THE CORPORATION OF THE TOWNSHIP OF LANGLEY

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

AMENDMENT (BAHGA / GSK) BYLAW 2009 NO. 4735

EXPLANATORY NOTE

Bylaw No. 4735 rezones property located at 21132 and 21180- 77A Avenue to Residential
Compact Lot Zones (R-CL(A), R-CL(B)), Residential Zone R-1A and Comprehensive
Development Zone (CD-76) to accommodate a mixed residential development consisting of
approximately 56 single family lots and 36 attached strata units.
 THE CORPORATION OF THE TOWNSHIP OF LANGLEY

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

AMENDMENT (BAHGA / GSK) BYLAW 2009 NO. 4735

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 (BAHGA / GSK) Bylaw 2009 No.4735”.

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-76”, after the words “Comprehensive Development Zone CD-75”;
b) by adding to Section 110.1 after the words “CD-75” the words “CD-76” and
“2000m2;”
c) by adding after Section 975 “Comprehensive Development Zone CD-75” the
following as Section 976 “Comprehensive Development Zone CD-76”.

976 - COMPREHENSIVE DEVELOPMENT ZONE CD-76

Uses Permitted

976.1 In the CD-76 Zone only the following uses are permitted and all other uses are
prohibited:

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

(2) Townhouses
(3) Duplexes
(4) Stacked Townhouses
(5) Manorhomes

Density

976.2 Notwithstanding the minimum lot area requirements, the maximum density in the
CD-76 shall not exceed a total of 36 units.

Community Amenity Policy

976.3 All Developments shall comply with the Township’s Greenway Amenity Zoning
Policy and Neighbourhood Park Land Policy
Bylaw No. 4735
Page 2

Lot Coverage

976.4 Lot Coverage shall be in accordance with the provisions of the Development
Permit.

Height of Buildings and Structures

976.5 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.

Siting of Buildings and Structures

976.6 The siting of buildings and structures shall be in accordance with the provisions of
the Development Permit.

Parking and Loading

976.7 Parking shall be provided in accordance with section 107.

Landscaping, Screening and Fencing
976.8 Landscaping areas, landscaping screens and fencing shall be in accordance with
the provisions of a Development Permit.

Development Permit Requirements

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

Permit.
3. The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further
amended by rezoning the lands described as:

Lot 29 Section 24 Township 8 New Westminster District Plan 1578

Lot 30 Section 24 Township 8 New Westminster District Plan 1578

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 Zone R1-A and Comprehensive Development Zone (CD-76).

READ A FIRST TIME the 23 day of March , 2009

READ A SECOND TIME the 23 day of March , 2009
PUBLIC HEARING HELD the day of , 2009
READ A THIRD TIME the day of , 2009
RECONSIDERED AND ADOPTED day of , 20
the

Mayor Deputy Township Clerk

Bylaw No. 4735
Page 3
 REPORT TO

MAYOR AND COUNCIL

PRESENTED: MARCH 23, 2009 - REGULAR MEETING REPORT: 09-33

FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 08-24-0043
SUBJECT: REZONING APPLICATION NO. 100278
DEVELOPMENT PERMIT APPLICATION NO. 100488
(BAHGA / GSK)

PROPOSAL:
Application by HY Engineering to rezone 4.01 ha
(9.9 acres) of land in the Southeast phase of the
Yorkson Neighbourhood Plan area to facilitate a
mixed residential development consisting of
approximately 56 single family lots and 36
attached strata units.

RECOMMENDATION SUMMARY:
That Council give first and second reading to
Bylaw No. 4735, subject to completion of eleven
(11) development prerequisites and issuance of
Development Permit No.100488 (with one (1)
condition) prior to final reading.

RATIONALE:
The proposal complies with the Willoughby
Community Plan and the Yorkson Neighbourhood
Plan.
REZONING APPLICATION NO. 100278
DEVELOPMENT PERMIT NO. 100488
(BAHGA/GSK)
Page 2 . . .

