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

2500 AMENDMENT (PLATINUM - PHASE 2) BYLAW 2008 NO. 4595 EXPLANATORY NOTE Bylaw No. 4595 rezones property located at 21097– 80 Avenue, 21133 – 80 Avenue, 21130 – 81A Avenue and 21174 – 81A Avenue to Residential Compact Lot Zone R-CL (A), Residential Compact Lot Zone R-CL (B) to accommodate the subdivision of approximately seventy (70) fee simple single family lots and Comprehensive Development Zone (CD-67) to accommodate the creation forty (40) fee simple row house units.

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THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (PLATINUM - PHASE 2) BYLAW 2008 NO. 4595 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. 2. This Bylaw may be cited for all purposes as “Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Platinum - Phase 2) Bylaw 2008 No.4595”. The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further amended: a) by adding to Section 104.1 – Zones, the words “Comprehensive Development Zone CD-67”, after the words “Comprehensive Development Zone CD-66”; b) by adding to Section 110.1 after the words “CD-66” the words “CD-67” and “150m2;” c) by adding after Section 966 “Comprehensive Development Zone CD-66” the following as Section 967 “Comprehensive Development Zone CD-67”. 967 COMPREHENSIVE DEVELOPMENT ZONE CD-67 Uses Permitted 967.1 In the CD-67 Zone only the following uses are permitted and all other uses are prohibited: (1) accessory home occupations subject to Section 104.3(l) (2) rowhouses

Lot Coverage 967.2 Lot Coverage shall be in accordance with the provisions of the Development Permit. Height of Buildings and Structures 967.3 The height of principal buildings and structures shall be in accordance with the provisions of the Development Permit and shall not exceed three (3) storeys, whichever is lesser.

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Bylaw No. 4595 Page 2 Siting of Buildings and Structures 967.3 Except as provided for in Section 104.4 and 105.1(2) buildings and structures shall be sited in accordance with the following minimum setbacks: Minimum Front lot line Setback 2.5m
(3)

Buildings and Structures

Minimum Rear lot line Setback 6.0m (average) 6.0m (average) 6.0m (1) (average)

Minimum Side lot line Setback

Internal Dwelling Unit End Dwelling Unit Corner Dwelling Unit
(1)

0.0m 0.0m (2) 0.0m

Minimum Side lot line Setback (Abutting a Road, or Lane) N/A N/A Road-2.5m Lane-1.2m (1)
(3)

2.5m (3) 2.5m
(3)

(2)

(3)

On a corner lot, no part of any building, structure or fence greater than 1.0 metre in height shall project into the triangular area created by a line joining two points: (a) 6.0 metres from the projected lot lines abutting a local road and/or lane; and (b) 7.5 metres from the projected lot lines abutting an arterial and/or collector road. The side yard setback of an end dwelling unit shall be increased to a minimum of 1.2 metres on the opposite side of the lot. Where access stairs, porches, verandahs and balconies project beyond the front or flanking façade of a building, the minimum required setback may be reduced to 1.5 metres, providing that such reduction shall apply only to the projecting feature.

Parking and Loading 967.5 Parking shall be provided in accordance with section 107 except as follows: (1) A minimum of two spaces shall be provided in a fully enclosed attached garage accessed from a lane plus a minimum of one outdoor parking space per rowhouse. (1) (2) (3) (1) No part of a parking space shall project in the triangular area created by a line joining two points measured at 2.5 metres from the projected lot lines abutting a road and/or a lane. (2) Each required outdoor parking space shall be a minimum of 5.8 metres deep and 2.9 metres wide. (3) The required parking spaces within the garage shall have a minimum interior depth of 6.1 metres and minimum interior width of 2.9 metres. No landings and no more than two (2) stairs shall encroach into this required minimum parking area.

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Bylaw No. 4595 Page 3 Subdivision Requirements 967.7 All rowhouse lots created by subdivision shall comply with Section 110, “Subdivision and Development Control Bylaw 1994 No. 3335 Amendment Bylaw 1997 No. 3650” as amended and the following: Minimum Lot Area 150m2 195m2 200m2 Minimum Lot Frontage 6.0m 7.2m 8.5m Minimum Lot Depth 25m 25m 25m

Internal Lot (1) End Lot (1) Corner Lot (1)
(1)

Notwithstanding the minimum lot area requirements, the maximum density provisions of the applicable neighbourhood or community plan shall apply.

