / TRAIL
Proposed 10 m
Proposed Landscaped Buffer / Existing 20 - 32 m
Building A Landscaped Buffer Chelsea Green
Trail
Page 10 . . .
ADDITIONAL INFORMATION:
Owner: 96th Avenue Development Group Ltd.
P.O. Box 18164
Vancouver, BC V6M 4L3
Applicant: Krahn Engineering Ltd.

201 – 34609 Delar Road
Abbotsford, BC V2S 2E1
Legal Description: Lot 26 District Lot 124 Group 2 New Westminster

District Plan 1115
PID: 006-804-161
Lot 8 District Lot 124 New Westminster District

Plan BCP34843
PID: 027-405-168
Location: 20327 96 Avenue & vacant lands to the west
Area: 2.82 ha (6.97 acres)
Existing Zoning: General Industrial Zone M-2

(minimum lot size 1858 m2 / (0.46 acre)
Rural Zone RU-1

(minimum lot size 1.7 ha / 4.2 acres)
Proposed Zoning: Comprehensive Development Zone CD-14

(minimum lot size 900 m2 / 9,688 ft2).
Northwest Langley Community Plan: Light Industrial
E.S.A. Designation: E.S.A.# 9 – Walnut Grove Aquifer (Rating - #1)
BACKGROUND/HISTORY:
The subject site is designated “Light Industrial” in the Northwest Langley Community Plan and is
currently zoned General Industrial Zone M-2 and Rural Zone RU-1. In 2002, First Century
Capital Inc. submitted a rezoning and Development Permit application to Council for the subject
site and received first and second reading. That application was subsequently withdrawn and
the 96th Avenue Development Group Ltd. has now submitted a new application.
On December 17, 2007 Council gave final reading to Rezoning Bylaw No. 4526 (RDM
Enterprises Ltd.) which rezoned the adjacent lands to the north and west of the subject site from
Rural Zone RU-1 to General Industrial Zone M-2 to permit a ten (10) lot industrial subdivision.
Page 11 . . .
DISCUSSION/ANALYSIS:
Krahn Engineering Ltd. has applied on behalf of the 96th Avenue Development Group Ltd. to
rezone the 2.82 ha (6.97 acre) site from General Industrial Zone M-2 and Rural Zone RU-1 to
Comprehensive Development Zone CD-14. The applicant has also provided a subdivision plan
showing four (4) industrial / commercial lots. A Development Permit is also proposed as the site
is designated a mandatory Development Permit area allowing Council the opportunity to review
the form, character and siting of the proposed development.
The subject lands are situated adjacent to the Chelsea Green residential development. The
Chelsea Green development was planned to provide a landscaped buffer between the
residential property and the subject site. The buffer on the western side of the Chelsea Green
units, abutting the subject site, is already well established and attractive. Apart from a parking
area located on the northwest edge of the Chelsea Green development, the buffer ranges in
width from approximately 20 metres to 32 metres. In compliance with the Northwest Langley
Community Plan, the applicant will be required to provide an additional ten (10) metre wide
landscaped buffer / trail along the entire property line adjacent to Chelsea Green. As a result,
apart from the parking area on the Chelsea Green development, a landscaped area between
approximately 30 to 42 metres will buffer the existing residential and proposed service industrial
/ commercial uses. The owners of the subject site have also agreed with Chelsea Green to
replace the existing fence along the property line with a new chain link fence and a two (2)
metre high cedar hedge on the development property
Adjacent Uses:
Surrounding land uses include:
North: Vacant lands zoned General Industrial Zone M-2 (RDM Enterprises Ltd.);
South: 96 Avenue, beyond which are vacant lands zoned Rural Zone RU-1 and Service
Industrial Zone M-1A, a single family residential bare land strata development
zoned Comprehensive Development Zone CD-32 and townhouses zoned CD-17;
East: The Chelsea Green residential development zoned Comprehensive
Development Zone CD-2; and,
West: 203 Street (under construction), beyond which are vacant lands zoned General
Industrial Zone M-2 (RDM Enterprises).
Rezoning:
The proposed Comprehensive Development Zone (CD-14) for the subject site is considered to
be in harmony with the “light industrial” designation of the Northwest Langley Community Plan.
The proposed rezoning will facilitate the development of one (1) multi-tenant commercial
building and three (3) service industrial buildings. The rezoning application also includes road
dedication for the widening of 96 Avenue and 203 Street as well as the dedication of a right of
way along the eastern and northern edge of the site for a landscaped buffer / trail.
Subdivision:
A plan of subdivision submitted by the applicant in support of the application proposes the
creation of four (4) lots in order to develop the four (4) service industrial / commercial buildings.
Lots one (1) and two (2) will each be 0.75 ha (1.86 acres), lot three (3) will be 0.28 ha (0.68
