R 11-BFW Development - Willoughby LTD

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

AMENDMENT (BFW – WILLOUGHBY LTD.) BYLAW 2008 NO. 4597
EXPLANATORY NOTE
Bylaw No. 4597 rezones property located at 21095, 21051, 21005, 20965, 20939 – 77A
Avenue and 20940, 20982, 21008, 21027, 21070, 21118, 21146, 21168 – 80 Avenue to
Residential Compact Lot Zones R-CL(A), R-CL(B), R-CL(RH) and Comprehensive
Development Zones CD-65 and CD-66 to accommodate a comprehensive residential
development consisting of approximately236 fee simple single family lots, 45 single family
condominium strata units, 58 rowhouse lots and 315 townhouse units.

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 (BFW – Willoughby Ltd.) Bylaw 2008 No.4597”.
2. 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-65” after the words “Comprehensive Development Zone CD-64” and the
words “Comprehensive Development Zone CD-66” after the words
“Comprehensive Development Zone CD-65”;
b) by adding to Section 110.1 after the words “CD-64” the words “CD-65” and
“1.8ha” and the words “CD-66” and “1.6ha”;
c) by adding after Section 964 “Comprehensive Development Zone CD-64” and
“Comprehensive Zone CD-66” the following as Sections 965 “Comprehensive
Development Zone CD-65” and “Comprehensive Zone CD-66”.
965 - COMPREHENSIVE DEVELOPMENT ZONE CD-65
Uses Permitted
965.1 In the CD-65 Zone only the following uses are permitted and all other uses are
prohibited:
(1) accessory buildings and uses
(2) accessory home occupations subject to Section 104.3(l)
(3) townhouses
Residential Density
965.2 The gross density shall be not less than 37 units per hectare (15 upa) and no
greater than 62 units per hectare (25 upa).
Amenity Areas
965.3 Child friendly amenity areas shall be provided in accordance with Section 111.6.
Lot Coverage
Bylaw No. 4597
Page 2
965.4 Lot Coverage shall be in accordance with the provisions of the Development
Permit.
Siting of Buildings and Structures
965.5 Principal buildings and structures shall be sited in accordance with the provisions
of the Development Permit.
Height of Buildings and Structures
965.6 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.
Parking and Loading
965.7 Parking and loading shall be provided in accordance with Section 107.
Subdivision Requirements
965.8 All lots created by subdivision shall comply with Section 110 of this Bylaw and the
Township of Langley "Subdivision and Development Control Bylaw".
Landscaping, Screening and Fencing
965.9 Landscaping areas, landscaping screens and fencing shall be in accordance with
the provisions of a Development Permit.
Development Permit Requirements
965.10 A Development Permit shall be issued by Council prior to issuance of a Building

Permit.
Uses Permitted
prohibited:
(3) residential uses subject to section 966.2.

Bylaw No. 4597
Page 3
Residential Uses
966.2 Residential uses shall consist of single family detached condominium strata units.
Bare land strata lots are not permitted.
Residential Density
966.3 Not more than forty five (45) single family detached condominium strata units shall
be permitted in a CD-66 zone.
Amenity Areas
Lot Coverage
966.5 Lot Coverage shall be in accordance with the provisions of the Development
Permit.
966.6 Principal buildings and structures shall be sited in accordance with the provisions
of the Development Permit. Accessory buildings and structures shall be sited in
accordance with the provisions of the R-CL (A) zone.
provisions of the Development Permit and shall not exceed two and one half
storeys, whichever is lesser. The height of accessory buildings and structures shall
not exceed 3.75 metres or one storey, whichever is lesser.
Parking and Loading
Bylaw No. 4597
Page 4

Permit.
amended by rezoning the lands described as:
Lots 10 to 16 all of Section 24 Township 8 New Westminster District Plan 1578

Lot 26 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)),
Residential Compact Lot Zone (R-CL(RH)) and Comprehensive Development Zones
(CD-65) and (CD-66).
READ A FIRST TIME the 18 day of February , 2008

READ A SECOND TIME the 18 day of February , 2008
PUBLIC HEARING HELD the 10 day of March , 2008
READ A THIRD TIME the 07 day of April , 2008
RECONSIDERED AND ADOPTED day of , 2008
the
Mayor Township Clerk