Landscaping, Screening and Fencing 967.8 Landscaping areas, landscaping screens and fencing shall be in accordance with the provisions of a Development Permit. Development Permit Requirements 967.9 3. A Development Permit shall be issued by Council prior to issuance of a Building Permit. The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further amended by rezoning the lands described as: Lot 1 Section 25 Township 8 New Westminster District Plan 71855 Lot 3 Section 25 Township 8 New Westminster District Plan 71855 Lot 4 Section 25 Township 8 New Westminster District Plan 71855 Lot 28 Section 25 Township 8 New Westminster District Plan 1137 as shown delineated on Schedule “A” attached to and forming part of this Bylaw to Residential Compact Lot Zone (R-CL(A)), Residential Compact Lot Zone (R-CL(B)) and Comprehensive Development Zone (CD-67). READ A FIRST TIME the READ A SECOND TIME the PUBLIC HEARING HELD the READ A THIRD TIME the RECONSIDERED AND ADOPTED the Mayor 18 18 10 07 day of day of day of day of day of February February March April , 2008 , 2008 , 2008 , 2008 , 2008

Township Clerk

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Bylaw No. 4595 Page 4

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REPORT TO MAYOR AND COUNCIL

PRESENTED: FROM: SUBJECT:

FEBRUARY 18, 2008 – REGULAR MEETING COMMUNITY DEVELOPMENT DIVISION REZONING APPLICATION RZ100261 DEVELOPMENT PERMIT DP100455 (PLATINUM~PHASE 2)

REPORT: FILE:

08-29 08-25-0074

PROPOSAL: Rezone 5.04 ha (12.44 acres) of land located at 21097 and 21133 – 80 Avenue, and 21130 and 21174 – 81A Avenue to Residential Compact Lot Zone R-CL(A), Residential Compact Lot Zone RCL(B) and Comprehensive Development Zone (CD67) to accommodate the subdivision of approximately seventy (70) fee simple single family lots and forty (40) fee simple rowhouse units. RECOMMENDATION SUMMARY: That Council give first and second reading to Bylaw No. 4595, subject to completion of eleven (11) development prerequisites and issuance of Development Permit No. 100455 (with two (2) conditions) prior to final reading. RATIONALE: The proposal complies with the Willoughby Community Plan and the Yorkson Neighbourhood Plan.

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REZONING APPLICATION NO. 100261 AND DEVELOPMENT PERMIT NO. 100455 (PLATINUM ~PHASE 2)

Page 2 . . . RECOMMENDATIONS: That Council give first and second reading to Bylaw No. 4595 rezoning 5.04 ha (12.44 acres) of land located at 21097– 80 Avenue, 21133 – 80 Avenue, 21130 – 81A Avenue and 21174 – 81A Avenue to Residential Compact Lot Zone R-CL(A), Residential Compact Lot Zone R-CL(B) and Comprehensive Development Zone (CD-67) to accommodate a subdivision of approximately seventy (70) fee simple single family lots and forty (40) fee simple rowhouse units, subject to the following development prerequisites being satisfied prior to final reading: 1. In accordance with Yorkson Neighbourhood Plan requirements the following must be finalized: a. Receipt of an overall layout plan for the Southeast Yorkson Phase including roads, greenways, environmental setbacks and land use to the acceptance of the Township; b. Transfer to the Township a five (5) acre neighbourhood park site to serve the catchment area to the acceptance of the Manager of Parks Design and Development; c. Transfer to School District No. 35 a five (5) acre elementary school site to serve the catchment area to the acceptance of the School District; and d. Transfer to the Township an adequately sized community stormwater detention pond to service the Southeast Yorkson Phase to the acceptance of the General Manager of Engineering. 2. Completion of a Development Works Agreement (if required) securing off-site servicing upgrades to the Southeast phase to the acceptance of the General Manager of Engineering; 3. Completion of a Servicing Agreement with the Township to secure required road and utility upgrades and extensions in accordance with the Township’s Subdivision and Development Control Bylaw, Yorkson Engineering Services Plan and the Erosion and Sediment Control Bylaw, to the acceptance of the General Manager of Engineering, and greenway construction details to the acceptance of the Manager of Parks Design and Development; 4. Provision of a road dedication of between 11.5 and 20.0 metres for 211 Street, 5.4 metres for 80 Avenue, 16.8 metres for 80A Avenue, 80B Avenue, 211A Street and 211B Street, 10.0 metres for 81A Avenue and 6.75 metres for 212 Street in accordance with the Township’s Subdivision and Development Control Bylaw No. 3650 and the Yorkson Neighbourhood Plan ; 5. 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 and Development; 6. Dedication and provision of a security for the construction of a 4.5 metre greenway along the 80 Avenue frontage and along the 211 Street frontage to the acceptance of the Manager of Parks Design and Development, including final acceptance of greenway design plans, sidewalk/trail alignment, fence and landscaping details; 7. Compliance with the requirements of the Yorkson Greenway Amenity Zoning Policy including payment of applicable greenway amenity fee; 8. Compliance with the requirements of the Department of Fisheries and Oceans (DFO) with respect to: a. Completion of an overall environmental protection/compensation plan for the Southeast Phase of Yorkson to the acceptance of the DFO;
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REZONING APPLICATION NO. 100261 AND DEVELOPMENT PERMIT NO. 100455 (PLATINUM ~PHASE 2)

