ph4_marcon homes cross breeze

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THE CORPORATION OF THE TOWNSHIP OF LANGLEY

LANGLEY OFFICIAL COMMUNITY PLAN BYLAW, 1979 NO. 1842

AMENDMENT (MURRAYVILLE COMMUNITY PLAN) BYLAW 1988 NO. 2661AMENDMENT (MARCON HOMES (CROSSBREEZE) LTD.) BYLAW 2009 NO. 4719

EXPLANATORY NOTE

Bylaw No. 4719 amends the Murrayville Community Plan by redesignating four lots with atotal area of 1.31 ha (3.23 acre) located at the northwest corner of 56 Avenue and 210AStreet from Commercial to Multi Family Four. The bylaw also designates the site as part

Development Permit Area A.

The amendment will facilitate development of two four storey strata apartment buildings witha total of 236 units.


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LANGLEY OFFICIAL COMMUNITY PLAN BYLAW, 1979 NO. 1842AMENDMENT (MURRAYVILLE COMMUNITY PLAN) BYLAW 1988 NO. 2661

AMENDMENT (MARCON HOMES (CROSSBREEZE) LTD.) BYLAW 2009 NO. 4719

A Bylaw to amend Langley Official Community Plan Bylaw 1979 No. 1842

WHEREAS the Municipal Council of the Corporation of the Township of Langley deems itnecessary and desirable to amend Langley Official Community Plan Bylaw 1979 No. 1842Amendment (Murrayville Community Plan) Bylaw 1988 No. 2661;

NOW THEREFORE, the Municipal Council of the Corporation of the Township of Langley, inOpen Meeting Assembled, ENACTS AS FOLLOWS:

1. This Bylaw may be cited as the Langley Official Community Plan Bylaw 1979 No. 1842Amendment (Murrayville Community Plan) Bylaw 1988 No. 2661 Amendment (MarconHomes (Crossbreeze) Ltd.) Bylaw 2009 No. 4719.

2. The Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (MurrayvilleCommunity Plan) Bylaw 1988 No. 2661 is hereby amended by:

a. Adding under Section 3.1 after Multi Family Three the words Multi Family Four;

b. Adding under Section 3.3 Residential Policies the following after subsection (8)(a)and adjusting the subsequent section numbers accordingly:

(9) Areas designated Multi Family Four on Map 2 shall have a maximumpermitted density of 200 units per ha (81 units per acre).

3. The Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (MurrayvilleCommunity Plan) Bylaw 1988 No. 2661 as amended is hereby further amended byredesignating lands described as:

Lots 28, 29 and 30 District Lot 306 Group 2 New Westminster District Plan 36805 andLot 1 Except: Part on Plan 61677 District Lot 306 Group 2 New Westminster District Plan7851

as set out on Schedule A attached to and forming part of this Bylaw from Commercial

to Multi Family Four on Map 2, and by amending Map 3 (Development Permit Areas) toinclude the lands shown on Schedule A as part of Development Permit Area A.

READ A FIRST TIME the 16 day of February , 2009

READ A SECOND TIME the 16 day of February , 2009


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Bylaw 4719Page 2


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TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500


EXPLANATORY NOTE

Bylaw No. 4720 rezones property located north of 56 Avenue and west of 210A Street fromSuburban Residential SR-1 to a new Comprehensive Development Zone CD-72 to permitdevelopment of two apartment buildings (236 units).


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TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500


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

WHEREAS it is deemed necessary and desirable to amend Township of Langley Zoning Bylaw1987 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 1987No. 2500 Amendment (Marcon Homes (Crossbreeze) Ltd.) Bylaw 2009 No. 4720.

2. The Township of Langley Zoning Bylaw 1987 No. 2500 as amended is furtheramended by:

a. Adding to Section 104.1 Zones the words Comprehensive Development ZoneCD-72 after the words Comprehensive Development Zone CD-71

b. Adding to Section 110 after the words CD-71- 4000 m2 the words CD-72 5000 m2

c. By adding after Section 971 Comprehensive Development Zone CD-71 thefollowing as Section 972 Comprehensive Development Zone CD-72

972 Comprehensive Development Zone CD-72

Uses Permitted

972.1 In the CD-72 Zone only the following uses are permitted and all otheruses are prohibited:(1) accessory buildingsand uses(2) accessory home occupationssubject to Section 104.3(l)(3) apartments

Density

972.2 The maximum gross density permitted shall not exceed 200 units perhectare (81units per acre).

Lot Coverage

972.3 The maximum permitted lot coverageof buildingsand structuresshall be


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Bylaw No. 4720Page 2

Height of Buildings and Structures

972.5 Except as provided for in Section 104.5 the height of buildingsandstructuresshall be in accordance with a Development Permit.