acre), and lot four (4) will be 1.03 ha (2.56 acres). Subdivision details will be addressed through
Page 12 . . .
the subdivision approval process pursuant to the Township’s Subdivision and Development
Control Bylaw and Policy.
Development Permit:
The subject lands are designated as a mandatory Development Permit area in the Northwest
Langley Community Plan in order to allow Council the opportunity to review the form, character
and siting of the proposed development. As such, renderings, site plans, elevations, and
landscape plans have been submitted detailing the proposed development. Proposed
Development Permit No. 100562 is attached to this report as Attachment B.
As indicated on the site plan (Schedule “C”), lots one (1) and two (2) will each accommodate a
2,588 m2 (27,860 ft2) one level industrial warehouse with accessory office space (buildings A
and B). Buildings A and B, which front 96 Avenue, have a height of 10.3 metres (34 ft) and a
site coverage of 34%.
The exterior finishing of buildings A and B consist of tilt up concrete walls (grey) with blue and
charcoal accent colours. Glazing, cast-in reveal lines and metal box flashing are also proposed
on buildings A and B. Furthermore, the front (south) elevations feature angled roof lines and
charcoal canopies above the entrances. Buildings A and B each have seven (7) overhead
loading doors which are located on the rear (north) elevations in order to minimize visual
impacts from 96 Avenue. In order to minimize any visual impacts from Chelsea Green, the east
elevation of building A includes similar architectural treatment to the front (south) elevation and
dense landscaping within the landscaped buffer / trail.
Lot three (3) will accommodate a 971 m2 (10,450 ft2) one level multi-tenant commercial building
(building C). Located on the corner of 96 Avenue and 203 Street, it will have a height of 6.9
metres (23 ft) and a site coverage of 35%. A minor siting variance along the western lot line
(adjacent to 203 Street) is proposed in order to provide articulation of the building envelope.
The Comprehensive Development Zone CD-14 requires a five (5) metre setback when abutting
a street. The applicant, however, has proposed a minimum two (2) metre setback at two (2)
points to accommodate the articulated portions of the building. Staff support the variance as the
articulated building envelope provides improved architectural treatment along the elevation
fronting the public street. In addition, the two (2) metre wide landscaped areas are offset by
additional landscaping provided on the municipal boulevard immediately adjacent to the site.
The exterior of building C will consist primarily of tilt up concrete walls (beige) with light and dark
brown accent colours. Building C will incorporate architectural detailing such as cast-in reveal
lines, glazing, metal box flashing and cultured stone. The east elevation proposes six (6)
doorways and is covered by a steel overhead canopy (dark brown). Two patio areas bordered
by trellises are also proposed for building C.
Lot four (4) will accommodate a 4,644 m2 (50,000 ft2) industrial warehouse with accessory office
and showroom space (building D - Julian Ceramic Tile Inc.). Julian Ceramic Tile Inc. is a
wholesale-distributor of ceramic, porcelain and natural stone tiles. Building D will be one level
except for the 928 m2 (10,000 ft2) showroom / warehouse which will be two levels. Building D
will have a height of 11.7 metres (38 ft) and a site coverage of 40%.
The exterior of building D will consist of tit up concrete walls (beige and light brown) with raked
concrete and cultured stone used to accent the building facade. Building D also includes a
decorative wrought iron fence and roof, an overhead canopy, tile backsplash, and glazing,
particularly on the showroom portion of the building. Building D includes four (4) recessed
Page 13 . . .
overhead loading doors which are located on the south elevation to minimize visual impacts.
Both the north and east elevations will incorporate additional architectural detailing, such as
pilasters and lattices, and increased landscaping within the landscaped buffer / trail to minimize
any visual impacts from Chelsea Green.
The proposed development complies with the Comprehensive Development Zone CD-14
provisions concerning use, site coverage, building height, parking and building setbacks, apart
from the siting variance proposed for building C. As a condition of the Development Permit,
garbage bins will be screened by concrete enclosures and landscaping from adjacent roadways,
properties, and trails.
Overall, in staff’s opinion, the form, character and siting of the proposed development comply
with the Development Permit Guidelines of the Northwest Langley Community Plan.
Development Permit No. 100562, including Schedules “A” to “N”, are attached as Attachment B
to this report.
Access and Parking:

The applicant is proposing to provide a total of 154 parking spaces in compliance with the
Township’s Zoning Bylaw (154 required). Prior to final reading, a restrictive covenant will be
required to prohibit parking on 96 Avenue.
The subject site will be accessed from 96 Avenue (existing) and 203 Street (under construction
in conjunction with the RDM development to the north and west of the site). Specifically, lots 1,
2 and 3 will be accessed from one (1) driveway on 96 Avenue and one (1) driveway on 203
Street. Lot 4 will be accessed from a separate driveway on 203 Street. Prior to final reading,
the applicant will be required to register cross access easements over lots 1, 2 and 3 at time of
subdivision.
As a centre median is planned for 96 Avenue, the applicant will also be required to register a
restrictive covenant restricting access to and from 96 Avenue to right turns only. For safety
reasons, a restrictive covenant will also be required prior to final reading prohibiting truck and
trailers from accessing the driveway on 96 Avenue. To further restrict truck and trailers using
the driveway on 96 Avenue, a three (3) metre landscaped median will be constructed along the
centre of the driveway.
Servicing:
The applicant will be required to confirm the adequacy of the existing watermain, sanitary sewer
and storm sewer along 96 Avenue and provide improvements as required. If improvements are
required, a Servicing Agreement to secure the utility upgrades will be required prior to final
reading of the rezoning bylaw. Lot 4 will be serviced by the utilities along 203 Street, which are
being constructed as part of the RDM development to the north and west. Prior to final reading,
the applicant will be required to dedicate to the Municipality the required area to secure
widening of 96 Avenue and 203 Street in accordance with the Township’s Subdivision and
Development Control Bylaw
As a condition of the Development Permit, the applicant will be required to obtain a Sediment
Control permit in conjunction with the Township’s Erosion and Sediment Control Bylaw and
prepare a stormwater management plan at the Building Permit stage.
Page 14 . . .
Landscaped Buffer / Trail:

In compliance with Northwest Langley Community Plan, the applicant is required to construct
and provide as a public access right of way a ten (10) metre wide landscaped buffer / trail along
the east property line. The landscaped buffer / trail will feature a three (3) metre wide asphalt
trail and dense landscaping intended to screen the proposed development from Chelsea Green.
The proposed ten (10) metre wide landscaped buffer / trail is in addition to the existing
approximate 20 to 32 metre wide landscaped buffer on portions of the Chelsea Green property.
Furthermore, the owners of the subject site have agreed with Chelsea Green to replace the
existing fence along the property line with a new chain link fence and a two (2) metre high cedar
hedge on the development property.
The applicant has also proposed a six (6) metre wide landscaped buffer / trail to be provided as
a public access right of way along the northern property line. This landscaped buffer / trail will
also feature a three (3) metre wide asphalt trail that will provide a connection from the trail along
the eastern edge of the site to 203 Street.
Final details of the landscaped buffer / trail along the northern and eastern property lines will be
addressed prior to final reading of the rezoning bylaw to the acceptance of the Manager of
Parks Design and Development. The applicant will also be required to register a restrictive
covenant requiring ongoing maintenance of the plantings within the landscaped buffer / trail
prior to final reading of the rezoning bylaw.
Landscaping:
The landscape plans propose extensive plantings of trees, shrubs, and ground cover along the
perimeter of the site and in the parking areas. The preliminary landscaping plans comply with
the new parking lot landscaping requirements of the Zoning Bylaw which were recently adopted
by Council. Parts of the landscaped areas fronting 203 Street will also feature landscaped
berms to further screen the garbage enclosures and overhead loading doors. Decorative
trellises are proposed along the patio and landscaped areas adjacent to Building C.
In order to further screen the overhead doors and parking areas from Chelsea Green and the
future trail, a combination of dense planting and tilt-up concrete screens are proposed along the
east property line (adjacent to and within the landscaped buffer area). Completion of final
landscaping plans to the acceptance of the Manager of Parks Design and Development is
required prior to final reading of the rezoning bylaw.
Tree Protection:
In compliance with the Township’s Tree Protection Bylaw, the applicant has submitted an
Integrated Site Design Concept (ISDC). The ISDC indicates that 53 significant trees exist on
the site, all of which are proposed to be removed. In accordance with the Township’s Tree
Protection Bylaw, 198 replacement trees are required to be planted, all of which are proposed
on the development site or within the landscaped buffer / trail. As a result, a total of 198 trees,
plus approximately 32 street trees, will be in place on the site after development. Final tree
retention, protection and replacement plans are subject to the acceptance of the Manager of
Parks Design and Development prior to final reading of the rezoning bylaw.
Page 15 . . .
Signage:
In accordance with the Township’s Sign Control Bylaw, tenant names will be displayed as
channel lettering fascia signage on all four buildings. In addition, six (6) freestanding signs are
proposed on the subject site: two (2) monument signs and one (1) pylon sign fronting 96
Avenue and two (2) monument signs and one (1) pylon sign fronting 203 Street. The signage is
designed to be complimentary to the proposed building designs and will comply with the
Township’s Sign Control Bylaw and the signage plan (Schedule “N”).
Exterior Lighting:
In compliance with the Township’s Exterior Lighting Impact Policy, an Exterior Lighting Impact
Plan will be required as a condition of the Development Permit (at the Building Permit stage) as
the subject site is located adjacent to a multi-family residential development (Chelsea Green).
Environmental Considerations:
The Township’s Environmentally Sensitive Areas (E.S.A.) Study identifies the lands as part of
the Walnut Grove Aquifer area. The municipal services provided to the site and the provision of
a stormwater management plan satisfy the management guidelines identified in the Township’s
Environmentally Sensitive Areas Study. No watercourses exist on or adjacent to the subject
site. A total of 198 trees, plus approximately 32 street trees, will also be planted on the subject
site.
Public Consultation:
On January 16, 2009 the applicant and property owners met with members of the Chelsea
Green strata corporation to discuss the proposed development and provide the opportunity for
Chelsea Green to provide feedback. While the main concerns raised at the meeting included
noise, security, visual impacts and drainage, members of the strata corporation expressed their
approval of the building design and landscape plan which were specifically designed to mitigate
the issues raised. The minutes from the January 16, 2009 are attached as Attachment C to this
report.
Development Prerequisites:
Prior to the final reading of Rezoning Bylaw No. 4718, the following prerequisites must be
finalized:
1. Applicant entering into a Servicing Agreement with the Township to secure utility upgrades
and extensions where required, in accordance with the Township’s Subdivision and
Development Control Bylaw and the Erosion and Sediment Control Bylaw to the acceptance
of the General Manager of Engineering;
2. Provision of an overall stormwater management plan for the site to the acceptance of the
General Manager of Engineering;
3. Applicant to dedicate to the Municipality the required widening of 96 Avenue and 203 Street
in accordance with the Township’s Subdivision and Development Control Bylaw;
4. Provide a public access right of way ten (10) metres wide on the east perimeter of the site
and six (6) metres wide on the north perimeter of the site for the landscaped buffer / trail;
5. Applicant to register a restrictive covenant requiring ongoing maintenance of the plantings
within the landscaped buffer / trail;
6. 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
Page 16 . . .
7. Completion of landscaping plans, including plans for the landscaped buffer / trail, to the
8. Provision of street trees in compliance with the Township’s Street Tree and Boulevard
Treatment program to the acceptance of the Manager of Parks Design and Development;
9. Applicant to register cross access easements over lots 1, 2 and 3 at the time of subdivision;
10. Applicant to register a restrictive covenant prohibiting parking on 96 Avenue;
11. Applicant to register a restrictive covenant prohibiting truck and trailer access to and from 96
Avenue and restricting vehicle access to and from 96 Avenue to right turns only;
12. Applicant to discharge the restrictive covenant allowing portions of the subject lands to be
developed for the industrial uses in the Service Industrial Zone M-1A;
13. Payment of supplemental rezoning application fees, site servicing review fees and
integrated site design concept (ISDC) review fees.
Policy Considerations:
The proposed Comprehensive Development Zone (CD-14) for the subject site is considered to
be in harmony with the “light industrial” designation of the Northwest Langley Community Plan.
Staff recommend that the rezoning application be considered subject to the thirteen (13)
development prerequisites listed in this report being satisfied prior to final reading.
A Development Permit is also proposed to allow Council the opportunity to review the form,
character and siting of the development proposal. Staff recommend approval of the
accompanying Development Permit (to be issued at the time of final reading of the rezoning
bylaw) as the proposal, in staff’s opinion, complies with the Development Permit Guidelines of
the Northwest Langley Community Plan.
Respectfully submitted,
Patrick Ward
DEVELOPMENT PLANNER
for
COMMUNITY DEVELOPMENT DIVISION
PJW
ATTACHMENT A Northwest Langley Community Plan Development Permit Guidelines