Page 3 . . . b. Dedication of environmental compensation areas to the Township for conservation purposes (where required); c. Registration of non-disturbance restrictive covenants (where required); d. A DFO Authorization (Section 35) being obtained (where required). 9. Registration of restrictive covenants acceptable to the Township: a. Prohibiting parking on 80 Avenue, and restricting local street parking to one side only; and b. Restricting development of the rowhouse lots until a Development Permit is issued for all the rowhouse lots. 10. Compliance with Section 4.2.1(9) of the Yorkson Neighbourhood Plan, requiring that a minimum of 5% of the units in a development shall incorporate flex and universal housing; and 11. Payment of applicable Neighbourhood Planning Administration fees, Greenway Amenity fees, Parks Design and Development Administration fee and remaining Rezoning fees. That Council at the time of final reading of Bylaw No. 4595 authorize the issuance of Development Permit No. 100455 for the proposed single family development subject to the following conditions: a) an exterior design control agreement shall be entered into for all Residential Compact Lot (R-CL (A) and R-CL(B)) zoned lands, ensuring that building design and site development standards are high quality, consistent and compatible with other lots and development, and conform to the single family development permit guidelines contained in the Yorkson Neighbourhood Plan including: i. no residential units shall back onto a public road or street greenway other than 212 Street between 76 and 80 Avenues; ii. Where a single family lot abuts an arterial road or a street greenway vehicular access and parking shall be provided via a rear lane or any other vehicular access from the rear of the property while retaining the front pedestrian access of the building facing the street; iii. Homes must have a pitched roof and shall have architectural grade roof material. Including ridge caps and shadow lines; and b) section 405.9 of the Township of Langley Zoning Bylaw, 1987, is varied so that the minimum lot depth of lot 82 and lot 83 is reduced from 25.0 metres to 23.0 metres to accommodate the 211 Street road alignment and the adjacent greenway; and further That Council authorize staff to schedule the required public hearing for Rezoning Bylaw No. 4595 in conjunction with the hearing for proposed Development Permit No. 100455.

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REZONING APPLICATION NO. 100261 AND DEVELOPMENT PERMIT NO. 100455 (PLATINUM ~PHASE 2)

Page 4 . . . EXECUTIVE SUMMARY: HY Engineering Ltd. has applied on behalf of 0746344 BC Ltd. (Platinum Developments) to rezone 5.04 ha (12.44 acres) of land located at 21097 and 21133 – 80 Avenue, and 21130 and 21174 – 81A Avenue to Residential Compact Lot Zone R-CL(A), Residential Compact Lot Zone R-CL(B) and Comprehensive Development Zone (CD-67). The rezoning will facilitate the subdivision of approximately seventy (70) fee simple single family lots and forty (40) fee simple rowhouse units. A Development Permit for the site is being processed in conjunction with the rezoning application to secure an exterior design control agreement for the R-CL(A) and RCL(B) zoned lands at the time of subdivision. A future Development Permit (yet to be applied for) will provide Council with the opportunity to review the form character and siting of the CD-67 fee simple rowhouse units. The development application fully complies with the Willoughby Community Plan and the Yorkson Neighbourhood Plan. Final reading of the rezoning bylaw is contingent upon completion of the development prerequisites outlined in this report. PURPOSE: This report is to advise and make recommendations with respect to the Rezoning/ Development Permit application.

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REZONING APPLICATION NO. 100261 AND DEVELOPMENT PERMIT NO. 100455 (PLATINUM ~PHASE 2)

Page 5 . . .

ZONING BYLAW NO. 2500

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REZONING APPLICATION NO. 100261 AND DEVELOPMENT PERMIT NO. 100455 (PLATINUM ~PHASE 2)

Page 6 . . .

SUBJECT

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REZONING APPLICATION NO. 100261 AND DEVELOPMENT PERMIT NO. 100455 (PLATINUM ~PHASE 2)

Page 7 . . .

Preliminary Site Plan – SUBMITTED BY APPLICANT

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REZONING APPLICATION NO. 100261 AND DEVELOPMENT PERMIT NO. 100455 (PLATINUM ~PHASE 2)

Page 8 . . . ADDITIONAL INFORMATION: REFERENCE: Owners: 0746344 BC Ltd. 201-12837 76 Avenue Surrey, BC V3W 2V3 (Platinum Developments) HY Engineering Ltd #200, 9128 – 152nd Street Surrey, BC V3R 4E7 Lot 1 Section 25 Township 8 New Westminster District Plan 71855 Lot 3 Section 25 Township 8 New Westminster District Plan 71855 Lot 4 Section 25 Township 8 New Westminster District Plan 71855 Lot 28 Section 25 Township 8 New Westminster District Plan 1137 Location: Subject Area: Existing Zoning: Proposed Zoning: 21097 & 21133 – 80 Avenue 21130 & 21174 – 81A Avenue 5.04 ha (12.44 acres) Suburban Residential Zone SR-2 Residential Compact Lot Zone (R-CL (A)) Residential Compact Lot Zone (R-CL (B)) Comprehensive Development Zone (CD-67) “Mixed Residential” “Mixed Residential” E.S.A.# 061 – Willoughby and Willowbrook Area (Rating - #3)

Applicant/Agent

Legal Description:

Willoughby Community Plan: Yorkson Neighbourhood Plan: E.S.A. Designation:

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REZONING APPLICATION NO. 100261 AND DEVELOPMENT PERMIT NO. 100455 (PLATINUM ~PHASE 2)

Page 9 . . .