Parking and Loading

972.6 Parking and loading shall be provided in accordance with Section 107.

Subdivision Requirements

972.7 All lots created by subdivision shall comply with Section 110 of this Bylawand the Township of Langley Subdivision and Development ControlBylaw.

Landscaping, Screening and Fencing

972.8 Landscaping areas, landscaping screens and fencing shall be provided inaccordance with the Development Permit.

Development Permit Requirements972.9 An application for a Development Permit shall be submitted to Council for

its consideration prior to issuance of a building permit.

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

Lots 28, 29 and 30 District Lot 306 Group 2 New Westminster District Plan 36805 and

Lot 1 Except: Part on Plan 61677 District Lot 306 Group 2 New Westminster DistrictPlan 7851

as shown delineated on Schedule A attached to and forming part of this Bylaw toComprehensive Development Zone CD-72.

READ A FIRST TIME the 16 day of February , 2009

READ A SECOND TIME the 16 day of February , 2009PUBLIC HEARING HELD the day of , 2009

READ A THIRD TIME the day of , 2009

RECONSIDERED AND ADOPTEDthe

day of , 2009


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Bylaw No. 4720Page 3


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REPORT TO

MAYOR AND COUNCIL

PRESENTED: FEBRUARY 16, 2009 - REGULAR MEETING REPORT: 09-16FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 08-12-0026SUBJECT: REZONING AND COMMUNITY PLAN AMENDMENT

APPLICATION NO. 100063 AND

DEVELOPMENT PERMIT NO. 100559(MARCON HOMES (CROSSBREEZE) LTD.)

PROPOSAL:

Application to amend the Murrayville Community Planfrom Commercial to Multi Family Four and rezone fromSuburban Residential Zone SR-1 to ComprehensiveDevelopment Zone CD-72, and for the issuance ofDevelopment Permit No. 100559 to permit twoapartment buildings (each four (4) storeys) with a totalof 236 units on a 1.31 ha (3.23 acre) site located at thenorthwest corner of 56 Avenue and 210A Street.

RECOMMENDATION SUMMARY:

That Council give first and second reading to BylawsNo. 4719 and 4720, with the completion of nine (9)

conditions; and issuance of Development Permit No.100559 (subject to four (4) conditions) at the time offinal reading; and that staff be authorized toschedule the required Public Hearing for therezoning and Development Permitconcurrently.

RATIONALE:

The development proposal issupported by staff as it complementsthe existing multiple family residentialdevelopment pattern on adjacent sites.The proposal is also consistent withthe Sustainability Charters objective ofd l i t d i d


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REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100063AND DEVELOPMENT PERMIT NO. 100559(MARCON HOMES (CROSSBREEZE) LTD.)Page 2 . . .

RECOMMENDATION(S):

That Council give first and second reading to Rezoning Bylaw No. 4720 (and accompanyingMurrayville Community Plan Amendment Bylaw No. 4719) rezoning 1.31 ha (3.23 acres) of landlocated at the northwest corner of 56 Avenue and 210A Street to Comprehensive DevelopmentZone CD-72 to facilitate development of 236 apartment units, subject to the followingdevelopment prerequisites being satisfied prior to final reading:

1. Applicant entering into a Servicing Agreement with the Township to secure required roadand utility upgrades and extensions in accordance with the Townships Subdivision andDevelopment Control Bylaw, and the Erosion and Sediment Control Bylaw, to theacceptance of the General Manager of Engineering;

2. Completion of a traffic impact study to the acceptance of the General Manager ofEngineering;

3. Provision of road dedication (2.44 metres on 56 Avenue and a corner truncation at the 56Avenue / 210A Street intersection) in accordance with Schedule P-1 of the TownshipsSubdivision and Development Control Bylaw (Policy Section) as amended to reflect this

requirement to the acceptance of the General Manager of Engineering;4. Compliance with the Subdivision and Development Control Bylaw (Tree Protection) No.

