B.1 CD DP Dialog Design

B.
REPORT TO
MAYOR AND COUNCIL
PRESENTED: DECEMBER 11, 2017 PUBLIC HEARING REPORT: 17-130

FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 08-10-0061
SUBJECT: DEVELOPMENT PERMIT APPLICATION NO. 100861
(DIALOG DESIGN / 19705 FRASER HIGHWAY)
PROPOSAL:
Development Permit application for construction of a
19,509 m2 (210,000 ft2) expansion on the north side of
Willowbrook Mall located at 19705 Fraser Highway. The
proposed Development Permit incorporates variances to
siting and parking provisions of Land Use Contract 74.
RECOMMENDATION SUMMARY:
That Council authorize issuance of Development Permit
No. 100861 subject to eight (8) conditions, plus eleven
(11) conditions to be completed prior to issuance of a
building permit.
RATIONALE:
The proposal is consistent with the Langley
Town Centre Plan, the Willowbrook
Community Plan, and Land Use Contract
74, with the exception of the requested
siting and parking variances.
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DEVELOPMENT PERMIT APPLICATION NO. 100861
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RECOMMENDATION:
That Council authorize issuance of Development Permit No. 100861 for construction of a
19,509 square metres (210,000 square feet) expansion on the north side of Willowbrook Mall
located at 19705 Fraser Highway, subject to the following conditions:
a. Schedule C (Schedule of On-Site Parking Requirements for Shopping Centre

Complexes) of Land Use Contract 74 as amended being varied from the higher of
5.0 stalls per 1,000 square feet of gross leaseable areas (GLA), or that ratio of
spaces to GLA required by the Ministry of Transportation and Highways to
4.25 stalls per 1,000 square feet of gross leasable area;
b. Schedule D (Building Development Requirements Shopping Centre Commercial)
of Land Use Contract 74 being varied from No building which forms part of the
shopping centre complex shall be constructed closer than 40 feet to any dedicated
municipal street to no building which forms part of the shopping centre complex
shall be constructed closer than:
i. 7.6 m (24.9 ft) from Willowbrook Drive to the northwest corner of building 1,
ii. 2.8 m (9.3 ft) from Willowbrook Drive to the north side of building 2,
iii. 2.0 m (6.5 ft) from Willowbrook Drive to the north side of building 3, and
iv. 7.8 m (25.2 ft) from Willowbrook Drive to the north side of building 4.
all as shown on Schedules J through L;
c. Building plans being in substantial compliance with Schedules A through U;
d. Landscape plans being in substantial compliance with Schedule V through AH
and the Townships Street Tree and Boulevard Planting Policy to the final
acceptance of the Township;
e. Provision of a final Tree Management Plan incorporating tree retention, replacement,
protection details, and security in compliance with the Subdivision and Development
Servicing Bylaw (Schedule I Tree Protection) to the acceptance of the Township;
f. All signage being in compliance with the Schedules O through T and the
Townships Sign Bylaw;
g. Rooftop mechanical equipment to be located so it is not visible from adjacent roads
in substantial compliance with Schedule N and screened by compatible
architectural treatments in substantial compliance with Schedule M; and,
h. All refuse areas to be located within a building in substantial compliance with
Schedule I to the acceptance of the Township.
Although not part of the Development Permit requirements, the applicant is advised that prior to
issuance of a building permit the following items will need to be finalized:
a. A Servicing Agreement being entered into with the Township to secure required road
and utility upgrades and connections in accordance with the Townships Subdivision
and Development Servicing Bylaw, to the acceptance of the Township;
b. Submission of a site specific on-site servicing and stormwater management plan in
accordance with the Subdivision and Development Servicing Bylaw, and an erosion
and sediment control plan in accordance with the Erosion and Sediment Control
Bylaw, to the acceptance of the Township;
c. Landscaping and boulevard treatment being secured by letter of credit at the Building
Permit stage;
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d. Tree retention, replacement and protection in compliance with the Townships

Subdivision and Development Servicing Bylaw (Schedule I Tree Protection) being
secured by letter of credit, including payment of associated administration fees;
e. Written confirmation from owner and landscape architect or arborist that the tree
protection fencing identified in the tree management plan is in place;
f. Provision of an exterior lighting impact plan prepared by an electrical engineer in
compliance with the provisions of the Townships Exterior Lighting Impact Policy to
the acceptance of the Township;
g. Preparation of a CPTED (Crime Prevention Through Environmental Design) report to
the acceptance of the Township and incorporation of its recommendations into the
final development design;
h. A Highways Use Permit being secured for any projections (i.e. canopies and
signage) onto municipal roads, if any to the satisfaction of the Township;
i. Registration of a restrictive covenant restricting turn movements to and from the
subject site;
j. Final approval from the Ministry of Transportation and Infrastructure; and,
k. Payment of supplemental Development Permit application fees and applicable
Building Permit administration fees.
EXECUTIVE SUMMARY:
Dialog Design has applied on behalf of the owners of Willowbrook Mall (2725312 Canada Inc.
and 2973758 Canada Inc.) for a Development Permit to allow construction of a 19,509 m2
(210,000 ft2) expansion on the north side of Willowbrook Mall located at 19705 Fraser Highway.
The development is consistent with the Townships land use policies, and in staffs opinion, with
the Development Permit guidelines of the Willowbrook Community Plan (Attachment B) and with
Land Use Contract 74 with the exception of the requested variances to siting and parking.
Issuance of Development Permit No. 100861 is recommended subject to eight (8) conditions
and eleven (11) conditions to be applied at the building permit stage.
PURPOSE:
This report is to provide information and recommendations concerning proposed Development
Permit No. 100861 for property located at 19705 Fraser Highway in the Willowbrook Community
Plan area.
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CITY OF LANGLEY
ZONING BYLAW NO. 2500
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Proposed Site Plan SUBMITTED BY APPLICANT
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Existing Site Plan SUBMITTED BY APPLICANT
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Renderings - SUBMITTED BY APPLICANT
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Renderings: SUBMITTED BY APPLICANT
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Rendering SUBMITTED BY APPLICANT
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REFERENCE:
Owner: 2725312 Canada Inc. and 2973758 Canada Inc.
Suite 1800 1055 Dunsmuir Street
Vancouver BC V7X 1B1
Applicant: Dialog Design

300 134 11th Avenue SE
Calgary AB T2G 0X5
Legal Description: Lot A, Section 10, Township 8,

New Westminster District Plan 84272
Location: 19705 Fraser Highway
Area: 19.6 ha (48.2 ac)
Existing Zoning: Land Use Contract 74 (LUC 74)
Willowbrook Community Plan: Regional Commercial
Langley Town Centre Plan: Willowbrook - Mixed Use
BACKGROUND/HISTORY:
The subject site is designated Regional Commercial in the Willowbrook Community Plan and
Mixed Use in the Langley Town Centre Plan. The subject property is regulated by Land Use
Contract 74, which permits shopping centres. Additional policy documents guiding development
of the site include the Langley Town Centre Plan (1994), the Willowbrook Pedestrian and
Bicycle Study (1998), and the Willowbrook Transit Exchange and Conceptual Area Plan (2013).
The property is designated a mandatory development permit area in the Willowbrook

Community Plan providing Council the opportunity to review the form and character of the
proposed development. Issuance of a development permit is required prior to a building permit
being issued. The Willowbrook Community Plan Development Permit Area B Commercial and
Business/Office Park and Regional Commercial/Business/Office Park and Comprehensive
Development guidelines also refer to Sections 6.2 and 6.5 of the Langley Town Centre Plan.
DISCUSSION/ANALYSIS:
The proposed development includes removal of 7,249 m2 (78,035 ft2) of existing retail space
(formerly occupied by Toys R Us and Sport Chek) from the existing Willowbrook Mall building
and construction of a 19,509 m2 (210,000 ft2) expansion in multiple buildings on the north side of
Willowbrook Mall over a new underground parkade. In accordance with Councils policy, a
rendering, site plan, and building elevations have been submitted detailing the proposed
developments form, character and siting. Proposed Development Permit No. 100861 is
included as Attachment A to this report.
Adjacent Uses:
North: Willowbrook Drive beyond which are commercial uses (Heritage Meats,
Go Bananas, TD Bank, Sandman Hotel) regulated by Land Use Contract 74;
East: Commercial uses (Royal Bank, Dollarama, Safeway) regulated by Land Use
Contract 76 or zoned Commercial Zone C-1, beyond which is 200 Street;
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South: Willowbrook Mall, regulated by Land Use Contract 74, beyond which is
Fraser Highway; and
West: Willowbrook Drive, beyond which are commercial uses regulated by Land Use
Contract 74 contained in multi-tenant buildings.
Development Permit:
The 19,509 m2 (210,000 ft2) expansion is comprised of 15 buildings of varying sizes over a new
underground parkade. According to the proponent, the project is intended to modernize
the design of the mall to respond to the changing retail market.
As shown on the site plan, the buildings at the northern edge of the project are sited to front
Willowbrook Drive with restaurant uses facing the street or architectural detailing and
landscaping treatments to provide visual interest. Between 197 Street and 198 Street fronting
Willowbrook Drive, the development includes a plaza. The plaza provides space for patios for
buildings 2 and 3 as well as informal seating opportunities carved from mounded planted areas,
sculptural art pieces and a water feature. A central, glass covered pedestrian corridor connects
the plaza to the existing mall building with traffic controlled crossings of vehicle drive aisles.
South of the plaza is a one way drive aisle with angle parking and an access to the underground
parkade. The rear facades of buildings 5 and 6 are clad in a wave patterned slatted concrete
panel. A new retail street is proposed south of buildings 5 and 6 and north of buildings 7
through 10. The buildings are designed to face the street, which is designed to accommodate
two-way traffic movements, parallel parking and sidewalks.
South of buildings 7 through 10, a new pedestrian oriented shopping area is proposed.
Buildings 7 through 10 and 11 through 15 are designed to face the pedestrian area. The
pedestrian spaces are proposed to include seating, play equipment, landscaping and art.
The project proposes to alter the existing parking lots east and west of 197 Street and
198 Street to accommodate new driveway configurations and pedestrian connections as shown
on the site plan. As well, the project includes a new design for the western entrance to the mall.
The architect's design rationale (Attachment D) indicates that:
"The architectural expression is one of warmth, welcome, and place

