SPH6-208 Developments OCP Amendment RZ DP

THE CORPORATION OF THE TOWNSHIP OF LANGLEY
LANGLEY OFFICIAL COMMUNITY PLAN BYLAW 1979 NO. 1842

AMENDMENT (WILLOUGHBY COMMUNITY PLAN) BYLAW 1998 NO. 3800
AMENDMENT (YORKSON NEIGHBOURHOOD PLAN) BYLAW 2001 NO. 4030
AMENDMENT (208 DEVELOPMENTS LTD.) BYLAW 2009 NO. 4727
EXPLANATORY NOTE
Bylaw No. 4727 amends the Willoughby Community Plan by amending the land use plan
from ‘Mixed Residential’ to ‘Multi Family’, and the Yorkson Neighbourhood Plan from ‘Mixed
Residential’ to ‘Apartment’ for a 7.5 acre portion of the 208 Developments lands to facilitate
the construction of sixteen (16) residential apartment buildings (four storey) consisting of
1,474 units.
LANGLEY OFFICIAL COMMUNITY PLAN BYLAW 1979 NO. 1842

AMENDMENT (WILLOUGHBY COMMUNITY PLAN) BYLAW 1998 NO. 3800
AMENDMENT (YORKSON NEIGHBOURHOOD PLAN) BYLAW 2001 NO. 4030
A Bylaw to amend Willoughby Community Plan Bylaw No. 3800 and Yorkson Neighbourhood
Plan Bylaw No. 4030;
WHEREAS it is deemed necessary and desirable to amend “Willoughby Community Plan

Bylaw No. 3800 and Yorkson Neighbourhood Plan Bylaw No. 4030” 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 “Langley Official Community Plan Bylaw
1979 No. 1842 Amendment (Willoughby Community Plan) Bylaw 1998 No. 3800
Amendment (Yorkson Neighbourhood Plan) Bylaw 2001 No. 4030 Amendment (208
Developments Ltd.) Bylaw 2009 No. 4727”.
2. Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Willoughby
Community Plan) Bylaw 1998 No. 3800 is further amended by amending the plan
map as shown delineated on Schedule “A” attached to and forming part of this Bylaw
to “Multi Family” and Amendment (Yorkson Neighbourhood Plan) Bylaw 2001 No.
4030 is further amended by amending the plan map as shown delineated on
Schedule “A” attached to and forming part of this Bylaw to “Apartment” for the lands
described as:
W1/2 OF LOT 4, BLOCK 1, SECTION 26, TOWNSHIP 8, NWD, PLAN 1094

LOT 15, BLOCK 1, SECTION 26, TOWNSHIP 8, NWD, PLAN 1094
READ A FIRST TIME the 06 day of April , 2009

READ A SECOND TIME the 06 day of April , 2009
PUBLIC HEARING HELD the day of , 2009
READ A THIRD TIME the day of , 2009
RECONSIDERED AND ADOPTED day of , 2009
the
Mayor Township Clerk

Bylaw No. 4727
Page 2
TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

EXPLANATORY NOTE
Bylaw No. 4728 rezones 21.5 ha (53.34 acres) of land generally between 80 Avenue and 84
Avenue west of 208 Street to Comprehensive Development Zone CD-75 to facilitate the
construction of sixteen (16) residential apartment buildings (four storey) consisting of 1,474
units and Civic Institutional Zone P-1 for the future park/school site.
TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

WHEREAS it is deemed necessary and desirable to amend “Township of Langley Zoning

Bylaw 1987 No. 2500” as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the Township of Langley, in
Open Meeting Assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited for all purposes as “Township of Langley Zoning Bylaw 1987
No. 2500 Amendment (208 Developments Ltd.) Bylaw 2009 No. 4728”.
2. The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further
amended by
a. Adding to Section 104.1 – Zones the words “Comprehensive Development
Zone CD-75” after the words “Comprehensive Development Zone CD-74”
b. Adding to Section 110 after the words “CD-74” the words “CD-75 0.5 ha”
c. By adding after Section 974 “Comprehensive Development Zone CD-74” the
following as Section 975 “Comprehensive Development Zone CD-75”
975 – Comprehensive Development Zone CD-75
Uses Permitted
975.1 In the CD-75 Zone only the following uses are permitted and all other uses
are prohibited:
(1) accessory buildings and uses

(2) accessory home occupations subject to Section 104.3(l)
(3) apartments
Zoning Amenity Policy

975.2 Pursuant to Local Government Act provisions, all development shall comply
with the Yorkson Greenway Amenity Zoning Policy; and with the
Township’s 5% Neighbourhood Parkland Acquisition Policy.
Density
975.3 (1) The maximum number of residential units permitted for each area (as
shown in Section 975.11) shall not exceed one (1) residential unit,
except as provided for in Section 975.3 (2)
(2) The maximum number of residential units permitted for each area (as
shown in Section 975.11) shall not exceed the following when in
compliance with Section 975.2
Area 1 Area 2 Area 3 Area 4 Area 5 Area 6 Area 7 Area 8 Area 9

171 171 171 175 164 156 141 208 117
Bylaw 4728
Page 2 . . .
Lot Coverage
933.3 Buildings and structures lot coverage for each area (as shown in Section
975.11) shall not exceed the following and be in accordance with the
provisions of a Development Permit.
Area 1 Area 2 Area 3 Area 4 Area 5 Area 6 Area 7 Area 8 Area 9

40% 45% 40% 50% 35% 35% 35% 40% 40%
Siting of Buildings and Structures

975.4 Principle buildings and structures shall not be sited less than 4.5 metres
from a property line and in accordance with the provisions of a
Development Permit except for the following.
• Canopies and similar structure over walkways and entrances/exit
stairs, underground parking garages and underground parking exit
stairwells.
• Where cantilevered balconies project beyond the face of the
building, the minimum setback may be reduced by not more than
1.5 metres, providing that such a reductions shall only apply to the
projecting feature.
• Where cantilevered balconies project beyond the face of the
building at the intersection of 82 Avenue and 208 Street, the
minimum setback may be reduced by not more than 2.5 metres.
• Where a building abuts a right-of-way for a greenlink, the setback
shall be measured from edge of the right-of-way (not property line).
Height of Buildings and Structures

975.5 Except as provided for in Section 104.5 the height of buildings and
structures shall not exceed 4 storeys and be in accordance with the
provisions of a Development Permit.
Parking and Loading

975.6 Parking and loading shall be provided in accordance with Section 107 and
be in accordance with the provisions of a Development Permit.
Subdivision Requirements
975.7 All lots created by subdivision shall comply with Section 110 of this Bylaw
and the Township of Langley “Subdivision and Development Control
Bylaw”.
Landscaping, Screening and Fencing

975.8 Landscaping areas, landscaping screens and fencing shall be provided in
accordance with a Development Permit.
Bylaw 4728
Page 3 . . .
Development Permit Requirements

975.9 An application for a Development Permit shall be submitted to Council for
its consideration prior to issuance of a building permit.
Child Friendly Amenity

975.10 Child Friendly Amenity areas shall be provided in accordance with Section
111.5 and in accordance with a Development Permit.
Area Phasing
975.11
Bylaw 4728
Page 4 . . .
3. The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further
amended by rezoning the lands described as:
S ½ Lot 2, W ½ Lot 4 & Lot 15: all of Block 1, Plan 1094; and
Lot 2 Except: Firstly: Parcel “A” (Ex Plan 10800) Secondly: Parcel “B” (Ex
Plan 12770) and Road, Plan 1094; and
Lot “A”, Block 1, Plan 71927; and
Lots 16 & 17; both of Plan 41307; all of Section 26, Township 8, N.W.D.
as shown delineated on Schedule “A” attached to and forming part of this Bylaw to
Comprehensive Development Zone CD-75
Lot 6, Lot 7 Except: Parcel “A” (H53134E), Lots 13 & 14; all of Block 1, Plan
1094; and
Lot 13, W ½ Lot 14, E ½ Lot 14, Lot 15 Except: Parcel “A” (Ex Plan 15699),
Parcel “A” (Ex Plan 15699) of Lot 15; all of Block 2, Plan 1094; all of Section
26, Township 8, N.W.D.
as shown delineated on Schedule “B” attached to and forming part of this Bylaw to
Civic Institutional Zone P-1.
READ A FIRST TIME the 06 day of April , 2009.