BACKGROUND: The subject site is currently zoned Suburban Residential Zone SR-2 (8094m2 / 2 acre minimum lot size) and is designated ‘Mixed Residential’ in the Yorkson Neighbourhood Plan (minimum 20 units/ha (8 units/acre) to a maximum 25 units/ha (10 units/acre)). The proposal complies with provisions of the updated Yorkson Neighbourhood Plan designation. DISCUSSION/ANALYSIS: The proponent has applied to rezone 5.04 ha (12.44 acres) of land located at 21097 and 21133 – 80 Avenue, and 21130 and 21174 – 81A Avenue to Residential Compact Lot Zone R-CL(A), Residential Compact Lot Zone R-CL(B) and Comprehensive Development Zone (CD-67). In support of the rezoning, a preliminary site plan has been submitted indicating a proposed subdivision layout of 70 single family lots zoned R-CL (A) and R-CL (B). The R-CL (A) zone permits residential development with a minimum lot size of 275m2 (2,960ft2) for a front loaded lot; while the R-CL (B) zone permits residential development with a minimum lot size of 315m2 (3390ft2) for a front loaded lot. The land located between 80 Avenue and 80A Avenue will be developed to include 40 fee simple rowhouses zoned CD-67. Included in the development proposal is the dedication of approximately 6202m2 (66,760ft2) of green space, consisting of greenways along 80 Avenue and 211 Street and a DFO mandated fisheries compensation area. Surrounding Land Uses: North: South: East: West: 81A Avenue and single family residential lots (zoned R-CL(A) and R1-D) beyond; 80 Avenue and suburban residential lots (zoned SR-2, but designated Mixed Residential in the Yorkson Neighbourhood Plan) beyond; suburban residential lots (zoned SR-2, but designated for future business park purposes in the Willoughby Community Plan); suburban residential lots (zoned SR-2, but designated Mixed Residential in the Yorkson Neighbourhood Plan).

Density: The Yorkson Neighbourhood Plan designates the sites as “Mixed Residential” requiring a density range of 20 units/ha (8 units/acre) to 25 units/ha (10 units/acre). The current proposal for 110 units yields an overall density of 21.9 units/ha (8.9 units/acre). The proposal meets the density requirement of the Yorkson Neighbourhood Plan. Flex and Universal Housing: In accordance with Section 4.2.1(9) of the Yorkson Neighbourhood Plan a minimum of 5% of the units in any residential development shall provide either flex or universal housing prior to final reading. The Yorkson Neighbourhood Plan defines flex and universal housing as follows. Flex Housing: is an innovative approach to home design, renovation and construction that emphasizes accessibility and is engineered to adapt at minimal cost to the changing needs of occupants over their lifetime. The principles of accessibility, adaptability and affordability are applicable to the design and construction of single family dwellings, duplexes, multi-units, townhouses and even apartments, allowing residents to covert space as their needs change. The concept includes:

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REZONING APPLICATION NO. 100261 AND DEVELOPMENT PERMIT NO. 100455 (PLATINUM ~PHASE 2)

Page 10 . . . • • • The use of health materials including structural elements, flooring choices, heating systems and finishes that provide improved indoor air quality and ventilation have been incorporated into the house; The us of energy efficient Power Smart appliances and lighting, plus a high efficiency forced-air heating system; and Wheelchair accessibility through widened hallways and doorways, lowered countertops and placement of light and electrical switches within easy reach. The house is designed so that it can accommodate a future elevator.

Universal Housing: Universal design are those home design features that make a home safe and comfortable for everyone, young or old, whether they have a disability or not. It’s making a home for all ages. Examples include cabinets with pull-out and kitchen counters at several heights to accommodate different tasks and postures. Advance Street Plan: In accordance with the Yorkson Neighbourhood Plan, the initial development in each phase must provide an overall layout plan for the phase that addresses roads, pedestrian links, greenways, watercourses, land use and housing types. The layout plan is to ensure that each phase can develop in an overall comprehensive manner and is to function as an evolving guide to development. As per the Yorkson Neighbourhood Plan, prior to final reading the proponent must submit an overall layout plan to the acceptance of the General Manager of Community Development. Staff note that this plan will need to be prepared in conjunction with BFW, other developers/land owners, DFO and the Township. School Sites: The Yorkson Neighbourhood Plan states that “The following general prerequisites must be satisfied prior to the adoption of a rezoning bylaw in any phase: the designated elementary school site indicated for that phase, whether it is located in that phase or not, must be secured to the acceptance of the School District, subject to Sections 8.2.6 and 8.2.7;…” The proposed development falls within the Northeast school catchment area of the Yorkson Plan. The elementary school site for this catchment was secured through a previous rezoning application (immediately north-west of the subject site). The Yorkson Neighbourhood currently falls within the Willoughby Elementary School catchment area. In the short term, elementary students from the proposed development are expected to attend Willoughby Elementary School which has some capacity available. Yorkson students will attend it until sufficient numbers are generated to construct an additional Yorkson Elementary school. Another secondary school site to serve the Willoughby neighbourhoods is yet to be pursued as capacity exists at Mountain Secondary School. Yorkson secondary school students will be expected to attend Mountain Secondary. An expansion to Mountain Secondary is in the School District’s capital plan.

