- 104 -

SPECIAL MEETING
OF TOWNSHIP COUNCIL
FOR THE PURPOSE OF PUBLIC HEARING
AND DEVELOPMENT PERMITS
Monday, March 9, 2009 at 7:00 p.m.
Fraser River Presentation Theatre
4th Floor, 20338 – 65 Avenue, Langley, BC

MINUTES

Present: Mayor Green

Councillors J. Bateman, B. Dornan, S. Ferguson, C. Fox, M. Kositsky, B. Long,

K. Richter and G. Ward

P. Catlin and R. Seifi

S. Palmer

A. DEVELOPMENT PERMITS

1. Development Permit Application No. 100571 (More or Les Ventures)

Report 09-28
File CD 14-07-0044

Moved by Councillor Bateman,

Seconded by Councillor Long,
That Council authorize issuance of Development Permit No. 100571 to
More or Les Ventures Ltd. for property located in the 5700 Block of 268 Street, in
accordance with Attachment B, subject to the following conditions:

a) Building plans being in compliance with Schedules “A” through “G”;

b) Landscape plans being in substantial compliance with Schedule “H” and in
accordance with the Township’s Street Tree and Boulevard Treatment Program
to the acceptance of the Manager of Parks Design and Development;
c) Provision of a final tree management plan incorporating tree retention,
replacement and protection details in compliance with the Township’s Tree
Protection Bylaw, to the acceptance of the Manager of Parks Design and
Development;
d) Rooftop mechanical equipment to be located so that it is not visible from
adjacent roads, or alternatively screened from view by compatible architectural
treatments;
e) All refuse areas to be screened in accordance with the Gloucester Building
Design Guidelines;
f) All chain link fences being black vinyl with black posts and rails; and
g) All signage being in substantial compliance with Schedules “A” and ”H”, and in
compliance with the Gloucester Building Guidelines and the Township’s Sign
Bylaw.
March 9, 2009
Special Meeting for Public Hearing and Development Permits Minutes - 105 -

A. DEVELOPMENT PERMITS

Although not part of the Development Permit requirements, the applicant is advised
that prior to issuance of a building permit the following items need to be finalized:

h) Landscaping and boulevard treatment being secured by letter of credit at the

building permit stage;
i) Submission of an on-site servicing and site specific stormwater management
plan in accordance with the Subdivision and Development Control Bylaw, and an
erosion and sediment control plan in accordance with the Erosion and Sediment
Control Bylaw, both to the acceptance of the General Manager of Engineering;
j) Exterior lighting to be designed in accordance with the Exterior Lighting Impact
Policy;
k) Confirmation of sewer capacities to the acceptance of the General Manager of
Engineering; and
l) Payment of supplemental Development Permit fees.

Explanation by the proponent.

Amin Yamolky, Ionic Architecture Inc., was in attendance and commented that the
project is a 155,000 sq.ft. commercial warehouse to be used as a landscape supply
business. He continued that the project consists of a warehouse with a small portion
being used for office purposes. He added that the loading area at the north end of
the building will feature a buffer zone from 56 Street and complies with municipal
requirements for a 3 metre landscaping buffer.
CARRIED

2. Development Permit Application No. 100564 (Platinum Group Enterprises Ltd.)

Report 09-27
File CD 11-06-0174

Moved by Councillor Richter,

Seconded by Councillor Dornan,
That Council authorize issuance of Development Permit No. 100564 to Platinum
Group Enterprises Ltd. for property located at 22225 - 50 Avenue, in accordance
with Attachment B, subject to the following conditions:

a) Deletion of the “Amenity Building” shown on Schedules “B”, “K”, “L”, “P”, “R”, and
“S” of Development Permit No. 100497;
b) Landscaping plans in vicinity of the previously planned amenity building being in
substantial compliance with attached Schedules “A”, “B” and “C”, to the
acceptance of the Manager of Parks Design and Development;
c) Landscaping to be secured by letter of credit at the building permit stage; and
further
March 9, 2009
Special Meeting for Public Hearing and Development Permits Minutes - 106 -