Bylaw No. 4597
Page 5
REPORT TO
MAYOR AND COUNCIL
PRESENTED: FEBRUARY 18, 2008 – REGULAR MEETING REPORT: 08-30

FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 08-24-0040
SUBJECT: REZONING APPLICATION RZ100265
DEVELOPMENT PERMIT DP100460
(BFW DEVELOPMENT (WILLOUGHBY LTD.)
PROPOSAL:
Application by BFW Development
(Willoughby Ltd.) to rezone 26.2 ha (64.8
acres) of land in the Southeast phase of
the Yorkson Neighbourhood Plan area to
facilitate a comprehensive residential
development consisting of approximately
236 fee simple single family lots, 45 single
family condominium strata units, 58
rowhouse lots and up to 315 townhouse
units.
RECOMMENDATION SUMMARY:
That Council give first and second reading
to Bylaw No. 4597, subject to completion of
eleven (11) development prerequisites and
issuance of Development Permit No.
100460 (with one (1) condition) prior to
final reading.
RATIONALE:
The proposal complies with the Willoughby
Community Plan and the Yorkson
Neighbourhood Plan.
F:\data\council\2008 Agenda\02-18\Regular Agenda\cd Rezoning Application RZ100265 Development Permit DP100460 BFW
Developments (Willougby Ltd).doc
REZONING APPLICATION NO. 100265
DEVELOPMENT PERMIT NO. 100460
(BFW DEVELOPMENTS (WILLOUGHBY) LTD.)
Page 2 . . .
RECOMMENDATIONS:
That Council give first and second reading to Bylaw No. 4597 rezoning 26.22 ha (64.8 acres) of
land, located in the Southeast Phase of the Yorkson Neighbourhood Plan to Residential
Compact Lot Zones (R-CL(A), R-CL(B), R-CL(RH)) and Comprehensive Development Zones
(CD-65) and (CD-66) to accommodate a comprehensive residential development consisting of
approximately 236 fee simple single family lots, 45 single family condominium strata units, 58
rowhouse lots and up to 315 townhouse units, subject to the following development
prerequisites being satisfied prior to final reading:
1. In accordance with Yorkson Neighbourhood Plan requirements:

a. Provide an overall layout plan for the Southeast Yorkson Phase including roads,
greenways, environmental setbacks and land use to the acceptance of the General
Manager of Community Development;
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. Provide an overall stormwater detention plan for the Southeast Yorkson Phase and
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 to
the Southeast Phase (as required by the Yorkson Neighbourhood Plan) to the acceptance of
the General Manager of Engineering;
3. Completion of a Servicing Agreement with the Township securing 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 4.5 metre greenway dedication and construction along the 80 Avenue
frontage, a 4.5 metre greenway dedication and construction along 211 Street and a 6.0
metre greenway dedication and construction along 212 Street, 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;
5. Compliance with the requirements of the Yorkson Greenway Amenity Zoning Policy
including payment of applicable greenway amenity fee;
6. Provision of road dedications, widenings, and necessary traffic improvements to the
acceptance of the Director of Engineering (including securing an approximate 5.5 metre
road widening for 80 Avenue, an 11 metre dedication for 81A Avenue, a 22 metre dedication
tapering to 11 metres for 209 Street, a 1 metre dedication for 77A Avenue and a 15.2 metre
dedication for 212 Street (measured from centreline) in accordance with the Township’s
Subdivision and Development Control Bylaw No. 3650 and the Yorkson Neighbourhood
Plan;
7. 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;
8. Compliance with the requirements of the Streamside Protection Bylaw and the Department
of Fisheries and Oceans (DFO) with respect to:
Page 3 . . .
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 Section 35 (HAAD) authorization being obtained (where required).
9. Registration of restrictive covenants acceptable to the Township:
a. Prohibiting parking on 212 Street and 80 Avenue, and restricting local street parking to
one side only;
b. Restricting development of the rowhouse lots until a Development Permit is issued for
all the rowhouse lots;
c. Restricting development of each phase until a servicing agreement has been completed
for that phase to the acceptance of the General Manager of Engineering;
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, remaining Rezoning
fees, Parks Design and Development Administration fee and supplemental Development
Permit fees.
That Council at the time of final reading of Bylaw No. 4597 authorize the issuance of
Development Permit No. 100460 for the proposed single family portions of the development
subject to the following condition:
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 in
accordance with Section 4.1.2.2 of 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 further
That Council authorize staff to schedule the required public hearing for Rezoning Bylaw No.
4597 in conjunction with the hearing for proposed Development Permit No. 100460.
Page 4 . . .
EXECUTIVE SUMMARY:
BFW Developments (Willoughby) Ltd. is proposing to rezone approximately 26.22 ha (64.8
acres) of land in the Southeast Phase of the Yorkson Neighbourhood Plan area to Residential
Compact Lot Zones (R-CL(A), R-CL(B), R-CL(RH)) and Comprehensive Development Zones
(CD-65) and (CD-66). The rezoning will facilitate a comprehensive residential development
consisting of approximately 236 fee simple single family lots, 45 single family condominium
strata units, 58 rowhouse lots and up to 315 townhouse units. The application is the first
development proposal in the Southeast Phase of Yorkson and triggers the need for the
proponent to provide an overall layout plan, elementary school and neighbourhood park sites, a
community stormwater detention pond site and municipal trunk services for the Southeast
Phase. 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 R-CL(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 townhouse,
rowhouse and the stratified single family unit components of the development. 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
eleven (11) development prerequisites outlined in this report.
PURPOSE:
This report is to advise and make recommendations with respect to the initial
Rezoning/Development Permit application in the Southeast phase of the Yorkson
Neighbourhood of Willoughby submitted by BFW Developments (Willoughby) Ltd.
Page 5 . . .
ZONING BYLAW NO. 2500
Page 6 . . .
SUBJECT
Page 7 . . .
Dedication of environmental
compensation adjacent to 81A Avenue
Preliminary Site Plan – SUBMITTED BY APPLICANT
Page 8 . . .
ADDITIONAL INFORMATION:
REFERENCE:
Owner(s): Benchmark Management Ltd.
#100 – 20120 – 64 Avenue
Langley, BC
Progressive Construction Ltd.