identification. The west coast style with its dominant roof lines, large expanses of
glass, and natural materials fits comfortably into the Langley environment and
natural surroundings. Large canopies and overhangs protect from the rain offering
the visitor a comfortable environment to experience. The warmth of the wood and
strategically applied illumination creates a sense of comfort, intimacy and
animation.
The scale of the buildings vary to create interest and provide a comfortable street
section. The north side of the high street is slightly higher than the south side to
mitigate the grade level changes on the north edge of the site but also take
advantage of the sun exposure.
The dominant glazing at the entrances and other important locations of the
expansion are treated with an organic frit pattern that provides design and aesthetic
appeal, but also screens the sun to mitigate heat gain inside the space. One glass
allows permeability, light penetration, visibility and the frit screens filter the sun.
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The high quality, natural materials give a sense of welcome and warmth that
modernizes the centre and is indicative of Langley's emergence into a desirable
urban community."
The fifteen single storey buildings step with the existing grade on the site down from
Willowbrook Drive to where the southern proposed buildings join the existing mall. The height
of each individual building varies with canopies and architectural projections defining the
roofline. All buildings include canopies that project over the retail frontages to provide weather
protection. The proposed building heights comply with LUC 74s prescribed maximum height
requirement of 15.8 m (52 ft). The proposed floor space ratio of 0.4 complies with Land Use
Contract 74s prescribed maximum floor space ratio of 0.5.
Elevations (Attachment A Schedules O through T) have been provided detailing the form,
height and massing of the proposed buildings. Typical renderings have also been provided
indicating the materials and architectural style of the buildings (Attachment A Schedules A
through E). The buildings will feature three complementary palettes of artificial and natural wood
panels, concrete panels, charcoal brick, metal panels in accent and base colours, and clear,
spandrel and fritted glazing.
Loading and garbage enclosure areas are contained within the buildings. For buildings 1 and 4,
loading docks are proposed adjacent to Willowbrook Drive. These loading bays are screened
with full height walls clad in a variety of architectural materials and vine trellises.
The rooftop mechanical equipment is proposed to be located so that it is not visible from the
street as shown in Attachment A - Schedule N and to be screened by architecturally compatible
treatments as shown conceptually in Attachment A - Schedule M. Utility items on the ground
will be integrated with landscaping or screened with architecturally compatible treatments as
shown conceptually in Attachment A - Schedule M.
Proposed variances:
The applicant is requesting two (2) variances to Land Use Contract 74 related to parking and
building siting provisions.
Parking:
Land Use Contract 74 requires the provision of parking for shopping centre complexes as
follows: the higher of 5.0 stalls per 1,000 square feet of gross leaseable area (GLA), or that
ratio of spaces to GLA required by the Ministry of Transportation and Highways. The applicant
is requesting a variance to the Land Use Contract to allow a parking requirement of 4.25 stalls
per 1,000 square feet of gross leasable area for the full site.
Required parking spaces Required parking spaces

Gross
LUC 74 requested variance Proposed
Leaseable
(5 parking spaces / 1,000 (4.25 parking spaces / parking spaces
Area
ft2 GLA) 1,000 ft2 GLA)
582,038 ft2 2,910 spaces 2,474 spaces 2,631 spaces
Staff notes that the site design currently accommodates more parking spaces than indicated in
the proposed variance. The extra spaces provide flexibility for the applicant to respond to
changes in gross leaseable area due to modifications to common spaces as the buildings are
leased and/or to address unforeseen items that may arise during detailed design.
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The applicants rationale for the parking variance is included as Attachment C to this report and
indicates the following:
The parking ratio in the Land Use Contract dates back to 1994 and does not reflect
the current parking standards for larger regional shopping centres. In many other
jurisdictions ratios for shopping centres similar to Willowbrook are between 3.0 and
4.25 per 1000 SF of GLA. For example the City of Richmond requires a ratio of
4.0/100m2 of GLA (3.7/1000SF of GLA), QuadReals Hillside Centre (similar size
mall and transit service) in Victoria has a ratio of 3.0/1000SF of GLA and Highstreet
in Abbotsford has a ratio of 4/1000SF of GLA.
The TIA submitted by Bunt & Associates, dated August 11, 2017, supports our proposed
variance and estimates that the proposed ratio will be sufficient for the property with the
exception of a 4 hour period on pre Christmas peak Saturdays. This peak pre Christmas
period demand is not unique or unusual and can be mitigated by a variety of parking
management strategies. During the peak Christmas period the shopping centre has and
will continue to offer management strategies such as limiting / restricting employee
parking, on site personnel to direct and control key intersections and valet parking to
increase parking capacity.
In support of this variance, the proposed development incorporates several elements to

support alternative modes of transportation including:
Integration of a significant on site Transit exchange in the south west parking area.
Pedestrian connections are incorporated in the design to provide strong linkage from
the exchange to the shopping centre. The design for the transit exchange has been
reviewed by TransLink and integrates with the future Rapid Transit Station to be
located in this general area.
Integration of the on site TransLink community shuttle bus with the pedestrian realm of
the outdoor retail expansion.
Provision of dedicated bicycle lanes on the property that connect to the existing
Township of Langley bicycle lanes on 197th.
Enhanced bicycle parking facilities including indoor secure storage for shopping centre
employees and staff.
Enhanced pedestrian realm along Willowbrook Drive and throughout the Shopping
Centre to provide safe comfortable connections from the adjacent communities.
The mall administration is also reviewing the advantages of offering preferred parking
for carpooling.
Building Siting:
Land Use Contract 74 requires that any building which forms part of the shopping centre
complex must be constructed a minimum of 12 metres (40 feet) from any dedicated municipal
street. To achieve the objectives of the Willowbrook Community Plan around creating an active
street frontage on Willowbrook Drive, the applicant proposes the following siting requiring
variances to Land Use Contract 74:
a. 7.6 m (24.9 ft) from Willowbrook Drive to the northwest corner of building 1
b. 2.8 m (9.3 ft) from Willowbrook Drive to the north side of building 2
c. 2.0 m (6.5 ft) from Willowbrook Drive to the north side of building 3
d. 7.8 m (25.2 ft) from Willowbrook Drive to the north side of building 4
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The buildings on either side of the plaza (buildings 2 and 3) are designed to face Willowbrook
Drive with active street frontages, clear glazing and entrance doors. The buildings at the
eastern and western extents of the proposed development (buildings 1 and 4) achieve the siting
objectives of the Willowbrook Community Plan and provide visual interest through a
combination of architectural treatments including spandrel glazing, variation in finish materials,
and landscaping.
The applicants rationale for the requested siting variance is included as Attachment C to this
report and indicates the following:
We understand that it is the direction of Council through existing policy that

Willowbrook Drive transform into a more vibrant street with pedestrian oriented retail
and potential residential above. This direction requires a relaxation of the existing
40 setback outlined in the Land Use Contract to allow the buildings to be located
closer to the property line.
The proposed expansion balances the desire to locate and animate buildings along
Willowbrook Drive and the need to create a variety of retail and pedestrian
experiences to complement and support the existing enclosed shopping centre.
Buildings that are unable to have entrances or windows, due to tenant constraints
and/or grading, are located a minimum of 24.9 (7.6M) from the property. This allows
for enhanced landscaping in addition to the articulated building faades. Buildings
that are designed with glazing and have the potential for entrances along
Willowbrook Drive are located in close proximity to the property line to reinforce the
connectivity to the street and new public realm.
In addition we propose to enhance to pedestrian and visual experience along

Willowbrook. In consultation with administration, on the Public realm we
incorporated a new 3M sidewalk that is separated from Willowbrook drive by a
2M boulevard. We will reinforce the new public trees by providing addition
landscape buffer on private property with matching trees. This new walk, flanked by
double row of trees greatly enhances the pedestrian experience around the property
and improves the linkages into the surrounding communities.
Signage:
Fascia signage is proposed at various locations on the exterior of the buildings. The proposed
signage is illustrated in Attachment A Schedules A through E of the Development Permit as
well as the building elevations (Attachment A - Schedules O through T), and is required to
comply with the Townships Sign Bylaw. Existing freestanding signage is proposed to be
retained as shown on the site plan (Attachment A Schedule G).
Access and Parking:

Currently, there are four driveway accesses to the site from Willowbrook Drive (across from
Superstore (1), at 197 Street (3), at 198 Street (2) and on the west side of the site (4)). The
existing access from 200 Street in the east via adjacent properties is unchanged. The existing
indirect connection through the site from east to west is maintained via the creation of a new
shopping street with parallel parking (6).
The access across from Superstore (1) will provide access only to the proposed underground
parkade and will be modified to restrict left turn movements from the Willowbrook Mall site to
Willowbrook Drive. A restrictive covenant limiting access is included as a condition of the
Development Permit.
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The 197 Street (3) and 198 Street (2) accesses are proposed to be modified to include
sidewalks and landscaping on both sides of the drive aisles in a space approximately 6m from
curb to building. The 197 Street (3) driveway is also proposed to be modified to include bike
lanes connecting to the existing bike lanes on 197 Street north of Willowbrook Drive.
A new, full movement access to the site is proposed to be added on the west side of the site (5).
This access will provide access to the underground parking, and include bike lanes, sidewalks
and landscaping. A signal will be added at the intersection of the access with Willowbrook
Drive. An existing driveway on the west side of Willowbrook Drive will be modified to align with
the new, signalized intersection.
The existing access on the west side of the site (4) is proposed to be modified to restrict the
movements to right in right out only. The access modification has been designed in consultation
with TransLink to provide for ongoing bus movements. Modification of this access will include
median works on Willowbrook Drive.
(3) (2) (1)
(6)
(5) (6)
(4)
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The parking lots will be reconfigured as shown in Attachment A - Schedules G through L to