A. DEVELOPMENT PERMITS

AMENDMENT

Moved by Councillor Kositsky,

Seconded by Councillor Long,
That the recommendation that Council accept the proponent’s offer to provide to
each townhouse purchaser, a one year family pass to the W.C. Blair Recreation
Centre be struck from the resolution.
CARRIED

Councillors Ferguson, Fox and Ward opposed

MAIN MOTION, AS AMENDED

The question was called on the Main Motion, as Amended, and it was
CARRIED

B. PUBLIC HEARING

1. Official Community Plan Amendment and Rezoning Application No. 100065

(Vieira/Soni)
Bylaw No. 4724
Bylaw No. 4725
Report 09-15
File CD 08-01-0089

“Langley Official Community Plan Bylaw 1979 No. 1842 Amendment

(Murrayville Community Plan) Bylaw 1988 No. 2661 Amendment
(Vieira/Soni) Bylaw 2009 No. 4724”

“Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Vieira/Soni)

Bylaw 2009 No. 4725”

Explanation – Bylaw No. 4724

R. Seifi, Director, Community Development, explained that Bylaw No. 4724 amends
the Murrayville Community Plan by redesignating the eastern 1,033 m2 (11,119 ft2)
portion of property located at 21429 51B Avenue to accommodate a two (2) lot single
family subdivision. He noted that 145 Public Hearing notices were mailed out.

Explanation – Bylaw No. 4725

R. Seifi, Director, Community Development, explained that Bylaw No. 4725 rezones
the eastern 1,033 m2 (11,119 ft2) portion of property located at 21429 51B Avenue
from Suburban Residential Zone SR-3 to Residential Zone R-1E to accommodate a
two (2) lot single family subdivision. He noted that 145 Public Hearing notices were
mailed out.
March 9, 2009
Special Meeting for Public Hearing and Development Permits Minutes - 107 -

B. PUBLIC HEARING

Explanation by the proponent.

Ajay Soni, 902 – 777 West Broadway, Vancouver, was in attendance and noted that
they were looking for a quarter-acre lot to the east side as an amendment to the
OCP and that they have agreed to pave the back riding lane as part of the approval
process, which will be a public amenity.

Submissions regarding Bylaw No. 4724 from the public.

There were no submissions regarding Bylaw No. 4724 from the public.

Submissions regarding Bylaw No. 4725 from the public.

There were no submissions regarding Bylaw No. 4725 from the public.

Councillor Long left the meeting at 7:25 p.m. and rejoined the meeting at 7:26 p.m.

2. Rezoning and Community Plan Amendment Application No. 100063 and

Development Permit No. 100559 (Marcon Homes (Crossbreeze) Ltd.)
Bylaw No. 4719
Bylaw No. 4720
Report 09-16
File CD 08-12-0026

“Langley Official Community Plan Bylaw, 1979 No. 1842 Amendment

(Murrayville Community Plan) Bylaw 1988 No. 2661 Amendment
(Marcon Homes (Crossbreeze) Ltd.) Bylaw 2009 No. 4719”

“Township of Langley Zoning Bylaw 1987 No. 2500 Amendment

(Marcon Homes (Crossbreeze) Ltd.) Bylaw 2009 No. 4720”

Explanation – Bylaw No. 4719 and 4720

R. Seifi, Director, Community Development, explained that Bylaw No. 4719 amends
the Murrayville Community Plan by redesignating four lots with a total area of 1.31 ha
(3.23 acre) located at the northwest corner of 56 Avenue and 210A Street 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 with a total of 236 units.

He explained that Bylaw No. 4720 rezones property located north of 56 Avenue and
west of 210A Street from Suburban Residential SR-1 to a new Comprehensive
Development Zone CD-72 to permit development of two apartment buildings (236
units). He noted that 709 Public Hearing notices were mailed out.

Mr. Seifi also noted that one additional item is to be added to the rezoning conditions,
that being compliance with the Township of Langley’s 5% Park Acquisition Policy as
part of Development Prerequisite No. 9.
March 9, 2009
Special Meeting for Public Hearing and Development Permits Minutes - 108 -

B. PUBLIC HEARING

Explanation – Bylaws No. 4709 and No. 4710

R. Seifi, Director, Community Development also noted that one additional item is to
be added to the rezoning conditions, that being compliance with the
Township of Langley’s 5% Park Acquisition Policy as part of Development
Prerequisite No. 9.