5591 No. 3 Road
Richmond, BC,
R.A.B. Ventures #1 Ltd.

#200 – 20111 – 93A Avenue
Langley, BC
Phillip Alexander William Clark

#5 – 4114 Smith Avenue
Burnaby, BC
Jin Yan Tiong

21146 – 80 Avenue
Langley, BC
Applicant/Agent BFW Development (Willoughby) Ltd.

#100 20210 - 64th Avenue
Langley BC
Legal Descriptions: Lots 10 – 16 and 19 - 23 Section 24 Township 8

NWD Plan 1578
Lot 26 Section 25 Township 8 NWD Plan 1137
Location: 21095, 21051, 21005, 20965, 20939 - 77A Avenue

and 20940, 20982, 21008, 21027, 21070, 21118,
21146, 21168 – 80 Avenue
Total Property Area: 26.22 ha (64.8 acres)
Existing Zoning: Suburban Residential Zone SR-2
Proposed Zoning: Residential Compact Lot Zones (R-CL(A), R-

CL(B), R-CL(RH)) and Comprehensive
Development Zones (CD-65) and (CD-66)
Willoughby Community Plan: “Mixed Residential” and “Townhouse”
Yorkson Neighbourhood Plan: “Mixed Residential” and “Townhouse”
E.S.A. Designation: E.S.A.# 061 – Willoughby and Willowbrook Area

(Rating - #3)
Page 9 . . .
BACKGROUND:
The subject site is the initial development proposal in the Southeast Phase of the Yorkson
Neighbourhood Plan and as a result triggers Yorkson Plan requirements for ‘opening’ a
development phase. The subject site is currently zoned Suburban Residential Zone SR-2
(8094m2 / 2 acre minimum lot size) and is designated ‘Mixed Residential’ (8-10 units/acre) and
‘Townhouse’ (15-25 units/acre) in the Yorkson Neighbourhood Plan. The applicant proposes to
rezone the entire site and phase the development through subsequent subdivision applications
for the fee simple lots and Development Permits for the townhouse units.
DISCUSSION/ANALYSIS:
The proponent has applied to rezone 26.22 ha (64.8 acres) of land located in the Southeast
Phase of the Yorkson Neighbourhood Plan to Residential Compact Lot Zones (R-CL(A), R-
CL(B), R-CL(RH)) and Comprehensive Development Zones (CD-65) and (CD-66) to
accommodate a comprehensive residential development consisting of approximately 236 fee
simple single family lots, 45 single family condominium strata units, 58 rowhouse lots and up to
315 townhouse units. Included in the development proposal is the dedication of approximately
5,160m2 (16,792ft2) of greenways and a DFO mandated fisheries compensation area.
Surrounding land uses include:

North: suburban residential lots (zoned Suburban Residential Zone SR-2 and designated for
Mixed Residential in the amended Yorkson Neighbourhood Plan);
South: 77A Avenue and suburban residential lots (zoned SR-2 and designated for Mixed
Residential);
East: 212 Street, beyond which is suburban residential lots (zoned SR-2 and designated for
future Residential in the Willoughby Community Plan); and
West: suburban residential lots (zoned SR-2 and designated for Apartments in the amended
Yorkson Neighbourhood Plan).
Density:
The Yorkson Neighbourhood Plan designates the site as “Mixed Residential” and “Townhouse”.
The plan permits a minimum 20 units/ha (8 units/acre) and a maximum of 25 units/ha (10
units/acre) for the “Mixed Residential”; and a minimum of 37 units/ha (15 units/acre) and a
maximum of 62 units/ha (25 units/acre) for the “Townhouse” portion of the site. The current
proposal satisfies the density requirements of the updated Yorkson Neighbourhood Plan. The
“Mixed Residential” portion will result in a gross density of 9.1 units per acre. Final densities
(within the 15-25 upa range) for the “Townhouse” portion will be determined through future
Development Permit applications. Overall, it is expected that the townhouses will be a phased
development resulting in up to a total of 315 units. Overall, the proposal meets the density
requirement of the Yorkson Neighbourhood Plan.
Page 10 . . .
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:
• 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, environmental compensation areas, 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 conjunctions with other developers/property owners, the Township and DFO.
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:
a. 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 Southeast Phase of the Yorkson Plan. The five acre
elementary school site for this phase is located on lands within the proposed development. The
Township and the School District are currently working with the proponent to find a means of
securing the school site. Prior to final reading the elementary school site must be secured to the
acceptance of the School District.
Page 11 . . .
The Yorkson Neighbourhood currently falls within the Willoughby Elementary School catchment
area (located on the southwest corner of 208 Street and 80 Avenue one block to the west of the
subject site). 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 additional Yorkson
Elementary schools.
Another secondary school site to serve the Willoughby neighbourhoods is yet to be pursued as
capacity exists at Mountain Secondary School. An expansion to Mountain Secondary is in the
School District’s capital plan. Yorkson secondary school students will be expected to attend
Mountain Secondary.
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:…
b. 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 Southeast Phase of the Yorkson Plan. The required
five acre park site for this phase is located on lands within the proposed development. The
proponent and the Township are currently working towards securing the neighbourhood park
site. Prior to final reading the neighbourhood park site must be secured to the acceptance of the
Township.
In addition to the playing fields and playground equipment located one block west at Willoughby
Elementary School, the existing Willoughby neighbourhood park (located at 84 Avenue and 206
Street) is approximately 1.5 kilometers 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 fee simple single family residential lots, the Development Permit guidelines are
implemented by a Development Permit requirement that the proponent 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.
Page 12 . . .
For the townhouses, rowhouses and stratified single family condominium units, the
Development Permit guidelines are enforced through future Development Permits. As a result,
Council will have an opportunity to review the form character and siting of each development
prior to building permits being issued. The Development Permit typically details the form and
character of each 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.
Greenways:
As part of the project, the applicant will be required to dedicate and construct street greenways
(including a pathway and landscaping) along the 80 Avenue, 211 Street and 212 Street
frontages as identified in the Yorkson Neighbourhood Plan. Forming part of the overall
neighbourhood greenway network, the proponent in total will be dedicating approximately
5,160m2 (16,792ft2) of greenway. Details of the open space improvements (i.e. required
landscaping and fencing including the treatment/ construction of the greenways and municipal
trails) will need to be finalized to municipal standards 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
secure their construction as part of a Servicing Agreement.
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 an “amenity
charge” 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 compensation
will need to be finalized.
Tree Protection/ Replacement:

An Integrated Site Design Concept (ISDC) was provided by the applicant’s consultants
(Arbortech). The submitted information indicates that 660 significant trees exist on the single
family portion of the site, of which none are proposed to be retained. In accordance with the
Township’s Tree Protection Bylaw, a total of 1,058 replacement trees are required to be planted
plus approximately 294 street trees (in compliance with the Township’s Boulevard Treatment
and Street Tree policy). Overall, 1,352 trees will be in place (an average of over 4.6 trees per
unit) subsequent to full development of the single family portion of the site. The above data
does not include the townhouse and single family strata portions of the development. The tree
information for these portions will be dealt with at the individual Development Permit stage in
conjunction with the on site form character and siting of the development. It is anticipated that
approximately another 522 replacement trees will also need to be planted on these sites
bringing the total to 1,874 trees. Final tree retention, protection, and replacement plans are
subject to final acceptance by the Manager of Parks Design and Development.
Page 13 . . .
Transit:
Transit has not yet been extended into the Yorkson Neighbourhood. The road layout of the
overall Yorkson development has, however, 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, transit is expected to utilize the 208 Street corridor; one block to the west.
Environmental:
The Township’s Streamside Protection Bylaw along with DFO Section 35 (HAAD) approval
requirements apply to this development. 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. Final DFO Section 35 (HAAD) approval will require BFW to provide an environmental
compensation adjacent to 81A Avenue.
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, prior to final reading, be required to provide full municipal services and enter into a
servicing agreement in accordance with the Township’s Subdivision and Development Control
Bylaw. The servicing agreement will include 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. As the applicant is proposing to phase the
development, a restrictive covenant will be required to be registered, prior to final reading,
restricting development of each phase until a servicing agreement is entered into for that phase.
This will enable detailed servicing requirements to be dealt with on a phase by phase basis.
Prior to final reading the proponent is required to provide a storm water management plan for
the Southeast Phase as delineated on Map 4 of the amended Yorkson Neighbourhood Plan.
Also required will be the 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. The proponent may also choose to enter into a Development Works
Agreement (DWA) with the Township (similar to a latecomers agreement) dealing with the
recover of some front-ended servicing costs. In this case, a DWA is proposed by the applicant
for the stormwater detention pond serving all of the Southeast Phase. Completion of the DWA
will be required prior to final reading of the rezoning bylaw.
Page 14 . . .
Road dedications, widenings, and necessary traffic improvements to the acceptance of the
Director of Engineering (including securing an approximate 5.5 metre road widening for 80
Avenue, an 11 metre dedication for 81A Avenue, a 22 metre dedication tapering to 11 metres
for 209 Street, a 1 metre dedication for 77A Avenue and a 15.2 metre dedication for 212 Street
(measured from centreline) will also be required in accordance with the Township’s Subdivision
and Development Control Bylaw No. 3650 and the Yorkson Neighbourhood Plan prior to final
reading to the acceptance of the General Manager of Engineering.
Development Prerequisites:
Prior to final reading of the rezoning bylaw, the following items must be finalized:
1. In accordance with Yorkson Neighbourhood Plan requirements:
a. Provide an overall layout plan for the Southeast Yorkson Phase including roads,
greenways, environmental setbacks and land use to the acceptance of the
General Manager of Community Development;
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. Provide an overall stormwater detention plan for the Southeast Yorkson Phase
and 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
to the Southeast Phase (as required by the Yorkson Neighbourhood Plan) to the
acceptance of the General Manager of Engineering;
3. Completion of a Servicing Agreement with the Township securing 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 4.5 metre greenway dedication and construction along the 80 Avenue
frontage, a 4.5 metre greenway dedication and construction along 211 Street and a 6.0
metre greenway dedication and construction along 212 Street, 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;
5. Compliance with the requirements of the Yorkson Greenway Amenity Zoning Policy
including payment of applicable greenway amenity fee;
6. Provision of road dedications, widenings, and necessary traffic improvements to the
acceptance of the Director of Engineering (including securing an approximate 5.5 metre
road widening for 80 Avenue, an 11 metre dedication for 81A Avenue, a 22 metre
dedication tapering to 11 metres for 209 Street, a 1 metre dedication for 77A Avenue
and a 15.2 metre dedication for 212 Street (measured from centreline) in accordance
with the Township’s Subdivision and Development Control Bylaw No. 3650 and the
Yorkson Neighbourhood Plan;
Page 15 . . .
7. 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;
8. Compliance with the requirements of the Streamside Protection Bylaw and 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 Section 35 (HAAD) authorization being obtained (where required).
9. Registration of restrictive covenants acceptable to the Township:
e. Prohibiting parking on 212 Street and 80 Avenue, and restricting local street
parking to one side only;
f. Restricting development of the rowhouse lots until a Development Permit is
issued for all the rowhouse lots;
g. Restricting development of each phase until a servicing agreement has been
completed for that phase to the acceptance of the General Manager of
Engineering;
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, remaining
Rezoning fees, Parks Design and Development Administration fee and supplemental
Development Permit fees.
POLICY CONSIDERATIONS:
BFW’s proposed development is located in an area designated for “Mixed Residential” and
“Townhouse” purposes in both the Willoughby Community Plan and the updated Yorkson
Neighbourhood Plan. The proposed development complies with the land use and density
provisions of these plans, Township’s Zoning Bylaw and the Subdivision and Development
Control Bylaw and Policy. Accordingly, staff recommend approval of the rezoning (subject to the
10 development prerequisites) and accompanying Development Permit No. 100460 (to be
issued at time of final reading of the rezoning bylaw).
Respectfully submitted,
Mark Neill
DEVELOPMENT PLANNER
for
COMMUNITY DEVELOPMENT DIVISION
JG
ATTACHMENT A Willoughby Community Plan Development Permit Area “B” –