accommodate the revised accesses to the site, improved pedestrian and bicycle movements
and landscaping.
The applicant proposes significant improvements to the pedestrian connectivity across the site
by adding sidewalks through the existing parking areas north of the existing mall, on both sides
of the driveway entrances, and through the shopping area as shown in Schedule A
Attachment H.
The subject development application, including access and parking, has been reviewed and
granted preliminary approval by the Ministry of Transportation and Infrastructure (MOTI). Final
concurrence from MOTI is a condition of the building permit.
Tree Protection/Replacement:
122 significant trees were identified on that portion of the overall site affected by the
development proposal, primarily in the parking lots. Thirteen (13) trees are proposed to
be retained. In accordance with the Subdivision and Development Servicing Bylaw
(Schedule I - Tree Protection), 606 replacement trees are required to be either planted onsite
or otherwise in accordance with the Subdivision and Development Servicing Bylaw
(Schedule I Tree Protection). The applicant is proposing to plant 375 trees on the subject
site and 44 street trees. Final tree retention, protection, and replacement plans are subject to
the final acceptance of the Township at time of building permit.
Landscaping:
The on-site landscape plan proposes tree, low shrub, grass and groundcover plantings adjacent
to buildings and throughout the parking area. Vine covered trellises/green screens are
proposed on the west elevation of building 1 and north elevation of building 4 to provide visual
interest to the walls created to screen the loading areas. The Willowbrook Mall frontage of the
site is proposed to be redeveloped with a 2m front boulevard including street trees, a 3m wide
concrete sidewalk and plantings in the back boulevard and adjacent to the buildings. The
applicant proposes a plaza in between buildings 2 and 3 (197 and 198 Streets) which provides
space for social gathering and patios. Final acceptance of the landscape plans is a condition of
the Development Permit.
Servicing:
Full urban services front the subject site. As a condition of building permit, the applicant will be
required to enter into a Servicing Agreement with the Township to secure off-site improvements,
including driveway accesses and intersection and boulevard improvements on Willowbrook
Drive, and service connections to the satisfaction of the Township. Prior to work commencing on
the site, site-specific servicing and stormwater management plans (including detention /
infiltration) must be submitted in accordance with the Townships Subdivision and Development
Servicing Bylaw to the acceptance of the Township. In addition, an erosion and sediment
control plan is required in accordance with the Erosion and Sediment Control Bylaw to the
acceptance of the Township.
Transit:
Community shuttle route C64 is available through the Willowbrook Mall site. This bus service
will be maintained during construction and as part of the improvements to the site. Bus routes
are also available on Fraser Highway (501, 502, 503), Willowbrook Drive (501) and 64 Avenue
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(395, 364, C70). TransLink is currently working on plans to extend rapid transit service to
Langley via Fraser Highway with a station planned at the southern end of the Willowbrook Mall
site. The construction proposed on the north side of the mall by the subject development does
not affect the future development of the rapid transit station on the south side of the mall.
Exterior Lighting:
Council adopted an Exterior Lighting Impact Policy in 2004 intended to address concerns
regarding off-site lighting impacts from commercial and industrial development located within
150 metres from residential and rural properties. The subject site is located approximately
100 metres from residential properties to the north and is therefore subject to the conditions of
the policy. Provision of an exterior lighting impact plan is required as a condition of the building
permit.
Environment:
The Townships Sustainability Charter includes environmental objectives to protect and enhance
rivers, streams, wildlife habitats and environmentally sensitive areas in the Township. These
environmental objectives are supported by policy and guidance outlined in the Townships
Environmentally Sensitive Areas Study, Wildlife Habitat Conservation Strategy, Schedule 3 of
the Township OCP, Erosion and Sediment Control Bylaw, and Subdivision and Development
Servicing Bylaw (Schedule I Tree Protection) which promote sound environmental
management practices and outline Township environmental performance expectations. The
provision of stormwater management and sediment control measures and compliance with the
Townships Subdivision and Development Servicing Bylaw (Schedule I Tree Protection)
satisfies the objectives of the Sustainability Charter. There are no watercourses on the subject
site.
POLICY CONSIDERATIONS:
The proposed development complies with the sites Land Use Contract 74 provisions and the
Willowbrook Community Plan Development Permit Area B provisions with the exception of the
requested siting and parking variances.
With regards to siting, the proposed siting achieves the objectives of the Willowbrook
Community Plan of enhancing the streetscape on Willowbrook Drive through the placement of
street facing buildings. This objective is also supported by the public realm improvements
proposed, including installation of a 3m wide sidewalk separated from traffic by a boulevard
planted with street trees.
With regards to parking, the applicants rationale indicates that the proposed parking is sufficient
for the proposed development except during the pre-Christmas peak period. The applicant has
proposed transportation demand measures to address this anticipated shortfall. The proposal
also includes onsite pedestrian realm and cycling facility improvements to encourage alternative
access to the mall site. In addition, the applicant has ensured that the current design allows for
the continued operation of existing TransLink bus routes through the site and does not limit the
future development opportunities related to anticipated future rapid transit at the southern extent
of the site.
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Council consideration of the Development Permit must be based on the form, character and
siting of the proposal. Staff recommend that Development Permit No. 100861 be considered
subject to the eight (8) conditions outlined in the Development Permit (and the eleven
(11) conditions noted at the time of building permit). Staff have notified adjacent property
owners that this Development Permit application is being considered at the December 11, 2017
meeting, and they may attend and speak to the matter should they deem it necessary.
Respectfully submitted,
Teresa Hanson
SENIOR DEVELOPMENT PLANNER
for
COMMUNITY DEVELOPMENT DIVISION
ATTACHMENT A Development Permit No. 100861 text and Schedules A through AH
ATTACHMENT B Excerpt from the Willowbrook Community Plan - Development Permit

Area B Guidelines and Excerpt from the Langley Town Centre Plan
ATTACHMENT C Applicant Parking and Siting Variance Rationale
ATTACHMENT D Applicant Design Rationale
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ATTACHMENT A
THE CORPORATION OF THE TOWNSHIP OF LANGLEY
Development Permit No. 100861
This Permit is issued this __________day of _________________, 2017 to:
1. Name: 2725312 / 2725312 Canada Inc.
Address: 1800 1055 Dunsmuir Street

Vancouver, BC V7X 1B1
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 A Section 10 Township 8 New Westminster District

Plan 84272
CIVIC ADDRESS: 19705 Fraser Highway
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. Schedule C (Schedule of On-Site Parking Requirements for Shopping Centre