Development Permit No. 100559

Running concurrently with this bylaw is Development Permit No. 100559

(Marcon Homes (Crossbreeze) Ltd.) in accordance with Attachment B
subject to the following conditions:

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” and “P”, and in compliance with the Township’s Tree Protection Bylaw, Child
Friendly Amenity Area requirement and Street Tree and Boulevard Treatment
policy, subject to final 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

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.

Explanation by the proponent.

Bryce Rositch, Rositch Hemphill and Associates, 20 – 120 Powell Street,

Vancouver, was in attendance and commented that the project borders on the City
of Langley. He continued that the project will be in a good location with easy access
to many public amenities and is one of the most significant multi-family
developments in the area. He added that the project will provide for areas for
scooter parking, parking for electric cars, feature low-water need plantings on site,
and provide for use of recycled materials in construction. He referenced traffic
access and added that the architecture would feature brick and granite balconies, as
well as other elements. He also noted that only six units would face onto the Blue
Herons townhome site with a greenbelt acting as a buffer. He advised that they
would comply with the required number of visitor parking stalls. He stated that there
would be greenspace between the development and the Twin Rinks building to
buffer noise, and that quality of insulation and windows used in the project would
exceed current requirements. He continued that they had met with staff of both the
Township and the City of Langley and it was noted that there needs to be a
Transportation Plan, and that there will be no traffic light at 210A Street. He noted
that traffic lights may be installed at 56 Avenue and the Bypass and that the City of
Langley now allows 84 units per acre.
March 9, 2009
Special Meeting for Public Hearing and Development Permits Minutes - 109 -

B. PUBLIC HEARING

Submissions regarding Bylaw No. 4719 from the public.

1. Bill Millar, President, River Wynd Strata Council, 68, 5550 Langley Bypass, was
in attendance and commented that he spoke on behalf of the residents. He
noted that River Wynd homes features 99 townhomes for seniors over 55. His
complex and the adjacent River Walks condominiums total 142 units on a 14
acre site for a net density of 10 units per acre; by comparison the proposed
project has a density of 74 to 82 units per acre. He stated that he feels the

density is too high, and should be reserved for high density residential areas or a
downtown corridor area, like uptown Murrayville. He added that their
recommendations included a maximum density of 40 units per acre, a left turn
lane east on 56 to turn on 210A Street, and extension of 210A Street north to go
around the arena with access to the Bypass to allow traffic and emergency
vehicles an alternate access to the site. He also recommended a short merge
lane going west on 56 Avenue for vehicles going left on 210A Street.
2. Eleanor Drake, 210, 20976 - 56 Avenue, was in attendance and commented that
she had concerns relative to traffic and density.
3. Sid Warren, 31, 219 - 65 Avenue, was in attendance and commented that he is
the president of the Blue Heron Estate Strata Council. He advised that they had
no concerns relative to the proposed development and were in support of the
proposal.

The following written submissions regarding Bylaw No. 4719/Bylaw No. 4720 were
received:

1. Roy Beddow, City of Langley, requesting information relative to density, traffic,

and infrastructure.
2. A.L. Wilson, 64, 21065 – 56 Avenue, expressing concerns relative to traffic and
lack of signalization onto 56 Avenue, as well as a lack of visitor parking.

3. Rezoning Application No. 100322 Development Permit No. 100562

(96th Avenue Development Group Ltd.)
Bylaw No. 4718
Report 09-21
File CD 09-02-0139

“Township of Langley Zoning Bylaw 1987 No. 2500 Amendment

(96th Avenue Development Group Ltd.) Bylaw 2009 No. 4718”

Explanation – Bylaw No. 4718

R. Seifi, Director, Community Development, explained that Bylaw No. 4718 rezones
property located at 20327 96 Avenue and the vacant lands to the west from General
Industrial Zone M-2 and Rural Zone RU-1 to Comprehensive Development Zone CD-
14 to accommodate a four (4) lot service industrial / commercial subdivision.
March 9, 2009
Special Meeting for Public Hearing and Development Permits Minutes - 110 -