READ A SECOND TIME the 06 day of April , 2009.
PUBLIC HEARING HELD the day of , 2009.
READ A THIRD TIME the day of , 2009.
RECONSIDERED AND ADOPTED day of , 2009.
the
Mayor Deputy Township Clerk

Bylaw 4728
Page 5 . . .
Bylaw 4728
Page 6 . . .
REPORT TO
MAYOR AND COUNCIL
PRESENTED: APRIL 6, 2009 - REGULAR MEETING REPORT: 09-52

FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 08-26-0102 / 0103
SUBJECT: OFFICIAL COMMUNITY PLAN AMENDMENT
AND REZONING APPLICATION NO. 100062
DEVELOPMENT PERMIT APPLICATION NO. 100557
(208 DEVELOPMENTS LTD.)
PROPOSAL:
Application to amend the Yorkson
Neighbourhood Plan and Zoning Bylaw
and issue a Development Permit to
permit the construction of 1,474
apartment units in sixteen (16) four (4)
storey apartment buildings; and in
conjunction with the application to
rezone approximately 32 acres of
adjacent parkland to Civic Institutional
Zone P-1.
RECOMMENDATION(S) SUMMARY:
That Council give 1st and 2nd reading to
Bylaws No. 4727 and 4728 subject to the
completion of seventeen (17) conditions;
and issuance of Development Permit No.
100557 (subject to five (5) conditions) at
the time of final reading; and that staff be
authorized to schedule the required
Public Hearing.
RATIONALE:
Staff supports the development proposal
as it is consistent with the overall
objectives of the Yorkson
Neighbourhood Plan and Willoughby
Community Plan.
OFFICIAL COMMUNITY PLAN AMENDMENT
Page 2 . . .
RECOMMENDATION(S)
That Council give first and second reading to Rezoning Bylaw No. 4728 (and accompanying
Yorkson Neighbourhood Plan Amendment Bylaw No. 4727) rezoning a 8.4 ha (20.77 acre)
development site to Comprehensive Development Zone CD-75 and a 13.2 ha (32.7 acre) future
park/school site to Civic Institutional Zone P-1 all located in the Central Phase of Yorkson
subject to the following development prerequisites being satisfied prior to final reading:
1. In accordance with Yorkson Neighbourhood Plan requirements:
a. Provide an overall layout plan for the Central Yorkson Phase including roads,
greenways, environmental setbacks and land use to the acceptance of the Director
of Community Development;
b. Secure a five (5) acre neighbourhood park site to serve the catchment area to the
acceptance of the Manager of Parks Design and Development;
c. Secure a five (5) acre elementary school site to serve the catchment area to the
acceptance of the School District; and
d. Provide an overall stormwater detention plan for the Central Yorkson Phase and
secure an adequately sized community stormwater detention pond to service the
Central Yorkson Phase to the acceptance of the General Manager of Engineering.
2. Completion of a Development Works Agreement (if required) securing off-site servicing to
the Central Yorkson Phase (as required by the Yorkson Neighbourhood Plan) to the
acceptance of the Director of Community Development;
3. Completion of a Servicing Agreement with the Township securing required off site road and
utility upgrades and extensions in accordance with the Township’s Subdivision and
Development Control Bylaw and the Yorkson Engineering Services Plan to the acceptance
of the Director of Community Development;
4. Completion of an Erosion and Sediment Control Plan in accordance with the Erosion and
Sediment Control Bylaw to the acceptance of the General Manager of Engineering;
5. Completion of a Traffic Impact Study including provision of road dedication, widenings and
necessary traffic improvements to the acceptance of the General Manager of Engineering
(including dedicating an approximate 5.7 metre road widening for 208 Street, a 5.7 metre
road widening for 80 Avenue and a 2.5 metre road widening tapering to a 1.0 metre road
widening for 82 Avenue in accordance with the Township’s Subdivision and Development
Control Bylaw No. 3650 and the Yorkson Neighbourhood Plan to the acceptance of the
General Manager of Engineering;
6. Provision of a 4.5 metre wide greenway dedication/right-of-way and construction along 208
Street, 80 Avenue and 82 Avenue frontages to the acceptance of the Manager of Parks
Design and Development, including final acceptance of greenway design plans,
sidewalk/trail alignment, fence, landscape details and security;
7. Compliance with the Subdivision and Development Control Bylaw (Tree Protection) No.
4470 including provision of a final tree management plan incorporating tree retention,
replacement and protection details, to the acceptance of the Manager of Parks Design and
Development;
8. Completion of landscape plans including greenway plans and compliance with Child
Friendly Amenity Area requirements to the acceptance of the Manager of Parks Design and
Development;
Page 3 . . .
9. Provision of a CPTED (Crime Prevention through Environmental Design) review of the

development (including design and operation of parkades, elevators, pedestrian
walkways/connections, amenity areas, playgrounds, and lighting) by a qualified CPTED
professional (in consultation with the Langley RCMP), to the acceptance of the Director of
Community Development, including incorporation of the CPTED recommendations into the
final development plans;
10. Adoption of a Heritage Revitalization Authorization Bylaw (including finalization of a Heritage
Revitalization Agreement) with respect to the relocation/restoration/renovation of the former
United Church (8262-208 Street) and the Tom Campbell residence (8275-208 Street);
11. Compliance with the requirements of the Streamside Protection Bylaw and the Department
of Fisheries and Oceans with respect to:
a. Completion of an overall environmental protection/compensation plan for the Central
Yorkson Phase to the acceptance of the DFO;
b. Dedication of environmental compensation areas to the Township for conservation
purposes (where required);
c. Registration of non-disturbance restrictive covenants (where required);
d. A Section 35 (HAAD) authorization being obtained (where required);
12. Registration of restrictive covenants acceptable to the Township:
a. Prohibiting parking on 208 Street, 80 Avenue and 82 Avenue;
b. Prohibiting direct vehicular access to 208 Street;
c. Restricting development of each phase until a servicing agreement is completed for
that phase to the acceptance of the General Manager of Engineering;
13. Registration of an all purpose right-of-way over the internal strata road and greenlinks for
municipal services and public access;
14. Completion of a road closure application for the unconstructed portion of 207 Street north of
82 Avenue;
15. Compliance with the Yorkson Neighbourhood Plan, requiring that a minimum of 5% of the
units incorporate the flex and universal housing requirements;
16. Compliance with the Yorkson Greenway Amenity Zoning Policy including payment of
applicable greenway amenity fee; and
17. Payment of applicable Neighbourhood Planning, Site servicing and ISDC review fees,
supplemental Rezoning fees, and compliance with the Township’s 5% Neighbourhood
Parkland Acquisition Policy.
That Council, at time of final reading of Rezoning Bylaw No. 4728 (and accompanying Yorkson
Neighbourhood Plan Amendment Bylaw No. 4727), authorize the issuance of Development
Permit No. 100557 subject to the following conditions:
a) Building plans being in substantial compliance with Schedules “A” through “N”;
b) Landscaping plans being in substantial compliance with Schedules “O” through “Q”, and in
compliance with the Township’s Street Tree and Boulevard Treatment programs and Child
Friendly Amenity Area requirements, to the acceptance of the Manager of Parks Design and
Development;
c) Section 6.1 of Sign Bylaw No. 4402 be varied to allow two signs on areas 4, 5 and 8 and
that all signage be in substantial compliance with Schedules “A” and “R” ;
d) Rooftop mechanical equipment to be located so that it is not visible from adjacent roads and
properties or alternatively screened from view by compatible architectural treatments; and
e) All refuse areas to be located in the underground garages;
Page 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:
f) Payment of supplemental Development Permit application fees; and
g) Payment of applicable development cost charges and Building Permit Administration Fees.
That Council authorize staff to schedule the required Yorkson Neighbourhood Plan Amendment
and Rezoning public hearings in conjunction with Development Permit No. 100557.
EXECUTIVE SUMMARY:
208 Developments Ltd. is proposing a comprehensive residential development consisting of
sixteen (16) residential apartment buildings (4 storey) consisting of 1,474 units on an 8.4 ha
(20.77 acre) development site located along the west side of 208 Street (between 80 Avenue
and 84 Avenue). To accommodate the development the proponent has applied for an
amendment to the Willoughby Community Plan/Yorkson Neighbourhood Plan, a Zoning Bylaw
amendment (from SR-2 to CD-75 and P-1) and issuance of a Development Permit (No.
100557). The Community Plan amendment and Zoning Bylaw amendment also designate 4.0
ha (10 acres) of parkland secured as a result of this development.
The properties are within an area designated as a mandatory Development Permit area, to
allow Council the opportunity to review the form, character and siting of the proposed
development. Additional details are contained in the attached materials. Staff recommends that
Council consider the development request subject to completion of seventeen (17) rezoning
development prerequisites and issuance of Development Permit No. 100557 (subject to five (5)
conditions).
Staff supports the development proposal as it is consistent with the overall objectives of the
Willoughby Community Plan and the Yorkson Neighbourhood Plan.
PURPOSE:
The purpose of this report is to advise and make recommendations to Council with respect to
Yorkson Neighbourhood Plan Amendment Bylaw No. 4727, Rezoning Bylaw No. 4728 and
Development Permit 100557.
Page 5 . . .
SUBJECT
Page 6 . . .
EXISTING ZONING BYLAW NO. 2500

Page 7 . . .
OVERALL PROPOSED DEVELOPMENT SITE PLAN AND PROPOSED ZONING

Page 8 . . .
TYPICAL EXTERIOR RENDERINGS – SUBMITTED BY THE APPLICANT
Child Friendly Amenity Area
Building Type “A”

Page 9 . . .
Building Type “B”
Building Type “C”
STREETSCAPE ELEVATIONS – SUBMITTED BY THE APPLICANT

Page 10 . . .
Page 11 . . .
ADDITIONAL INFORMATION:
Owners: 208 Developments Ltd.
#206 – 2760 Gladwin Road
Abbotsford, BC V2T 4S6
Township of Langley
20338-65 Avenue
Langley, BC V2Y 3J1
Agent: McElhanney Consulting Ltd.