Complexes) of Land Use Contract 74 as amended being varied from the higher of 5.0
stalls per 1,000 square feet of gross leaseable areas (GLA), or that ratio of spaces to
GLA required by the Ministry of Transportation and Highways to 4.25 stalls per 1,000
square feet of gross leasable area;
b. Schedule D (Building Development Requirements Shopping Centre Commercial) of
Land Use Contract 74 being varied from No building which forms part of the shopping
centre complex shall be constructed closer than 40 feet to any dedicated municipal
street to no building which forms part of the shopping centre complex shall be
constructed closer than:
i. 7.6 m (24.9 ft) from Willowbrook Drive to the northwest corner of building 1,
ii. 2.8 m (9.3 ft) from Willowbrook Drive to the north side of building 2,
iii. 2.0 m (6.5 ft) from Willowbrook Drive to the north side of building 3, and
iv. 7.8 m (25.2 ft) from Willowbrook Drive to the north side of building 4.
all as shown on Schedules J through L;
c. Building plans being in substantial compliance with Schedules A through U;
d. Landscape plans being in substantial compliance with Schedule V through AH and
the Townships Street Tree and Boulevard Planting Policy to the final acceptance of the
Township;
e. Provision of a final Tree Management Plan incorporating tree retention, replacement,
protection details, and security in compliance with the Subdivision and Development
Servicing Bylaw (Schedule I Tree Protection) to the acceptance of the Township;
f. All signage being in compliance with the Schedules O through T and the Townships
Sign Bylaw;
g. Rooftop mechanical equipment to be located so it is not visible from adjacent roads in
substantial compliance with Schedule N and screened by compatible architectural
treatments in substantial compliance with Schedule M; and,
h. All refuse areas to be located within a building in substantial compliance with Schedule
I to the acceptance of the Township.
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B.1
DEVELOPMENT PERMIT NO. 100861
(2725312 / 2973758 CANADA INC. / 19705 FRASER HIGHWAY)
Page 2 . . .
Although not part of the Development Permit requirements, the applicant is advised that
prior to issuance of a building permit the following items will need to be finalized:
a. A Servicing Agreement being entered into with the Township to secure required road
and utility upgrades and connections in accordance with the Townships Subdivision
and Development Servicing Bylaw, to the acceptance of the Township;
b. Submission of a site specific on-site servicing and stormwater management plan in
accordance with the Subdivision and Development Servicing Bylaw, and an erosion and
sediment control plan in accordance with the Erosion and Sediment Control Bylaw, to
the acceptance of the Township;
c. Landscaping and boulevard treatment being secured by letter of credit at the Building
Permit stage;
d. Tree retention, replacement and protection in compliance with the Townships
Subdivision and Development Servicing Bylaw (Schedule I Tree Protection) being
secured by letter of credit, including payment of associated administration fees;
e. Written confirmation from owner and landscape architect or arborist that the tree
protection fencing identified in the tree management plan is in place;
f. Provision of an exterior lighting impact plan prepared by an electrical engineer in
compliance with the provisions of the Townships Exterior Lighting Impact Policy to the
acceptance of the Township;
g. Preparation of a CPTED (Crime Prevention Through Environmental Design) report to
the acceptance of the Township and incorporation of its recommendations into the final
development design;
h. A Highways Use Permit being secured for any projections (i.e. canopies and signage)
onto municipal roads, if any to the satisfaction of the Township;
i. Registration of a restrictive covenant restricting turn movements to and from the subject
site;
j. Final approval from the Ministry of Transportation and Infrastructure; and,
k. Payment of supplemental Development Permit application fees and applicable Building
Permit administration fees.
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 ________, 2017.
B.1 - Page 21
B.1
DEVELOPMENT PERMIT NO. 100861
(2725312 / 2973758 CANADA INC. / 19705 FRASER HIGHWAY)
Page 3 . . .
Attachments:
SCHEDULE A Renderings
SCHEDULE B Renderings
SCHEDULE C Renderings
SCHEDULE D Renderings
SCHEDULE E Renderings
SCHEDULE F Renovated Mall Entrance
SCHEDULE G Site Plan
SCHEDULE H Proposed Pedestrian And Bike Circulation Plan
SCHEDULE I Proposed Waste Management Strategy Plan
SCHEDULE J Enlarged Site Plan West
SCHEDULE K Enlarged Site Plan Northwest
SCHEDULE L Enlarged Site Plan Northeast
SCHEDULE M Screening Details
SCHEDULE N Site Sections with Acceptable RTU Locations
SCHEDULE O Building Elevations
SCHEDULE P Building Elevations
SCHEDULE Q Building Elevations
SCHEDULE R Building Elevations
SCHEDULE S Building Elevations
SCHEDULE T Building Elevations
SCHEDULE U Colour and Materials Board
SCHEDULE V Tree Management Plan
SCHEDULE W Landscape Site Plan
SCHEDULE X Landscape Materials
SCHEDULE Y Landscape Materials
SCHEDULE Z Landscape Materials
SCHEDULE AA Landscape Materials
SCHEDULE AB Landscape Materials
SCHEDULE AC Planting Plan Detail
SCHEDULE AD Planting Plan Detail
SCHEDULE AE Planting Plan Detail
SCHEDULE AF Planting Plan Detail
SCHEDULE AG Planting Plan Detail
SCHEDULE AH Site Furniture
B.1 - Page 22
B.1
SCHEDULE A
RENDERINGS
B.1 - Page 23
B.1
SCHEDULE B
RENDERINGS
B.1 - Page 24
B.1
SCHEDULE C
RENDERINGS
B.1 - Page 25
B.1
SCHEDULE D
RENDERINGS
B.1 - Page 26
B.1
SCHEDULE E
RENDERINGS
B.1 - Page 27
B.1
SCHEDULE F
RENOVATED MALL ENTRANCE
B.1 - Page 28
B.1
SCHEDULE G
SITE PLAN
B.1 - Page 29
B.1
SCHEDULE H
PROPOSED PEDESTRIAN AND BIKE CIRCULATION PLAN
B.1 - Page 30
B.1
SCHEDULE I
PROPOSED WASTE MANAGEMENT STRATEGY PLAN
B.1 - Page 31
B.1
SCHEDULE J
ENLARGED SITE PLAN WEST
B.1 - Page 32
B.1
SCHEDULE K
ENLARGED SITE PLAN NORTHWEST
B.1 - Page 33
B.1
SCHEDULE L
ENLARGED SITE PLAN NORTHEAST
B.1 - Page 34
B.1
SCHEDULE M
SCREENING DETAILS
B.1 - Page 35
B.1
SCHEDULE N
SITE SECTIONS WITH ACCEPTABLE RTU LOCATIONS
B.1 - Page 36
B.1
SCHEDULE O
BUILDING ELEVATIONS
B.1 - Page 37
B.1
SCHEDULE P
BUILDING ELEVATIONS
B.1 - Page 38
B.1
SCHEDULE Q
BUILDING ELEVATIONS
B.1 - Page 39
B.1
SCHEDULE R
BUILDING ELEVATIONS
B.1 - Page 40
B.1
SCHEDULE S
BUILDING ELEVATIONS
B.1 - Page 41
B.1
SCHEDULE T
BUILDING ELEVATIONS
B.1 - Page 42
B.1
SCHEDULE U
COLOUR AND MATERIALS BOARD
B.1 - Page 43
B.1
SCHEDULE V
TREE MANAGEMENT PLAN
B.1 - Page 44
B.1
SCHEDULE W
LANDSCAPE SITE PLAN
B.1 - Page 45
B.1
SCHEDULE X
LANDSCAPE MATERIALS
B.1 - Page 46
B.1
SCHEDULE Y
LANDSCAPE MATERIALS
B.1 - Page 47
B.1
SCHEDULE Z
LANDSCAPE MATERIALS
B.1 - Page 48
B.1
SCHEDULE AA
LANDSCAPE MATERIALS
B.1 - Page 49
B.1
SCHEDULE AB
LANDSCAPE MATERIALS
B.1 - Page 50
B.1
SCHEDULE AC
PLANTING PLAN DETAIL
B.1 - Page 51
B.1
SCHEDULE AD
B.1 - Page 52
B.1
SCHEDULE AE
B.1 - Page 53
B.1
SCHEDULE AF
B.1 - Page 54
B.1
SCHEDULE AG
B.1 - Page 55
B.1
SCHEDULE AH
SITE FURNITURE
B.1 - Page 56
WILLOWBROOK COMMUNITY PLAN EXCERPT B.1
Attachment B
o Building entrances shall be designed to provide adequate weather
protection by incorporating awnings, canopies, porte-cocheres or other
architectural elements.
o Internal sidewalks connecting building entrances to the public sidewalk
system shall be provided to allow for easy pedestrian circulation.
Parking should be located within buildings or in underground parkades.
Surface parking may be provided for visitors only, and should be in public view
and easily accessible near the main building entrance. All parking spaces
allocated for persons with disabilities should be located as close as possible to
building entrances. Underground parking facility access should be, wherever
possible, located to the rear or side of buildings and visually de-emphasized.
Parking should be integrated into the overall development architecturally and
in consideration of pedestrian movement.
Garbage and recycling areas should be conveniently located for resident use
and located ideally within the building or parkade, but not within any building
setback areas.
Public and private amenity spaces and facilities should be provided to
enhance livability in and around mid-rise and high-rise developments. Indoor
amenity space is encouraged and shall include a multi-purpose facility
designed to accommodate a variety of activities. The amenity space should
be linked directly to outdoor amenities and public walkways as well as
integrated with the active rooftop requirement. Building height and massing
shall be in proportion to adjacent open space.
Crime Prevention through Environmental Design (CPTED), Child Friendly
principles, and public art should be incorporated into the design of all
buildings, parking areas and site development plans.
To reduce the overall environmental impact and urban heat island effect of
high density developments, emerging sustainable technologies like
geothermal heating, water recycling and/or green roofs, and environmental
construction certifications like LEED or Built Green must be pursued.
The use of significant landscaping including green walls and roofs is
encouraged to lessen the visual impact of high density developments.
Storage and change facilities should be provided within buildings where
appropriate to accommodate clothing and equipment such as bikes and
scooters to promote accessible commuting and recreational opportunities.
To facilitate transit, all high-rise development should be concentrated around
(within 250 metres (820 feet) of) key arterial intersection nodes and within 400
metres (1312 feet) (walking distance) of transit routes.
4.3 Development Permit Area B - Commercial and Business/Office Park and

Regional Commercial/Business/Office Park
and Comprehensive Development
#3846
22/03/99
Commercial and Business/Office Park and Regional Commercial/Business/Office Park
#4457
23/08/07
and Comprehensive Development areas are designated a development permit area
#5010
12/12/16
under Section 488 (1) (f) of the Local Government Act to establish objectives and provide
- 12 - B.1 - Page 57
B.1
guidelines for the form and character of development. This area is shown as
Development Permit Area B on Map 3.
The objective of this development permit area is to encourage the development of an

attractive and functional commercial and business area. The development permit area
guidelines for this area are:
4.3.1 New development should be designed to integrate with and be compatible with
existing development with respect to siting of buildings, exterior finish and design
of buildings, landscaping and design of parking areas.
4.3.2 Building elevations that are visible from adjacent roads or properties shall be
finished and treated similarly to the front elevation.
4.3.3 Buildings should be designed and sited to maximize sun exposure to adjacent
roads and properties.
4.3.4 Signs should be designed so that they are compatible with buildings on the site.
Sign design should also be co-ordinated and compatible with signage on adjacent
properties to establish a unified and attractive commercial area.
4.3.5 For properties adjacent to 200 Street, coordination of access and interconnection
of parking areas and driveways between adjacent properties will be encouraged
as access from 200 Street will be limited to right turns only. Acquisition of
sufficient property to allow access from roads other than 200 Street shall be
encouraged.
4.3.6 Parking areas are not encouraged to be located adjacent to arterial or collector
roads. Where parking areas are located adjacent to roads, they shall be screened
by means of landscaping, berming or low decorative fences or walls. Attention
shall be paid to landscaping within parking lots, especially where residential views
extend or will extend over the parking area.
4.3.7 Landscaping shall be required to enhance the appearance of the development

and to screen buildings, parking, and loading areas and garbage containers from
abutting residential development and adjacent roads. A 5 metre wide landscaping
area and a fence shall be provided along abutting lots designated for residential
development. Fences should be aesthetically designed and reflect adjacent
residential building character where applicable. Commercial areas adjacent to
200 Street between 64 and 68 Avenue shall provide a 5 m wide landscaping area
adjacent to 200 Street. Garbage containers should be incorporated into the
building design and screened. All areas not covered by buildings, structures,
roads and parking areas shall be landscaped. A landscaping plan shall be
submitted as part of a development permit application.
- 13 - B.1 - Page 58
B.1
#3362
11/04/94
4.3.8 The provisions of Sections 6.2 and 6.5 of "Langley Official Community Plan Bylaw
1979 No. 1842 Amendment (Langley Town Centre Plan) Bylaw 1994 No. 3361"
shall be considered as development guidelines for this area.
4.4 Development Permit Area C - Industrial/Business Park

#5010
12/12/16 The Industrial/Business Park area is designated a development permit area under
Section 488 (1) (f) of the Local Government Act to establish objectives and provide
guidelines for the form and character of development. This area is shown as
Development Permit Area C on Map 3.
The objective of this development permit area is to encourage the development of an

attractive industrial/business park and reduce conflicts with adjacent uses. The
development permit area guidelines for this area are:
4.4.1 New development should be designed to integrate with and be compatible with
existing development with respect to siting, exterior finish and design of buildings
and landscaping.
4.4.2 Building elevations that are visible from adjacent roads or properties shall be
finished and treated similarly to the front elevation.
4.4.3 Buildings should be designed and sited to maximize sun exposure to adjacent
roads and properties.
4.4.4 Signs should be designed so that they are compatible with buildings on the site.
Sign design should also be co-ordinated with and compatible with signage on
adjacent properties to establish a unified and attractive industrial/business park
area.
4.4.5 Landscaping shall be required to enhance the appearance of the development

and to screen buildings and parking, loading and storage areas from abutting
residential development and adjacent roads. A 5 metre wide landscaping area
and a fence shall be provided along abutting lots designated for residential
development. Landscaping shall also be provided within parking lots and around
garbage containers. All areas not covered by buildings, roads and parking shall
be landscaped. A landscaping plan shall be submitted as part of a development
permit application.
#3362 4.4.6 The provisions of Section 6.5 of the "Langley Official Community Plan Bylaw 1979
11/04/94
No. 1842 Amendment (Langley Town Centre Plan) Bylaw 1994 No. 3361" shall be
considered as development guidelines for this area."
4.5 Development Permit Area D - Conservation Areas