Residential Development Permit Guidelines
ATTACHMENT B Development Permit No. 100460 text
Page 16 . . .
ATTACHMENT A
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.
Architectural Details
o No residential units shall back onto a public road or street greenway other than 212
Street between 76 and 80 Avenues.
o 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.
Parking and Traffic/Pedestrian Circulation
o 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.
Landscaping
o 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.
Page 17 . . .
Building Form
o Pitched roofs are required. Pitched roofs shall have architectural grade roof material,
including ridge caps and shadow lines.
Page 18 . . .
ATTACHMENT B
Development Permit No. 100460

This Permit is issued this day of , 2008 to:
1. NAME & ADDRESS: BFW Development (Willoughby) Ltd.

#100 20210 - 64th Avenue
Langley BC
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: Lots 10 – 16 and 19 - 23 Section 24 Township 8
NWD Plan 1578
Lot 26 Section 25 Township 8 NWD Plan 1137

(hereinafter called the “said lands”)
CIVIC ADDRESS: 21095, 21051, 21005, 20965, 20939 - 77A Avenue and
20940, 20982, 21008, 21027, 21070, 21118, 21146, 21168
– 80 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 in accordance with Section 4.1.2.2 of 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.
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.
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.
Page 19 . . .
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.

EXPLANATORY NOTE
Bylaw No. 4597 rezones property located at 21095, 21051, 21005, 20965, 20939 – 77A Avenue
and 20940, 20982, 21008, 21027, 21070, 21118, 21146, 21168 – 80 Avenue to Residential
Compact Lot Zones R-CL(A), R-CL(B), R-CL(RH) and Comprehensive Development Zones
CD-65 and CD-66 to accommodate a comprehensive residential development consisting of
approximately236 fee simple single family lots, 45 single family condominium strata units,
58 rowhouse lots and 315 townhouse units.
F:\data\cdgen\cdbylaw\4597.doc

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 (BFW – Willoughby Ltd.) Bylaw 2008 No.4597”.
amended:
a) by adding to Section 104.1 – Zones, the words “Comprehensive Development

Zone CD-65” after the words “Comprehensive Development Zone CD-64” and
the words “Comprehensive Development Zone CD-66” after the words
“Comprehensive Development Zone CD-65”;
b) by adding to Section 110.1 after the words “CD-64” the words “CD-65” and
“1.8ha” and the words “CD-66” and “1.6ha”;
c) by adding after Section 964 “Comprehensive Development Zone CD-64” and
“Comprehensive Zone CD-66” the following as Sections 965 “Comprehensive
Development Zone CD-65” and “Comprehensive Zone CD-66”.
Uses Permitted
prohibited:
(3) townhouses
Residential Density
965.2 The gross density shall be not less than 37 units per hectare (15 upa) and no greater
than 62 units per hectare (25 upa).
Amenity Areas
f:\data\cdgen\cdbylaw\4597.doc
Bylaw No. 4597
Page 2
Lot Coverage
965.4 Lot Coverage shall be in accordance with the provisions of the Development Permit.
965.5 Principal buildings and structures shall be sited in accordance with the provisions of
the Development Permit.
provisions of the Development Permit and shall not exceed three (3) storeys,
whichever is lesser.
Parking and Loading

Permit.
Uses Permitted
prohibited:
(3) residential uses subject to section 966.2.