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REZONING APPLICATION NO. 100261 AND DEVELOPMENT PERMIT NO. 100455 (PLATINUM ~PHASE 2)

Page 11 . . . Parks and Recreation: The Yorkson Neighbourhood Plan states that “The following general prerequisites must be satisfied prior to the adoption of a rezoning bylaw in any phase:… the designated neighbourhood park site indicated for that phase, whether it is located in that phase or not, must be secured to the acceptance of the Township subject to Sections 8.2.6 and 8.2.7;…” The proposed development falls within the Northeast neighbourhood park catchment area of the Yorkson Plan. The park site for this phase was secured through a previous rezoning application (immediately north-west of the subject site). Until this neighbourhood park is constructed, residents will have access to the existing playing fields and playground equipment located 0.5 kilometres to the west at Willoughby Elementary School and to the existing Willoughby neighbourhood park (located at 84 Avenue and 206 Street), approximately 1.5 kilometres from the subject site. Development Permit: All of the Yorkson Neighbourhood Plan area is designated as a mandatory Development Permit area in the Willoughby Community Plan. Applicable is “Development Permit Area ‘B’ – Residential” which establishes objectives and guidelines for the form, character and siting of development. The primary objective of the development permit area designation is to encourage the development of attractive and safe residential areas and reduce conflict with adjacent land uses. Attachment A of this report details the specific development permit area guidelines outlined in the Plan. For the 70 lot fee simple residential subdivision proposed, the Development Permit guidelines are implemented by a Development Permit requiring the proponent to enter into an exterior design control agreement at the time of subdivision. The exterior design control agreement typically addresses the form, character and siting of individual single family homes constructed in a development. In addition to the above, the Development Permit varies the minimum lot depth of the R-CL (B) zone for lots 82 and 83 from 25.0 metres to 23.0 metres. This variance is required to accommodate the 211 Street road alignment and the adjacent greenway. All other requirements of the R-CL (B) zone will remain in place. For the 40 fee simple rowhouse units, the Development Permit guidelines are enforced through a future Development Permit. Council will have an opportunity to review the form, character and siting of the rowhouse development prior to building permits being issued. The Development Permit typically details the form and character of a development including siting, access, parking, landscape, tree protection/replacement, building materials, colours, building elevations and other site development items. As a condition of final reading the proponent must register a restrictive covenant restricting development of the rowhouse lots until a Development Permit is issued for the entire rowhouse portion of the site.

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REZONING APPLICATION NO. 100261 AND DEVELOPMENT PERMIT NO. 100455 (PLATINUM ~PHASE 2)

Page 12 . . . Greenways: As part of the project, the applicant will develop a greenway (including a pathway and landscaping) along both the 83 Avenue and 211 Street Avenue frontages. Both are identified in the Yorkson Neighbourhood Plan and will form part of the overall neighbourhood greenway network. In addition, the fisheries compensation area mandated by DFO will be dedicated to the Township. In total, the proponent will be dedicating 6202m2 (66,760ft2) of greenways and open space, of which approximately 2068m2 (22,260ft2) are a result of Township requirements. Details of the open space improvements (i.e. required landscaping and fencing including the treatment/ construction of the greenway and municipal trail) will need to be finalized to the acceptance of the Manager of Parks Design and Development prior to final reading of the rezoning bylaw. As a condition of final reading the proponent will be required to transfer title of the greenways to the Township, and to secure their construction as part of a Servicing Agreement prior to consideration of final reading of the rezoning bylaw. The Yorkson Plan previously secured greenways by means of a Bonus Density provision where an increased density would be permitted when additional public green space was provided. Instead of Bonus Density the updated Yorkson Neighbourhood Plan implements “Amenity Costs” collected on all developments within Yorkson. Those developments that dedicate land for public open space (i.e. greenways) will be subject to the requirements of the Yorkson Greenway Amenity Zoning Policy. Prior to final reading, details with respect to the balance of amenities provided and Amenity Costs paid will need to be finalized to the acceptance of the Manager of Parks Design and Development. Tree Protection/ Replacement: An Integrated Site Design Concept (ISDC) was provided by the applicant’s consultants (HY Engineering Ltd., ECL Consultants and C. Kavolinas and Associates Ltd.). The submitted information indicates that 159 significant trees exist on the site, of which 6 trees are proposed to be retained. In accordance with the Township’s Tree Protection Bylaw a total of 332 replacement trees are required to be planted, plus approximately 90 street trees (in compliance with the Township’s Boulevard Treatment and Street Tree policy). The applicant is proposing to plant 236 trees on site and 96 off site. Overall, approximately 518 trees will be in place after the site is developed (an average of 4.7 trees per unit). Final tree retention, protection, and replacement plans are subject to the final acceptance of the Manager of Parks Design and Development. Transit: Transit has not yet been extended into the Yorkson Neighbourhood. The road layout of the overall Yorkson development, however, has been designed to accommodate the provision of future transit routes in accordance with Translink’s operating policy/procedures. Each year Translink provides Council with the opportunity to input/comment on transit routes in the Township. Initially it is believed that 208 Street, three (3) blocks to the west, will become a transit route.

