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REPORT TOMAYOR AND COUNCIL
 
PRESENTED:
 JULY 20, 2009 – REGULAR MEETING
REPORT:
 09-107
FROM:
 COMMUNITY DEVELOPMENT DIVISION
FILE:
 08-23-0108
SUBJECT:
 NEIGHBOURHOOD PLAN AMENDMENT AND REZONINGAPPLICATION RZ100327(QC HOLDINGS)
PROPOSAL:
Application by QC Holdings Ltd. to amend theYorkson Neighbourhood Plan and the Township’sZoning Bylaw to CD-78, to facilitate development ofthe Willoughby Town Centre (retail/office/apartmentuses) on 8.07 ha (19.93 acres) of land located at20622 and 20682 – 80 Avenue, 20667 – 78 Avenueand 7851 and 7879 – 208 Street.
RECOMMENDATION SUMMARY:
That Council give first and second reading toNeighbourhood Plan Amendment Bylaw No. 4767and Rezoning Bylaw No. 4768, and that finalreading be subject to completion of thirteen(13) development prerequisites.
RATIONALE:
Staff supports the developmentproposal as it isconsistent with theoverall objectives of theYorksonNeighbourhood Planand WilloughbyCommunity Plan.
 
REZONING APPLICATION NO. 100327(QC HOLDINGS)
Page 2 . . .
RECOMMENDATIONS:
 
That
Council give first and second reading to Bylaw No. 4768, (and accompanying YorksonNeighbourhood Plan Amendment Bylaw No. 4767) rezoning 8.07 ha (19.93 acres) of landlocated at 20622 and 20682 – 80 Avenue, 20667 – 78 Avenue and 7851 and 7879 – 208 Street,to Comprehensive Development Zone (CD-78) to facilitate the first project in the WilloughbyTown Centre, subject to the following development prerequisites being satisfied prior to finalreading:1. In accordance with Yorkson Neighbourhood Plan requirements:a. Provide an overall layout plan for the Southwest Yorkson Phase including roads,greenways, environmental setbacks and land use to the acceptance of the Director ofCommunity Development;b. Provide an overall layout plan for the Willoughby Town Centre Area including interim andultimate road alignments, parking areas, access driveways, greenways and other publicamenities to the acceptance of the Director of Community Development; andc. Provide an overall stormwater detention plan for the Southwest Yorkson Phase andsecure an adequately sized community stormwater detention pond(s) to service theSouthwest Yorkson Phase to the acceptance of the General Manager of Engineering.2. Completion of a Servicing Agreement (and phased restrictive covenants, where required)with the Township to secure required road construction and utility upgrades and extensionsin accordance with the Township’s Subdivision and Development Control Bylaw, andYorkson Engineering Services Plan to the acceptance of the General Manager ofEngineering; and greenway construction details to the acceptance of the Manager of ParksDesign and Development;3. Completion of a Development Works Agreement (if required) securing off-site servicing tothe Southwest Phase, as required by the Yorkson Neighbourhood Plan, to the acceptanceof the Director of Community Development;4. Completion of an Erosion and Sediment Control Plan in accordance with the Erosion andSediment Control Bylaw to the acceptance of the General Manager of Engineering;5. Provision of the necessary traffic improvement details in accordance with the Township’sSubdivision and Development Control Bylaw No. 3650 and the Yorkson NeighbourhoodPlan, to the acceptance of the General Manager of Engineering and the Director ofCommunity Development, including:a. Final completion of a Traffic Impact Study including provision of recommended roaddedication, widenings and necessary traffic improvements;b. Securing road dedications of 10.2 metres for 208 Street, 9.7 metres for 80 Avenue, 16.0metres for 206A Street and 24.3 metres for the proposed High Street;c. Completion of a Road Closure Bylaw for the un-constructed portion of 79 Avenue southof the existing Willoughby Elementary School and for the un-constructed portion of78 Avenue south of Lot 2, Plan 82374; andd. Registration of an all purpose right-of-way over the internal strata roads and greenlink formunicipal services and public access;6. Compliance with the Subdivision and Development Control Bylaw (Tree Protection) No.4470 including provision of a final tree management plan incorporating tree retention,replacement and protection details, to the acceptance of the Manager of Parks Design andDevelopment;7. Final completion of landscape plans and details in accordance with the Zoning Bylaw No.2500 and the Yorkson Neighbourhood Plan, to the acceptance of the manger of ParksDesign and Development including:a. Dedication and provision of security for the construction of a 4.5 metre greenway, orequivalent, along the 208 Street and 80 Avenue frontages, including final acceptance ofgreenway design plans, sidewalk/trail alignment, and landscaping details;
 
REZONING APPLICATION NO. 100327(QC HOLDINGS)
Page 3 . . .b. Completion of on-site landscape plans for the first phase of development includinggreenlink plans and compliance with Child Friendly Amenity Area requirements; andc. Compliance with the Yorkson Greenway Amenity Zoning Policy including payment ofapplicable greenway amenity fee;8. Compliance with the requirements of the Streamside Protection Bylaw and the Departmentof Fisheries and Oceans with respect to:a. Final completion of an overall environmental protection/compensation plan for theSouthwest Yorkson Phase to the acceptance of the DFO;b. Dedication of environmental compensation areas to the Township for conservationpurposes (where required);c. Registration of non-disturbance restrictive covenants (where required);d. Section 35 (HAAD) authorizations being obtained (where required);9. Compliance with the Yorkson Neighbourhood Plan, requiring that a minimum of 5% of theunits incorporate flex and universal housing requirements i.e. adaptive housing;10. Submission of detailed Development Permit drawings and schedules for the first phase ofdevelopment that are consistent with the Town Market Commercial and Town Market MixedUse Development Permit Guidelines; to the acceptance of the Director of CommunityDevelopment;11. Provision of a CPTED (Crime Prevention through Environmental Design) review of the firstphase of development by a qualified CPTED professional (in consultation with the LangleyRCMP), to the acceptance of the Director of Community Development, includingincorporation of the CPTED recommendations into the final development plans;;12. Payment of applicable Neighbourhood Planning Administration fees, Parks Design andDevelopment Administration fee, Site Servicing Review fee, Development Works Agreementfee and remaining rezoning fees; and13. Compliance with the Township’s 5% Neighbourhood Parkland Acquisition Policy; and further
That
Council authorize staff to schedule the required public hearing for Bylaws No. 4767 and4768;
EXECUTIVE SUMMARY:
The development of the Willoughby Town Centre is considered to be one of the most criticalelements in ensuring the success of the Yorkson Neighbourhood Plan. QC Holdings’ applicationwill facilitate construction of Phase One of a multi-phase plan to develop its 8.07 ha (19.93acres) Town Centre site. To accommodate the proposed development Bylaw No. 4767 amendsthe Yorkson Neighbourhood plan by reconsidering a number of its policies. Bylaw No. 4768proposes to rezone the site to Comprehensive Development Zone CD-78. Staff are supportiveof QC Holdings development proposal and recommend that the two Bylaws be given first andsecond reading subject to the completion of thirteen (13) development prerequisites prior to finalreading. Although preliminary plans have been submitted, detailed Development Permitdrawings will be addressed later in the process, at which time Council will have the opportunityto evaluate the form, character and siting of the individual elements of the project.
PURPOSE:
This report is to advise and make recommendations with respect to QC Holdings’ rezoning/ neighbourhood plan amendment application in Yorkson.
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