4470 including provision of a final tree management plan incorporating tree retention,replacement and protection details, to the acceptance of the Manager of Parks Design andDevelopment;

5. Provision of a CPTED (Crime Prevention through Environmental Design) review of thedevelopment (including design and operation of the parkade, elevator, pedestrianconnections, amenity areas, playgrounds, and lighting) by a qualified CPTED professional

(in consultation with the Langley RCMP), to the acceptance of the Director of CommunityDevelopment, including incorporation of the CPTED recommendations into the finaldevelopment plans;

6. Landscape plans being finalized to reflect on-site compliance with the Child FriendlyAmenity Area requirement, to the acceptance of the Manager of Parks Design andDevelopment;

7. Register a restrictive covenant prohibiting access to the site from 56 Avenue and prohibitingoff-street parking on 56 Avenue abutting the site, to the acceptance of the General Managerof Engineering;

8. Receipt of final approval from Transport Canada and NAV Canada regarding height ofbuildings and the use of cranes during the construction process;

9. Payment of supplemental Rezoning Application fee, Integrated Site Design Concept (ISDC)Review fee, and Site Servicing Review fee;

That Council at time of final reading of Bylaw No. 4720 authorize issuance of DevelopmentP i N 100559 bj h f ll i di i


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That Council authorize staff to schedule the required public hearing for the Community Planamendment and Rezoning Bylaws in conjunction with Development Permit No. 100559.

EXECUTIVE SUMMARY:

Rositch Hemphill and Associates has applied (on behalf of Marcon Homes (Crossbreeze) Ltd.)to amend the Murrayville Community Plan and rezone property to permit development of twoapartment buildings containing a total of 236 apartment units at the northwest corner of 56Avenue and 210A Street. Additional details are contained in the materials provided as

attachments to this report. Staff are recommending that Council consider the Community Planamendment and rezoning request subject to completion of nine (9) development prerequisitesand issuance of Development Permit No. 100559. Staff are supportive of the developmentproposal on the basis of it meeting the Official Community Plans objective of providing a rangeof housing options for the community, and it being complementary to adjacent multi-familydevelopment and commercial land uses.

PURPOSE:

The purpose of this report is to advise and make recommendations to Council with respect tothe Marcon Homes (Crossbreeze) Ltd. Community Plan amendment, rezoning andDevelopment Permit applications.


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SUBJECT


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ZONING BYLAW NO. 2500


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Preliminary Site Plan SUBMITTED BY APPLICANT


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ADDITIONAL INFORMATION:

REFERENCE:

Owner/ Applicant: Marcon Homes (Crossbreeze) Ltd.20689 56 AvenueLangley BC V3A 3Y9

Architect: Rositch Hemphill and Associates10 120 Powell StreetVancouver BC V6A 1G1

Legal Description: Lots 28, 29 and 30 District Lot 306 Group 2New Westminster District Plan 36805 andLot 1 Except: Part on Plan 61677 District Lot 306Group 2 New Westminster District Plan 7851

Location: 5655 210A Street (Lot 28)5615 210A Street (Lot 29)21009 56 Avenue (Lot 30)20971 56 Avenue (Lot 1)

Area: 0.37 ha (0.91 acre) Lot 280.35 ha (0.87 acre) Lot 290.35 ha (0.87 acre) Lot 300.24 ha (0.58 acre) Lot 11.31 ha (3.23 acres) Total Area

Existing Zoning: Suburban Residential Zone SR-1

Proposed Zoning: Comprehensive Development Zone CD-72

Murrayville Community Plan(existing):

Commercial

Murrayville Community Plan(proposed):

Multi Family Four(maximum density 200 units per ha /81 units per acre)

E.S.A. Designation: E.S.A.# 065 Langley City and South Willoughby(R ti #3)


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DISCUSSION / ANALYSIS:The four subject properties (1.31 ha / 3.23 acres total area) are located to the north of 56Avenue and west of 210A Street, adjacent to the City of Langley boundary. Lot 1 is vacant, andthe other three properties (bordering 210A Street) each contain a house and are currently usedfor suburban residential purposes. All of the existing buildings will be removed to accommodatethe proposed development.