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REZONING APPLICATION NO. 100261 AND DEVELOPMENT PERMIT NO. 100455 (PLATINUM ~PHASE 2)

Page 13 . . . Environmental: As part of the updated Yorkson Neighbourhood Plan review a number of watercourse and drainage ditches were identified. The Township is working with DFO in the preparation of an overall environmental protection/compensation plan for the Southeast Phase and the remaining properties within the Northeast Phase. Acceptance of this plan by DFO and other items listed in the development prerequisites are required prior to final reading. Specifically, there are a number of yellow or green coded drainage ditches on site that are proposed to be eliminated as part of an overall DFO Section 35 agreement for the area. The conceptual agreement with DFO envisions the construction of a headwater pond and wetland area on the site that will feed into the waterway recently constructed to the north of the subject properties. The Township’s Environmentally Sensitive Areas (E.S.A.) Study identifies the lands as forming part of the Willoughby and Willowbrook area. As part of the required Servicing Agreement, the applicant will be required to provide full urban services as well as a stormwater management plan and sediment control measures. The provision of these items in concert with Department of Fisheries and Oceans (DFO) requirements and compliance with the Township’s Tree Protection Bylaw satisfy the management guidelines identified in the Township’s Environmentally Sensitive Areas Study. Servicing: Servicing of the Yorkson Neighbourhood was reviewed by the Engineering Division as part of the recently completed Yorkson Neighbourhood Plan update process. The development site will be required to provide full municipal services in accordance with the Township’s Subdivision and Development Control Bylaw. Prior to final reading, the proponent will be required to enter into a servicing agreement including all municipal road and utility upgrades/extensions and a stormwater management plan including sediment control measures in accordance with the Sediment and Erosion Control Bylaw. Prior to final reading the proponent is required to provide a stormwater management plan for the Southeast Phase as delineated on Map 4 of the amended Yorkson Neighbourhood Plan. Also required is transfer to the Township of an adequately sized community stormwater detention pond to service the Southeast Yorkson Phase to the acceptance of the General Manager of Engineering will need to be satisfied. Staff note that a Development Works Agreement (DWA) is proposed by an BFW for the stormwater detention pond serving all of the Southeast phase. In addition, Platinum may also propose a DWA for its stormwater detention pond, which, in this instance, also functions as an environmental compensation area. Completion of each DWA is required prior to final reading. Road dedications, widenings, and necessary traffic improvements to the acceptance of the Director of Engineering (including securing approximate road dedications of between 11.5 and 20.0 metres for 211 street, 5.5 metres for 80 Avenue, 16.8 metres for 80A Avenue, 80B Avenue, 211A Street and 211B Street, 10.0 metres for 81A Avenue and 6.75 metres for 212 Street, in accordance with the Township’s Subdivision and Development Control Bylaw No. 3650 and the Yorkson Neighbourhood Plan shall also be provided prior to final reading to the acceptance of the General Manager of Engineering).

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REZONING APPLICATION NO. 100261 AND DEVELOPMENT PERMIT NO. 100455 (PLATINUM ~PHASE 2)

Page 14 . . . Development Prerequisites: Prior to final reading of the rezoning bylaw, the following items must be finalized: 1. In accordance with Yorkson Neighbourhood Plan requirements the following must be finalized: a. Receipt of an overall layout plan for the Southeast Yorkson Phase including roads, greenways, environmental setbacks and land use to the acceptance of the Township; b. Transfer to the Township a five (5) acre neighbourhood park site to serve the catchment area to the acceptance of the Manager of Parks Design and Development; c. Transfer to School District No. 35 a five (5) acre elementary school site to serve the catchment area to the acceptance of the School District; and d. Transfer to the Township an adequately sized community stormwater detention pond to service the Southeast Yorkson Phase to the acceptance of the General Manager of Engineering. 2. Completion of a Development Works Agreement (if required) securing off-site servicing upgrades to the Southeast phase to the acceptance of the General Manager of Engineering; 3. Completion of a Servicing Agreement with the Township to secure required road and utility upgrades and extensions in accordance with the Township’s Subdivision and Development Control Bylaw, Yorkson Engineering Services Plan and the Erosion and Sediment Control Bylaw, to the acceptance of the General Manager of Engineering, and greenway construction details to the acceptance of the Manager of Parks Design and Development; 4. Provision of a road dedication of between 11.5 and 20.0 metres for 211 Street, 5.4 metres for 80 Avenue, 16.8 metres for 80A Avenue, 80B Avenue, 211A Street and 211B Street, 10.0 metres for 81A Avenue and 6.75 metres for 212 Street in accordance with the Township’s Subdivision and Development Control Bylaw No. 3650 and the Yorkson Neighbourhood Plan ; 5. 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 and Development; 6. Dedication and provision of a security for the construction of a 4.5 metre greenway along the 80 Avenue frontage and along the 211 Street frontage to the acceptance of the Manager of Parks Design and Development, including final acceptance of greenway design plans, sidewalk/trail alignment, fence and landscaping details; 7. Compliance with the requirements of the Yorkson Greenway Amenity Zoning Policy including payment of applicable greenway amenity fee; 8. Compliance with the requirements of the Department of Fisheries and Oceans (DFO) with respect to: a. Completion of an overall environmental protection/compensation plan for the Southeast Phase of Yorkson to the acceptance of the DFO; b. Dedication of environmental compensation areas to the Township for conservation purposes (where required); c. Registration of non-disturbance restrictive covenants (where required); d. A DFO Authorization (Section 35) being obtained (where required).