Deleted by
#4485
27.03.06
- 14 - B.1 - Page 59
LANGLEY TOWN CENTRE PLAN EXCERPT B.1
LANGLEY TOWN CENTRE PLAN Page 34
6.2 WILLOWBROOK CORE
The overall objective of the urban design guidelines for the Willowbrook Core area is to create a more
"urban" pattern of development. This will mean a gradual restructuring of the shopping centre
surrounded by surface parking to a new set of streets bordered by infill development.
1. Introduce a finer pattern of streets into the existing area, breaking up the large parking lots into
development sites for future building infill.
2. As the density of development increases, parking should increasingly be in structure, not in

surface lots.
3. Encourage infill development to create street frontages with surface or structured parking
behind, not in front of, the new buildings.
4. Ensure that the ground floor of new development includes retail or other public-oriented use
facing the street frontages.
5. Encourage multifamily residential development, particularly 'in the north section of

Willowbrook, in mixed-use or exclusively residential buildings.
6. Any new development on 200th Street should be built closer to the fronting property line, with
a landscaped setback of five metres and with parking behind the development.
B.1 - Page 60
B.1
7. Develop a civic square, centrally located and approximately one-half acre in size, as a focus for
pedestrian activity in the Willowbrook Core. Commercial space around the square should be
occupied by uses that will animate the area, such as retail and restaurant. This square could be
achieved as part of the next major commercial development in Willowbrook.
8. Encourage a mix of building types and heights but also establish some unifying urban design
and architectural elements, such as building lines, continuous retail frontage, pedestrian - cover,
building materials, and landscaping treatment.
9. Implement coordinated public streetscape improvements such as paving, lighting, tree planting
and furnishings throughout the Willowbrook area.
B.1 - Page 61
B.1
6.5 MUFFORD INDUSTRIAL AREA AND WILLOWBROOK BUSINESS PARK/OFFICE

AREA
This sub-area is seen as a mix of office and good quality light industrial users in a business park setting.
1. Encourage street-fronting buildings in this area with ground floor glazing facing the street to
provide visual interest. Parking and loading should mainly be in the rear, but it is acknowledged
that businesses will want some parking in front.
2. Where parking needs to be in front, require a five metre landscaping buffer strip between the
property line and the parking.
3. Establish a streetscape strategy with uniform lamp standards and one or more preferred tree types,
to be planted along property lines by site developers and owners.
4. The ready-mix concrete plant at 20574 Mufford Crescent (Lot 63 and 65, Plan 2466) is
acknowledged as an existing heavy industrial use with potential for redevelopment and upgrading
in the future as a continuing heavy industrial use.
B.1 - Page 62
B.1
Attachment C
November 29, 2017
Ms. Teresa Hanson

Senior Development Planner
Township of Langley
20338 65 Avenue
Langley, BC
Re: Willowbrook Shopping Centre Expansion

Our File: 03384C02
Dear Ms. Hanson:
Further to our recent meeting, we reviewed the two variances requested in our application
and offer the following clarifications and rationale.
BUILDING SETBACK VARIANCE:
The setbacks from the property line along Willowbrook drive are as follows:
Building 1
15.2m (49.8 Ft) on the West along Willowbrook Drive

7.6m (24.9 Ft) on the North West Corner
15.2m (55.4 Ft) on the North along Willowbrook Drive
Building 2
Building 3
Building 4
The Land Use Contract requires a setback of 40, therefore a variance is required for the
above buildings with the exception of the north and west face of Building 1.
B.1 - Page 63
B.1
Ms. Teresa Hanson
Township of Langley
Our File: 03384C02
November 29, 2017
Page 2
Our rationale for the setback variance is as follows:
We understand that is the direction of Council through existing policy that Willowbrook Drive
transform into a more vibrant street with pedestrian oriented retail and potential residential
above. This direction requires a relaxation of the existing 40 setback outlined in the Land
Use Contract to allow the buildings to be located closer to the property line.
The proposed expansion balances the desire to locate and animate buildings along
Willowbrook Drive and the need to create a variety of retail and pedestrian experiences to
compliment and support the existing enclosed shopping centre. Buildings that are unable to
have entrances or windows, due to tenant constraints and/or grading, are located a
minimum of 24.9 (7.6M) from the property. This allows for enhanced landscaping in
addition to the articulated building faades. Buildings that are designed with glazing and
have the potential for entrances along Willowbrook Drive are located in close proximity to
the property line to reinforce the connectivity to the street and new public realm.
In addition we propose to enhance to pedestrian and visual experience along Willowbrook.

The existing 1.5M sidewalk located along the edge of Willowbrook Drive. In consultation
with administration, on the Public realm we incorporated a new 3M sidewalk that is
separated from Willowbrook drive by a 2M boulevard. We will reinforce the new public tress
by providing addition landscape buffer on private property with matching trees. This new
walk, flanked by double row of trees greatly enhances the pedestrian experience around the
property and improves the linkages into the surrounding communities.
PARKING VARIANCE:
As per our application and supporting TIA submitted by Bunt & Associates on August 11,
2017, we are looking for a parking variance from the 5.0 cars per 1,000 SF Gross Leasable
Area (GLA) in the Land Use Contract to a ratio of 4.25 cars per 1,000 SF of Gross Leasable
Area.
The following table summarizes the parking statistics related to the portion of the property
under the jurisdiction of the Township of Langley and the existing Land Use Contract 74.
Gross Leasable Parking under LUC Parking under proposed Parking Provided1
Area at 5 / 1000 SF variance of 4.25 /1000 SF
582,038 SF 2,910 Stalls 2,474 Stalls 2,631 Stalls
1 The drawings currently indicate more parking than the requested variance parking to
allow for any loss of stalls due to unforeseen items that may arise during the detail
drawings or change in GLA due to modifications in common area or exiting as the
buildings are leased.
B.1 - Page 64
B.1
Ms. Teresa Hanson
Township of Langley
Our File: 03384C02
November 29, 2017
Page 3
Our Rationale for the variance is as follows.
The parking ratio in the Land Use Contract dates back to 1994 and does not reflect the
current parking standards for larger regional shopping centres. In many other jurisdictions
ratios for shopping centres similar to Willowbrook are between 3.0 and 4.25 per 1000 SF of
GLA. For example the City of Richmond requires a ratio of 4.0/100m2 of GLA (3.7/1000SF
of GLA), QuadReals Hillside Centre (similar size mall and transit service) in Victoria has a
ratio of 3.0/1000SF of GLA and Highstreet in Abbotsford has a ratio of 4/1000SF of GLA.
The TIA submitted by Bunt & Associates, dated August 11, 2017, supports our proposed
variance and estimates that the proposed ratio will be sufficient for the property with the
exception of a 4 hour period on pre Christmas peak Saturdays. This peak pre Christmas
period demand is not unique or unusual and can be mitigated a variety parking
management strategies. During the peak Christmas period the shopping centre has and will
continue to offer management strategies such as limiting / restricting employee parking, on
site personnel to direct and control key intersections and valet parking to increase parking
capacity.
In support of this variance, the proposed development incorporates several elements to

support alternative modes of transportation including:
Integration of a significant on site Transit exchange in the south west parking area.
Pedestrian connections are incorporated in the design to provide strong linkage from
the exchange to the shopping centre. The design for the transit exchange has been
reviewed by TransLink and integrates with the future Rapid Transit Station to be
located in this general area.
Integration of the on site TransLink community shuttle bus with the pedestrian realm
of the outdoor retail expansion.
Provision of dedicated bicycle lanes on the property that connect to the existing
Township of Langley bicycle lanes on 197th.
Enhanced bicycle parking facilities including indoor secure storage for shopping
centre employees and staff.
Enhanced pedestrian realm along Willowbrook Drive and through out the Shopping
Centre to provide safe comfortable connections from the adjacent communities.
The mall administration is also reviewing the advantages of offering preferred

parking for carpooling.
B.1 - Page 65
B.1
Ms. Teresa Hanson
Township of Langley
Our File: 03384C02
November 29, 2017
Page 4
Please do not hesitate to contact me if you have any further questions or concerns.
Respectfully,
DIALOG BC Architecture Engineering Interior Design Planning Inc.

Per:
David Miner, MAIBC AAA SAA OAA

Principal
B.1 - Page 66
W I L L O W B R O O K
SHOPPING CENTRE
CONCEPT PLAN BOOK
ISSUED FOR
TOWNSHIP OF LANGLEY
AS PART OF
DEVELOPMENT PERMIT APPLICATION
RESUBMISSION 20 17 .08 .14 .