Surrounding land uses include:

the Twin Rinks building (ice arena with restaurant/pub, sports medicine clinic, and KintecFoot Labs) to the northwest (located on the Langley Bypass in the City of Langley);

210A Street to the east (currently built to a suburban standard to the south edge of Lot28; the road adjacent to Lot 28 is dedicated but not constructed); beyond 210A Street isthe Blue Heron Estates garden apartments development (single floor adult orientedresidences located in two storey buildings; zoned Multiple Family Residential RM-2,designated Multi Family One in the Murrayville Community Plan);

56 Avenue to the south, which is the boundary with the City of Langley; beyond is a

Super Save Gas bar / Jiffy Lube (adjacent to the Langley Bypass) and an apartmentbuilding (Riverwalk), with the Riverwynde townhouse development to the south;

Lands on the west side of the Langley Bypass (located in the City of Langley) have beendeveloped for multiple family residential purposes; north of 56 Avenue is the BayberryEstates development (part of the Meadows neighbourhood); south of 56 Avenue aremultiple family residential buildings (including the Kinsmen Garden Estates housingproject).

Proposed Murrayville Community Plan Amendment (Bylaw 4719):The four subject properties are currently designated for Commercial purposes in the MurrayvilleCommunity Plan. As the site is located in close proximity to the intersection of Langley Bypassand 56 Avenue, the intent of this designation would have been to accommodate commercialuses serving the surrounding neighbourhood and passing traffic.

Bylaw 4719 proposes to redesignate the site from Commercial to a new Multi Family Fourdesignation to permit multiple family residential (apartment) development The proposeddevelopment is consistent with the Townships Sustainability Charter and community plan

objectives and is complementary to existing multiple family uses to the east (Blue Heron Estatesgarden apartments) and south (Riverwalk apartments). Bylaw 4719 also designates the subjectlands as part of Development Permit Area A (Residential).

A letter submitted by the applicants architect provides the following rationale in support of theproposed Community Plan amendment:


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The Planning Objectives for the Murrayville Community Plan including theseobjectives, which this proposal meets:

(2) To encourage the development of the community primarily asa residential area with a variety of housing types and densitiessuitable to a range of life-style.

(3) To provide for several fully serviced higher density residentialareas.

The site is on or adjacent to two major arterial roads and major bus routes. Itis within walking distance of shopping and services in Langley City.Recreational and educational facilities are within one and two blocks from thesite.

This is the last developable property in the western edge of Murrayville. It isimportant to make the best use of the land, which in this case is multiple-family residential condominiums. It is also important to provide the highest

density appropriate to its surroundings. The City of Langley has recentlyincreased the allowable density in the adjacent area to a level consistent withthis developments proposed density.

Staff support the proposed Community Plan amendment as the proposed development isconsistent with the Official Community Plans objective of providing a range of housing optionsfor the community, and it being complementary to adjacent multi-family development andcommercial land uses.

Proposed Zoning (Bylaw 4720):The application proposes to rezone the site from Suburban Residential Zone SR-1 to a newComprehensive Development Zone CD-72. The CD-72 zone is being created to specificallyaccommodate the proposed development, and will permit apartment uses with a maximumgross density of 200 units per hectare (81 units per acre) to match the new Multi Family Fourdesignation of the site in the Murrayville Community Plan. The overall density of the proposeddevelopment will be 180 units per ha (73 units per acre).

Proposed Development:The proposed development consists of two four (4) storey apartment buildings located above aparking structure, with all vehicular access from a parkade entrance on 210A Street. Thesoutherly building (Building A) is proposed parallel to 56 Avenue, with its lobby area accessedfrom 56 Avenue and containing 108 apartments. The northerly building (Building B) is an Lshaped structure with its lobby area accessed from 210A Street and containing 128 apartments.The mix of apartments includes one bedroom one bedroom and den and two bedroom units


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A Design Rationale submitted by Rositch Hemphill and Associates in support of the proposalstates:

There are three building components, the northern two of which are joined atthe entry to form a unified building. The two, joined components in the northernportion of the site form a modified L that continues the civic grid whilemaximizing views to the north and sun exposure to the suites. The southernbuilding provides a street wall and principal entrance along 56 Avenue.

The buildings sit on a common parkade, the top of which has been set to meetthe minimum elevation for the flood protection covenant. The parkade has beenset back from 56 Avenue to allow for stepped stone walls and significantlandscaping. A set of grand stairs lead to each building entrance, and aninclined, landscaped pathway provides an easy transition from sidewalkelevation to the front door. The parkade is also set back from the northwest andeast property lines to allow for significant planting in front of the walls.