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REZONING APPLICATION NO. 100261 AND DEVELOPMENT PERMIT NO. 100455 (PLATINUM ~PHASE 2)

Page 15 . . . 9. Registration of restrictive covenants acceptable to the Township: a. Prohibiting parking on 80 Avenue, and restricting local street parking to one side only; and b. Restricting development of the rowhouse lots until a Development Permit is issued for all the rowhouse lots. 10. Compliance with Section 4.2.1(9) of the Yorkson Neighbourhood Plan, requiring that a minimum of 5% of the units in a development shall incorporate flex and universal housing; and 11. Payment of applicable Neighbourhood Planning Administration fees, Greenway Amenity fees, Parks Design and Development Administration fee and remaining Rezoning fees. POLICY CONSIDERATIONS: The proposed development is located in an area designated as “Mixed Residential” in the Willoughby Community Plan and the Yorkson Neighbourhood Plan. Staff recommend approval of the rezoning (subject to the ten (10) development prerequisites) and accompanying Development Permit No. 100455 (to be issued at time of final reading of the rezoning bylaw) as the proposed development complies with the provisions of the Yorkson Neighbourhood Plan. Respectfully submitted, Mike Newall DEVELOPMENT PLANNER for COMMUNITY DEVELOPMENT DIVISION MNN/mnn ATTACHMENT A ATTACHMENT B Willoughby Community Plan Development Permit Area “B” – Residential Development Permit Guidelines Development Permit No. 100455 text

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REZONING APPLICATION NO. 100261 AND DEVELOPMENT PERMIT NO. 100455 (PLATINUM ~PHASE 2)

ATTACHMENT A

Page 16 . . . 4.1.2 Development Permit Area “B”– Residential

Lands identified as “Residential” on Map 7, Development Permit Areas are hereby designated as development permit areas under Section 919.1(1)(e) and (f) of the Local Government Act to establish objectives and provide guidelines for the form and character of intensive and multi family residential development. The objective of this development permit area designation is to encourage development of attractive and safe multi family areas. Unless the owner first obtains a development permit, land within this development permit area shall not be subdivided, and construction of, addition to or alteration of a multi family dwelling (including a townhouse, rowhouse, apartment, duplex, triplex or fourplex) must not be started. Development permit guidelines are as follows: 4.1.2.1 General The following general guidelines apply to all development within Development Permit Area “B.” 4.1.2.2 Single Family Development General o Single family developments shall enter into an Exterior Design Control Agreement (to be registered on title as a restrictive covenant) prior to final subdivision approval and to the acceptance of the Township. The agreement shall incorporate the following single family development permit guidelines. No residential units shall back onto a public road or street greenway other than 212 Street between 76 and 80 Avenues. All building elevations visible from public land (i.e. parks, roads, greenways and detention pond sites) shall provide architectural detailing to be consistent with the front of the building. Where single-family lots abut an arterial road or a street greenway vehicular access and parking shall be provided via a rear lane or any other vehicular access from the rear of the property while retaining the front pedestrian access of the building facing the street. Fences adjacent to a street greenway shall not exceed 122 cm (48 inches) in height. These fences shall be designed to complement the building and be an open picket fence design. Fences must permit observation of the public realm and incorporate landscaping to soften their appearance from the road.

Architectural Details o o

Parking and Traffic/Pedestrian Circulation o

Landscaping o

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REZONING APPLICATION NO. 100261 AND DEVELOPMENT PERMIT NO. 100455 (PLATINUM ~PHASE 2)

Page 17 . . . Building Form o Pitched roofs are required. Pitched roofs shall have architectural grade roof material, including ridge caps and shadow lines.