RECOMMENDATIONS:
That Council give first and second reading to Bylaw No. 4735 rezoning 4.01 ha (9.9 acres) of
land, located in the Southeast Phase of the Yorkson Neighbourhood Plan to Residential
Compact Lot Zones (R-CL(A), R-CL(B)), Residential Zone R-1A and Comprehensive
Development Zone (CD- 76) to accommodate a mixed residential development consisting of
approximately 56 single family lots and 36 attached strata 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 Director of
Community Development;
b) Secure to the acceptance of Township a five (5) acre neighbourhood park site to serve
the catchment area;
c) Secure to the acceptance of the School District No. 35 a five (5) acre elementary school
site to serve the catchment area; 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 Director of Community Development;
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, and Yorkson Engineering Services Plan, to the acceptance of the General
Manager of Engineering, and completion of an erosion and sediment control plan in
accordance with the Erosion and Sediment Control Bylaw to the acceptance of the General
Manager of Engineering, and greenway construction details to the acceptance of the
Manager of Parks Design and Development;
4. Provision of road dedications, widenings, and necessary traffic improvements to the
acceptance of the General Manager of Engineering including securing an ultimate 212
Street road width of 30.4metres, and an additional 1.0 metre dedication for 77A Avenue in
accordance with the Township’s Subdivision and Development Control Bylaw No. 3650 and
the Yorkson Neighbourhood Plan;
5. Provision of a minimum 6.0 metre street greenway dedication and construction along the
west side of 212 Street, in accordance with the Yorkson Neighbourhood Plan, 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;
6. Compliance with the requirements of the Yorkson Greenway Amenity Zoning Policy
including payment of applicable greenway amenity fee;
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;
REZONING APPLICATION NO. 100278
DEVELOPMENT PERMIT NO. 100488
(BAHGA/GSK)
Page 3 . . .

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 in accordance with the Yorkson Neighbourhood Plan and the required overall
environmental protection/compensation plan;
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 restricting local street parking to one side only;
b) Prohibiting construction on proposed Lots 55, 56, and 57 until such time as storm and
sanitary servicing can be resolved to the acceptance of the Manager of Development
Engineering;
c) Requiring that the attached housing portion of the site comply with Columns A and C of
Table 4.1 of the Yorkson Neighbourhood Plan; and
d) Registration of a non-disturbance restrictive covenant requiring that no vegetation be
removed or disturbed on Lots 29 and 58 (except where necessary for installation of
utilities, roads, municipal trails and fisheries works) until a Development Permit is
issued outlining tree retention, protection and replacement details.
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 incorporate flex and universal housing; and
11. Payment of applicable Neighbourhood Planning Administration fees, supplemental
Rezoning and Development Permit fees, ISDC review fee, and compliance with the
Township’s 5% Neighbourhood Park Land Acquisition Policy;

That Council at the time of final reading of Bylaw No. 4735 authorize the issuance of
Development Permit No. 100488 for the proposed single family portions of the development
subject to the following conditions:

a) An exterior design control agreement shall be entered into ensuring that building design
and site development standards are high quality, consistent and compatible with other
lots and development in accordance with Section 4.2.1 of the Yorkson Neighbourhood
Plan; and further
That Council authorize staff to schedule the required public hearing for Rezoning Bylaw No.
4735 in conjunction with the hearing for proposed Development Permit No. 100488.
REZONING APPLICATION NO. 100278
DEVELOPMENT PERMIT NO. 100488
(BAHGA/GSK)
Page 4 . . .

EXECUTIVE SUMMARY:
HY Engineering proposes to rezone approximately 4.01 ha (9.9 acres) of land in the Southeast
Phase of the Yorkson Neighbourhood Plan area to Residential Compact Lot Zones (R-CL(A), R-
CL(B)), Residential Zone R-1A and Comprehensive Development Zone (CD- 76). The rezoning
will facilitate a mixed residential development consisting of approximately 56 single family lots
and 36 attached strata units. Prior to any application being approved in the Southeast Phase of
Yorkson an overall layout plan, elementary school and neighbourhood park sites, a community
stormwater detention pond site and municipal trunk services must first be provided. A
Development Permit for the site is being processed in conjunction with the rezoning application
to secure an exterior design control agreement for the single family lots 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 on the attached strata sites. The
development application 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 Rezoning Bylaw No. 4735
and Development Permit No. 100488 in the southeast phase of Yorkson Neighbourhood of
Willoughby.
REZONING APPLICATION NO. 100278
DEVELOPMENT PERMIT NO. 100488
(BAHGA/GSK)
Page 5 . . .

ZONING BYLAW NO. 2500

Subjects
REZONING APPLICATION NO. 100278
DEVELOPMENT PERMIT NO. 100488
(BAHGA/GSK)
Page 6 . . .

YORKSON PLAN

SUBJECT
REZONING APPLICATION NO. 100278
DEVELOPMENT PERMIT NO. 100488
(BAHGA/GSK)
Page 7 . . .