13160-88 Avenue
Surrey, BC V3W 3K3
Legal Descriptions: Lot 6, Lot 7 Except: Parcel “A” (H53134E), Lots

13 & 14; all of Block 1, Plan 1094; and
Lots 6, 7, 13, W ½ Lot 14, E ½ Lot 14, Lot 15
Except: Parcel “A” (Ex Plan 15699), Parcel “A”
(Ex Plan 15699) of Lot 15; all of Block 2, Plan
1094; all of Section 26, Township 8, N.W.D.
S ½ Lot 2, W ½ Lot 4 & Lot 15: all of Block 1,

Plan 1094; and
Lot 2 Except: Firstly: Parcel “A” ( Ex Plan
10800) Secondly: Parcel “B” (Ex Plan 12770)
and Road, Plan 1094; and
Lots 16 & 17; both of Plan 41307; all of Section
26, Township 8, N.W.D.
Location: West side of 208 Street (between 80 Avenue

and 84 Avenue)
Area: Density Averaging Lands: 17.9 ha (44.26 acres)

Development Lands: 8.4 ha (20.77 acres)
Total Area: 26.3 ha (64.9 acres)
Existing Zoning: Suburban Residential Zone SR-2
Proposed Zoning: Comprehensive Development Zone CD-75 and

Civic Institutional P-1
Willoughby Community Plan: Mixed Residential and

Multi-Family
Yorkson Neighbourhood Plan: Mixed Residential (8-10 upa) and

Apartment (40-80 upa)
E.S.A Designation: 061 Willoughby & Willowbrook Area (Rating - 3)

Page 12 . . .
BACKGROUND/HISTORY:
The subject site is the first development proposal in the Central Phase of the Yorkson
Neighbourhood Plan. It triggers the Yorkson Neighbourhood Plan requirements for ‘opening’ a
development phase. The site is currently zoned Suburban Residential Zone SR-2 and is
designated ‘Mixed Residential’ (8-10 units/acre) and ‘Apartment’ (40-80 units/acre) in the
Yorkson Neighbourhood Plan. The applicant is proposing a four storey apartment development
consisting of 1,474 units in 16 buildings resulting in an average gross density of 175/ha (71
units/acre). To realize the proposed 1,474 units (71 units/acre), the anticipated units to be
developed on lands designated “Mixed Residential” (8-10 upa) and contemplated to form part of
the future community park have been incorporated into the development (and are proposed to
be rezoned to P-1). To compensate for this density, these lands are in the process of being
transferred to the Township for incorporation into the future Willoughby Community Park, in
accordance with the density averaging provisions of the Willoughby Community Plan. The
overall density complies with Willoughby Community Plan and Yorkson Neighbourhood Plan
objectives. A community plan amendment is required to accommodate the apartment housing
form on the “Mixed Residential” lands included in the proposed development.
DISCUSSION/ANALYSIS:
The proposed development site consists of an 8.4 ha (20.77 acre) site located in the Central
Phase of the Yorkson Neighbourhood Plan and is proposed to be rezoned to Comprehensive
Development Zone CD-75 to accommodate 1,474 apartment units along the west side of 208
Street (between 80 Avenue and 84 Avenue). The subject site is currently occupied by a number
of single family homes on Suburban Residential SR-2 lots. These homes will be removed to
accommodate the development with the exception of two (2) heritage homes which are
proposed to be restored and relocated on the future townhouse development immediately north
of the subject site.
Surrounding land uses include:
North: suburban residential lots (zoned Suburban Residential Zone SR-2 and designated for
‘Townhouse’ in the Yorkson Neighbourhood Plan);
South: 80 Avenue, the Langley Free Reformed Church (designated ‘Apartment’ in the
Yorkson Neighbourhood Plan) and the existing Willoughby Elementary School
(designated ‘Town Market Commercial’ in the Yorkson Neighbourhood Plan);
East: 208 Street, existing townhouse development (Pepperwood and Arborel)
West: suburban residential lots (Zoned Suburban Residential SR-2) and designated “Mixed
Residential” (contemplated to form part of the future Willoughby Community Park).
Density Averaging:
The Yorkson Neighbourhood Plan currently designates the site as ‘Apartment’ and ‘Mixed
Residential’ with a minimum density of 99 units/ha (40 units/acre) and a maximum of 198
units/ha (80 units/acre) for the ‘Apartment’ portion of the site; and a minimum of 20 units/ha (8
units/acre) and a maximum of 25 units/ha (10 units/acre) for the ‘Mixed Residential’ portion of
the site. As a result, a minimum of 590 units and a maximum of 1,136 units are permitted on
the ‘development lands’ without density averaging.
Page 13 . . .
The Willoughby Neighbourhood Plan allows density to be averaged provided that the total
number of units on the entire site does not exceed the aggregate number of the units permitted.
In this case, units from those lands designated “Mixed Residential” (8-10 units/acre) are
included in the density calculation. Based on the land use designation (Mixed Residential)
these lands have the potential for 354-443 units. As a result, a minimum of 940 units and a
maximum of 1,486 units can be placed on the ‘development lands’. The applicant is proposing
1,474 units within this range.
The following chart summarizes the number of units permitted in the Yorkson Neighbourhood
Plan and the allocation of the units in accordance with density averaging provision of the
Willoughby Neighbourhood Plan.
Land Use Permitted Density Area # of Units

Designation Permitted
Development Apartment 99-198 units/ha 5.36 ha 530-1,061
Lands (40-80 units/acre) (13.26 acres) units
Mixed Residential 20-25 units/ha 3.03 ha 60-75 units
(8-10 units/acre) (7.51 acres)
Density Mixed Residential 20-25 units/ha 17.91 ha 354-443 units

Averaging (8-10 units/acre) (44.26 acres) Note: 350 units are
proposed to be
Lands transferred
Total Units Permitted: 940-1,486
Community Plan Amendment:

As noted above, the subject site is currently designated ‘Apartment’ (gross density of 40-80 upa)
and ‘Mixed Residential’ (gross density of 8-10 upa) in the Yorkson Neighbourhood Plan. The
density averaging provision of the Willoughby Community Plan will result in a gross density of
175 units/ha (71 units/acre) on the ‘development lands’. While the density is in compliance with
the Yorkson Neighbourhood Plan, a Neighbourhood Plan amendment is still required to allow
the ‘Apartment’ use on what is currently designated ‘Mixed Residential’. Bylaw 4727 proposes
to re-designate the ‘Mixed Residential’ portion of the development site to “Apartment” to
accommodate the proposed apartment buildings. The ‘density averaging lands’ (17.91ha/44.26
acres) are also to be designated as ‘Institutional’ to reflect their future park use. The Bylaw will
also amend the Willoughby Community Plan from ‘Mixed Residential’ to ‘Multi-Family’ to
accommodate the apartment use.
Rezoning:
The subject site is currently zoned Suburban Residential Zone SR-2. Rezoning Bylaw 4728
proposes to create a new Comprehensive Development Zone (CD-75) designed to specifically
accommodate the proposed apartment development. The project complies with the provisions
of the site’s proposed CD-75 zoning in terms of building height (4 storeys) , siting, site coverage,
parking, and use. The ‘density averaging lands’ will be rezoned to Civic Institutional P-1 in
consideration of the future park/school site.
Page 14 . . .
School Sites:
The Yorkson Neighbourhood Plan states that “The following general prerequisites must be
satisfied prior to the adoption of a rezoning bylaw in any phase:
a. the designated elementary school site indicated for that phase, whether it is located in that
phase or not, must be secured to the acceptance of the School District, subject to Sections
8.2.6 and 8.2.7;…”
The proposed development falls within the Central Phase of the Yorkson Plan. The five acre
elementary school site for this phase is adjacent to the development site and forms part of the
‘density averaging lands’. A separate agreement between the proponent and the School District
with respect to these lands will be required. Prior to final reading, the elementary school site
must be secured to the acceptance of the School District and Township.
The Yorkson Neighbourhood currently falls within the catchment area of Willoughby Elementary
School (located on the southwest corner of 208 Street and 80 Avenue). In the short term,
elementary students from the proposed development are expected to attend Willoughby
Elementary School (which has some capacity available). Yorkson students will attend it until
sufficient numbers are generated to construct additional elementary schools in the Yorkson Plan
area. Tentatively this new school will be located on a School District property located in the
North East Phase of the Yorkson neighbourhood in the 21000 block of 83 Avenue (two blocks
east of the development site).
Another secondary school site to serve the Willoughby neighbourhoods is yet to be pursued as
capacity exists at Mountain Secondary School. An expansion of Mountain Secondary has been
identified as a priority in the School District’s capital plan. Yorkson secondary school students
will be expected to attend Mountain Secondary, which has some surplus capacity.
Parks and Recreation:

The Yorkson Neighbourhood Plan states that “The following general prerequisites must be
satisfied prior to the adoption of a rezoning bylaw in any phase:…
b. the designated neighbourhood park site indicated for that phase, whether it is located in
that phase or not, must be secured to the acceptance of the Township, subject to Sections
8.2.6 and 8.2.7;…”
The proposed development falls within the Central Phase of the Yorkson Plan. The five acre
neighbourhood park for this phase is adjacent to the development site and forms part of the
density averaging lands. Prior to final reading, the neighbourhood park site must be secured to
the acceptance of the Township.
Page 15 . . .
In addition to the playing fields and playground equipment located immediately south of the
development site at the Willoughby Elementary School, the existing Willoughby neighbourhood
park (located at 84 Avenue and 206 Street) is approximately 0.5 kilometres from the
development site. The future Yorkson Community Park site is conceptually planned to be
located immediately adjacent (west) of the development site. Prior to final reading the
proponent is also required to comply with the Township’s 5% Neighbourhood Parkland
Acquisition Policy.
Greenways:
As part of the project, the applicant will be required to dedicate and construct street greenways
(including a pathway and landscaping) along 208 Street, 82 Avenue and 80 Avenue as defined
in the Yorkson Neighbourhood Plan. Forming part of the overall neighbourhood greenway
network, the proponent in total will be dedicating approximately 0.66 acres (2,671 m2) of
greenway. The Yorkson Neighbourhood Plan also identifies areas where greenlinks are
required. Greenlinks are privately owned and maintained greenways that are intended for
public use (secured through a public access right-of-way). Two greenlinks are required to
provide public pedestrian connections from the 208 Street greenway to the future Willoughby
Community Park and school site. Details of the open space improvements (i.e. required
landscaping and fencing including the phasing/treatment/construction of the greenways and
municipal trails) will need to be finalized prior to final reading to the acceptance of the Manager
of Parks Design and Development. Prior to final reading the proponent must comply with
provisions of the Yorkson Greenway Amenity Zoning Policy.
Servicing:
Servicing of the Yorkson Neighbourhood was reviewed by the Engineering Division as part of
the Yorkson Neighbourhood Plan review. Prior to final reading the proponent is required to
secure full municipal services and enter into a servicing agreement in accordance with the
Township’s Subdivision and Development Control Bylaw. The servicing agreement will include
all municipal off-site road and utility upgrades/extensions and a stormwater management plan.
Also, a Sediment and Erosion Control plan is required in accordance with the Sediment and
Erosion Control Bylaw. The applicant is proposing to stage the development in two (2) phases;
first the north phase (north of 82 Avenue) and second the south phase (south of 82 Avenue). A
restrictive covenant will be required to be registered, prior to final reading, restricting
development of each phase until a servicing agreement is finalized for that phase. This will
enable detailed servicing requirements to be dealt with on a phase by phase basis.
Prior to final reading the proponent is also required to provide a stormwater management plan
for the Central Phase as delineated on Map 4 of the Yorkson Neighbourhood Plan. The location
of the proposed detention pond is on a portion of the existing Willoughby Neighbourhood Park.
Replacement of the parkland used for the detention pond will be incorporated into the
neighbourhood park acquisition agreement between the Township and the proponent. The
proponent is required to design and secure the community stormwater detention pond to service
the Central Phase to the acceptance of the Township of Langley.
Page 16 . . .
The proponent may also choose to enter into a Development Works Agreement (DWA) with the
Township (similar to a latecomers agreement) dealing with the recovery of some front-ended
servicing costs. In this case, a DWA is proposed by the applicant for the stormwater detention
pond serving all of the Central Phase. Completion of the DWA, if required, must occur prior to
final reading of the Rezoning Bylaw.
The proponent has undertaken a traffic impact study. This study examined the internal vehicle
circulation, impact the development will have on the existing and future municipal road network
and suggested recommendations. The Township’s transportation engineering staff reviewed
the traffic report and has conceptually accepted the report. The site plan has been amended to
reflect the recommendations with the development prerequisites reflecting traffic requirements.
Road dedication, widenings and necessary traffic improvements (including securing an

approximate 5.7 metre road widening for 208 Street, a 5.7 metre road widening for 80 Avenue
and a 2.5 metre road widening tapering to a 1.0 metre road widening for 82 Avenue) in
accordance with the Township’s Subdivision and Development Control Bylaw No. 3650 and the
Yorkson Neighbourhood Plan must be secured prior to final reading to the acceptance of the
General Manager of Engineering.
Advance Street Plan:

In accordance with the Yorkson Neighbourhood Plan, the initial development in each phase
must provide an overall layout plan for the phase that addresses roads, pedestrian links,
greenways, watercourses, environmental compensation areas, land use and housing types.
The layout is to ensure that each phase can develop in an overall comprehensive manner and is
to function as an evolving guide to development. As per the Yorkson Neighbourhood Plan, prior
to final reading the proponent must submit an overall layout plan to the acceptance of the
Director of Community Development.
Transit:
Transit has not yet been extended into the Yorkson Neighbourhood. The road layout of the
overall Yorkson development has, however, been designed to accommodate the provision of
future transit routes in accordance with Translink’s operating policy/procedures. Each year
Translink provides Council with the opportunity to input/comment on transit routes in the
Township. Initially, transit is expected to utilize the 208 Street corridor. The number of units
and density proposed by 208 Developments is considered to be very supportive of future transit
service.
Heritage:
In 1998 the Langley Heritage Society initiated a study of built heritage resources in Willoughby
which resulted in the identification of several historic buildings on the subject site. Two of the
heritage buildings (former United Church at 8263-208 Street and the Tom Campbell residence
at 8275-208 Street) are located at the northeast corner of the development site. The proponent
has worked closely with the Township’s heritage planning staff and the Heritage Advisory
Committee to identify opportunities to retain and preserve the two structures resulting in a
proposal to relocate the two buildings slightly to the north and adjacent to 208 Street. The two
buildings will be clustered together with another heritage structure (David Jones residence at
8373 -208 Street) and will be incorporated into a future townhouse development (as residential
units).
Page 17 . . .
Prior to final reading the proponent is required to enter into a Heritage Revitalization Agreement
(HRA) with the Township. As well as prescribing the precise size, location and uses to be
permitted in the heritage structures, the HRA will also detail the restoration standard of the
exterior of the buildings. The Heritage Planner and Heritage Advisory Committee will continue
to be involved in this process.
Flex and Universal Housing:

In accordance with Section 4.2.1(9) of the Yorkson Neighbourhood Plan a minimum of 5% of
the units in any residential development shall provide either flex or universal housing prior to
final reading of the rezoning bylaw. The proponent has designed a specific unit type (B-2) to
accommodate the flex/universal housing requirements which makes up 5.7% of units. The
Yorkson Neighbourhood Plan defines flex and universal housing as follows.
Flex Housing:” is an innovative approach to home design, renovation and construction