4.1.2.3 Multi Family (i.e. Apartment, Townhouse, Rowhouse, Duplex, Triplex and Fourplex) Development General The following guidelines apply to all multi-family development. Site Design o While providing individual design character, buildings shall be designed to integrate and complement adjacent developments with respect to siting, setbacks, design, exterior finish, landscaping and parking areas. Facade and roofline articulation with porches and other projecting elements is required. Blank or undifferentiated facades shall be avoided. Buildings shall be sited and designed to maximize sun penetration to adjacent roads, sidewalks and properties. Buildings sited on corners shall address both street edges, shall express a visually stimulating ‘landmark’ architecture, and be massed to define the intersection. On sloping sites, buildings should be massed to create a terraced form of development and provide view opportunities for a majority of housing units. Site planning and landscaping for residential development should take into account established principles of Crime Prevention Through Environmental Design (CPTED) – including opportunities for neighbourhood surveillance of pathways, landscaped areas and roadways and provision of defensible space that is clearly separated by fences, landscaping or paving, readily visible by residents and adequately lit. In order to allow for stormwater infiltration to maintain flow in watercourses, development is encouraged to maintain low surface imperviousness through compact building form and site layout, consideration of shall be given to alternative stormwater and road standards, use of pervious surface materials where feasible and preservation of existing vegetation. Multi family buildings shall be designed to maximize avoidance of leaky condominium syndrome by using industry best building practices. Mail box kiosks located within a stratified development shall be protected from the weather, be architecturally integrated into the development and be located adjacent to a visitor parking stall with pull-out. A pedestrian connection shall be provided for each unit/or group of units (as determined by the Township) to the street or street greenway. Public, semi-public and private space shall be clearly delineated.

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REZONING APPLICATION NO. 100261 AND DEVELOPMENT PERMIT NO. 100455 (PLATINUM ~PHASE 2)

Page 18 . . . o Presenting garages to public roads is discouraged. Offsetting garages behind the front face of the building is encouraged. Carports are not permitted. Developments shall register a restrictive covenant on title preventing conversion of the garage to any other use that prohibits vehicle storage. Development of street facing buildings (i.e. the front door is facing towards the municipal roadway) is required abutting a street or street greenway, other than 200 and 212 (between 76 and 80 Avenues) Streets. A strong street presence is required through extended porches, recessed entries and ground oriented units. Pitched roofs are required unless a green roof is provided. Pitched roofs shall have architectural grade roof material, including ridge caps and shadow lines.

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Exterior Design and Finish o The main entrance of the building should be clearly identified by the architecture of the building and include such elements as pedestrian awnings to provide protection from the weather. Exterior materials shall consist of wood, brick, stone, metal, glass, ceramics (other than for a roof) and/or concrete composite board. Vinyl as a secondary material is permitted, however, a variety of cladding orientation, material, design and/or colour shall be used. Exterior finish of buildings shall be high quality to ensure integrity of the building envelope and to present an attractive appearance. Stucco siding shall be restricted to no more than 25% of any given elevation, but where it is used it shall be inspected and certified by a qualified independent contractor. All glass weather protection designs shall be comprised of frosted glass. Mechanical equipment shall be screened or integrated with the roof form, as viewed from the street or higher buildings, in a manner consistent with the overall architecture of the building. To provide visual interest elevations of buildings facing a street shall have architectural details such as roofline height, varied paint treatments, windows, articulation in the building envelope, etc. Building elevations that are visible from adjacent roads and municipal greenways shall be finished and treated similar to the front elevation – in terms of architectural details and the quality of the exterior finish/materials.

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ATTACHMENT B
THE CORPORATION OF THE TOWNSHIP OF LANGLEY Development Permit No. 100455 This Permit is issued this __________day of _________________, 2008 to: 1. NAME & ADDRESS: 0746344 BC Ltd. 201-12837 76 Avenue Surrey, BC V3W 2V3

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 1 Section 25 Township 8 New Westminster District Plan 71855 Lot 3 Section 25 Township 8 New Westminster District Plan 71855 Lot 4 Section 25 Township 8 New Westminster District Plan 71855 Lot 28 Section 25 Township 8 New Westminster District Plan 1137 CIVIC ADDRESS:

21097 & 21133 – 80 Avenue 21130 & 21174 – 81A Avenue

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) an exterior design control agreement shall be entered into for all Residential Compact Lot (R-CL (A) and R-CL(B)) zoned lands, ensuring that building design and site development standards are high quality, consistent and compatible with other lots and development, and conform to the single family development permit guidelines contained in the Yorkson Neighbourhood Plan including: i. no residential units shall back onto a public road or street greenway other than 212 Street between 76 and 80 Avenues; ii. Where a single family lot abuts an arterial road or a street greenway vehicular access and parking shall be provided via a rear lane or any other vehicular access from the rear of the property while retaining the front pedestrian access of the building facing the street; iii. Homes must have a pitched roof and shall have architectural grade roof material. Including ridge caps and shadow lines; and b) section 405.9 of the Township of Langley Zoning Bylaw, 1987, is varied so that the minimum lot depth of lot 82 and lot 83 is reduced from 25.0 metres to 23.0 metres to accommodate the 211 Street road alignment and the adjacent greenway.

4.

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.

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Platinum ~Phase 2 Development Permit No. 100455 Page 2

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 ________, 2008.

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