PRELIMINARY SUBDIVISION PLAN

REZONING APPLICATION NO. 100278
DEVELOPMENT PERMIT NO. 100488
(BAHGA/GSK)
Page 8 . . .

ADDITIONAL INFORMATION:
Reference:

Owner : Bahga Enterprises Ltd.

12312 – 72 Avenue
Surrey, BC V3W 2M3

GSK Developments Ltd.

8685 – 120 Street
Delta, BC V4C 6R4

Agent: HY Engineering
200 - 9128 – 152 Street
Surrey, BC V3R 4E7

Legal Description: Lots 29 and 30 both of Section 24 Township 8

New Westminster District Plan 1578

PIDS: 004-041-593 & 012-244-848

Location: 21132 and 21180 - 77A Avenue

Area: 4.01 hectares (9.9 acres)

Existing Zoning: Suburban Residential Zone SR-2

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

R-CL(B), Residential Zone R-1A, and
Comprehensive Development Zone (CD-76)

Willoughby Community Plan: “Mixed Residential”

Yorkson Neighbourhood Plan: “Mixed Residential” permitting 8-10 units per

acre

E.S.A Designation: North Half:

061 – Willoughby and Willowbrook Area
(Rating – 3)

South Half:
062 – Tara Farms
(Rating – 1)
REZONING APPLICATION NO. 100278
DEVELOPMENT PERMIT NO. 100488
(BAHGA/GSK)
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’ (8-10 units/acre) in the “Southeast Phase” of the
Yorkson Neighbourhood Plan. The Yorkson Plan sets out a number of requirements that must
be addressed before ‘opening’ a development phase. There have been several previous
applications in the Southeast Phase that are likely to achieve final reading before this
application completes, thereby satisfying these plan requirements. However, if these existing
applications do not proceed, the applicant will be responsible for satisfying these conditions
prior to final adoption of the rezoning bylaw.

DISCUSSION/ANALYSIS:
The proponent has applied to rezone 4.01 ha (9.9 acres) of land located in the Southeast Phase
of the Yorkson Neighbourhood Plan to Residential Compact Lot Zones (R-CL(A), RCL(B)),
Residential Zone R-1A, and Comprehensive Development (CD-76) to accommodate a mixed
residential development consisting of approximately 56 single family lots and 36 attached strata
units. Included in the development proposal is the dedication of approximately 2950 m2
(31,755ft2) of greenways and open space.

Surrounding land uses include:

North: 77A Avenue and suburban residential lots zoned SR-2 and designated for Mixed
Residential;
South: Tara Farms property in the ALR but the subject of a “special study area” in the
North East Gordon Estates Neighbourhood Plan
East: 212 Street and suburban residential lots zoned Suburban Residential Zone SR-2
beyond; and
West: suburban residential lots zoned Suburban Residential Zone SR-2 and designated
for Mixed Residential in the Yorkson Neighbourhood Plan);

Density:
The Yorkson Neighbourhood Plan designates the site as “Mixed Residential”. 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”. The current proposal satisfies the density requirements of the Yorkson
Neighbourhood Plan as it results in an overall density of 10 units per acre.

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;
REZONING APPLICATION NO. 100278
DEVELOPMENT PERMIT NO. 100488
(BAHGA/GSK)
Page 10 . . .

• 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
functions as an evolving guide to development. A previous rezoning application has already
provided an advance street plan to the acceptance of the Township. The proposed development
complies with this accepted plan.

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 north of 77A Avenue (2 blocks west)
also under application. Prior to final reading the elementary school site must be secured to the
acceptance of the School District.

The Yorkson Neighbourhood currently falls within the catchment area of Willoughby Elementary
School (located on the southwest corner of 208 Street and 80 Avenue). 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 elementary schools in the Yorkson Plan
area.

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.
REZONING APPLICATION NO. 100278
DEVELOPMENT PERMIT NO. 100488
(BAHGA/GSK)
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:…

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…”

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 north of 77A Avenue (2 blocks west) also
under application. Prior to final reading the neighbourhood park site must be secured to the
acceptance of the Township.

Playing fields and playground equipment are located approximately 1 kilometre from the subject
site at the Willoughby Elementary School, and approximately 2 kilometres from the subject site
at the Willoughby neighbourhood park (located at 84 Avenue and 206 Street). Playing fields
and playground equipment will eventually be constructed on the two (2) Neighbourhood Park
and Elementary School sites to be located in the eastern phases of Yorkson (Southeast and
Northeast).

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 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.