The entrance to the parkade is centred on the cul-de-sac of 210A Streetdirectly across from the entrance to the co-op housing project (Blue HeronEstates).

Parking:A total of 357 parking spaces are proposed (all within the parking structure) consisting of 322resident parking spaces and 35 visitor parking spaces. The proposed parking arrangementcomplies with the Townships Zoning Bylaw provisions.

Development Permit:As the subject area is designated as a mandatory Development Permit area, the applicant hasalso applied for a Development Permit. In accordance with Councils policy, supportingmaterials have been submitted detailing the proposed developments form, character and siting.Development Permit guidelines relevant to the site are contained in the Murrayville CommunityPlan (see Attachment A). Proposed Development Permit No. 100559 is attached to this report(see Attachment B).

Supporting materials provided by the project architect indicate the proposed building elevationswill feature heavy profile asphalt shingle roofs, with the building exterior clad in a variety of vinylsiding (horizontal treatments), cedar shake shingles and exposed wood trusses (on gable ends),cultured stone (on entry feature and select areas), aluminum deck guardrails and handrails(black powder coating finish) and wood trim and brackets. The Design Rationale states:

The large gable and low-sloped roofs recall a reference to a country style of


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The buildings have been designed so that the entry points, central to eachbuilding, also provide views of and resident access to the common courtyardareas. First floor suites have access to private yards with garden gates leadingto pathways and common open spaces.

The proposed building height (4 storeys above a parking level), site coverage and building sitingcomply with the provisions of the CD-72 zone (which has been specifically created toaccommodate the development). The proposed development in staffs opinion complies withthe Residential Development Permit guidelines for the area (see Attachment A) which will apply

to the site following adoption of the proposed Murrayville Community Plan amendment (Bylaw4719).

Garbage and recycling facilities are proposed within the parking structure. This has also beensecured through a condition incorporated into Development Permit No. 100559 requiringgarbage facilities to be located within the proposed buildings.

As the site is located in an area affected by the Langley Airport Zoning Regulations, theapplicant will be required to obtain approvals from Transport Canada related to the height of thebuilding and the use of cranes during the construction process. This requirement has beenincluded in the development prerequisites to be completed prior to final reading of the rezoningbylaw.

Given the developments use of a parking structure and its location near commercialdevelopments and Langley Secondary School, staff have included as a developmentprerequisite the requirement for a CPTED (Crime Prevention Through Environmental Design)report. The CPTED report will identify measures to be incorporated into the final design of the

development to assist in preventing crime and will specifically review the design and operationof the parkade, elevators, pedestrian connections, amenity areas, playgrounds and lighting.Consultation with the Langley RCMP will also be required.

Environmental:The Townships Environmentally Sensitive Areas (E.S.A.) Study identifies the property asforming part of the Langley City and South Willoughby area. There are no watercourses on thesite. The applicant will be required to provide erosion and sediment control measures inaccordance with the Erosion and Sediment Control Bylaw, to the acceptance of the GeneralManager of Engineering. As part of the required Servicing Agreement, the applicant will berequired to provide full urban services as well as a stormwater management plan. The provisionof these items and compliance with the Townships Tree Protection Bylaw satisfy themanagement guidelines identified in the Townships Environmentally Sensitive Areas Study.

Staff also note that the Design Rationale provided by the project architect states the following:


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The development has also been appropriately located in an area alreadyhighly serviced by transit, with bus stops located right next to the lobbyentrances. These routes will connect to the central Langley transit exchange,Willowbrook Mall Area and Surrey Central Sky Train station. With transfersresidents can access virtually anywhere in the Lower Mainland, including allmajor universities.

Landscaping:The majority of the land area of the site will be occupied by the parking structure, with the

apartment buildings located above. As a result, the landscaping plan indicates plantings in theform of street trees and boulevard treatment along 56 Avenue and 210A Street (in accordancewith Township policy), as well as decorative plantings around the perimeter of the parkadestructure (designed to screen the exposed portion of the parkade and enhance its appearance).The plan also proposes landscaped courtyard areas and common space on the main level (i.e.above the parkade), including pathways leading to childrens play areas. Apartments on themain level will also have private outdoor patio/yard areas. The project architects DesignRationale states:

The lush landscaped podium level utilizes native plants which are droughttolerant and provide habitat value along the perimeter of the site and inretaining wall planters. Native plants are also integrated throughout thepodium level with some more ornamental planting. The landscape is intendedto be low maintenance, which requires fewer pesticides and fertilizers. Thedevelopment also provides community garden spaces associated with the playareas, where children and residents will be able to grow their own herbs,vegetables and fruits.

The design of the buildings allows for easy access to and lots of views to thecommon open space, providing good security. The design also maximizesviews to the North Shore mountains and the nearby green tributaries.

Tree Protection/ Replacement:An Integrated Site Design Concept (ISDC) was provided by the applicants consultants. Thesubmitted information indicates that 137 significant trees exist on the site, 117 of which areproposed to be removed. A total of 20 significant trees are proposed to be retained on-site (7along the western property line, 7 in the northeastern corner of the site, and a further 6 treesbeing relocated to the northeast corner from other parts of the site). In accordance with theTownships Tree Protection Bylaw 37 replacement trees are required to be planted on-site. Theapplicant is proposing to plant 129 replacement trees, as well as street trees along adjacentstreet frontages. An assessment of existing vegetation provided by the applicants architectstates:


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The most significant trees which may be considered retainable are thoselocated along the south property line. The Townships own requirement for thewidening of 56 Avenue will remove those trees. For the trees that areremoved, the landscape design not only replaces the trees, but adds a greenrhythm that builds on the success of the landscaping for the Riverwyndetownhouse project on the Bypass just south of 56 Avenue. This projects treereplacement program exceeds the Townships replacement bylaw by morethan 90 trees.

Street trees will also be planted adjacent to 56 Avenue and 210A Street (in compliance with theTownships Boulevard Treatment and Street Tree policy). Final tree retention, protection, andreplacement plans are subject to the final acceptance of the Manager of Parks Design andDevelopment. This requirement has been included in the list of development prerequisites to becompleted prior to final reading of the rezoning bylaw.

Servicing:The development site will be required to provide full municipal services in accordance with theTownships Subdivision and Development Control Bylaw. Prior to final reading, the proponentwill be required to enter into a servicing agreement to secure provision of utilities (sanitary andstorm sewer and water service), and improvements to 210A Street and 56 Avenue adjacent tothe site. Road widening dedication (2.44 metres along 56 Avenue, corner truncation at 56Avenue / 210A Street intersection, and completion of 210A Street cul de sac bulb) will also beprovided prior to consideration of final reading of the rezoning bylaw. Access to the site will befrom 210A Street, with no vehicle access permitted from 56 Avenue.

In the event that servicing of the site must be through City of Langley servicing lines (rather than

through Township facilities), approvals may be required from the City. The City has alsorequested submission of a traffic impact study from the applicant in order to assess the need forroad improvements in the area, including the possible provision of a westbound turning lane on56 Avenue at the Langley Bypass. The traffic impact study will be required as part of theservicing review prior to final reading of the rezoning bylaw.

Transit:Bus service is currently provided along 56 Avenue adjacent to the site by the 502 (SurreyCentral / Langley Centre/ Brookswood/ Aldergrove) and on both 56 Avenue and Langley Bypassby the C64 (Willowbrook / Langley Centre) route.

Schools:Although a total of 236 residential units are proposed, it is not anticipated that there will be anysignificant impact on either the neighbourhood elementary schools (Douglas Park andBlacklock) or the community secondary school (Langley Secondary) as the predicted market for


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Child Friendly Amenity Area:Section 111.5 of the Townships Zoning Bylaw requires provision of one or more Child FriendlyAmenity Areas for apartment developments, on the basis of 4 m2 per residential unit. A totalarea of 944 m2 (10,161 ft2) of Child Friendly Amenity Area is required based on the 236 unitsbeing proposed. The applicant is proposing two play areas totaling 992 m2 (10,678 ft2) (withseveral play structures, seating areas, creative/formal/informal play areas) in the commonlandscaped areas in the courtyard between the two buildings (i.e. on the podium level abovethe parking structure). The architects design rationale notes: The project incorporates twochild-friendly play areas in protected zones, with good visual contact from surrounding suites.