that emphasizes accessibility and is engineered to adapt at minimal cost to the
changing needs of occupants over their lifetime. The principles of accessibility,
adaptability and affordability are applicable to the design and construction of single
family dwellings, duplexes, multi-units, townhouses and even apartments, allowing
residents to convert space as their needs change. The concept includes:
• The use of health materials including structural elements, flooring choices,
heating systems and finishes that provide improved indoor air quality and
ventilation have been incorporated into the house;
• The use of energy efficient Power Smart appliances and lighting, plus a high
efficiency forced-air heating system; and
• Wheelchair accessibility through widened hallways and doorways, lowered
countertops and placement of light and electrical switches within easy reach.
The house is designed so that it can accommodate a future elevator.”
Universal Housing:
“Universal design are those home design features that make a home safe and
comfortable for everyone, young or old, whether they have a disability or not. It’s
making a home for all ages. Examples include cabinets with pull-out and kitchen
counters at several heights to accommodate different tasks and postures”.
Environmental:
The Township’s Streamside Protection bylaw along with DFO Section 35 (HAAD) approval
requirements apply to this development. As part of the updated Yorkson Neighbourhood Plan
review a number of watercourses and drainage ditches were identified, none of which are on the
development site. The Township is working with DFO in the preparation of an overall
environmental protection/compensation plan for the Central Phase. Acceptance of this plan by
DFO is required prior to final reading.
The Township’s Environmentally Sensitive Areas (E.S.A.) study identifies the lands as forming
part of the Willoughby and Willowbrook area. As part of the required Servicing Agreement, the
applicant will be required to provide full urban services as well as a stormwater management
plan and sediment control measures. The provision of these items in concert with DFO
requirements and compliance with the Township’s Tree Protection Bylaw satisfy the
management guidelines identified in the Township’s Environmentally Sensitive Areas Study.
Page 18 . . .
Subdivision:
The ‘development lands’ currently consist of seven (7) parcels. The applicant is proposing to
subdivide the ‘development lands’ into nine (9) lots to facilitate the proposed 16 apartment
buildings. The lot reconfiguration is arranged to match the siting and phasing of the proposed
development. Subdivision will be required prior to final reading for the dedications of the
greenway lands and road widenings.
Development Permit:
As the subject site is designated a mandatory Development Permit area, the applicant has also
applied for a Development Permit. In accordance with Council’s policy, supporting materials
have been submitted detailing the proposed development’s form, character and siting.
Development Permit guidelines relevant to the site are contained in the Willoughby Community
Plan (see Attachment A). Proposed Development Permit No. 100557 is attached to this report
(see Attachment B).
The comprehensive residential proposal consists of 1474 units in sixteen apartment buildings (4
storeys). The layout of the residential units is summarized below.
NORTH PHASE
Unit Type # of Units Area # of

Bedrooms
A 119 85m2 (910 ft2) 2 + Den
B 132 74m2 (800 ft2) 2
B2 62 74m2 (800 ft2) 2
C 48 59m2 (640 ft2) 1
D 48 69m2 (740 ft2) 1 + Den
E 213 48m2 (520 ft2) Jr. 1
F 66 93m2 (1,000 2 + Loft
ft2)
Subtotal 688
Page 19 . . .
SOUTH PHASE
Unit Type # of Units Area # of

Bedrooms
B 82 74m2 (800 ft2) 2
B2 23 74m2 (800 ft2) 2
F 41 93m2 (1,000 2 + Loft
ft2)
G 112 85m2 (920 ft2) 2 + Den
H 100 85m2 (920 ft2) 2
J 196 58m2 (620 ft2) 1
K 96 47m2 (500 ft2) 1
L 64 77m2 (830 ft2) 2
M 64 74m2 (800 ft2) 2
N 8 56m2 (600 ft2) 1 + Den
Subtotal 786
Total # of Units 1474
Typical building elevations have been provided for the sixteen proposed apartment buildings,
indicating the materials and architectural style of each building. In accordance with the
Development Permit guidelines, the buildings are designed with an architectural style that is
complementary to each other, with unique elements and colours integrated into each building.
The buildings will feature architectural asphalt shingle roofs, with exterior clad in a variety of
vinyl siding, brick, stone, wood trim and exposed timber columns.
The architect’s design rationale states:
Throughout the design process Points West Architecture has focused on designing the
development within the framework of the Yorkson Neighbourhood Plan. Regular meetings with
planning, building, engineering, parks and heritage staff have resulted in a proposal which
meets the objectives in all of these areas.
Page 20 . . .
Some highlights of the design are as follows:
1. Greenways and greenlinks provide strong connections through the development to

adjacent streets, parks and schools.
2. Attention was given to LEEDS issue to ensure a sustainable neighbourhood.
3. A mix of unit types ranging from 506 square foot junior suites to 1000 square foot two
bedroom loft units can accommodate a wide range of households.
4. The majority of parking is provided underground to increase open site area.
5. Landscaped open spaces are integrated into the plan with a large child friendly
component.
6. CPTED issues have been addressed to ensure a safe and secure living environment.
7. Heritage buildings are being preserved within the neighbourhood.
8. Universal design has been integrated into more than 5% of all units exceeding the
requirements of the city's accessibility policies.
9. Several architectural themes are used throughout the site providing a variety of
traditional and contemporary residential elements.
10. Architectural features including front porches, arbours, patios and gateways have been
oriented toward the street.
11. The building facades are well articulated and include a high level of detail. All designs
use durable quality materials including cultured stone, heavy timbers, hardi panels and
vertical and shake sidings.
12. The sloped roofs define the residential character of the buildings and are dropped a full
storey in some areas to reduce the scale and provide a more street friendly massing.
The proponent has also integrated numerous sustainable elements into the design (such as
LEED principles). These elements are summarized by the proponent as follows.
Our architect, Points West Architecture, has worked through the LEED checklist as a
preliminary method of measuring the environmental impact of our project, and we are proposing
to implement twenty-two (22) of the LEED recognized checklist items, including the following
items:
- Sustainable Sites - Site selection, public transportation access, bicycle storage,

alternative fuel vehicles, stormwater treatment, heat island effect, light pollution
reduction (7 items);
- Water efficiency – water efficient landscaping (reduce by 50%);
- Energy & Atmosphere – Ozone protection;
- Materials & Resources – Building reuse (maintain 75% of existing walls, floors, and
roof), construction waste management (divert 50% from landfill), recycled content (7.5%
post-consumer + 0.5% post-industrial), regional materials (10% extracted and
manufactured regionally) (4 items);
- Indoor Environmental Quality – Construction IAQ management plan during construction
and testing before occupancy, Low-Emitting materials (adhesives, sealants, points and
coatings, carpet, composite wood and laminate adhesives), controllability of systems
(perimeter and non-perimeter spaces) (8 items);
- Innovation & Design Process – LEED accredited professional
Page 21 . . .
In addition, there are several features in the 208 Developments proposal which are not
addressed by the LEEDs process but represent very significant advances made since that
program was developed, including the following;
- Plug-in Electric Hybrid Vehicles;

o LEEDs does not anticipate the extent to which the automotive industry has
developed plug-in electric hybrid vehicles (PEHVs) and LEEDs has set very low
standards for credits in this area. 208 Developments plans to lead the industry in
its preparation for the widespread use of PEHVs in apartment underground
parkades, by having a dedicated individual PEHV plug available for each and
every suite in the development.
- Individual electric hot water tanks in suites;
o Rather than installing the typical central natural gas boiler with circulating hot
water running to suites, 208 Developments will incorporate individual electric hot
water tanks in each suite. This system is more expensive to install initially,
however, it’s more energy efficient and cuts the carbon footprint of hot water
heating dramatically. The increased energy efficiency is derived from the fact
that individual hot water tanks are a short distance from the end user, rather than
a large constantly circulating system that cycles how water up and down from the
basement.
- Individual unit metering;
o The impact of individual energy usage metering is an extremely cost effective
method of increasing energy efficiency. The end user pays for the power to heat
the water that they individually use, rather than the strata corporation paying for a
common gas boiler. The end result is that residents are much more likely to be
frugal with his/her resources, ultimately reducing energy and water consumption.
- Acoustic attenuation features;

o Quietness is a critical aspect of indoor environmental quality that is not
adequately addressed within the LEEDs indoor environmental section. We
propose several measures to increase the sound isolation of one suite from the
other, such as the use of newly developed acoustic floor-mat (such as Owens
Corning “QuietZone”) in the floor structure to isolate the floor concrete from the
suite below, providing much higher Impact Insulation Class (IIC) acoustic ratings.
In addition, we will specify R20 batts in the floor assembly (above the code of R8)
to boost the sound transmission coefficient (STC) rating in the floor assembly by
42% above minimum requirements, and will include sound attenuation materials
between the subfloor and all ceramic floor tiles, and laminate flooring surfaces.
o 208 Developments will also specify double 5/8 drywall on both sides of party
walls, double the drywall requirement of the BC Building Code, to boost the STC
acoustic rating in walls.
o These sound attenuation features in every instance also provide additional
thermal insulation as an added bonus, further reducing energy consumption.
Page 22 . . .
Crime Prevention Through Environmental Design:

Given the scale of the development and its use of underground parking structures, staff required
the proponent to undertake a CPTED (Crime Prevention Through Environmental Design)
assessment. Points West Architecture submitted a CPTED report outlining their design
rationale as it relates to CPTED principles. The report was reviewed by the Langley RCMP
whose suggestions have been incorporated into the design.
Landscaping:
The landscaping plans propose extensive planting of trees, flowering shrubs and groundcovers
throughout the development site, including along the internal road and adjacent to buildings.
The street frontages will feature a pedestrian friendly treatment, with a low black metal picket
fence with cultured stone columns (to match building façade) and pedestrian gates to the
greenway. Other proposed fencing consists of low wood and metal picket fencing throughout
the site, low cedar fencing between yards and a privacy cedar fence along the west boundary of
the site. Accent paving of stamped concrete is proposed within the internal roadways at
entrances, intersections and greenlinks.
Tree Protection/Replacement:
An Integrated Site Design Concept (ISDC) was provided by the applicant’s consultants
(McEllhaney). The submitted information indicates that 444 significant trees exist on the
development site, of which 6 are proposed to be retained. In accordance with the Township’s
Tree Protection Bylaw, a total of 605 replacement trees are required to be planted plus
approximately 69 greenway trees and 56 street trees (in compliance with the Township’s
Boulevard Treatment and Street Tree Policy). Overall, a minimum of 710 trees will be in place
subsequent to full development of the site. Final tree retention, protection, and replacement
plans are subject to final acceptance by the Manager of Parks Design and Development.
Child Friendly Area:

The Township’s Zoning Bylaw requires provision of 4m2 (43 ft2) of Child Friendly Amenity Area
for each residential unit in the apartment buildings. At 1474 units, the applicant is required to
provide a minimum of 5,896m2 (63,366 ft2) of Child Friendly Amenity Area. The landscape
architect has innovatively incorporated children’s play equipment, a tricycle loop, sitting areas
and associated landscape areas into the development. The overall design of these features into
the onsite landscape plans satisfies the Child Friendly Amenity Area requirements of the Zoning
Bylaw. Prior to final reading the proponent must complete a detailed Child Friendly Amenity
design to the acceptance of the Manager of Parks Design and Development.
Access and Parking:

Access to the site is proposed from 80 Avenue, 82 Avenue and 84 Avenue by way of a joint
strata road. No vehicular access is permitted from 208 Street. This strata road will allow for
adequate local vehicle circulation and will be secured with a public access right-of-way. The
road will be designed with traffic calming elements such as speed tables and stamped concrete
at intersections. The Fire Department reviewed the proposal and had its comments
incorporated into the design.
Page 23 . . .
The Zoning Bylaw requires 1.5 parking spaces per dwelling unit with 10% of the required
parking designated for visitor parking. The applicant is proposing a range of parking from 1.65
spaces/unit to 2.15 spaces/unit with an average of 1.88 parking spaces per unit. The proponent
has incorporated 2 levels of underground parking in eight (8) of the buildings (north of 82
Avenue) with limited surface visitor parking spaces. The remaining buildings will have 1 level
underground parking with limited surface visitor parking spaces. A total of 2,782 parking spaces
are provided.
Signage:
The applicant is proposing signage that incorporates the same architectural elements used on
the buildings. A signage detail is provided as Schedule ‘A’ and ‘R’ to the Development Permit.
The ground oriented freestanding signs identifying the apartment site are proposed at the main
entrance of 82 Avenue and 80 Avenue and along 208 Street (incorporated into the
landscaping). The Township’s Sign Bylaw allows one freestanding sign per lot frontage. A
total of nine (9) lots are proposed resulting in a total of nine (9) signs permitted. Eight (8) signs
are proposed, however, the proposed locations results in two (2) signs on some lots and none
on others. As a result, a variance is required to permit two (2) sings on one lot. Staff support
the variance as the total number signs permitted for the development is not exceeded. The
variance has been incorporated into the Development Permit.
Development Prerequisites:
Prior to final reading of the rezoning bylaw, the following items must be finalized:
1. In accordance with Yorkson Neighbourhood Plan requirements:

a. Provide an overall layout plan for the Central Yorkson Phase including roads,
greenways, environmental setbacks and land use to the acceptance of the
Director of Community Development;
b. Secure a five (5) acre neighbourhood park site to serve the catchment area to
the acceptance of the Manager of Parks Design and Development;
c. Secure a five (5) acre elementary school site to serve the catchment area to the
acceptance of the School District; and
d. Provide an overall stormwater detention plan for the Central Yorkson Phase and
secure an adequately sized community stormwater detention pond to service the
Central Yorkson Phase to the acceptance of the General Manager of
Engineering.
2. Completion of a Development Works Agreement (if required) securing off-site servicing
to the Central Yorkson Phase (as required by the Yorkson Neighbourhood Plan) to the
3. Completion of a Servicing Agreement with the Township securing required off site road
and utility upgrades and extensions in accordance with the Township’s Subdivision and
Development Control Bylaw and the Yorkson Engineering Services Plan to the
Page 24 . . .
4. Completion of an Erosion and Sediment Control Plan in accordance with the Erosion
and Sediment Control Bylaw to the acceptance of the General Manager of Engineering;
5. Completion of a Traffic Impact Study including provision of road dedication, widenings
and necessary traffic improvements to the acceptance of the General Manager of
Engineering (including dedicating an approximate 5.7 metre road widening for 208
Street, a 5.7 metre road widening for 80 Avenue and a 2.5 metre road widening tapering
to a 1.0 metre road widening for 82 Avenue in accordance with the Township’s
Subdivision and Development Control Bylaw No. 3650 and the Yorkson Neighbourhood
Plan to the acceptance of the General Manager of Engineering;
6. Provision of a 4.5 metre wide greenway dedication/right-of-way and construction along
208 Street, 80 Avenue and 82 Avenue frontages to the acceptance of the Manager of
Parks Design and Development, including final acceptance of greenway design plans,
sidewalk/trail alignment, fence, landscape details and security;
7. Compliance with the Subdivision and Development Control Bylaw (Tree Protection) No.
4470 including provision of a final tree management plan incorporating tree retention,
replacement and protection details, to the acceptance of the Manager of Parks Design
and Development;
8. Completion of landscape plans including greenway plans and compliance with Child
Friendly Amenity Area requirements to the acceptance of the Manager of Parks Design
and Development;
9. Provision of a CPTED (Crime Prevention through Environmental Design) review of the
development (including design and operation of parkades, elevators, pedestrian
walkways/connections, amenity areas, playgrounds, and lighting) by a qualified CPTED
professional (in consultation with the Langley RCMP), to the acceptance of the Director
of Community Development, including incorporation of the CPTED recommendations
into the final development plans;
10. Adoption of a Heritage Revitalization Authorization Bylaw (including finalization of a
Heritage Revitalization Agreement) with respect to the relocation/restoration/renovation
of the former United Church (8262-208 Street) and the Tom Campbell residence (8275-
208 Street);
Page 25 . . .
11. Compliance with the requirements of the Streamside Protection Bylaw and the
Department of Fisheries and Oceans with respect to:
a. Completion of an overall environmental protection/compensation plan for the
Central Yorkson Phase to the acceptance of the DFO;
b. Dedication of environmental compensation areas to the Township for
conservation purposes (where required);
c. Registration of non-disturbance restrictive covenants (where required);
d. A Section 35 (HAAD) authorization being obtained (where required);
12. Registration of restrictive covenants acceptable to the Township:
a. Prohibiting parking on 208 Street, 80 Avenue and 82 Avenue;
b. Prohibiting direct vehicular access to 208 Street;
c. Restricting development of each phase until a servicing agreement is completed
for that phase to the acceptance of the General Manager of Engineering;
13. Registration of an all purpose right-of-way over the internal strata road and greenlinks for
municipal services and public access;
14. Completion of a road closure application for the unconstructed portion of 207 Street
north of 82 Avenue;
15. Compliance with the Yorkson Neighbourhood Plan, requiring that a minimum of 5% of
the units incorporate the flex and universal housing requirements;
16. Compliance with the Yorkson Greenway Amenity Zoning Policy including payment of
applicable greenway amenity fee; and
17. Payment of applicable Neighbourhood Planning, Site servicing and ISDC review fees,
supplemental Rezoning fees, and compliance with the Township’s 5% Neighbourhood
Parkland Acquisition Policy.
POLICY CONSIDERATIONS:
Staff supports the development proposal as it meets the overall objectives of the Willoughby
Community Plan and Yorkson Neighbourhood Plan. To accommodate the proposal lands
designated “Mixed Residential” (8-10 upa) contemplated to form part of the future park/school
site have been incorporated into the development, in accordance with the density averaging
provisions of the Willoughby Community Plan. The overall density complies with Willoughby
Community Plan and Yorkson Neighbourhood Plan objectives. A community plan amendment,
however, is required to allow the apartment housing form on the “Mixed Residential” lands
included in the proposed development. The proposal complies with the density provisions of
these plans, Township’s Zoning Bylaw and the Subdivision and Development Control Bylaw and
Policy. In staff’s opinion accompanying Development Permit No. 100557 complies with the
Page 26 . . .
Development Permit Area “B” Guidelines of the Willoughby Community Plan. Accordingly, staff
recommend approval of the plan amendment bylaw and the rezoning bylaw (subject to the
seventeen (17) development prerequisites) and accompanying Development Permit No. 100557
(to be issued at time of final reading of the rezoning bylaw).
Respectfully submitted,
Mark Neill
DEVELOPMENT PLANNER
for
COMMUNITY DEVELOPMENT DIVISION
MN/JG
ATTACHMENT A Willoughby Community Plan Development Permit Area B Guidelines