ATTACHMENT B Development Permit No. 100562
SCHEDULE A – Rendering (Building C)
SCHEDULE B – Rendering (Building D)
SCHEDULE C – Site Plan
SCHEDULE D – Site Plan (Lots 1, 2 & 3)
SCHEDULE E – Site Plan (Lot 4)
SCHEDULE F – Building Elevations (Building A)
SCHEDULE G – Building Elevations (Building B)
SCHEDULE H – Building Elevations (Building C)
SCHEDULE I – Building Elevations (Building D)
SCHEDULE J – Landscape Plan
SCHEDULE K – Landscape Plan (Lot 1)
SCHEDULE L – Landscape Plan (Lots 2 & 3)
SCHEDULE M – Landscape Plan (Lot 4)
SCHEDULE N – Signage Plan
ATTACHMENT C Minutes from the meeting with the Chelsea Green strata corporation
Page 17 . . .
ATTACHEMENT A
ATTACHMENT B
Development Permit No. 100562
This Permit is issued this __________day of _________________, 2009 to:
1. NAME & ADDRESS: 96th Avenue Development Group Ltd.

P.O. Box 18164
Vancouver, BC V6M 4L3
2. This permit applies to and only to those lands within the Municipality described as follows and
to any and all buildings, structures and other development thereon:
LEGAL DESCRIPTION: Lot 26 District Lot 124 Group 2 New Westminster District Plan
1115
PID: 006-804-161
Lot 8 District Lot 124 New Westminster District Plan

BCP34843
PID: 027-405-168
(hereinafter called the “said lands”)
CIVIC ADDRESS: 20327 – 96 Avenue and vacant lands to the west
3. This Permit is issued subject to compliance with all of the Bylaws of the Municipality of
Langley applicable thereto, except as specifically varied or supplemented by this permit as
follows:
a) Building plans being in substantial compliance with Schedules “A” to “O”;

b) Landscape plans being in substantial compliance with Schedules “J” to “M” 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 Schedule “N” 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;
f) Garbage facilities to be located within screened enclosures and screened from view by
compatible architectural treatment;
g) Section 914.4 of the Township Zoning Bylaw 1987 No. 2500 being varied from a minimum 5.0
metre side lot line setback from a flanking street to permit a minimum 2.0 metre side lot line
setback from a flanking street as shown in Schedule “C”;
4. 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:
h) Landscaping (including the buffer / trail) and boulevard treatment to be secured by letter of
credit;
i) 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;
Development Permit No. 100562
Page 2
j) Issuance of an Erosion and Sediment Control permit in conjunction with the Township’s
Erosion and Sediment Control Bylaw;
k) Submission of a stormwater management plan to the acceptance of the General Manager of
Engineering;
l) Payment of supplemental Development Permit application fees.
5. The land described herein shall be developed strictly in accordance with the terms, conditions
and provisions of this Permit and any plans and specifications attached as a Schedule to this
Permit which shall form a part hereof.
This Permit is not a Building Permit. All developments forming part of this Development
Permit shall be substantially commenced within two years after the date the Development
Permit is issued. This permit shall have the force and effect of a restrictive covenant running
with the land and shall come into force on the date of an authorizing resolution passed by
Council.
It is understood and agreed that the Municipality has made no representations, covenants,
warranties, guarantees, promises or agreement (verbal or otherwise) with the developer other
than those in this Permit.
This Permit shall enure to the benefit of and be binding upon the parties hereto and their
respective heirs, executors, administrators, successors and assigns.
AUTHORIZING RESOLUTION PASSED BY COUNCIL THIS ____ DAY OF ________, 2009.
SCHEDULE A – Rendering (Building C)