B. PUBLIC HEARING

Development Permit No. 100562

Running concurrently with this bylaw is Development Permit No. 100562

(96th Avenue Development Group Ltd.) in accordance with Attachment B
subject to the following conditions:

a) Building plans being in substantial compliance with Schedules “A” to “I”;

b) Landscape plans being in substantial compliance with Schedules “J” to “M” and
in compliance with the Township’s Street Tree and Boulevard and Treatment
program to the acceptance of the Manager of Parks Design and Development;

c) Signage to be in substantial compliance with Schedule “N” and in compliance

with the Township of Langley Sign Bylaw;
d) Fascia signage shall consist of channel lettering;
e) Rooftop mechanical equipment to be located so that it is not visible from
adjacent roads or alternatively to be screened from view by compatible
architectural treatment;
f) Garbage facilities to be located within screened enclosures and screened from
view by compatible architectural treatment;
g) Section 914.4 of the Township Zoning Bylaw 1987 No. 2500 being varied from a
minimum 5.0 metre side lot line setback from a flanking street to permit a
minimum 2.0 metre side lot line setback from a flanking street as shown in
Schedule “C”;

Although not part of the Development Permit requirements, the applicant is advised
that prior to the issuance of a building permit the following items will need to be
finalized:

h) Landscaping (including the buffer / trail) and boulevard treatment to be secured

by letter of credit;
i) Compliance with the Township’s Exterior Lighting Impact Policy, including the
provision of an Exterior Lighting Impact Plan to the acceptance of the Manager
of Permits and Licences Department;
j) Issuance of an Erosion and Sediment Control permit in conjunction with the
Township’s Erosion and Sediment Control Bylaw;
k) Submission of a stormwater management plan to the acceptance of the General
Manager of Engineering;
l) Payment of supplemental Development Permit application fees

Explanation by the proponent.

Glen Froese, Krahn Engineering Ltd., 201 – 34609 Delar Road, Abbotsford, was in
attendance and commented that they had met with representatives from the
neighbouring Chelsea Green development and Township of Langley staff. He noted
that the development will feature recessed loading docks in the back to better block
traffic noise and screen vehicles from view. He continued that a 10 metre-wide
buffer zone and pathway will be provided, and that drainage will be installed to deal
with moisture and groundwater going to Chelsea Green. He added that mature
March 9, 2009
Special Meeting for Public Hearing and Development Permits Minutes - 111 -

B. PUBLIC HEARING
landscaping will be provided as well as a right-in/right-out access/egress off 203
Street. He referenced other measures that would be provided such as patios, sun
travel pattern consideration, screening on the north-east side of the building, chain
link fencing, and no outside storage. He added that they commissioned
BKL Consultants Ltd. to undertake a sound study and that they are working with staff
to provide mitigation for noise levels.

Submissions regarding Bylaw No. 4718 from the public.

1. Jim Doerr, 187, 20391 – 96 Avenue, was in attendance and commented that he
had concerns relative to landscaping maintenance standards, and ambient
noise. He suggested that a restrictive covenant be placed on title to prevent
activities between 8:00 p.m. to 8:00 a.m. He expressed appreciation for the
exemplary service and assistance from staff members Mark Newell, Patrick
Ward, and David Cocking.

The following written submissions regarding Bylaw No. 4718 were received from the
public:

1. Marie Bray, 110 Chelsea Green, expressing support for the proposal.
2. Jim Doerr, 187, 20391 – 96 Avenue, expressing concern relative to sound/noise
impact and support for the project.
3. Mark Bliss, BKL Consultants Ltd., 308 – 1200 Lynn Valley Road, North
Vancouver, relative to noise barrier fencing.
4. P.L. Dobie, 303, 20381 – 96 Avenue, expressing concerns relative to parking of
reefer trucks, and proposal that a Restrictive Covenant to mitigate noise outside
normal hours (before and after 8:00 am to 8:00 pm) be placed on title.

C. TERMINATE

Moved by Councillor Bateman,

Seconded by Councillor Dornan,
That the meeting terminate at 8:12 p.m.
CARRIED

CERTIFIED CORRECT:

Mayor

Township Clerk