These are enhanced by the expansive greens, landscaping and sitting areas for the benefit ofall residents.

Parks and Recreation:The nearest Township facility is Macleod Athletic Park located adjacent to Langley SecondarySchool at 216 Street and 56 Avenue. A neighbourhood park in the City of Langley is locatedtwo blocks to the west (north of the Fraser Crossing / Safeway development).

Public Consultation:The applicant will hold a public information meeting prior to the Townships Public Hearing toobtain input and answer questions from residents in the adjacent Blue Heron Estates andRiverwalk developments.

Development Prerequisites:Prior to final reading of the rezoning bylaw, the following items must be finalized:

1. Applicant entering into a Servicing Agreement with the Township to secure required road

and utility upgrades and extensions in accordance with the Townships Subdivision andDevelopment Control Bylaw, and the Erosion and Sediment Control Bylaw, to theacceptance of the General Manager of Engineering;

2. Completion of a traffic impact study to the acceptance of the General Manager ofEngineering;

3. Provision of road dedication (2.44 metres on 56 Avenue and a corner truncation at the56 Avenue / 210A Street intersection) in accordance with Schedule P-1 of theTownships Subdivision and Development Control Bylaw (Policy Section) as amended toreflect this requirement to the acceptance of the General Manager of Engineering;

4. 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 Designand Development;

5. Provision of a CPTED (Crime Prevention through Environmental Design) review of thedevelopment (including design and operation of the parkade elevator pedestrian


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8. Receipt of final approval from Transport Canada and NAV Canada regarding height ofbuildings and the use of cranes during the construction process;

9. Payment of supplemental Rezoning Application fee, Integrated Site Design Concept(ISDC) Review fee, and Site Servicing Review fee.

POLICY CONSIDERATIONS:The proposed development is located in an area currently designated for Commercial purposesin the Murrayville Community Plan. The proposed redesignation of the site to Multi Family Fouris compatible with surrounding land use patterns and is consistent with the Official Community

Plans objective of providing a range of housing options for the community. The proposedresidential development complies with this designation.

The subject site is designated a mandatory Development Permit area to permit Council theopportunity to review the form, character and siting of the proposed development. Staffrecommends that Bylaws No. 4719 and 4720 be given first and second reading, and thatDevelopment Permit No. 100569 be issued subsequent to final reading of Bylaw 4720.

Respectfully submitted,

Robert KnallSENIOR DEVELOPMENT PLANNERforCOMMUNITY DEVELOPMENT DIVISION

RK

ATTACHMENT A Murrayville Community Plan Development Permit Guidelines

ATTACHMENT B Development Permit No. 100559:Schedule A RenderingSchedule B Character SketchSchedule C Context PlanSchedule D Parkade PlanSchedule E Building A Level 1 Floor PlanSchedule F Building A Level 2 and 3 Floor PlansSchedule G Building A Level 4 Floor PlanSchedule H Building B Level 1 Floor PlanSchedule I Building B Level 2 and 3 Floor PlansSchedule J Building B Level 4 Floor Plan


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(EXCERPT FROM MURRAYVILLE COMMUNITY PLAN:)

3.4 Residential Development Permit Area

Multi Family and adjacent Institutional areas are designated as development permit areas underSection 945(4)(e) of the Municipal Act to establish objectives and provide guidelines for the formand character of development. These areas are shown as Development Permit Area A on Map3.

The objective of the development permit area designation is to ensure safe and attractivemultiple family neighbourhoods and to reduce conflicts with adjacent uses. The developmentpermit guidelines for this area are:

(a) Development should be designed to integrate with and be compatible withadjacent development with respect to siting of buildings, exterior finish anddesign. Pitched roofs shall be encouraged.

(b) Buildings should be designed and sited so that sun penetration to roads andadjacent properties is maximized.

(c) Landscaping shall be required to enhance the appearance of the development.Careful consideration shall be given to retaining as many of the existing trees aspossible. Buildings and parking, loading and storage areas should be screenedfrom adjacent roads and single family residential development. Garbagereceptacles and other service areas should be screened. A landscaping planshall be submitted as part of a development permit application.

(d) Building materials, design and massing shall support the creation of an attractiveresidential environment. The use of "untreated" concrete or "unfinished" metal oraluminum as a final building finish shall not be permitted.

(e) Signs should be designed so that they are compatible with buildings.