SCHEDULE B – Rendering (Building D)
SCHEDULE C – Site Plan
SCHEDULE D – Site Plan (Lots 1, 2 & 3)
SCHEDULE E – Site Plan (Lot 4)
SCHEDULE F – Building Elevations (Building A)
SCHEDULE G – Building Elevations (Building B)
SCHEDULE H – Building Elevations (Building C)
SCHEDULE I – Building Elevations (Building D)
SCHEDULE J – Landscape Plan
SCHEDULE K – Landscape Plan (Lot 1)
SCHEDULE L – Landscape Plan (Lots 2 & 3)
SCHEDULE M – Landscape Plan (Lot 4)
SCHEDULE N – Signage Plan
SCHEDULE O – East Elevation (Continuous Screen Wall)

SCHEDULEA
RENDERING(BUILDINGC)

SCHEDULEB
RENDERING(BUILDINGD)

SCHEDULEC
SITEPLAN

SCHEDULED
SITEPLAN(LOTS1,2&3)

SCHEDULEE
SITEPLAN(LOT4)

SCHEDULEF
BUILDINGELEVATIONS(BUILDINGA)

SCHEDULEG
BUILDINGELEVATIONS(BUILDINGB)

SCHEDULEH
BUILDINGELEVATIONS(BUILDINGC)

SCHEDULEI
BUILDINGELEVATIONS(BUILDINGD)

SCHEDULEJ
LANDSCAPEPLAN

SCHEDULEK
LANDSCAPEPLAN(LOT1)

SCHEDULEL
LANDSCAPEPLAN(LOTS2&3)

SCHEDULEM
LANDSCAPEPLAN(LOT4)

SCHEDULEN
SIGNAGEPLAN

SCHEDULEO
EASTELEVATION(CONTINUOUSSCREENWALL)

ATTACHMENT C
Minutes

Date:January16,2009,10:00AM
Location:ChelseaGreen
Attendees: JimDoerr–Pres.ChelseaGreenStrataCorp,MarieBray–Sec.ChelseaGreenStrataCorp,Bill
Jones–96AveDevelopmentGrp,DougBrealey96AveDevelopmentGrp,DaveKrahn–KrahnEng,Glenn
Froese–KrahnEng,RomanDypchey–HYEng,RoryDafoe–LandscapeArchitect

Jonesexplainedthepurposeofthemeetingbeingthepresentationoftheproposeddevelopmentplansfor
20327–96thAvenueandprovidetheopportunityforChelseaGreentoprovidefeedbackonthedesignandto
allowChelseaGreentoexpressanyconcerns.

Krahn/JonespresentedtheproposeddevelopmentplanstoJim&Marie

JimDoerrexplainedthatitistheStrata’spolicythattheDirectorsoftheStrataCorpdonotrepresentthe
individualownerswhenitcomestodevelopmentissues.Theyarehoweverawareofmostoftheissuesor
questionsthatareofconcernoftheowners.Themainconcernsarenoise(concernedaboutbackupbeeperson
trucks),thevisualaspectsoftheproject(architectural,buildingheight,landscapingandoutsidestorage),
securityalongtheproposedpath/jointpropertyline,anddrainageontotheirsite(itappearsthereisrunoff
comingontotheirRVparkingarea).

MarieBrayinformedgroupthatthereareatotalof224unitsandapproximately400–450residentsandher
andJimcouldnotspeakforthemall.Theremaybeownerswhofacethenewdevelopmentthatwillhave
greaterconcernthanthosethatdon’t.Mariesaidwecanexpectcomplaintsfromresidentsfacingtheproject.
Residentsdon’tlikechange.Complaintswillbelessinthefutureaftertheprojectiscompletedastheunit
ownershipinChelseaturnsover.