PROJECT# 03384C01
Attachment D
B.1
QUADREAL | DIALOG
B.1 - Page 67
TA BLE OF C ON TEN TS
1. PURPOSE + SCOPE 03
2. EXISTING SITE CONTEXT 05

LOCATION
LANDUSE
EXISTING CONDITIONS
3. GUIDING POLICIES + PRINCIPLES 10
4. PLANNING + DESIGN CONCEPT 12

DESIGN RATIONALE
PLANNING INTERVENTIONS
VISION PLAN
PROPOSED SITE PLAN
VEHICULAR CONNECTIONS
TRANSIT CONNECTIONS
PEDESTRIAN CONNECTIONS
ARCHITECTURAL DESIGN
5. BUILDING ELEVATIONS 35
6. SUSTAINABILITY INITIATIVES 62
7. LANDSCAPE DESIGN + PUBLIC REALM 64

LANDSCAPE PLANS
PLANTING CONCEPT
SITE FURNISHINGS
WAYFINDING CONCEPT
B.1
B.1 - Page 68
PURPOSE + SC OPE
The following document represents a Master Concept Plan for the comprehensive
redevelopment of Willowbrook Mall. It is submitted to the Township of Langley as part of
the Development Permit Application for review.
1
This document provides direction on the proposed site design, internal street network,
connections to existing and proposed municipal links, on-site public amenities and
landscaping, building massing, and architectural expression.
B.1
PURPOSE AND SCOPE

3
WILLOWBROOK SHOPPING CENTRE - DP RESUBMISSION 31 JULY 2017
B.1 - Page 69
REGI ON A L CO N TEXT
W E S T VA N C O U VER
N ORTH VA N C OU VER
C O Q U I TLA M
VA N C O U VE R
B U RN A B Y
M A P LE RI DGE
S U RREY
RI C HM O N D
FORT LA N GLEY
PR OJ E CT
AREA
C I TY OF LA N GLEY
DELTA HI
GH
LA N GLEY W
AY
#1
A BBO T S FO R D
W HI TE RO C K
TS A W W A S S EN
CANADA
B LA I N E U . S. A
LYN DEN
CI T Y / T OWN 0 5 KM 12.5 KM 25 KM
MA IN HIG HWAY 1:500 000
CA NA DA US B ORDE R
B.1
B.1 - Page 70
EXIST ING SIT E C ONT E XT
Willowbrook Shopping Centre is located at the intersection of the Fraser Highway and the
Langley Bypass, which is also the junction point where 3 different municipalities meet.
The Willowbrook site exists primarily within the Township of Langley with the Southeast
2 quadrant of the site residing within the City of Langley. Across the Fraser Highway to the
Southwest is the City of Surrey.
The Langley area is largely a suburban community with the periphery areas maintaining
an agricultural function. Despite the existing low density context, there is a desire to
densify the area, connect the Willowbrook Shopping Centre site to the larger community
in a more meaningful way, and diversify the shopping experience at Willowbrook. We will
outline how we propose to accomplish this throughout this document.
B.1
B.1 - Page 71
SITE CONTEXT
WILLOWBROOK SHOPPING CENTRE
5
SI TE LOCAT ION
SURREY
TOWNSHIP OF
LANGLEY
64 AVE
FR
AS
TO E R
VA NEW HI
NC W
E
OU GH
200 ST
VE ST.
/
W
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WILLOWBROOK DR.
TOWNSHIP OF LANGLEY
CITY OF LANGLEY
#10 HIGHWAY
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.
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AY
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0 100 M 250 M 500 M

VE
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203 ST
CITY OF LANGLEY
200 ST
B.1
SC AL E 1:10 000
B.1 - Page 72
LAND US E
M
0
80
64 AVE
FR
AS M
ER 0
HI
GH 60
W
AY
M
0
40 WILLOWBROOK DR.
R E S I D E N TI A L
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R E S I D E N TI A L
WILLOWBROOK DR.
C I VI C
C O MM ER C IA L #10 HIGHWAY
S E R V I C E C O M M E R CI A L
I N DU S T R I A L
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WAL K IN G R A D I U S
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#1
B.1
SC A LE 1: 10 000
203 ST
B.1 - Page 73
SITE CONTEXT
7
E XIS TIN G S IT E CON DIT ION WILLOWBROOK DRIVE
EXISTING CONDITION
PHYSICAL: SHOPPING CENTRE SURROUNDED
SURFACE PARKING, PHYSICALLY DISCONNECT
COMMUNITY AND LARGELY PEDESTRIAN UN-F
2
6 THE SHOPPING CENTRE IS SEEN AS A LARGE, I
1
MASS.
5 CULTURAL: MALL IS SEEN AS A LARGELY HOM
WILLOWBROOK DRIVE
RETAIL CENTRE. PEOPLE COME TO SHOP, THE
S S
FR Y PA
AS B
ER L EY
NG
HI LA
GH 7
W
AY
B.1
B.1 - Page 74
1 2 3
4 5 6
B.1
B.1 - Page 75
SITE CONTEXT
9
G UI D ING P OL ICI ES +
PR IN C IP LES
Th e To wn s hi p of L an g le y h a s de ve l o ped a n u m ber o f po l i c i e s , g u i de l i n e s ,
3 r ep or ts , an d pl a ns i n pla c e t h a t g o ve rn t h e deve lo pme n t of t h e W i l l o w bro o k
ar e a. We h a ve re vie we d t h e do c u me n t s l ist ed be lo w, s y n t h e s i ze d t h e
i nf o r ma ti o n , a n d i nc o r po r at ed th e i n t e n t o f do c u me n ts in t o t h e de s i g n f o r
th e f u t ur e e xpa n si o n a t W il l o wbro o k S h o ppin g Ce n t r e. T h e f o l l o w i n g pa g e s
i nc l u d e a n umb e r o f ma ps a n al y zin g t h e e xi st i n g c o n n ec t io n s t o / f ro m t h e
s i te, as we l l a s t h e pro po s e d f u t u re c o n n e c t io n s fo r t h e ex pa n s i o n .
Th e d o c u me n t s f ro m t h e To w n sh ip o f L a n gl e y t h at we re re f er e n c e d f o r t h e s i t e
d es i gn o f th e e xp an s i o n in c l u de :
- Th e W i l l o wbro o k Co mmu n it y P l an
- Th e C yc l i n g P l a n
- Th e L an gl e y Tra n sp o rt a t io n P l an
- Th e W i l l o wbro o k Pe de s tr ia n P la n
- Th e W i l l o wbro o k Exc h a n ge Co n c e pt P la n
B.1
B.1 - Page 76
B.1
B.1 - Page 77
SITE CONTEXT
11
PL A NN ING + DESI GN CO N CEPT
4 DESI GN RA TI O N A L E
S h o ppi n g c e n t res are des peratel y tryi n g to n avi g ate a l l th e ch an ge

t h a t i s h a ppe n i n g i n th e retai l w o rl d ri g h t n o w an d i n to th e f u ture. Th ey
a re re a l i zi n g t h at ch an g e i s real l y h ard bu t i rrel evan ce i s e ve n h arder.
Un de rs t a n di n g w h at peo pl e w an t o u t o f a cen tre l i ke W i l l o wbro o k i s
di f f i c u l t , bu t Q u adReal h as been w o rki n g h ard at tryi n g to f i g u re i t o u t.
T h ro u g h a s e ri es o f i n tervi ew s , o pen h o u s es an d res e a rch , they h ave

n a rro w e d i t do w n to a co mmo n den o mi n ati o n i n w h a t th e greater
c o mmu n i t y i s deman di n g f ro m a cen tre l i ke W i l l o w bro o k.
T h i s c o mmo n den o mi n ati o n i s con n ecti on .
A l l de mo g ra ph i cs i n tervi ew ed s ai d th ey w o u l d l i ke a pl a ce w h ere th ey
c a n c o n n e c t w i th o th ers , a pl ace to s o ci al i ze, pl ay, an d o bs e rve. Th ey
w a n t t o be w i t h o th ers :
G ra n dpa ren ts w an t to be w i th th ei r ki ds an d g ran dki ds
Te e n s w a n t to be w i th o th er teen s
Mo ms w a n t to be w i th o th er mo ms
S t u de n t s w an t to be w i th o th er s tu den ts
E n t re pre n eu rs w o rki n g at h o me w an t to be w i th o th e rs , me e t cl i en ts
a n d be i n s pi red
T h e e l de rl y w an t to be w i th bo th th e yo u n g an d th e o l d
E ve ry bo dy w a n ts to co n n ect, an d W i l l o w bro o k w an ts to pro v i de th at

pl a c e . B e t h e pl ace th e co mmu n i ty i s draw n to .
B.1
B.1 - Page 78
PL ANN IN G IN TERV ENT IONS
Th e n ew W i ll o wb r o ok is t a k i ng an e xis t in g en c l o s ed ma ll w it h a h ar d o u t e r s h e l l easter l y n od e i s a bi t mo re pro ces s i o n al i n i ts l o ca ti o n a n d pro vi des i n teres ti n g