(f) Walkways should be developed to ensure convenient access to and fromadjacent commercial and institutional uses. For security, walkways should belighted and allow overview from adjacent dwellings.

(g) Ravine and creek areas shall be treated under the provisions of DevelopmentPermit Area F, Section 3.11.

ATTACHMENT A


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ATTACHMENT B


Development Permit No. 100559

This Permit is issued this _______ day of ____________, 2009 to:

1. NAME: Marcon Homes (Crossbreeze) Ltd.

ADDRESS: 20689 56 AvenueLangley BC V3A 3Y9

2. This permit applies to and only to those lands within the Municipality described as follows andto any and all buildings, structures and other development thereon:

LEGAL DESCRIPTION: Lots 28, 29 and 30 District Lot 306 Group 2 New WestminsterDistrict Plan 36805 and Lot 1 Except: Part on Plan 61677District Lot 306 Group 2 New Westminster District Plan7851

(hereinafter called the said lands)

CIVIC ADDRESS: 5615 and 5655 210A Street; 21009 and 20971 56 Avenue

3. This Permit is issued subject to compliance with all of the Bylaws of the Municipality ofLangley applicable thereto, except as specifically varied or supplemented by this permit asfollows:

a) Building plans being in substantial compliance with Schedules A through N;

b) Final on-site landscaping plans being in substantial compliance with Schedules O andP, and in compliance with the Townships Tree Protection Bylaw, Child FriendlyAmenity Area requirement and Street Tree and Boulevard Treatment policy, subject tofinal acceptance of the Manager of Parks Design and Development;

c) On-site landscaping to be secured by letter of credit at the building permit stage;d) All garbage facilities to be located within buildings or screened; and further

4. 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:

e) Payment of supplemental Development Permit application fees.

5. The land described herein shall be developed strictly in accordance with the terms, conditionsand provisions of this Permit and any plans and specifications attached as a Schedule to thisP it hi h h ll f t h f


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Development Permit No. 100559(Marcon Homes (Crossbreeze) Ltd.)Page 2

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

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

AUTHORIZING RESOLUTION PASSED BY COUNCIL THIS ____ DAY OF__________,2009.

SCHEDULE A RenderingSCHEDULE B Character SketchSCHEDULE C Context PlanSCHEDULE D Parkade PlanSCHEDULE E Building A Level 1 Floor PlanSCHEDULE F Building A Level 2 and 3 Floor PlansSCHEDULE G Building A Level 4 Floor PlanSCHEDULE H Building B Level 1 Floor PlanSCHEDULE I Building B Level 2 and 3 Floor PlansSCHEDULE J Building B Level 4 Floor PlanSCHEDULE K Building A 56 Avenue Elevation / Material LegendSCHEDULE L Building B 210A Street Elevation / Material LegendSCHEDULE M Building Elevations on 56 Avenue and 210A StreetSCHEDULE N Building Elevations on Langley BypassSCHEDULE O Landscape Plan (South)SCHEDULE P Landscape Plan (North)


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SCHEDULE ARENDERING


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SCHEDULE BCHARACTER SKETCH


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SCHEDULE CCONTEXT PLAN


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SCHEDULE DPARKADE PLAN


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SCHEDULE EBUILDING A LEVEL 1 FLOOR PLAN


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SCHEDULE F

BUILDING 1 LEVEL 2 AND 3 FLOOR PLANS


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SCHEDULE G

BUILDING A LEVEL 4 FLOOR PLAN


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SCHEDULE H

BUILDING B LEVEL 1 FLOOR PLAN


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SCHEDULE I

BUILDING B LEVEL 2 AND 3 FLOOR PLANS


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SCHEDULE J

BUILDING B LEVEL 4 FLOOR PLAN


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SCHEDULE K

BUILDING A 56 AVENUE ELEVATION/MATERIAL LEGEND


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SCHEDULE L

BUILDING B 210A STREET ELEVATION/MATERIAL LEGEND


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SCHEDULE M

BUILDING ELEVATIONS ON 56 AVENUE AND 210A STREET


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SCHEDULE N

BUILDING ELEVATIONS ON LANGLEY BYPASS


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SCHEDULE O

LANDSCAPE PLAN (SOUTH)


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SCHEDULE PLANDSCAPE PLAN (NORTH)

ph4_marcon homes cross breeze

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