RomanDypcheyexplainedtheplanforcontrollingthedrainagerunningontoChelsea’sproperty.JimDoerr
appearedsatisfied.

DaveKrahn/GlennFroeseexplainedtheproposedzoningandpotential/probableusersunderCD14.Dave
alsostatedthatsemitrailertruckstypicallydonothavebackupbeepers.Beepersaremorecommonon
smallercitydeliverytrucks.DavealsostatedthatnooutsidestorageispermittedunderCD14.Dave/Glenn
explainedbuildingheightsandviewlines.

Groupdiscussedsecurityconcernsalongthebuffer/path.Buildingshavefalsewindowsandlowlighting.No
lightingalongpathwaspreferredbygroup.

RoryDafoediscussedthelandscapingalongthebuffer/pathbetweenthedevelopmentandChelsea.Jimhad
someconcernabouttreesgettingtoolarge(concernsaboutroots).Roryexplainedthatgiventhetrees
locationsinthebuffer/paththerewouldbenoissuewithroots.

JimDoerrsaidthatChelseahadheldoffreplacingtheexistingfencebetweenthepropertiesbecausetheyknew
thedevelopmentwouldbehappening.Adiscussionensuedregardingareplacementfence.Itwasdecidedthat
anewchainlinkfencewouldbeinstalledalongthejointpropertylineandthecostsharedbyChelseaand96th
Avenue.Inaddition,Dougsaid96thAvenuewouldinstalla56’cedarhedgealongthe96thAvenuesideofthe
fenceat96thAvenue’scost.Glenn/RorytoprovidefencecostsandforwardtoJimDoerr.

JimDoerrandMarieBrayexpressedtheirapprovalofthebuildingdesignandlandscapeplan.Weneedto
showelevationsandviewlinesrelativetotheChelseabuildings.

Meetingconcludedat11:00AM

7-96 Avenue Development Group

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THE CORPORATION OF THE TOWNSHIP OF LANGLEY

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT

A Bylaw to amend Township of Langley Zoning Bylaw 1987 No. 2500

Lot 8 District Lot 124 New Westminster District Plan BCP34843

READ A FIRST TIME the 16 day of February , 2009

Mayor Deputy Township Clerk

MAYOR AND COUNCIL

PRESENTED: FEBRUARY 16, 2009 - REGULAR MEETING REPORT: 09-21

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

NORTHWEST LANGLEY COMMUNITY PLAN

ZONING BYLAW NO. 2500

RENDERING (BUILDING C) – SUBMITTED BY APPLICANT

RENDERING (BUILDING D) – SUBMITTED BY APPLICANT

PRELIMINARY SITE PLAN – SUBMITTED BY APPLICANT

NORTH ELEVATION OF LANDSCAPED BUFFER / TRAIL

Applicant: Krahn Engineering Ltd.

Legal Description: Lot 26 District Lot 124 Group 2 New Westminster

Lot 8 District Lot 124 New Westminster District

Location: 20327 96 Avenue & vacant lands to the west

Area: 2.82 ha (6.97 acres)

Existing Zoning: General Industrial Zone M-2

Rural Zone RU-1

Proposed Zoning: Comprehensive Development Zone CD-14

Northwest Langley Community Plan: Light Industrial

E.S.A. Designation: E.S.A.# 9 – Walnut Grove Aquifer (Rating - #1)

Access and Parking:

Landscaped Buffer / Trail:

ATTACHMENT A Northwest Langley Community Plan Development Permit Guidelines

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

Development Permit No. 100562

This Permit is issued this __________day of _________________, 2009 to:

1. NAME & ADDRESS: 96th Avenue Development Group Ltd.

Lot 8 District Lot 124 New Westminster District Plan

(hereinafter called the “said lands”)

CIVIC ADDRESS: 20327 – 96 Avenue and vacant lands to the west

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

AUTHORIZING RESOLUTION PASSED BY COUNCIL THIS ____ DAY OF ________, 2009.

SCHEDULE A – Rendering (Building C)

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This Permit is issued this day of _______, 2009 to:

AUTHORIZING RESOLUTION PASSED BY COUNCIL THIS DAY OF ____, 2009.