Bylaw No. 4597
Page 3
Residential Uses
966.2 Residential uses shall consist of single family detached condominium strata units.
Bare land strata lots are not permitted.
Residential Density
966.3 Not more than forty five (45) single family detached condominium strata units
shall be permitted in a CD-66 zone.
Amenity Areas
Lot Coverage
966.5 Lot Coverage shall be in accordance with the provisions of the Development Permit.
966.6 Principal buildings and structures shall be sited in accordance with the provisions of
the Development Permit. Accessory buildings and structures shall be sited in
accordance with the provisions of the R-CL (A) zone.
provisions of the Development Permit and shall not exceed two and one half
storeys, whichever is lesser. The height of accessory buildings and structures shall
not exceed 3.75 metres or one storey, whichever is lesser.
Parking and Loading
Bylaw No. 4597
Page 4

Permit.
amended by rezoning the lands described as:

Lot 26 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)),
Residential Compact Lot Zone (R-CL(RH)) and Comprehensive Development Zones
(CD-65) and (CD-66).
READ A FIRST TIME the day of , 2008

READ A SECOND TIME the day of , 2008
PUBLIC HEARING HELD the day of , 2008
READ A THIRD TIME the day of , 2008
RECONSIDERED AND ADOPTED day of , 2008
the
Mayor Township Clerk
Bylaw No. 4597
Page 5

R 11-BFW Development - Willoughby LTD

Загружено:

Сведения о документе

Исходное описание:

Оригинальное название

Авторское право

Доступные форматы

Поделиться этим документом

Поделиться или встроить документ

Параметры публикации

Этот документ был вам полезен?

Это неприемлемый материал?

Авторское право:

Доступные форматы

R 11-BFW Development - Willoughby LTD

Загружено:

Авторское право:

Доступные форматы

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

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

a) by adding to Section 104.1 – Zones, the words “Comprehensive Development

965 - COMPREHENSIVE DEVELOPMENT ZONE CD-65

(1) accessory buildings and uses

(2) accessory home occupations subject to Section 104.3(l)

Siting of Buildings and Structures

Height of Buildings and Structures

Parking and Loading

Landscaping, Screening and Fencing

Development Permit Requirements

965.10 A Development Permit shall be issued by Council prior to issuance of a Building

966 - COMPREHENSIVE DEVELOPMENT ZONE CD-66

(1) accessory buildings and uses

(2) accessory home occupations subject to Section 104.3(l)

(3) residential uses subject to section 966.2.

Siting of Buildings and Structures

Height of Buildings and Structures

Parking and Loading

Landscaping, Screening and Fencing

Development Permit Requirements

966.11 A Development Permit shall be issued by Council prior to issuance of a Building

Lots 10 to 16 all of Section 24 Township 8 New Westminster District Plan 1578

READ A FIRST TIME the 18 day of February , 2008

Mayor Township Clerk

MAYOR AND COUNCIL

PRESENTED: FEBRUARY 18, 2008 – REGULAR MEETING REPORT: 08-30

1. In accordance with Yorkson Neighbourhood Plan requirements:

a. Completion of an overall environmental protection/compensation plan for the Southeast

ZONING BYLAW NO. 2500

Preliminary Site Plan – SUBMITTED BY APPLICANT

Progressive Construction Ltd.

R.A.B. Ventures #1 Ltd.

Phillip Alexander William Clark

Jin Yan Tiong

Applicant/Agent BFW Development (Willoughby) Ltd.

Legal Descriptions: Lots 10 – 16 and 19 - 23 Section 24 Township 8

Lot 26 Section 25 Township 8 NWD Plan 1137

Location: 21095, 21051, 21005, 20965, 20939 - 77A Avenue

Total Property Area: 26.22 ha (64.8 acres)

Existing Zoning: Suburban Residential Zone SR-2

Proposed Zoning: Residential Compact Lot Zones (R-CL(A), R-

Willoughby Community Plan: “Mixed Residential” and “Townhouse”

Yorkson Neighbourhood Plan: “Mixed Residential” and “Townhouse”

E.S.A. Designation: E.S.A.# 061 – Willoughby and Willowbrook Area

Surrounding land uses include:

Flex and Universal Housing:

Advance Street Plan:

Parks and Recreation:

Tree Protection/ Replacement:

ATTACHMENT A Willoughby Community Plan Development Permit Area “B” –

4.1.2 Development Permit Area “B”– Residential

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

Development Permit No. 100460

1. NAME & ADDRESS: BFW Development (Willoughby) Ltd.

Lot 26 Section 25 Township 8 NWD Plan 1137

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

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