For the attached strata portion of the site, the Development Permit guidelines will be enforced
through future Development Permit applications, at which time Council will have an opportunity
to review the form, character and siting matters prior to building permits being issued. The
Development Permit typically details the form and character of each development including
siting, access, parking, landscape, Child Friendly Amenity area, 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 requiring that the ultimate
designs for the two strata sites comply with the Mixed Residential designation of the Yorkson
Neighbourhood Plan, with respect to the requisite mix of housing types. Appropriate uses on
these sites include a mix of townhouses, stacked townhouses, manor homes and duplexes at
the ratios prescribed in the plan (at least two types of Attached Housing with no type being more
than 60% of the total number of attached units).
REZONING APPLICATION NO. 100278
DEVELOPMENT PERMIT NO. 100488
(BAHGA/GSK)
Page 12 . . .

Greenways:
As part of the project, the applicant will be required to dedicate and construct a minimum 6.0
wide street greenway (including a pathway and landscaping) along 212 Street as identified in
the Yorkson Neighbourhood Plan. Forming part of the overall neighbourhood greenway
network, the proponent will be dedicating approximately 1530 m2 (16,469 ft2) of street greenway.
In addition to the street greenway the applicant is also required to dedicate roughly 1420 m2
(15,285 ft2) of the required 4087m2 (1.0 acre) pocket park. 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 greenway and park land 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. Prior to final reading details with respect
to payment and/or compensation must be finalized.

Environmental:
The Township’s Streamside Protection Bylaw and 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 including reconstructed watercourses and compensation areas; approval of
this plan by DFO is required prior to final reading.

The Township’s Environmentally Sensitive Areas (E.S.A.) Study identifies the north half of the
lands as forming part of the Willoughby and Willowbrook area and the south half of the lands as
forming part of Tara Farms. 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.

Tree Protection/ Replacement:

An Integrated Site Design Concept (ISDC) was provided by the applicant’s consultants (Mike
Fadum and Associates, HY Engineering Ltd.) The attached strata sites will not be constructed
until a future Development Permit is granted, therefore, tree protection details will be deferred to
the DP stage for these lots. A non-disturbance restrictive covenant is to be registered against
the title of proposed Lots 29 and 57 to ensure existing trees remain until such time as a DP has
been issued for the strata sites.

The submitted tree management information for the remainder of the development site indicates
that 324 significant trees exist, of which eleven (11) are proposed to be retained. In accordance
with the Township’s Tree Protection Bylaw, a total of 213 replacement trees are required to be
planted. Of these 99 are proposed to be planted on-site and 114 off-site. In addition to the on-
site trees approximately 56 street trees (in compliance with the Township’s Boulevard
REZONING APPLICATION NO. 100278
DEVELOPMENT PERMIT NO. 100488
(BAHGA/GSK)
Page 13 . . .

Treatment and Street Tree policy) are required. Overall, 269 trees will be in place (an average
of 4.8 trees per unit) subsequent to development. Final tree retention, protection, and
replacement plans are subject to final acceptance by 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 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, three blocks to the west.

Servicing:
Servicing of the Yorkson Neighbourhood was reviewed by the Engineering Division as part of
the recently completed Yorkson Neighbourhood Plan update process. The applicant 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 Subdivision and
Development Control Bylaw, and the Erosion and Sediment Control Bylaw.

Prior to final reading the required storm water management plan for the Southeast Phase must
be provided, to the acceptance of the General Manager of Engineering. If necessary, the
proponent may choose to enter into a Development Works Agreement (DWA) with the
Township (similar to a latecomers agreement) dealing with the recovery of some front-end
servicing costs. Completion of the DWA will be required prior to final reading of the rezoning
bylaw.

Road dedications, widenings, and necessary traffic improvements including securing an

additional 1.0 metre dedication along 77A Avenue and up to a 30.4 metre dedication for 212
Street 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:
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
Director of Community Development;
b) Secure to the acceptance of Township a five (5) acre neighbourhood park site to
serve the catchment area;
c) Secure to the acceptance of the School District No. 35 a five (5) acre elementary
school site to serve the catchment area; 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 Director of Community Development;
REZONING APPLICATION NO. 100278
DEVELOPMENT PERMIT NO. 100488
(BAHGA/GSK)
Page 14 . . .