ATTACHMENT B Development Permit No. 100557:
SCHEDULE A – Building Type “A” Rendering
SCHEDULE B – Building Type “B” Rendering
SCHEDULE C – Building Type “C” Rendering
SCHEDULE D – Overall Site Plan
SCHEDULE E – North Phase Site Plan
SCHEDULE F – South Phase Site Plan
SCHEDULE G –Building Type “A” Typical Building Elevations
SCHEDULE H – Building Type “B” Typical Building Elevations
SCHEDULE I – Building Type “C” Typical Building Elevations
SCHEDULE J – Typical Architectural Elements
SCHEDULE K – Typical Architectural Elements
SCHEDULE L – Typical Building Cross Sections
SCHEDULE M – Unit Type Floor Plans
SCHEDULE N – Unit Type Floor Plans
SCHEDULE O – North Phase Landscape Plans
SCHEDULE P – South Phase Landscape Plans
SCHEDULE Q – Fence Plan
SCHEDULE R – Signage Plan
Page 27 . . .
ATTACHMENT A
4.1.2.3 Multi Family (i.e. Apartment, Townhouse, Rowhouse, Duplex, Triplex

and Fourplex) Development
General
The following guidelines apply to all multi-family development.
Site Design
o While providing individual design character, buildings shall be designed to integrate and
complement adjacent developments with respect to siting, setbacks, design, exterior
finish, landscaping and parking areas. Facade and roofline articulation with porches and
other projecting elements is required. Blank or undifferentiated facades shall be
avoided.
o On sloping sites, buildings should be massed to create a terraced form of development
and provide view opportunities for a majority of housing units.
o In order to allow for stormwater infiltration to maintain flow in watercourses, development
is encouraged to maintain low surface imperviousness through compact building form
and site layout, consideration shall be given to alternative stormwater and road
standards, use of pervious surface materials where feasible and preservation of existing
vegetation.
o Multi family buildings shall be designed to maximize avoidance of leaky condominium
syndrome by using industry best building practices.
o Mail box kiosks located within a stratified development shall be protected from the
weather, be architecturally integrated into the development and be located adjacent to a
visitor parking stall with pull-out.
o A pedestrian connection shall be provided for each unit/or group of units (as determined
by the Township) to the street or street greenway. Public, semi-public and private space
shall be clearly delineated.
o Presenting garages to public roads is discouraged. Offsetting garages behind the front
face of the building is encouraged. Carports are not permitted. Developments shall
register a restrictive covenant on title preventing conversion of the garage to any other
use that prohibits vehicle storage.
o Development of street facing buildings (i.e. the front door is facing towards the municipal
roadway) is required abutting a street or street greenway, other than 200 and 212
(between 76 and 80 Avenues) Streets.
o A strong street presence is required through extended porches, recessed entries and
ground oriented units.
o Mechanical equipment shall be screened or integrated with the roof form, as viewed
from the street or higher buildings, in a manner consistent with the overall architecture of
the building.
Page 28 . . .
o To provide visual interest elevations of buildings facing a street shall have architectural
details such as roofline height, varied paint treatments, windows, articulation in the
building envelope, etc.
o Building elevations that are visible from adjacent roads and municipal greenways shall
be finished and treated similar to the front elevation – in terms of architectural details
and the quality of the exterior finish/materials.
Landscaping
o Development is encouraged to retain existing significant trees within the development in
accordance with the Township of Langley’s Tree Protection Bylaw, as amended.
o On-site landscaping shall be required to enhance the appearance of the development,
screen parking, loading and utility areas, and garbage containers/enclosures from
adjacent properties and roadways. Best efforts should be made to appropriately screen
all utility boxes and meters.
o A landscape plan shall be prepared by a registered B.C. Landscape Architect.
o Playground facilities shall be provided, in accordance with the Township’s Child Friendly
Amenity Area requirements, as amended.
o Entrances shall be articulated with appropriate low fencing and high quality features to
provide distinction between public and private space.
o The use of perimeter berms (in most circumstances), high fences and security gates is
discouraged to provide surveillance and a more pedestrian-friendly street system.
Fences adjacent to a public road allowance or a street greenway shall not exceed 122
cm (48 inches) in height. These fences shall be made of natural materials and be
designed to complement the building and be an open picket fence design. Fences must
permit observation of the public realm and incorporate landscaping to soften their
appearance from the road.
o Where lots abut municipal property (i.e. environmental area or a park) a black coated
chain link fence shall be constructed to municipal standard. If an adequately landscaped
buffer (native plant species are encouraged) of at least 2 metres in width is provided on
the greenway side of the fence to the acceptance of the Township, other fence types
may be used provided they are visually permeable above 122 cm (48 inches) and do not
exceed 180cm (6 feet) in total height.
o If security fencing is required for storage areas, black coated chain link fencing screened
with hedging material may be used.
o A 5 metre wide landscaping area and a fence shall be provided on multi family
properties along abutting lots designated for non residential development (other than
municipal greenspace). Fences should be aesthetically designed and reflect adjacent
residential building character where applicable.
Page 29 . . .
Parking Lot Landscaping

o In addition to trees and landscaping around the perimeter of surface parking areas,
shade trees and landscaping is required within parking areas at the following frequency:
x One tree per six parking stalls to be located in a minimum of 10 cubic meters of
growing medium (structural soil, deep root soil cells, or planting beds) so that the
tree will be sustained into maturity. Two adjoining rows of parking stalls (front to
front) will require a minimum of one tree per bank of 12 parking stalls spaced no
more than 18 meters between trees. A minimum grid placement of 18 meters on
center should be attained for trees placed in parking areas. In addition to the
foregoing, the end of each single row of parking stalls will require a tree and 2
metre wide landscaped area between the end parking stall and the adjacent drive
aisle.
x Trees within parking areas should be of a type and height (at least 8 feet) so that
the clearance to the underside of the tree extends above the height of standard
types of vehicles that do not require clearance lights. Deciduous shade trees
should be a minimum of 6cm calliper with a 1.8 meter clear stem at time of
planting. Tree stems must be protected on all sides with a minimum of 1 meter
of clearance to the front face of an adjacent barrier curb or other protection from
vehicle overhangs.
x Shrubs and groundcovers should be planted around the base of all trees.
Parking and Traffic/Pedestrian Circulation

o Pedestrian connections shall be provided throughout the development, including through
parking lots, and to adjoining land uses. Ornamental paving materials (stamped and
coloured concrete or better) are required for all pedestrian connections.
o Provision of underground parking is encouraged and shall be designed with CPTED
principles. Access to either underground or structured parking should be from a lane if
possible.
o Parking shall be provided in enclosed and secured garages attached to individual units
or in a secure underground parkade.
o Tandem parking on all end units is not permitted.
o Surface parking should be provided for in a number of smaller areas rather than one
large lot, and shall be located primarily in the interior of the site or otherwise screened
from view. Surface parking shall integrate landscaping and other design elements to
reduce the massing of parking areas. Vehicular entrances shall be landscaped, not
gated, to create a subtle boundary between the semi-private and public areas.
o Private driveway access over greenways should be consolidated and minimized to
ensure maximum safety of the users of the greenway. Private driveways accessing
arterial roads may be restricted.
o Wheelchair access shall be provided throughout the development.
Page 30 . . .
4.1.2.5 Apartments
These guidelines are in addition to section 4.1.2.3 and apply to all apartment developments.
Architectural Details
o Street facing facades of apartment buildings shall be designed for a pedestrian scale
with the first storey architecturally differentiated from upper floors.
o The apparent mass of a building shall be reduced through roof design, facade
articulation and shadowing.
o Incorporate a ‘good neighbour’ policy by ensuring building heights being stepped or
terraced to relate to adjacent buildings.
o Building height and massing shall be in proportion to adjacent open space.
o The main entrance of each apartment building should include a pedestrian awning and
porte-cochere (or other architectural elements) to provide protection from the weather.
o Orient the main building entrance to the street and provide a secondary building
entrance and pedestrian link to adjacent municipal greenspace where applicable.
o Avoid blank or undifferentiated facades.
o Reduce the apparent mass of buildings through roof design, façade articulation and
shadowing.
o Scale building height and massing in proportion to open spaces.
o Provide weather protection from parking area to front entrance where appropriate.
Landscaping
o Where there are multiple buildings on a site, buildings should be located to provide
common space such as courtyards.
Parking and Traffic/Pedestrian Circulation

o Minimize above grade projection of parkade structures.
o Provide drop-off areas at grade level near the main building entrance where possible.
o Provide resident parking underground or within the building.
ATTACHMENT B
Development Permit No. 100557
This Permit is issued this _______ day of ____________, 2009 to:
1. NAME: 208 Developments Ltd.
ADDRESS: 206-2760 Gladwin Road