wi t h l i mi te d e n tr a n c es a nd t u rn i n g i t o u t wa rds to g r ee t t h e c o m mu n i t y a n d o f f e r a a n d i n ti m ate seati n g locati on s, l eadi n g u p to a water p lay area, an d th en an
v a r ie d en v i r o n m en t , mo re c o n du c ive to c o n n e c ti o n . e n l a rg e d e n tran ce to th e en cl o s ed mal l .
We ar e cu t ti n g i n to t he ha rd sh e l l t o o pe n u p t h e i n s ide pro vi din g n atu r al l i ght T h e n or ther n ed ge of the ex p an si on as i t g reets W i l l o w b ro o k Dri ve, o ffers a
f u r t h er i n t o th e sp ac e . T h e g la s s e n t r ie s ar e fr ie n dly a n d blu r t h e l i n e o f i n s i de s o f t , f ri e n dl y, g reen edg e. Tw o res tau ran ts f l an k a po cke t p ark th at th en l eads
an d o u t s id e. Th e n e w ma l l e n t r ie s , c o n n e c t in g t h e o u t do o r e xpa n sio n a n d w a l k i n g i n t o t h e c e n tral part o f th e expan s i o n . T h i s edg e acts a s a s t at emen t o f arrival
ex p e r i en c e to th e e nc l o se d e xpe ri en c e , h a ve be e n e n la rge d t o w el c om e the to W i l l ow b r ook, as w el l as a tran si ti on p i ece th a t g u i de s y o u i n th e h eart o f
cu s t o m e r a n d p r o v i de a ga the r in g sp ac e t h a t c a n t r an s fo r m de pe n di n g o n t h e t h e de ve l o pmen t. T h e f l o w o f th i s edg e an d th e tran s i ti o n a l n atu re o f th e s pac e
ev e n t. T he s p a c e c a n s i mpl y be a n e n t ry, a te mpo r a ry c a f o r re st au ra n t s pa c e re pre s e n t s t h e Fras er Ri ver as i t pas s es th ro u g h Lan g l e y. T h i s repres en tati o n o f
o r b e s e t up f o r l a rg e r e ve n t s s u c h a s f ar me r s ma rk e t , ma rk e t c o l l e c t i ve s o r t h e ri ve r c h an g es as i t m oves throu gh the si te an d i s co mpri s ed o f a variet y
c o mm u n i ty f u nc t i o ns. T h e de si gn o f t h e se e n la rg e d e n t r ie s w e l c o me t h e vi s i t o r of c om p l i m en tary treatm en ts. T h e res tau ran ts w i th l a rge pati o s , adj ac en t
wi t h w a r m , na tu r a l , l oc al w ood t h at is de sig n e d t o c r ea te a s e ns e of fl ow an d t o W i l l o w bro o k Dri ve, an i m ate the d evelop m en t ed ge s e ndi n g a m es s age o f
m o v e m e n t. E ac h p ort i o n o f t h e w o o d s la t t e d wa ll s re pre se n ts a di ff e re n t pa rt o f c on n ec ti on , wellb ei n g an d com m u n i ty.
t he Fr a s e r r i v e r a nd c ha ng e s t h r o u gh o u t t h e ma l l.
T h e h i g h s t reet i s th e beg i n n i n g o f an an i m ated ri n g road, l i n ed wi th trees ,
Th e e x p a n s i on t o t he n or th o ffe rs t h e c u st o me r an en h a n c ed o u tdo o r e xpe ri e n c e . pe de s t ri a n s cal ed l i g h ti n g , l an ds capi n g , an d s h o ps th a t a l l ows th e devel o pm en t
I t so f ten s th e e d ge of t he ma ll wi th a pe r mea bl e , p er s on ab l e no r ther n softn ess. sm ar t gr ow th o n th e s i te as market deman ds ch an g e i n th e fu tu re.
A p o r t i on o f t h e ex pan s i on is a w al k i n g o n ly zo n e t h a t o ffe rs i n ti ma t e s pa c e s f o r
ga th e r i n g an d c o n n ec t i o n. A p ar kad e h as been pl aced u n dern eath th e n ew n o rth e x pan s i o n to pro vi de
c on ven i en c e to the cu stom er th at ch o o s es to co me vi a ve hi cl e o r even bi c y c l e.
Th e r e ar e th r e e d i st in c t z one s t h a t pro vi de t h r ee dis t in c t e xpe r i en c es. T h e s e T h e a c c e s s to th e parkade i s eas y an d di rect, al l o w i n g th e v eh i cl e to co m e o n to
s p ac e s a r e d es i gn e d t o o f fe r u n iqu e e xpe ri e n c e s de pen di n g o n t he da y o f t h e t h e s i t e bu t al s o mo ve di rectl y i n to th e parkade i f de s i re d s o th at m o s t cars are
we ek an d t i me o f d a y. T h e we s te r l y n od e is mo r e dir ec t ed at f oo d an d d r i n k. I t el i m i n ated from the m ai n streets o f th e devel o pme n t.
i s ad j a c en t t o a p ot e nt ia l c a f , i dea l fo r re st a u r an t s an d a dja c en t t o a pa rk i n g l o t T h e pa rk a de w i l l be b ri ght an d fri en d ly w i th n u m erou s vert ical t ran sp o rt at io n
i d ea l f o r f o o d t r u ck ev en ts . T h e c en t r al n od e is s e t u p t o be a n in t ima t e pl a c e t o vesti b u l es t h at take th e cu s to mer di rectl y u p i n to va ri o u s lo cati o n s o f th e s i te.
g a t h e r , t o h a n g o u t a t t he f ir e pl ac e , pla y f o o sba ll, o r w a t c h a fa sh io n s h o w. T h e S o me o f t h e m g o di rectl y i n to th e en cl o s ed mal l an d s o me i n to th e pu bl i c s pac es
i n t h e o u t do o r en vi ro n men t.
B.1
B.1 - Page 79
PLANNING & DESIGN CONCEPT
13
VI SION PLA N
Bu i l di n g a co mp l e te c om mu ni ty
E v e n tu a ll y, W i l l o wb r o ok be c o me s a n e w co mmu n it y hu b ( g at h er in g ,
s h o p p i n g, s p e c ta ti n g , di n i ng , w el l -be in g a n d w o rk i n g)
Th i s p r o v i d es a c a ta ly s t f or t h e re st o f t h e s i te t o deve lo p i n t o a mi xe d-
u s e c o mm u n i ty o f l i ve - wo rk-p la y.
A s y mb io s i s b et we en r et ai l , c o mme rc i a l, re si de n t i al an d c u l tu r a l
f u n c t i on s al l o ws f o r l on g e r h o u r s o f o pe r at io n , di ver se u se rs a n d
d e mo gr ap h i c s , a n d a n i nc r e as e d va ri et y o f t e n a n t s .
W i l l ow b r o o k i s tr an sf o rme d i n to a t ru e ce nt er of a ct iv i ty .
S O CI A L CO N NE CT I O N
E X T E RI OR /I NT ER I O R CO NNEC T I O N
E X I S TI NG M AL L
P R OP O S E D NO R T HER N EX PA NS I O N
F UT UR E MI X ED -US E I NF IL L
B.1
B.1 - Page 80
P ROP OSE D SIT E P LAN
LINEAR PARK
2 3 PARKADE
VERTICAL
ACCESS CIRCULATION
PARKADE ACCESS
1 4
EXTENT OF PARKADE
5 6
EXTENT OF PARKADE
7 10
8 9
11 15
PARKADE
ACCESS 12 13 14
EXTENT OF PARKADE
EXISTING
MALL
B.1
B.1 - Page 81
PLANNING AND DESIGN CONCEPT
15
E NHAN CE D R OADW AY S / FUT UR E CON NE CT IONS
64th Avenue 64th Avenue

FR
AS
ER
HI
GH
W
AY
196th Street
197th Street
198th Street
200th Street
196th Street
197th Street
198th Street
200th Street
WILLOWBROOK DR.
P
P
62nd Avenue
P MA JO R RO A D
WILLOWBROOK DR.
SEC O N DA RY RO A D
EN HA N C ED
I N TERN A L STRE E T
LO A DI N G A RE A
FR FR
AS AS
ER ER
HI HI O FF- HO U RS
GH GH
W W S
AY S AY AS LO A DI N G A RE A
AS YP
BYP B
Y LEY
LE NG
NG LA
196th Street
196th Street
LA
PA RKI N G EN TRA N C E
SI GN A LI ZED
I N TERSEC TI O N
SI TE B O U N DA RY
EX I S T I NG V EH I C UL A R CO NN EC TI ON PR O PO SED FUTUR E V EHI C ULA R C ONNEC TIONS

B.1
0 50 M 125 M 250 M
B.1 - Page 82
T RA NS IT S TR AT EGY T T
64th Avenue T T
T T
T T
T FRA ROUTE 395/364 T T T T ROUTE
T 395/364 T T T
SE T
R
HI T
GH T
W T T
AY
T T
196th Street
196th Street
197th Street
197th Street
T T
198th Street
200th Street
200th Street
T T
T T
ROUTE C64
ROUTE C64
T ROUTE 501 / 590 T WILLOWBROOK DR. T T ROUTE 501 / 590 T WILLOWBROOK DR. T
T T T T
T ROUTE 531 ROUTE 531
T
T
200M RA PI D TRA N SI T WA LKI N G
T RA DI U S
WILLOWBROOK DR.
WILLOWBROOK DR.
T
T T T
T T EXI STI N G B U S STO P
T T
PRO PO SED
T TRA N SI T STO P
T
PROPOSED RRT
PRO PO SED RRT STATI O N
STATION
T T S
YPAS
LEY B
LANG
FR
AS PR 200 PRO PO SED RRT LI N E
ER OP M
HI
GH S
W S
OS
AY PA ED
BY T
EY
RR
NGL 400 B U S RO U TES
196th Street
TL
M
196th Street
LA IN (BY C O LO U R)
E
RO 600
UT
E T
M FU TU RE B U S E XC HA N G E LO O P
RO T 50
UT 2/
E RO
50 RO
T T
50 UT T 3 UT
2 /T E E
SHO PPI N G C E N TRE / MA JO R
50 50 50 800
3 1 M
TEN A N T EN TRY
1/
ROUTE 320
/5 FR
90 AS 59
ER 0
ROUTE 320
HI
GH
W
EX I S T I NG CO ND I T I O N FUTUR E PR O PO SED AY
B.1
0 50 M 125 M 250 M T
T
B.1 - Page 83
17
T T
PE DE ST RIA N / C Y CLIS T C ONNECT IV I TY
64th Avenue 64th Avenue
196th Street
197th Street
198th Street
200th Street
196th Street
197th Street
198th Street
200th Street
WILLOWBROOK DR. WILLOWBROOK DR.
62nd Avenue 62nd Avenue
WILLOWBROOK DR.
WILLOWBROOK DR.
B I KE LA N E (EXI STI N G )
FR FR
AS AS
ER ER
HI HI B I KE LA N E (A PPROV E D)
GH GH
W W
AY AY
SS SS
PA PA
BY BY
Y EY PRO PO SED B I KE LA N E
196th Street
196th Street
LE L
A NG NG
L LA
SHA RED RO A D
EN HA N C ED PE DE STRI A N
C O N N EC TI O N
E X I S T I N G C ON D I T I ON FUTUR E PR O PO SED
B.1
0 50 M 125 M 250 M
B.1 - Page 84
ARCH I TECTU R E
T h e a rc h i t ectu ral expres s i o n i s o n e o f warm th, welc om e, a n d p lace iden t ificat io n .

T h e w est coast style w i th i ts do mi n ate ro o f l i n es , l a rg e e xpa n s es o f gl as s , an d n atu ral
ma t e ri a l s f i ts co mf o rtabl y i n to th e Lan g l ey en vi ro n me n t a n d n at u ral su rro u n din gs.
L a rg e c a n o pi es an d o verh an g s pro tect f ro m th e rai n o f f e ri n g th e vi s i to r a co mfo rt ab l e
en vi r on m en t to experi en ce. T h e w armth o f th e w o o d a nd st rat egical l y ap p l ied
i l l u m i n ati on creates a sen se of com fort, i n ti m ac y an d an imat io n .
T h e sc al e of the b u i ld i n gs vary to create i n teres t a n d pro vi de a co m fo rtabl e s treet

s e c t i o n . T h e n o rth s i de o f th e h i g h s treet i s s l i g h tl y h i g h er th an th e s o u th s i de
t o mi t i g a t e th e g rade l evel ch an g es o n th e n o rth e dg e of th e s i te, bu t al s o t ake
ad van tage of the su n ex p osu re.
T h e do mi n an t g l azi n g at th e en tran ces an d o th er i mpo rta n t l o cati o n s o f th e ex pan s i o n

a re t re a t e d w i th an organ i c fri t p attern th at pro vi de s de s i gn an d aes th eti c appeal ,
bu t a l s o s creen s th e s u n to mi ti g ate h eat g ai n i n s i de th e s pace. On e gl as s al l o ws
pe rme a bi l i ty, l i g h t pen etrati o n , vi s i bi l i ty an d th e f ri t s cre e n s fi l ter th e s u n .
T h e hi gh q u ali ty, n atu ral m ateri als g i ve a s en s e o f wel co m e an d warm th th at

mo de rn i zes th e cen tre an d i s i n di cati ve o f Lan g l e ys e mergen ce i n to a desirab l e
u r b an c om m u n i ty.
B.1
B.1 - Page 85
19
CON NE CTI ON
Willowbrook will become the new gathering place and hub for social connections
within Langley and the region.
B.1
B.1 - Page 86
U RBAN
The lifestyle expansion creates a new retail experience at Willowbrook that give priority to the
p ed estr i an . It is open in nature and encourages a new street life - what was a site dominated by
the vehicle will now be a multi-modal experience with specific areas dedicated to the pedestrian.
Thoughtful building scale, with various areas for soci al i n terac t io n will begin to develop a
sense of journey at the pedestrian scale. People watching, public performances, and events
create a sense of place and community where people come to shop and play.
B.1
B.1 - Page 87
21
OR GA NIC N AT URAL
Earthy woods and greenery, pristine whites and greys, are all expressive of the rich cultural
history of West Coast architecture and indicative of Willowbrooks emergence into a
desirable urban c omm u n ity hub. The use and j uxt ap os it ion of materials will be placed
to emphasize organic urbanism that create an i nv it in g en vi r on men t for the visitor.
B.1
B.1 - Page 88
W ES T CO A S T S TY L E
Willowbrook Shopping Centre will be designed to fit within the surrounding

context. The architectural expression will embrace the West Coast style, with natural
materials that are indigenous to the area. Clean, simple lines and volumes will
ground the architecture in present day and multiple horizontal overhangs will provide
pedestrians with protection from the rain. The architectural style will be accentuated
by the outdoor gathering space and contemporary landscaping to bring an organic
feel to the development and leave visitors with refreshing outdoor impression.
B.1
B.1 - Page 89
23
QuadReal, the owners of the property, are committed to sustainability and reducing the impact
SU S TA I NABI L ITY of their properties and development. QuadReals goal at Willowbrook is to shadow LEED Gold
I NI T IA TI VES initiatives where ever possible and practical. The following are sustainability interventions proposed
for Willowbrook:
6 Transportation
Goal: Addressing Single Occupant Vehicle trips of Customers.
We will provide preferred parking for carpools, high efficiency vehicles, and charging stations for electric
vehicles. We are working with the Township and TransLink to accommodate on-site transit layover and
ultimately a skytrain station.
Physical Footprint of Development

Goal: Address the area of impermeability created by parking lot and large foot print
buildings.
We are proposing additional and integrated landscaping in the new development. The goal is to maximize
open space, encouraging community gatherings and walkability. As a per the Townships restriction on
use of potable water for irrigation, the proposed landscaping that will be drought tolerant and not require
permanent irrigation system. We are investigating the viability of harvesting rainwater for irrigation.
Energy
Goal: Reduce energy consumption of overall site development, and encourage tenants to reduce daily
operational consumption.
We plan to meet ASHRAE prescriptive envelope requirements. Early stage energy

modeling to optimize envelope and systems during design development is recommended. The following
energy efficiency measures will be considered and studied:
Reduce window-to-wall ratio (WWR)

Double glazed windows and storefront glazing, with thermally broken
frames
Minimum R20 roof insulation
Minimum R12 insulation for mass walls, and R13+R7.5 continuous
B.1
B.1 - Page 90
insulation for steel framed walls Water
Solar shading of appropriate window areas to reduce cooling load. Goal: Limit water consumption
Efficient HVAC systems.
- High efficiency rooftop HVAC units with heat recovery in the Low flow plumbing fixtures will be utilized throughout the project.
ventilation sections Captured rainwater for irrigation will be investigated.
- Ground source heat pump system serving individual water to
air heat pumps in the retail units
Decrease lighting power density using LED lighting and automatic
controls
Sub-meter individual retail spaces and charge tenants for direct energy
usage.
Use non CFC and HCFC refrigerants in all HVAC and refrigeration systems.
Purchasing of green power as per LEED requirements.
Hire a third party to provide enhanced commissioning of building systems Further, the landowner has already implemented the following key initiatives
Waste Streams Property Management:

Goal: Address the various waste streams associated with Retail development. Consider Willowbrook is certified BOMA BESt Level 4 by the Building Owners and Managers
construction, renovation, & operations. Association of BC, signifying excellence with key measures of environmental best
practices.
Maintain and enhance existing waste management programs, both during construction, and for
operation after completion. Healthy Environment:
Preference is given to green cleaning products, incorporating drought-resistant plants
Tenants and chemical reduction programs in landscaping, and reusing construction materials
Goal: Encourage Tenants to participate in the sustainability mandate. whenever possible.
Include green and sustainable strategies in the tenant lease agreements. Air Quality
In addition to air quality testing, Willowbrook uses low-VOC emission products and
Building Materials utilizes landscaping that minimizes the use of herbicides. Additionally, janitorial vacuum
Goal: Reduce impact of new construction on the environment by making responsible material cleaners are equipped with filters to help eliminate airborne contaminants.
choices.
Powerful Thinking:
The proposed addition should utilize materials that meet LEED criteria. We will use high recycled To minimize energy usage, low watt lighting is used throughout the Centre and LED
content, locally sourced materials, products that are FSC certified, low VOC content, and we plan technology is utilized where possible. Lighting controls allow selective lighting of the
to reduce light pollution, e.g. Dark Sky compliant. Centre. HVAC systems are automatically controlled and energy efficient.
B.1
B.1 - Page 91
SUSTAINABILITY INITIATIVES
65

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B.

PRESENTED: DECEMBER 11, 2017 PUBLIC HEARING REPORT: 17-130

a. Schedule C (Schedule of On-Site Parking Requirements for Shopping Centre

d. Tree retention, replacement and protection in compliance with the Townships

ZONING BYLAW NO. 2500

Proposed Site Plan SUBMITTED BY APPLICANT

Existing Site Plan SUBMITTED BY APPLICANT

Renderings - SUBMITTED BY APPLICANT

Renderings: SUBMITTED BY APPLICANT

Rendering SUBMITTED BY APPLICANT

Applicant: Dialog Design

Legal Description: Lot A, Section 10, Township 8,

Location: 19705 Fraser Highway

Area: 19.6 ha (48.2 ac)

Existing Zoning: Land Use Contract 74 (LUC 74)

Willowbrook Community Plan: Regional Commercial

Langley Town Centre Plan: Willowbrook - Mixed Use

The property is designated a mandatory development permit area in the Willowbrook

The architect's design rationale (Attachment D) indicates that:

"The architectural expression is one of warmth, welcome, and place

Required parking spaces Required parking spaces

In support of this variance, the proposed development incorporates several elements to

We understand that it is the direction of Council through existing policy that

In addition we propose to enhance to pedestrian and visual experience along

Access and Parking:

(3) (2) (1)

The parking lots will be reconfigured as shown in Attachment A - Schedules G through L to

ATTACHMENT A Development Permit No. 100861 text and Schedules A through AH

ATTACHMENT B Excerpt from the Willowbrook Community Plan - Development Permit

ATTACHMENT C Applicant Parking and Siting Variance Rationale

ATTACHMENT D Applicant Design Rationale

Development Permit No. 100861

This Permit is issued this __________day of _________________, 2017 to:

1. Name: 2725312 / 2725312 Canada Inc.

Address: 1800 1055 Dunsmuir Street

LEGAL DESCRIPTION: Lot A Section 10 Township 8 New Westminster District

CIVIC ADDRESS: 19705 Fraser Highway

a. Schedule C (Schedule of On-Site Parking Requirements for Shopping Centre

This Permit is not a Building Permit.

All developments forming part of this Development Permit shall be substantially

AUTHORIZING RESOLUTION PASSED BY COUNCIL THIS ____ DAY OF ________, 2017.

4.3 Development Permit Area B - Commercial and Business/Office Park and

The objective of this development permit area is to encourage the development of an

4.3.7 Landscaping shall be required to enhance the appearance of the development

4.4 Development Permit Area C - Industrial/Business Park

The objective of this development permit area is to encourage the development of an

4.4.5 Landscaping shall be required to enhance the appearance of the development

4.5 Development Permit Area D - Conservation Areas

6.2 WILLOWBROOK CORE

2. As the density of development increases, parking should increasingly be in structure, not in

5. Encourage multifamily residential development, particularly 'in the north section of

6.5 MUFFORD INDUSTRIAL AREA AND WILLOWBROOK BUSINESS PARK/OFFICE

November 29, 2017

Ms. Teresa Hanson

Re: Willowbrook Shopping Centre Expansion

Dear Ms. Hanson:

BUILDING SETBACK VARIANCE:

15.2m (49.8 Ft) on the West along Willowbrook Drive

2.8m (9.2 Ft) on the North along Willowbrook Drive

2.0m (6.5 Ft) on the North along Willowbrook Drive

7.7m (25.2 Ft) on the North along Willowbrook Drive

Our rationale for the setback variance is as follows:

In addition we propose to enhance to pedestrian and visual experience along Willowbrook.

This Permit is issued this day of _______, 2017 to:

AUTHORIZING RESOLUTION PASSED BY COUNCIL THIS DAY OF ____, 2017.