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, and Yorkson Engineering Services Plan, to the acceptance of the General
Manager of Engineering, and completion of an erosion and sediment control plan in
accordance with the Erosion and Sediment Control Bylaw to the acceptance of the General
Manager of Engineering, and greenway construction details to the acceptance of the
Manager of Parks Design and Development;
4. Provision of road dedications, widenings, and necessary traffic improvements to the
acceptance of the General Manager of Engineering including securing an ultimate 212
Street road width of 30.4metres, and an additional 1.0 metre dedication for 77A Avenue in
accordance with the Township’s Subdivision and Development Control Bylaw No. 3650 and
the Yorkson Neighbourhood Plan;
5. Provision of a minimum 6.0 metre street greenway dedication and construction along the
west side of 212 Street, in accordance with the Yorkson Neighbourhood Plan, 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;
6. Compliance with the requirements of the Yorkson Greenway Amenity Zoning Policy
including payment of applicable greenway amenity fee;
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 in accordance with the Yorkson Neighbourhood Plan and
the required overall environmental protection/compensation plan;
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 restricting local street parking to one side
only;
b) prohibiting construction on proposed Lots 55, 56, and 57 until such time as storm
and sanitary servicing can be resolved to the acceptance of the Manager of
Development Engineering;
c) requiring that the attached housing portion of the site comply with Columns A and
C of Table 4.1 of the Yorkson Neighbourhood Plan; and
d) registration of a non-disturbance restrictive covenant requiring that no vegetation
be removed or disturbed on Lots 29 and 58 (except where necessary for
installation of utilities, roads, municipal trails and fisheries works) until a
Development Permit is issued outlining tree retention, protection and
replacement details.
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 incorporate flex and universal housing; and
REZONING APPLICATION NO. 100278
DEVELOPMENT PERMIT NO. 100488
(BAHGA/GSK)
Page 15 . . .

11. Payment of applicable Neighbourhood Planning Administration fees, supplemental

Rezoning and Development Permit fees, ISDC review fee, and compliance with the
Township’s 5% Neighbourhood Park Land Acquisition Policy.

POLICY CONSIDERATIONS:
The proposed development is located in an area designated for “Mixed Residential” 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, which
allow mixed residential uses, (single family compact lots, rowhouses and townhouses) at a
density of between 8 and 10 upa. The development proposed also complies with the Township’s
Zoning Bylaw and Subdivision and Development Control Bylaw and Policy. Accordingly, staff
recommend that Council give First and Second Readings to Bylaw No. 4735 (subject to the
Eleven (11) development prerequisites); authorize issuance of the accompanying Development
Permit No. 100488 (to be issued at time of final reading of the rezoning bylaw); and authorize
staff to schedule the required Public Hearing.

Respectfully submitted,

Mike Newall
DEVELOPMENT PLANNER
for
COMMUNITY DEVELOPMENT DIVISION

ATTACHMENT A Development Permit Guidelines

ATTACHMENT B Development Permit No. 100488
REZONING APPLICATION NO. 100278
DEVELOPMENT PERMIT NO. 100488
(BAHGA/GSK)
Page 16 . . .

ATTACHMENT A

Section 1.01 4.1.2 Development Permit Area “B” – Residential

Lands identified as “Residential” on Map 4, 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:

Section 1.02 4.1.2.1 General

The following general guidelines apply to all development within Development Permit Area “B.”

Section 1.03 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.
Building Form
o Pitched roofs are required. Pitched roofs shall have architectural grade roof material,
including ridge caps and shadow lines.
 ATTACHMENT B

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

Development Permit No. 100488

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

1. NAME & ADDRESS: Bahga Enterprises Ltd.

12312 – 72 Avenue
Surrey, BC V3W 2M3

GSK Developments Ltd.

8685 – 120 Street
Delta, BC V4C 6R4

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 29 and 30 Both of Section 24 Township 8 New Westminster

District Plan 1578

CIVIC ADDRESS: 21132 and 21180 - 77A 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 ensuring that building
design and site development standards are high quality, consistent and
compatible with other lots and development in accordance with Section 4.2.1 of
the Yorkson Neighbourhood Plan.
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.

This permit shall have the force and effect of a restrictive covenant running with the land and
shall come into force on the date of an authorizing resolution passed by Council.

It is understood and agreed that the Municipality has made no representations, covenants,
warranties, guarantees, promises or agreement (verbal or otherwise) with the developer
other than those in this Permit.

This Permit shall enure to the benefit of and be binding upon the parties hereto and their
respective heirs, executors, administrators, successors and assigns.

AUTHORIZING RESOLUTION PASSED BY COUNCIL THIS ____ DAY OF ________,

2009.