Abbotsford, BC V2T 4S6
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: S ½ Lot 2, W ½ Lot 4 & Lot 15: all of Block 1, Plan 1094; and
Lot 2 Except: Firstly: Parcel “A” ( Ex Plan 10800) Secondly: Parcel
“B” (Ex Plan 12770) and Road, Plan 1094; and
Lots 16 & 17; both of Plan 41307; all of Section 26, Township 8,
N.W.D.
(hereinafter called the “said lands”)
CIVIC ADDRESS: 8061, 8075, 8207, 8263, 8275 – 208 Street

20699 – 80 Avenue
20684 – 82 Avenue
3. This Permit is issued subject to compliance with all of the Bylaws of the Municipality of
Langley applicable thereto, except as specifically varied or supplemented by this permit as
follows:
a) Building plans being in substantial compliance with Schedules “A” through “N”;
b) Landscaping plans being in substantial compliance with Schedules “O” through “Q”, and in
compliance with the Township’s Street Tree and Boulevard Treatment programs and Child
Friendly Amenity Area requirements, to the acceptance of the Manager of Parks Design
and Development;
c) Section 6.1 of Sign Bylaw No. 4402 be varied to allow two signs on areas 4, 5 and 8 and
that all signage be in substantial compliance with Schedules “A” and “R” ;
d) Rooftop mechanical equipment to be located so that it is not visible from adjacent roads
and properties or alternatively screened from view by compatible architectural treatments;
and
e) All refuse areas to be located in the underground garages;
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:
f) Payment of supplemental Development Permit application fees; and

g) Payment of applicable development cost charges and Building Permit Administration Fees.
Development Permit No. 100557
(208 Developments Ltd.)
Page 2
5. The land described herein shall be developed strictly in accordance with the terms, conditions
and provisions of this Permit and any plans and specifications attached as a Schedule to this
Permit which shall form a part hereof.
This Permit is not a Building Permit. All developments forming part of this Development
Permit shall be substantially commenced within two years after the date the Development
Permit is issued. This permit shall have the force and effect of a restrictive covenant running
with the land and shall come into force on the date of an authorizing resolution passed by
Council.
It is understood and agreed that the Municipality has made no representations, covenants,
warranties, guarantees, promises or agreement (verbal or otherwise) with the developer other
than those in this Permit.
This Permit shall enure to the benefit of and be binding upon the parties hereto and their
respective heirs, executors, administrators, successors and assigns.
AUTHORIZING RESOLUTION PASSED BY COUNCIL THIS ____ DAY OF

__________, 2009.
SCHEDULE A – Building Type “A” Rendering

SCHEDULE B – Building Type “B” Rendering
SCHEDULE C – Building Type “C” Rendering
SCHEDULE D – Overall Site Plan
SCHEDULE E – North Phase Site Plan
SCHEDULE F – South Phase Site Plan
SCHEDULE G –Building Type “A” Typical Building Elevations
SCHEDULE H – Building Type “B” Typical Building Elevations
SCHEDULE I – Building Type “C” Typical Building Elevations
SCHEDULE J – Typical Architectural Elements
SCHEDULE K – Typical Architectural Elements
SCHEDULE L – Typical Building Cross Sections
SCHEDULE M – Unit Type Floor Plans
SCHEDULE N – Unit Type Floor Plans
SCHEDULE O – North Phase Landscape Plans
SCHEDULE P – South Phase Landscape Plans
SCHEDULE Q – Fence Plan
SCHEDULE R – Signage Plan
ȱ
SCHEDULE A
BUILDING TYPE “A” RENDERING
ȱ
SCHEDULE B
BUILDING TYPE “B” RENDERING
ȱ
SCHEDULE C
BUILDING TYPE “C” RENDERING
ȱ
SCHEDULE D
OVERALL SITE PLAN
SCHEDULE E
NORTH PHASE SITE PLAN
SCHEDULE F
SOUTH PHASE SITE PLAN
SCHEDULE G
BUILDING TYPE “A” TYPICAL BUILDING ELEVATION
ȱ
SCHEDULE H
BUILDING TYPE “B” TYPICAL BUILDING ELEVATION
ȱ
SCHEDULE I
BUILDING TYPE “C” TYPICAL BUILDING ELEVATION
ȱ
SCHEDULE J
TYPICAL ARCHITECTURAL ELEMENTS
ȱ
SCHEDULE K
TYPICAL ARCHITECTURAL ELEMENTS
ȱ
NORTH PHASE
SOUTH PHASE
SCHEDULE L
TYPICAL BUILDING CROSS SECTIONS
ȱ
SCHEDULE M
UNIT TYPE FLOOR PLANS
ȱ
SCHEDULE N
UNIT TYPE FLOOR PLANS
ȱ
SCHEDULE O
NORTH PHASE LANDSCAPE PLAN
ȱ
SCHEDULE P
SOUTH PHASE LANDSCAPE PLAN
ȱ
SCHEDULE Q
FENCE PLAN
ȱ
SCHEDULE R
SIGNAGE PLAN
ȱ

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THE CORPORATION OF THE TOWNSHIP OF LANGLEY

LANGLEY OFFICIAL COMMUNITY PLAN BYLAW 1979 NO. 1842

LANGLEY OFFICIAL COMMUNITY PLAN BYLAW 1979 NO. 1842

WHEREAS it is deemed necessary and desirable to amend “Willoughby Community Plan

W1/2 OF LOT 4, BLOCK 1, SECTION 26, TOWNSHIP 8, NWD, PLAN 1094

READ A FIRST TIME the 06 day of April , 2009

Mayor Township Clerk

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

WHEREAS it is deemed necessary and desirable to amend “Township of Langley Zoning

975 – Comprehensive Development Zone CD-75

(1) accessory buildings and uses

Zoning Amenity Policy

Area 1 Area 2 Area 3 Area 4 Area 5 Area 6 Area 7 Area 8 Area 9

Area 1 Area 2 Area 3 Area 4 Area 5 Area 6 Area 7 Area 8 Area 9

Siting of Buildings and Structures

Height of Buildings and Structures

Parking and Loading

Landscaping, Screening and Fencing

Development Permit Requirements

Child Friendly Amenity

READ A FIRST TIME the 06 day of April , 2009.

Mayor Deputy Township Clerk

MAYOR AND COUNCIL

PRESENTED: APRIL 6, 2009 - REGULAR MEETING REPORT: 09-52

9. Provision of a CPTED (Crime Prevention through Environmental Design) review of the

EXISTING ZONING BYLAW NO. 2500

OVERALL PROPOSED DEVELOPMENT SITE PLAN AND PROPOSED ZONING

TYPICAL EXTERIOR RENDERINGS – SUBMITTED BY THE APPLICANT

Child Friendly Amenity Area

Building Type “A”

Building Type “B”

Building Type “C”

STREETSCAPE ELEVATIONS – SUBMITTED BY THE APPLICANT

Agent: McElhanney Consulting Ltd.

Legal Descriptions: Lot 6, Lot 7 Except: Parcel “A” (H53134E), Lots

S ½ Lot 2, W ½ Lot 4 & Lot 15: all of Block 1,

Location: West side of 208 Street (between 80 Avenue

Area: Density Averaging Lands: 17.9 ha (44.26 acres)

Existing Zoning: Suburban Residential Zone SR-2

Proposed Zoning: Comprehensive Development Zone CD-75 and

Willoughby Community Plan: Mixed Residential and

Yorkson Neighbourhood Plan: Mixed Residential (8-10 upa) and

E.S.A Designation: 061 Willoughby & Willowbrook Area (Rating - 3)

Surrounding land uses include:

Land Use Permitted Density Area # of Units

Density Mixed Residential 20-25 units/ha 17.91 ha 354-443 units

Community Plan Amendment:

Parks and Recreation:

Road dedication, widenings and necessary traffic improvements (including securing an

Advance Street Plan:

Flex and Universal Housing:

Flex Housing:” is an innovative approach to home design, renovation and construction

Unit Type # of Units Area # of

Unit Type # of Units Area # of

Total # of Units 1474

The architect’s design rationale states:

Some highlights of the design are as follows:

1. Greenways and greenlinks provide strong connections through the development to

- Sustainable Sites - Site selection, public transportation access, bicycle storage,

- Plug-in Electric Hybrid Vehicles;

- Acoustic attenuation features;

Crime Prevention Through Environmental Design:

This Permit is issued this _ day of ______, 2009 to: