Carvolth Neighbourhood Plan

F.3 Bylaw No.
4995 Page 8 Schedule E
TOWNSHIP OF LANGLEY
Carvolth Neighbourhood Plan

March 27, 2013
In collaboration with:
DAmbrosio Architecture and Urbanism Coriolis Consulting Group ISL Engineering + Land Services
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Submitted to: The Township of Langley
Submitted by: Robert Barrs, Principal

Joaquin Karakas, Senior Planner, Urban Designer Golder Associates Ltd. 200 - 420 W. Hastings Street Vancouver, BC, V6B 1L1 Canada T: 604-688-9769 ext.100 F: 604-688-9764 Robert_Barrs@golder.com www.golder.com
In collaboration with: DAmbrosio Architecture and Urbanism Coriolis Consulting Group ISL Engineering + Land Services
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The Corporation of the Township of Langley
Schedule W-7 Willoughby Community Plan
Bylaw No. 4995
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Table of Contents
1. 1.1 Introduction, Background and Purpose........................................................................................ 1 Overview ................................................................................................................................................................................. 1 1.1.1 1.1.2 1.2 2. 2.1 Plan Area .............................................................................................................................................................. 2 Policy Framework.............................................................................................................................................. 3
Planning Process .................................................................................................................................................................. 4 Plan Elements and Policies............................................................................................................. 6 Community Vision and Goals .......................................................................................................................................... 6 2.1.1 2.1.2 Vision for the Carvolth Area .......................................................................................................................... 6 Planning and Design Goals ........................................................................................................................... 6
2.2 2.3 2.4
Character Areas..................................................................................................................................................................... 7 Area Concept plan ............................................................................................................................................................... 7 Land Use .................................................................................................................................................................................. 9 2.4.1 2.4.2 2.4.3 2.4.4 2.4.5 2.4.6 2.4.7 2.4.8 2.4.9 2.4.10 2.4.11 2.4.12 2.4.13 2.4.14 2.4.15 2.4.16 2.4.17 2.4.18 General Objectives and Policies .................................................................................................................. 9 Gateway ............................................................................................................................................................. 11 Office/Mixed Use I.......................................................................................................................................... 12 Office/Mixed Use II......................................................................................................................................... 12 Office/Mixed Use III ....................................................................................................................................... 13 Flex Employment I ......................................................................................................................................... 14 Flex Employment II ........................................................................................................................................ 14 High Street Mixed Use.................................................................................................................................. 16 Work/Live Flex Use ........................................................................................................................................ 17 Service Commercial....................................................................................................................................... 17 Townhouse Residential................................................................................................................................ 18 Medium Density Residential ...................................................................................................................... 18 High Density Residential ............................................................................................................................. 19 Transit Exchange ............................................................................................................................................ 20 Integrated Open Space ................................................................................................................................ 20 Housing Policies ............................................................................................................................................. 21 Sustainable Building Energy ...................................................................................................................... 22 Additional Land Use and Development Policies ................................................................................ 23 General Policies and Objectives ............................................................................................................... 24 Mobility Network ........................................................................................................................................... 26 Street Classifications ..................................................................................................................................... 28 Transit ................................................................................................................................................................. 30 Bicycle Network .............................................................................................................................................. 31 Existing and Proposed New Streets ........................................................................................................ 32 General Objectives and Policies ............................................................................................................... 35
2.5
Mobility ................................................................................................................................................................................. 24 2.5.1 2.5.2 2.5.3 2.5.4 2.5.5 2.5.6
2.6
Public Realm, Parks, and Open Space ....................................................................................................................... 33 2.6.1
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2.6.2 2.6.3 2.6.4 2.6.5 2.6.6 2.6.7 2.7 2.7.1 2.7.2 2.7.3 2.7.4 2.7.5 2.8 2.8.1 2.8.2 2.8.3 3. 3.1 3.2 3.3 3.4 Greenways/Trails ............................................................................................................................................ 36 Conservation Areas ....................................................................................................................................... 37 School/Park ...................................................................................................................................................... 37 Integrated Open Space ................................................................................................................................ 38 Pocket Park/Plaza ........................................................................................................................................... 43 Stormwater Strategy..................................................................................................................................... 44 Water .................................................................................................................................................................. 46 Sanitary Sewer................................................................................................................................................. 50 Stormwater Drainage ................................................................................................................................... 54 Road Network Infrastructure ..................................................................................................................... 58 Neighbourhood Energy Infrastructure .................................................................................................. 61 Financing........................................................................................................................................................... 62 Implementation and Phasing .................................................................................................................... 62 Severability ....................................................................................................................................................... 64
Servicing and Infrastructure.......................................................................................................................................... 46
Financing and Implementation ................................................................................................................................... 62
Design Guidelines ......................................................................................................................... 65 Overview .............................................................................................................................................................................. 65 Justification and Intent ................................................................................................................................................... 65 Designation ......................................................................................................................................................................... 65 General Guidelines ........................................................................................................................................................... 67 3.4.1 3.4.2 3.4.3 3.4.4 3.4.5 3.4.6 3.4.7 3.4.8 3.4.9 3.4.10 3.4.11 3.4.12 3.4.13 3.4.14 3.5 3.5.1 3.5.2 3.5.3 3.5.4 Connectivity ..................................................................................................................................................... 67 Street Definition ............................................................................................................................................. 67 Height and Massing ...................................................................................................................................... 67 Active Frontages ............................................................................................................................................ 68 Weather Protection ....................................................................................................................................... 69 Green Development ..................................................................................................................................... 70 Public Realm .................................................................................................................................................... 73 Safety, Security and Accessibility ............................................................................................................. 74 Tall Buildings.................................................................................................................................................... 74 Master Planning Tall Buildings and Large Sites .................................................................................. 76 Parking, Servicing and Access ................................................................................................................... 77 Lighting.............................................................................................................................................................. 77 Landscaping..................................................................................................................................................... 78 Stormwater Source Control ....................................................................................................................... 78 Gateway Node................................................................................................................................................. 82 Gateway Corridor ........................................................................................................................................... 84 Transit Village .................................................................................................................................................. 86 Flex Employment ........................................................................................................................................... 90
Character Area Guidelines ............................................................................................................................................. 80
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1. Introduction, Background and Purpose

1.1 OVERVIEW
The Carvolth Neighbourhood Plan represents a vision and implementation framework for creating a transit oriented, walkable and highly urban place at this important gateway to the Township of Langley. The new neighbourhood is envisioned to have a high quality of design and a balance of housing and jobs and be a regional showcase for sustainable neighbourhood design. It is projected to be home to approximately 5,000 residents and 12,800 jobs by build-out in 2041. The plan updates the Carvolth Business Park Plan adopted in 2001 which was intended to create a high quality business and employment node. Since 2001, there have been several regionally significant upgrades to transit infrastructure impacting the Carvolth area. These include dedicated bus lanes on Highway 1 and the regionally connected Carvolth Transit Exchange located within the plan area. The plan capitalizes on these significant transit investments and creates an integrated land use, transportation and urban design framework to support the planned future local and regional transit network and services, through compact, mixed use, and transit oriented development.
Figure 1. Location of Carvolth Planning area
Township of Langley - Carvolth Neighbourhood Plan| 1
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The plan includes a vision statement and set of goals, along with detailed objectives and policies, for land use, transportation, open space and urban design. It also includes design guidelines for form and character and energy efficiency, conceptual servicing and engineering plans for water, storm water and sanitary sewer, and policies for financing, phasing and implementation. The plan organizes the study area into four distinct Character Areas each with a different land use focus and urban design expression.
1.1.1
Plan Area
The plan area is bounded by Highway 1 to the North, 196 Avenue to the West, 204 Avenue to the East and 82 Avenue to the South. It currently consists of some mixed use office/retail development and strip commercial uses along 200 Street, some warehousing, distribution and office uses west of 200 Street, and primarily rural residential uses on large lots East of 200 Street. The plan area has a number of water courses and Streamside Protected Areas. Notable developments in the study area includes the headquarters of the BC Government Employees Union (BCGEU), the world headquarters of Pharmasave, a distribution centre for Fraser Health, a Sandman Hotel, and the Carvolth Transit Exchange.
Figure 2. Carvolth Neighbourhood Plan Area
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1.1.2 Policy Framework
Figure 3. The 2001 Carvolth Business Park Plan Land Use Concept
Several key provincial, regional and municipal planning and policy documents provide a framework for planning in the Carvolth area. These include: Metro Vancouvers Regional Growth Strategy (RGS), The Township of Langley Official Community Plan (1979), The Township of Langley Sustainability Charter (2008), The Willoughby Community Plan (1998), and The Carvolth Business Park Plan (2001).
There are also a number of transportation plans and initiatives impacting the Carvolth area, including: The Provincial Transit Plan (2008), The Gateway Program (Province of B.C.) including South Fraser Perimeter Road and Highway 1 Rapid Bus Service, South of Fraser Area Transit Plan (TransLink) (2008), and Langley Township Master Transportation Plan (2009).
RESIDENTIAL
CONSERVATION
SUBURBAN RESIDENTIAL SERVICE COMMERCIAL BUSINESS OFFICE PARK
BUFFER / GREENWAY ROAD TRAIL
Most of these plans and initiatives included substantial community engagement and are rooted in principles of smart growth and sustainability. Specifically, they are intended to accommodate future population growth in a manner that fosters livable, low-carbon communities, and equitable and resilient local economies. Carefully considering and incorporating relevant aspects of these policy frameworks and addressing linkages between Carvolth and the larger community and region is crucial to the effectiveness of this plan. The study area is currently designated as Business Park and Business Centre Mixed Use in the Willoughby Community Plan, permitting a mix of office, light industrial, retail and service commercial uses. The 2001 Carvolth Business Park Plan was premised on creating a high quality business park and employment node at a major gateway to Langley, providing significant job opportunities for area residents.
The Township of Langley Official Community Plan (OCP) includes a set of planning principles premised on achieving a network of complete, active, connected, and transit oriented communities that, through their layout and design, minimize environmental impacts. The following OCP policies related to Transit Oriented Development are relevant to this plan: All high-density development should be concentrated around key arterial intersection nodes and within 400 metres (walking distance) of transit routes. Consideration should be given to establishing appropriate high-rise development on selected / appropriate sites: Adjacent to the 200 Street / Highway interchange, including the Carvolth Business Park Plan area, south of Highway 1; Along and adjacent to the 200 Street corridor linking Willowbrook with the 200 Street/Highway 1 interchange.
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The Metro Vancouver Regional Growth Strategy (RGS) establishes an integrated land use and transportation framework to encourage a concentration, mix and balance of jobs and housing to support transit use and walking and to preserve natural open spaces and agricultural lands. The RGS designates the Carvolth area for Mixed Employment and General Urban uses. Mixed employment includes light and heavy industrial uses, as well as stand-alone office and retail uses that are not suitable for Urban Centre locations. General Urban includes residential and supportive, local serving commercial uses and services. Sustainability by Design (SxD): In 2006, the Township participated in a six-month process led by the UBC Design Centre for Sustainability to create a 50-year vision for the 200 Street corridor. SxD confirmed and reinforced the role of Carvolth as an employment node with gateway characteristics. In 2009, as part of the Gateway Program, the province announced a $54.6 million Transit Exchange in Carvolth to link Langley with the SkyTrain Network through a TransLink Express Bus service using the HOV lanes along the TransCanada Highway. The Transit Exchange was opened in 2012. In 2009, the Township completed an Employment Lands Study (ELS) to assess the long-term need for employment lands in order to meet the goal of balanced residential and employment growth. The study concluded that Langley would capture a large share of employment growth in the region and that regional transportation improvements highlighted the attractiveness of the Carvolth area as a key component of Langleys employment strategy. The Provincial Government is exploring the feasibility of incorporating mixed use development on the site of the Gateway Transit Exchange. A mixed use, transit-oriented development could make the area a vibrant urban place where people live, work and play, rather than a transit hub with transient activities. District Energy Prefeasibility Study: In 2010, Township Council received results of the District Energy Prefeasibility Study which examined different energy sources, technologies, utility ownership options, and locations for renewable district energy systems. Carvolth was one of the potential areas in the study. However, it was deemed to be not a good candidate based on permitted uses, projected floorspace, population density and economic viability. An Energy Charrette conducted in 2012 explored high level strategies that lead to energy conservation and reduction of greenhouse gas emissions related to buildings and infrastructure. Relevant recommendations from this study fed into the Carvolth Plan Update.
1.2
PLANNING PROCESS
Planning for Carvolth was undertaken through an integrated and collaborative process. Detailed technical, design, and planning work was woven together with public, stakeholder and Council engagement at key stages of the project. This included a community design charrette at the outset of the process that resulted in a draft vision, set of principles and preliminary design concepts. Detailed market, transportation, infrastructure, urban design, environmental and other technical background work were key inputs into the Carvolth planning process. Up front and on-going consultation with land owners in the study area was carried out to ensure a balanced plan. A flow chart showing an overview of the process is shown in Figure 4.
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Figure 4. Process diagram.
Carvolth Plan Update

Design Brief: Background Research & Site Familiarization Design Charrette * Draft vision & goals * Concept options Council Presentation #1 Public Open House 1
June 2010
Oct 2010
Development of Draft Preferred Concept
Nov 2010
Revised Preferred Concept (Draft 2)
March 2011
Neighbourhood Team Meeting
Council Presentation #2 Present Draft Recommended Concept
Ongoing Stakeholder Input & Feedback
Jan 2012
Refine Preferred Concept based on public input
Public Open House 2
Feb 2012
Council Presentation #3 Present Recommended Concept

Council Resolution to include Regional Outlet Distribution Centre
July 2012
Final Plan Report

(March 2013)
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Figure 5. Illustrative Concept Sketch of 200 Street
2. Plan Elements and Policies

2.1
2.1.1
COMMUNITY VISION AND GOALS

Vision for the Carvolth Area
In 2041, Carvolth will be a vibrant, mixed use gateway to Langley. As a transit hub and major employment node, Carvolth will be a livable, sustainable urban place with high quality amenities and green infrastructure integrated into the community fabric.
2.1.2
Planning and Design Goals

Pedestrian and Transit Orientation: To plan and design Carvolth primarily for walkers and transit users by incorporating transit supportive land uses and densities, human scale building and open space design and a well-connected network of green and pedestrian-friendly streets and open spaces. Good Jobs Close to Home: To develop a regionally significant employment centre, with job and business opportunities close to transit service, homes, and a range of private and public amenities. High Quality Gateway: To create a unique sense of arrival for people entering the Township and by emphasizing Carvolth as a sustainable, transit oriented, and highly urban place with a high quality of design. High Amenity: To provide high quality design and recreational, open space and urban amenities for current and anticipated future residents, workers, transit users and visitors alike. Economic Development: To promote a diversity of economic development activities including employment generating and residential uses that will have good uptake in the market place over the short (1-10 years), medium (10-20 years) and long (20 -30 years) term. Environmental Impacts: protect and enhance natural habitats and environments throughout Carvolth and encourage best practices in clean, green, lean and low carbon development. Traffic Impacts: emphasize land uses and development that reduces automobile use and enhances the street network to accommodate vehicle and commercial goods traffic and prioritize transit use, cycling and walking. Housing Choice: Facilitate diverse housing types, tenures and price points in order to support a range of ages, income levels and life styles.
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2.2
CHARACTER AREAS
The Carvolth Neighbourhood Plan area has been planned and designed based on four character areas: the Gateway Node, Gateway Corridor, Transit Village and Flex Employment. Gateway Node The properties adjacent to the 200 Street Interchange make up the Gateway Node. This location marks a strategic access point to the Township of Langley. As such, it is intended that the Gateway Node will be developed as a visual signature that celebrates the moment of passage and builds anticipation for a significant arrival. Gateway Corridor The 200 Street corridor between 83 Avenue and 88 Avenue is intended to be a high quality employment corridor and urban gateway. It is intended as part of a major transit oriented, high density, mixed use corridor along 200 Street, building on the existing office mixed use developments already located here and the status of 200 Street as part of TransLinks Frequent Transit Network. Transit Village The Transit Village is comprised of a compact, fine-grained mix of housing, local shops and services, parks and plazas. An interconnected network of pathways, pedestrian streets and greenways creates safe, attractive and accessible pedestrian and cycling connections to the Carvolth Transit Exchange, local shops and services, and the employment node/Frequent Transit Corridor along 200 Street. Flex Employment This area provides capacity for future employment uses. Light industrial development is preferred in this location because it is a fairly low intensity land use and generates less traffic than office, retail and residential uses. There is potential for an Outlet Distribution Centre in this area but any development of this type would require a Master Development Plan and traffic impact assessment and would need to conform to the design guidelines outlined in this plan.
Figure 6. Character Areas
2.3
AREA CONCEPT PLAN
The Integrated Area Concept Plan (Figure 7) presents a big picture vision for the Carvolth area. It provides an overview of mobility and open space networks, special places and focal points, and their integration with the overall land use framework. Land use is presented in greater detail in the land use plan (Figure 8) and associated designations in Section 2.4. Transportation components are presented in Section 2.5, and parks and open space components in Section 2.6. The concept represents a planning and regulatory framework that is principled in fulfilling the vision, goals and policies of this plan, as well as the Townships sustainable development objectives.
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Figure 7. Integrated Area Concept Plan
Note: To serve the needs of this area, development must contribute towards a new school/park within or outside of Carvolth.
Gateway
Work/Live Flex Use
Conservation Area
Office/Mixed Use I Office/Mixed Use II Office/Mixed Use III Flex Employment I Flex Employment II Service Commercial
High Street Mixed Use
High Density Residential Med. Density Residential Townhouse Residential Transit Exchange Major Arterial Restricted Arterial Major Collector Provincial Highway
Integrated Open Space Stream Buffer/Greenway Highway Buffer Pocket Park Plaza Detention Pond Project Boundary
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2.4
LAND USE
The land use map (Figure 8) and associated land use policies and designations describe in detail the location, density and type of land uses for the Carvolth area. Together with the objectives and policies presented below, the designations are intended to guide the re-zoning and development process. The land use designations take a form-based approach, illustrating appropriate building typologies and maximum building heights and development densities.
2.4.1
General Objectives and Policies
Preamble: This plan, as a schedule to the Willoughby Community Plan, replaces the Carvolth Business Park Plan (2001). It has the statutory powers of an OCP as defined in the BC Local Government Act. The objectives and policies in this section outline the strategies for achieving the vision and goals identified in Section 2.1 of this plan. Objective (1): to create opportunities to live, work, and recreate in the Carvolth area, and to support a vibrant, mixed-use gateway to the Township of Langley.
Facilitate a mix of land uses including residential, office and retail commercial, light industrial, gateway and public spaces as identified in Figure 8: Land Use Plan. Reinforce this area as a major employment node by providing for a mix of warehousing, distribution and office development. This aims to support continued employment growth in the area and focus it on regionally significant and connected transit infrastructure. Direct a mix of new residential and commercial uses and services in accordance with Sections 2.4.5 - 2.4.15 to support transit use and walking and to capitalize on the Carvolth Transit Exchange and planned future frequent transit service along 200 Street. Create a retail high street within the Transit Village along 86 Avenue to create a neighbourhood focal point and to provide everyday goods and services to residents, employees, visitors and transit users within convenient walking distance. Connect homes, jobs, transit and amenities in the area with an attractive, safe and convenient public realm and open space network.
Objective (2): to reinforce the Carvolth areas role as a transit hub and major employment node.
Focus transit-supportive uses within 400 metres of transit infrastructure along 200 Street, 202 Street and the Carvolth transit Exchange. Concentrate professional and business offices along 200 Street and within areas designated for Gateway Mixed Use to create a high quality, walkable, transit-oriented employment district that enhances the vibrancy and safety of the area and creates alternatives to car travel. Preserve industrial areas in the Carvolth area for light industry uses that support Langley businesses and provide employment opportunities today and in the future. Accommodate ground oriented work/live uses in the Work/Live Flex Use areas provided they demonstrate appropriate levels of livability and do not significantly reduce the commercial or light industrial capacity of the site concerned. Work/Live buildings are defined as buildings where the owner/operator of the business lives on site and where the predominant use and majority of the building areas are dedicated to business purposes.
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Figure 8. Land Use Plan
Gateway Commercial
Flex Employment II
High Density Residential
Office/Mixed Use I Office/Mixed Use II Office/Mixed Use III Flex Employment I
Service Commercial High Street Mixed Use Work/Live Flex Use Transit Exchange
Med. Density Residential Townhouse Residential Conservation Area Integrated Open Space
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2.4.2 Gateway
The intent of the Gateway designation is to create a sense of arrival to the community and to encourage development of landmark buildings at these high profile locations while ensuring the safety of the road network. Uses and requirements in the Gateway designation include: Hotel, including guest rooms, lobby, conference and meeting rooms, restaurant, pub, guest amenities (pool, exercise room, etc.) and limited commercial retail space located in the same building. Offices. Retail commercial (the retail sale of goods and services, including restaurants, financial institutions, recreation, entertainment and instruction uses, but excluding service stations and vehicle servicing). Gross office floorspace cannot be less than 1.5 times the gross commercial retail floorspace and must be constructed before or at the same time as the commercial retail floorspace. For the purposes of calculating gross floor area, uses permitted under hotel and built within the hotel building shall not be considered as commercial retail floorspace.
The maximum size of retail commercial uses shall be 1,000 m2 (10,764 f2), with one store up to 3,000 m2 (32,293 f2) in each quadrant of the interchange designated Gateway. Development may not exceed the traffic generation limits specified on any restrictive covenant registered on the property. Higher distinctive buildings are encouraged to mark the gateway to Langley; high quality building design and landscaping will be required to assist in creating the gateway character. Each phase of development shall provide up to one-third of the total parking requirement underground, enclosed in a building or in a parking structure. Minimum Building Height: 3 storeys.
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2.4.3 Office/Mixed Use I
The intent of the Office/Mixed Use I designation is to create a high quality, vibrant, pedestrian/transit oriented and regionally significant office and employment corridor focused on 200 Street that includes commercial amenities and services for employees of the area. Uses and requirements in the Office/Mixed Use I designation include: Corporate headquarters. Business & professional offices. Hotel/Conference Centre uses are permitted to serve office and adjacent business office park and industrial uses. Retail and services at grade up to a maximum of 1,000 m2 (10,764 f2) for each individual unit and incorporated with office uses above. Minimum building height: 3 stories. Maximum Density: 2.5 FSR.
2.4.4
Office/Mixed Use II
The intent of the Office/Mixed Use II designation is to create a high quality, vibrant, pedestrian/transit oriented and regionally significant office and employment corridor focused on 200 Street that includes commercial amenities and services for employees of the area, including the provision for a grocery store according to the conditions below. Uses and requirements in the Office/Mixed Use II designation include: Corporate headquarters. Business & professional offices. Hotel/Conference Centre uses are permitted to serve office and adjacent business office park and industrial uses. Retail and services at grade up to a maximum of 1,000 m2 (10,764 f2) for each individual unit and incorporated with office uses above. One food/grocery store up to 5,000 m2 (53,821 f2) on the west side of 200 Street to serve adjacent employment uses subject to the following conditions:
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That the grocery store be permitted as part of an office building development with a minimum office gross floor area of 7,000 m2 (75,350 f2), or an office component that is 1.5 times the total gross floor area of the grocery component. That the office component must be built in conjunction with the grocery component. Each phase of development shall provide up to onethird of the total parking requirement underground, enclosed in a building or in a parking structure.
Minimum Building Height: 3 stories. Maximum Density: 2.5 FSR.
2.4.5
Office/Mixed Use III
The intent of the Office/Mixed Use III designation is to create a high quality, vibrant, pedestrian/transit oriented and regionally significant office and employment area that includes commercial amenities and services for employees of the area, including the provision for one larger anchor store according to the conditions below. Uses and requirements in the Office/Mixed Use III designation include: Corporate headquarters. Business & professional offices. Hotel/Conference Centre uses are permitted to serve office and adjacent business office park and industrial uses. One larger anchor store up to 3,000 m2 (32,293 f2) to serve adjacent employment and residential uses subject to the following conditions: That the anchor store be permitted as a part of an office building development with an office component that is 1.5 times the total gross floor area of the retail gross floor area on the site. That the office component must be built in conjunction with the anchor store. That each phase of development shall provide up to one-third of the total parking requirement underground, enclosed in a building or in a parking structure.
Minimum Building Height: 3 stories. Maximum Density: 2.5 FSR.

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2.4.6 Flex Employment I
The intent of the Flex Employment I designation is to ensure an adequate supply of land that supports a diverse mix of employment generators. Uses and requirements in the Flex Employment I designation include: Research and development laboratories. Warehousing and distribution. Light manufacturing uses wholly enclosed within buildings. Parking and loading shall be provided in accordance with Commercial Uses in the Township of Langley Zoning Bylaw. Public Works Yard.
2.4.7
Flex Employment II
The intent of the Flex Employment II designation is to ensure an adequate supply of land that supports a diverse mix of employment and retail services. To allow for Council consideration of commercial retail uses associated with the provision of a regionally serving Outlet Distribution Centre subject to the conditions below. Background: On July 23, 2012, Township Council directed staff to amend the definition of Flex Employment to allow for an Outlet Distribution Centre use. This new designation has been incorporated as a new designation: Flex Employment II. An Outlet Distribution Centre use in this designation brings with it significant challenges and constraints, including: Significant stress on the existing and planned future transportation network including access, circulation, infrastructure, capacity, and support for transit and walking. Competition with regional and neighbourhood centres where retail growth of this nature has been prioritized as set out in the existing Township Official Community Plan. Inconsistencies with existing planning policy and documents including: The Townships Official Community Plan. The Willoughby Community Plan and Metro Vancouvers Regional Growth Strategy. Township of Langley Master Transportation Plan. TransLink 2040 South of Fraser Plan and Transit Oriented Communities Design Guidelines; and City of Surreys Master Transportation Plan.
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As such, the following requirements should be incorporated for regionally serving commercial uses as part of an Outlet Distribution Centre in this location. Uses and requirements in the Flex Employment II designation include: Research and development laboratories. Warehousing and distribution. Light manufacturing uses wholly enclosed within buildings. Public Works Yard. Regionally serving Outlet Distribution Centre uses may be considered subject to the following conditions: As part of an application for rezoning, the proponent must develop a Master Development Plan (MDP) that documents in detail how the proposed development will meet the intent of the vision, goals and objectives of this plan. The MDP must clearly articulate in detail all impacts associated with the proposed development and propose strategies to mitigate these impacts. Impacts to address include but are not necessarily limited to urban design quality, automobile orientation and transportation demand management, and stormwater approach. At the time of rezoning, the proponent must undertake a detailed Transportation Impact Assessment (TIA) to be carried out independently by a qualified Engineering Consultant to be selected and managed by the Township. The TIA will be required to determine the transportation impact associated with development including consideration of upgrades identified in Section 2.7.4 and identify necessary infrastructure upgrades to adequately service and accommodate the proposed development. The TIA will further be required to identify appropriate transportation demand management strategies to mitigate impacts of proposed development. The TIA will be paid for in full by the proponent. Funding for the necessary transportation infrastructure upgrades identified in the TIA will be through the Flex Employment II Amenity Zoning Policy which will be required as part of the MDP and subsequent re-zoning. Provision of high amenity open space design including plazas, mews and pocket parks and appropriate planting, lighting, water features etc.
Figure 9. Creative use of structured parking and incorporation of retail and pedestrian areas can help mitigate some of the impacts of large format retail and associated significant parking demands.
Figure 10. Retail developments permitted conditionally under the Flex Employment II designation will be required to incorporate significant open space and pedestrian amenities as illustrated by the images above.
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2.4.8 High Street Mixed Use
The intent of the High Street Mixed Use designation is to create a high quality, vibrant, mixed-use, pedestrian and transit-oriented commercial high street that primarily serves local residential and employment areas. Uses and requirements in the High Street Mixed Use designation include: Residential. A Provincially defined affordable housing project may be considered as part of a mixed-use development between 86 Avenue and Carvolth Transit Exchange. Ground floor commercial. Office. One grocery store along 86 Avenue up to a maximum of 3,500 m2 (37,675 f2). Maximum Density: 2.5 FSR. Minimum Building Height: 3 storeys. Mixed use development with ground floor commercial uses and office and/or residential uses above. Retail is required at grade. Individual retail units are restricted to a maximum gross floor area of 1,000 m2 (10,764 f2) per unit. Structured parking including underground and concealed above ground parking, will not be considered part of the FSR calculation.
Figure 11. A neighbourhood serving grocery store incorporated with stacked townhouses above.
Figure 12. Four storey mixed-use building incorporating green roofs and underground parking.
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2.4.9 Work/Live Flex Use
The intent of the Work/Live Flex Use designation is to provide opportunities for small business, artisan/craftspeople and smallscale retailers and institutional uses by creating flexible work/live environments in close proximity to one another in a mixed-use built form that allows flexibility and adaptability in use over time. Work/Live Flex Use provides a number of benefits to the community including incubator space for small business growth, reduction in commuting and vehicle miles traveled, affordable housing and added services for a neighbourhood. Uses and requirements in the Work/Live Flex Use designation include: Residential. Office. Retail. Commercial. Gym/yoga studios. Art gallery. Institutional space. Maximum Density: 2.0 FSR. Minimum Building Height: 3 storeys. Individual retail units are restricted to a maximum gross floor area of 1,000 m2 (10,764 f2) per unit.
2.4.10
Service Commercial
The intent of the Service Commercial designation is to accommodate current retail, service and tourist commercial uses within the Plan area with a maximum gross floor area of 500 m2 (5,382 f2) per commercial unit.
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2.4.11 Townhouse Residential
The intent of the Townhouse Residential designation is to expand options for affordable ground-oriented housing for families with children, seniors, and empty nesters. Uses and requirements in the Townhouse Residential designation include: Residential. Maximum Density: 1.2 FSR. Minimum Density: 0.9 FSR.
Figure 13. Traditional fee-simple row housing with car access from lane.
2.4.12
Medium Density Residential
The intent of the Medium Density Residential designation is to create a mix of housing options suitable for and affordable to a range of income levels and lifestyles including singles, couples, seniors and young families. Uses and requirements in the Medium Density Residential designation include: Residential. Maximum Density: 1.7 FSR. Minimum Density: 1.3 FSR. Maximum Building Height: 6 storeys. Minimum Building Height: 3 storeys.
Figure 14. Four storey (wood frame) apartment incorporating green roofs and balconies.
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2.4.13 High Density Residential
The intent of the High Density Residential designation is to create a mix of high density housing options that incorporate ground oriented uses such as townhouses located adjacent to services suitable for a range of income levels and lifestyles including singles, couples, seniors, and families with children. Uses and requirements in the High Density Residential designation include: Residential. Maximum Density: 2.8 FSR. Minimum Density: 1.5 FSR. Maximum Building Height: 18 storeys. Minimum Building Height: 4 storeys.
Figure 15. Six storey apartment (wood frame or concrete) incorporating green roofs and balconies.
Figure 16. High rise apartment incorporating green roofs and balconies with structured parking wrapped by townhouses at street level.
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2.4.14 Transit Exchange
The intent of the Transit Exchange designation is to provide for the Carvolth Transit Exchange. Future expansion of uses described in Section 2.4.8 High Street Mixed Use within lands designated Transit Exchange may be considered.
2.4.15
Integrated Open Space
The intent of the Integrated Open Space designation is to provide open spaces that connect with the larger public open space network and integrate stormwater functions, active and passive park space, hard and soft landscape features (including habitat and edible landscapes), and pedestrian and bicycle infrastructure. Areas designated as Integrated Open Space are intended to be key structural and urban design elements of the Transit Village Character Area. Integrated Open Spaces will be implemented and financed through the Greenway Amenity Bylaw. A detailed design vision and concept for the Integrated Open Space is included in Section 2.6.5.
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2.4.16 Housing Policies
Objective (1): To provide diverse and appropriate housing types to meet the needs of a growing population within the Township of Langley with a range in income levels, lifestyles, ages and abilities. Objective (2): To encourage market and non-market affordable housing options, and choice in housing tenure, including rental and co-op housing, within Carvolth. Policies: Encourage a mix of ground-oriented units and apartments with a variety of unit sizes for different household types and income groups within individual multi-family developments. Prioritize development proposals that address known housing gaps in the Township as identified in the Township of Langley Housing Action Plan. Encourage a social mix within Carvolth through mixed housing developments (by type, tenure and design) while conforming to the residential designations of this plan. Support alternative housing tenures such as co-housing and cooperative housing, especially where they meet an affordable housing need. Work with community groups and the Province to increase well-managed, supportive or transitional housing for special needs groups, especially the physically or developmentally disabled, young people and others with unique social and health needs. Develop partnerships to create innovative housing that is accessible to residents with low incomes and/or special needs. Consider use of the following tools available to encourage/increase the supply of rental housing: Give future consideration to density bonusing for market rental or rentals for employees. Encourage rental apartments above commercial. Reduce parking requirements for purpose-built rental housing in walkable centres and along main roads, as transit improves. Reduce development fees for rental housing, secured with a Housing Agreement. Reduce property taxes for a limited time period (e.g., 10 years,) and secured with a Housing Agreement.
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2.4.17 Sustainable Building Energy
To advance broader sustainability objectives, a suite of financial, capacity building and regulatory policies has been developed to support carbon and energy management in the Carvolth area. These policies have been informed by initial consultations with land owners, developers and builders, and broader policy and planning priorities in the Township. The projected effect of these combined policies would reduce energy consumption in buildings by 11% annually compared to a business as usual build out. This amounts to annual savings of over $2,000,000 in electricity and natural gas bills across Carvolth and approximately 6,000 tonnes of greenhouse gas emissions, or a 45% reduction. A modest amount of these performance gains would be required - much of these improvements are expected to reflect compliance with the Building Code. Most would be incentive-driven and/or voluntary. Complementary energy policies contributing to these performance gains are under Servicing and Infrastructure, Section 2.7. For further detail on these policies, see HB Lanarc - Golders Carvolth Sustainable Energy Study prepared in 2013. Objective (1): Meet Local Policy Priorities: Contribute to the Townships climate and energy policy and planning priorities as laid out in the Sustainability Charter, Official Community Plan, and Carvolth Vision. Objective (2): Mitigate Community Climate Change Impacts: Make a contribution to mitigating the incrementally mounting climate change impacts on local communities. The Township, in general, is vulnerable to property damage from flooding and intense rain episodes. Objective (3): Reduce Local Energy Vulnerability: Reduce energy bills for local residents and businesses and support neighbourhood-scale renewable energy in the face of rising energy costs rise and stagnant household incomes. Objective (4): Build Local Developer Capacity: Enable developers, builders and designers to stay ahead of the increasingly rapid changes to building technologies, practices and standards. Policies: Sustainable Development Checklist: Help guide rezoning and permitting process and foster awareness of energy efficient and low carbon energy supply construction practices through the development of a Sustainable Development Checklist that addresses energy sustainability for new construction at the site and building scale according to building type. Consult with Council, staff, developers, builders, designers, utilities and other key stakeholders to develop the Checklist, and consider integrating other sustainability practices such as ecosystem protection. Capacity Building Pilot: Phase in a program to build capacity in builders, developers as well as staff on sustainable energy in new construction, and use the Carvolth area as a pilot to work with several developers early in the build out to enable them to cost effectively go beyond code, and gain access to incentives, and promote their success. Utility Conservation Incentive Promotion: Develop a strategy to promote existing incentives to builders. Utility New Construction Program: Evaluate the potential to require participation in low cost, high impact offers in the New Construction programs offered by BC Hydro and FortisBC.
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Sustainable Energy Design Guidelines: Adopt Development Permit Area Guidelines that address energy and carbon management. See General Guidelines: Green Buildings Section 3.4.6. Permit Fast Tracking and Permit Fee Reductions: Establish Permit Fast Tracking and Permit Fee Reduction pilot programs in Carvolth to incentivize developers and builders for certifiable higher building performance. Code Capacity Building and Compliance: Increase energy efficiency through improved training and awareness of the BC Building Code for developers, builders, designers and Township staff, and evaluate enforcement practices for opportunities to improve energy oversights. Major Financial Strategy: Develop or facilitate development of a major financial instrument to overcome barriers to advancing higher building performance by considering a Community Energy Sustainability Fund financed by a community amenity contribution, and a Green Loan extended by a major financial institution.
2.4.18

Additional Land Use and Development Policies

Density and land uses are as identified and laid out in Figure 8 Land Use Plan and described in Sections 2.4.2 to 2.4.15 and may not be transferred to other areas. Density is measured as a ratio of developable floor area to developable land area where: Developable land area is net of Conservation Areas and identified future publicly dedicated rights-of-way including streets and laneways identified in Figure 17 and Figure 20, and the Integrated Open Space identified in Figure 21; and Developable floor area is the sum total of floor areas in each storey in a building inclusive of exterior walls, excluding unenclosed balconies.
Figure 8 Land Use Plan identifies Integrated Open Space to be located on properties located at 20320 - 86 Avenue and 20323 - 84 Avenue. Remnant pieces of land resulting from the Integrated Open Space should be developed in conjunction with adjacent parcels of land.
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2.5
MOBILITY
The mobility plan for the Carvolth area integrates multiple modes and prioritizes walking, cycling and transit use to provide safe, convenient, sustainable and pleasant access to people of all ages and abilities while accommodating vehicle and commercial goods traffic and access to businesses and residences. The Carvolth Neighbourhood Plan integrates a number of new street network connections premised on:
Creating more route options for vehicle traffic moving to, from, through and within the plan area, particularly for north-south vehicular traffic. Creating opportunities for higher land use and infrastructure efficiency. Integrating multiple modes including cars, buses, commercial vehicles, pedestrians and cyclists. Integrating a boulevard treatment on streets with a priority for the Transit Village and Gateway Corridor Character Areas. Providing convenient access and services to the proposed new land uses including the pedestrian oriented network of the Transit Village. Providing rear lane access to residential, mixed use, and commercial uses to ensure a more urban and pedestrian orientation to public streets and open spaces. Providing on-street parking as much as possible and where appropriate.
2.5.1
General Policies and Objectives
Objective (1): to prioritize walking, cycling, and transit use within the Carvolth area and to create safe, convenient, and pleasant access for people of all ages and abilities while accommodating vehicle travel and access to businesses and residences. Policies:
Increase the capacity of the street network primarily for multi-modal mobility, rather than focusing solely on vehicle travel. Provide an integrated multi-modal transportation system and ensure all future private and public developments will contribute to safe and accessible pedestrian travel. Implement additions to the future street network as identified in section 2.5.2 through the rezoning and subdivision process. Improve the pedestrian realm by incorporating public art, street trees, outdoor furniture, pedestrian lighting, architectural details, and by orienting buildings towards the public realm with eyes (i.e., windows, balconies, entrances) on the street. Equip designated bicycle routes with either shared or dedicated on-street lanes (as identified in section 2.5.3) along with adequate signage, marked lanes for both shared and dedicated lanes, and cyclist activated signals at key intersections. Consider widening of existing public rights-of-way for improved safety and convenience for pedestrian, bicycle, and transit travel along key multi-modal streets in the Carvolth area.
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Create a network of pedestrian and bicycle priority greenways (in accordance with Figure 17: Mobility Network Map) that provides safe and convenient connections to residential areas, parks, regional commuter and recreation trails, and other destinations in and around the Carvolth area.
Objective (2): to create a highly connective street and lane grid network for enhanced connectivity in the Carvolth area and the rest of the Township. Policies: Develop a traditional grid street/lane network for route options by creating new connections (as described in Figure 17: Mobility Network Map), including mid-block pedestrian connections between buildings. Provide safe pedestrian and cycle crossings at key intersections along 200 Street, 202 Street, 86 Avenue and other major streets with significant vehicle traffic in the Plan Area.
Objective (3): to make public transit a safe, viable and attractive option for travel to, from, through and within the Carvolth area and other parts of the region. Policies: Support the Carvolth Transit Exchange with pedestrian and bicycle connections to nearby housing, employment, schools and amenities and existing and future transit routes. Prioritize community-wide transit routes that facilitate access to Carvolth businesses and residential areas and allow safe and convenient connections with other public and private transit systems including regional bus, cycling, and both private and public shuttles. Support transit routes and corridors with pedestrian infrastructure including sidewalks, paved waiting and boarding areas, shelters, street trees, and seating for transit users.
Objective (4): to manage mobility demand by encouraging private and public developments to support non-automobile travel. Policies: Support alternative means of mobility with facilities such as bicycle racks and change/shower rooms. Consider a reduction in parking requirements for office and residential developments where: Transportation Demand Management (TDM) measures such as transit passes for residents and employees, bicycle storage and facilities, and shared car programs for new development proposals are established; and/or Connections to pedestrian and bicycle networks and public transit services are provided. Encourage shared parking between projects where it does not generate significant negative impacts. A traffic study by a qualified engineer is generally required. Provide on-street parking where possible on all local and collector roads. Accommodate off-street parking with underground parking or where not possible, assign it to the side or rear of buildings. Off-street surface parking shall not be permitted between the front face of
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a building and the public sidewalk along pedestrian oriented residential and retail streets, and is strongly discouraged throughout the entire Carvolth area. Promote alternatives to surface parking, such as a central, shared structure for non-residential parking, or car co-ops. Where on-street parking is not possible along busy arterials and collectors, consider on-street parking during off-peak periods, particularly in commercial areas with street fronting businesses. Ensure landscaping and natural stormwater infiltration on all off-street surface parking facilities. Screen or otherwise render unobtrusive off-street parking from public view. A Traffic Impact Analysis may be required for major development applications at the discretion of the Township. The study will recommend appropriate measures for turning, pedestrian crosswalks, signalization, access, servicing, parking, and transportation demand management.
Objective (5): to minimize the mobility networks impact on the environment. Policies: Create rear lanes as shown in the transportation network plan map Figure 17 with green infrastructure including on-site infiltration. Incorporate street trees on all public streets that embrace stormwater and pollution management, in addition to the goals of beautifying and shading. Connect trails and greenways to sidewalks to create an interconnected pedestrian network Incorporate rain gardens and swales in roadside landscaping to slow, store and filter stormwater before discharging it to the drainage system.
2.5.2
Mobility Network
The mobility strategy for the Carvolth area provides an integrated network that accommodates walking, cycling, and transit use while accommodating vehicle travel and access to businesses, residences, and other key destinations. Key vehicle routes are multi-modal as these are the most direct links between major destinations for all modes of travel. Major arterials are given a wider right of way to safely accommodate these multi-modal uses. Local/neighbourhood streets have narrower rights-of-way that provide a fine grained and highly connective street network to enhance the overall performance and walkability of the area. Key elements of the Carvolth mobility strategy are to: Create a grid street/lane network that enhances connectivity. Ensure a safe, viable and attractive public transit option for getting around Carvolth and reaching other parts of the township and region. Ensure adequate parking while encouraging compact development, structured parking and pedestrian-friendly urban design.
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Figure 17. Mobility Network Map.
Provincial Highway Major Arterial Restricted Arterial
Major Collector Local/Neighbourhood Street Lane
Greenway
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2.5.3 Street Classifications
Major Arterial (202 Street) Major Arterials are the principal mobility corridors and have the highest vehicle capacity and level of transit service in the area (they can carry up to 30,000 vehicles per day). They also serve as key pedestrian routes, and should receive significant pedestrian amenities such as street trees, continuous sidewalks of ample width, greenways, and enhanced pedestrian crossings through the use of special paving materials and centre boulevards where possible. On street parking is prohibited at peak periods to accommodate the higher peak period traffic volumes and transit service.
Major Collector Major Collectors receive traffic from local roads and provide a suitable route to arterials. Collector roads provide traffic movement and land access. Residential collectors can carry traffic volumes of up to 8,000 vehicles per day while industrial/commercial collector routes carry up to 12,000 vehicles per day.
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Local/ Neighbourhood Street Local/Neighbourhood streets function to provide land access with vehicle movement as a secondary function. Typical volumes on a local road are up to 1,000 vehicles per day for local residential roads, and 3,000 vehicles per day for local industrial/commercial roads.
Lanes Lanes allow for safe and convenient vehicle access and servicing from the rear of properties to ensure a pedestrian orientation along the front of buildings and to allow for greater land use efficiency in a more urban context. Lanes shall be provided at the rezoning or subdivision stage according to the Mobility Network Map. Lanes shall be a minimum of 6 meters to allow for servicing and access including emergency vehicles.
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2.5.4 Transit
The Carvolth area is a major destination on the Regional Transit Network. The Carvolth Transit Exchange will act as an eastern hub for a Rapid Bus service connecting Langley to the SkyTrain system. The Integrated Area Concept Plan is fundamentally premised on supporting and enhancing the transit infrastructure by concentrating a mix of employment and residential uses around the Carvolth Transit Exchange and the Frequent Transit Corridor along 200 Street.
Figure 18. Carvolth Transit Village Illustrated Concept.
The Carvolth Transit Village and Gateway Corridor aim to create a highly walkable neighbourhood with a high quality of design including pedestrian oriented buildings, streets, plazas and other public open spaces. A fine grained street and open space/greenway network creates convenient pedestrian connections between jobs, homes, local shops, parks and schools which are located within a 5-10 minute walk of each other. The Transit Village includes a retail high street along 86 Avenue focused on a central plaza adjacent to the Transit Exchange to provide shops and services for residents as well as transit riders using the exchange. As part of the enhanced public realm network public parks and plazas adjacent and directly connected to the exchange will be important to integrate the high street and surrounding Transit Village with the Transit Exchange. Refer to Section 2.6 Public Realm, Parks and Open Space for more details.
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2.5.5 Bicycle Network
The bicycle network within the Carvolth Neighbourhood Plan area is premised on creating a range of bike network options including both on and off street routes for different users of a range of ages and abilities including, commuter and recreational users. The bike network is also premised on integrating with the Township and regional bike network.
Figure 19. Bicycle Network Plan.
Note: To serve the needs of this area, development must contribute towards the construction of a new school/park within or outside of Carvolth.
Priority On-street Bike Lanes
Off-street Bikeways
Shared street
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2.5.6 Existing and Proposed New Streets
The block structure and street network, presented in Figure 20 below, is premised on providing access to desired future development provided for by the plan, creating more route options for traffic moving to, from, through and within the Plan area, and creating a more walkable and transit oriented network structure. A more interconnected grid street network is shown for the Transit Village Character Area to provide access and services to the mix of uses provided for in this area, and to emphasize the pedestrian and transit orientation of this area. This includes a new Major Arterial along 202 that will connect Carvolth Exchange through Latimer and beyond to the south, and under Highway 1 to Walnut Grove to the north. The street network to the west of 200 Street is made up of large blocks with limited connectivity to surrounding areas due to a number of key constraints. These include: Highway 1 to the North; ALR within the City of Surrey to the West; and Latimer Creek Conservation Area/Riparian Buffer to the east. As such, land uses that minimize generation of vehicle trips are appropriate for this area.
Figure 20. Existing and Proposed New Street Network.
Existing Streets
Proposed New Streets
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2.6
PUBLIC REALM, PARKS, AND OPEN SPACE
The Public Realm, Parks and Open Space Plan and the Mobility Plan described in Section 2.5 are inextricably linked. Both of these elements dramatically influence how people live in and move through their environment. Section 2.6.1 emphasizes integration of vehicle, pedestrian and bicycle movement. The objectives and policies focus on the pedestrian realm, the interface between private and public realms and the bicycle and pedestrian infrastructure. The open space network for Carvolth integrates on and off-street greenways to create a continuous pedestrian pathway between destinations throughout the plan area. Destinations include transit stops, the high street located along 86 Street adjacent to the Transit Exchange, office and retail uses along 200 Street along with parks and plazas located strategically as amenities for residents, workers, transit riders and visitors.
Figure 21. Public Realm, Parks and Open Space Plan.
Buffer/Greenway Conservation Area
Integrated Open Space Pocket Parks
Plaza
Detention Pond Plan Area Boundary
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Central to this strategy is the interface between the public and private realm to create an active, safe and comfortable public environment by ensuring private development presents a friendly face to the public street. Other aspects include: Maintaining views from key public spaces. Reinforcing gateways and the distinctive character of the different character areas. Enhancing the safety of the public realm by orienting private development to overlook and activate the public realm. Ensuring that the public realm is accessible to all residents.
The open space network further integrates stormwater infrastructure and environmentally protected areas where appropriate. A key component of the open space network is the areas designated for Integrated Open Space which is described in Section 2.6.5. The provision and design of parks in the Carvolth Neighbourhood Plan area is premised on the more urban and compact condition desired for Carvolth. While high residential densities are envisioned for Carvolth, they are over a relatively compact area. The anticipated population for Carvolth is approximately 5,000 based on a full build out scenario. The parks envisioned for Carvolth will be integrated, compact and high amenity and to be consistent with the urban, pedestrian and transit oriented vision for the area. The parks and open space strategy is further premised on creating strong pedestrian connections between homes, jobs and existing and planned future park space both within Carvolth and to surrounding area. The parks and open space strategy includes the following key components: Integrated Open Spaces (including incorporation of a neighbourhood park, off street greenways, pocket parks and plazas). On-street greenways. Pedestrian oriented streets throughout the neighbourhood plan area. Trail network. Pocket parks and plazas. Neighbourhood park (incorporated within Integrated Open Spaces). Combined School/Park (to serve the needs of this area, development must contribute towards the construction of a new school/park within or outside the Carvolth Neighbourhood Plan area).
Figure 22. High quality neighbourhood design.
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2.6.1 General Objectives and Policies
Objective (1): to ensure that there is an equitable distribution of neighbourhood, community and regional park facilities to meet neighbourhood needs. Policies: Prioritize the acquisition and development of parks in areas shows in the Parks and Open Space Map. Park and open space contribution will be required in accordance with Township policies. Pocket Parks and Plazas shall be provided according to the general locations identified in Figure 21 Public Realm, Parks and Open Space Plan, and according to the intent and general concept described in Section 2.6.6. Parks and Plazas shall be provided and maintained as part of private development and ensure public use and access.
Objective (2): to create an interconnected network of parks and open space that reinforces the livability and character of the Carvolth area. Policies: Design green links as physical, visual and habitat connections to other parks, trails, natural areas and multi-modal transportation hubs. Develop options and guidelines for integrated stormwater management practices that are compatible with greenway development.
Objective (3): to create active, safe and comfortable public pedestrian areas between building fronts and the street curb in commercial, office, industrial and residential areas. Policies: Require commercial and mixed-use development to provide visual and physical access into the building and a space for additional outdoor activities (where appropriate) such as vending, resting, sitting or dining. Street fronts can also feature art work, street furniture, and landscaping that is inviting and enhances the buildings setting. Design buildings to locate windows and main entrances on the main street frontage.
Objective (4): to cover the cost of construction of a high quality, integrated parks and open space network through development charges in the Carvolth area. Policies: Greenways and Integrated Open Spaces as shown in Figure 21 shall be funded through the Carvolth Greenway Amenity Zoning Policy. Additional park and open space land contributions will be required as follows: A 5% parkland dedication or equivalent cash-in-lieu contribution shall be required at the time of subdivision.
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2.6.2 Greenways/Trails
Greenways provide public access to areas of community value and are connected with the public street network to provide a continuous pedestrian route through and around the neighbourhood. Greenways include pedestrian and cycling trails that follow stream corridors, wooded areas and other conservation and environmentally sensitive areas. Urban Greenway The urban greenway provides a direct and efficient route for pedestrians and bicycles running parallel to the road. It includes a double row of street trees to provide definition and separation from traffic. In a commercial (or office) context the urban greenway is predominantly hardscaped with tree grates to prevent damage from trampling. In a residential context trees are planted in grass boulevards that allow their roots to expand along the length of the planted area. Suburban Greenway The suburban greenway is a less formal greenway that weaves throughout an expanded right of way. These greenways are appropriate in areas where more land is available for these expanded right of ways. Trails Trails adjacent to conservation areas will be located to provide a buffer between the conservation area and surrounding land uses while providing amenity for the community.
Figure 24. Urban Greenway: residential context.
Figure 23. Urban Greenway: commercial context.
Figure 25. Typical trail section.
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2.6.3 Conservation Areas
Conservation areas are significant watercourses. Such areas include sensitive environmental areas to be protected for fish and wildlife habitat and to mitigate the impact of nearby uses. This includes riparian areas of Latimer Creek and its tributaries which shall be protected as determined by the Streamside Protection Bylaw and Provincial and Federal policies for the protection of fish and fish habitat.
2.6.4
School/Park
A combined School/Park site roughly 10 acres in size is proposed to be located in or near the plan area to serve the anticipated future Carvolth population. There are a number of trends that impact student enrolment rates and present significant challenges to forecasting student population within the Carvolth area. The high-density residential provisions are generally expected to generate a reduced population of school aged children compared to single family and town house land uses and associated densities. The potential student population generated in Carvolth will not be large enough to require a full elementary school, but will need to be accommodated in a new elementary school located in Carvolth or the adjacent Latimer or Yorkson neighbourhoods. New residential development in Carvolth will be required to secure its share of land for a school site either in Carvolth or an immediately adjacent neighbourhood.
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2.6.5 Integrated Open Space
Carvolth Integrated Open Space (IOS) is a linear greenway that provides a pedestrian link between 84 Avenue and 86 Avenue. These designated areas integrate stormwater capture, detention and release functions with public recreational and open space including parks, play areas for children and multi-purpose trails. The IOS provides a link between residential and mixed-use areas. It will be lit throughout and planting will conform to Crime Prevention Through Environmental Design (CPTED) guidelines. Various seating areas are provided along the greenway with transitions from a natural character in the south to a more urban environment in the north. The nature and the function of the different areas within the Integrated Open Space vary. While Carvolth Mews (1) is an aquatic compensatory habitat, Carvolth Commons (2) and High Street Plazas (3, 4) are pedestrian-oriented open spaces that integrate creative stormwater features, such as rain gardens or kinetic public art. Throughout the IOS, surface flow and the display of stormwater run-off is preferred to conventional methods of underground conveyance and piping. The stormwater strategy for the IOS focuses on on-site infiltration and bio-filtration with backup detention and conveyance systems. The Carvolth Mews and the Carvolth Commons receive stormwater from adjacent properties. Along the length of the Carvolth Mews, runoff from roofs and other impervious areas is directed through overland flow or swales to the headwater wetland travelling the length of the Mews. This water is slowed by vegetation and check dams to facilitate infiltration into the soil below. In extreme storm events any overflow is captured in raingardens by an overflow catch basin and directed to the Carvolth Transit Exchange detention pond as shown in Figure 28. Otherwise the clean, cool and slow water will be piped to the Latimer Tributary at 86 Avenue where it will be slowly released into the natural water course. In the Carvolth Commons runoff from impervious areas is directed through overland flow or swales to the central water course and raingarden. The IOS drawings and illustrations are conceptual in nature and are intended to illustrate the vision and concept for the Integrated Open Space and its different components. They are to be used as the basis for more detailed design at the time of implementation. Future designs should also adhere to the Stormwater Source Control guidelines outlined in Section 3.4.12.
Figure 26. IOS Conceptual Site Plan.
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Carvolth Mews Carvolth Mews, between 84 Avenue and 85 Avenue, is intended to create the bio-physical model of a headwater wetland. Several connection points feed the constructed seasonal watercourse with stormwater run-off collected through bioswales, from the adjacent paved surfaces. The headwater wetland helps to slow the velocity of stormwater run-off and increase its quality through bio-filtration, before being slowly released at 85 Avenue to the Latimer Tributary at 86 Avenue. It is a densely vegetated area with native species and mesic plantings, dense organic soil, boulders and large organic debris to form an ecological unit. Several overflow catch basins should be installed at key locations as emergency spillways in case of a high storm event. A multi-use pathway meanders throughout Carvolth Mews for the use of residents and visitors alike. Several seating areas allow the passerby to rest and enjoy the ecological environment.
Boulders and vegetated bank.
Natural wetland environment.
Woody debris and native planting.
Feature arbour.
Figure 27. Carvolth Mews Typical Plan and Sections.
Entry Trellis at Carvolth Mews.
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Carvolth Commons Carvolth Commons is a formal central park area that will provide an amenity area for local residents and visitors to the Carvolth neighbourhood. .Carvolth Commons is approximately 0.53 hectare (1.3 acres) in size. The open space includes a natural children play area, a spray park and an open lawn. A greenway/walkway is located along the perimeter of the Commons interfacing with adjacent high density apartment development. Feature arbours mark the entry to the park and to the perimeter greenway/walkway around the Commons. A wet detention pond/rain garden treats the stormwater run-off collected through bioswales from adjacent impervious surfaces.
Meandering pathway and shade trees.
Natural play area provides diverse opportunities for play and interaction with nature.
Figure 28. Carvolth Commons Typical Plan and Sections.
Spray park.
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Carvolth High Street Plazas Carvolth High Street Plazas are public open spaces adjacent to active, publicly oriented uses. South of 86 Avenue is a terraced plaza and featuring a stormwater channel. Open lawns will transition to hard surfaces to respond to a more dynamic, heavier pedestrian environment. North of 86 Avenue is a podium plaza with elevated planters and seating areas. The plaza spaces are flexible to allow for a wide range of activities including special events.
Paved plaza and water feature.
Framed open lawn.
Creative use of stormwater system.
Figure 29. High Street Plaza Typical Plan and Sections.
Creative use of water filtration.
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Figure 30. Public plaza situated along the Transit Village retail high street.
Vegetation creating outdoor rooms.
Figure 31. High Street Plaza Typical Plan and Sections.
Seating spaces and walkways.
Different paving defining the space.
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2.6.6 Pocket Park/Plaza
Located strategically to create green open space for sitting, eating lunch, resting or playing, a small urban park is approximately 0.2 hectare (0.5 acre) in size. Pocket Parks and Plazas are to be located as indicated on Figure 21. Pocket Parks and Plazas are to be provided, constructed and maintained by the adjacent private development and ensure public access and use according to the concept illustrated in Figure 32 and the accompanying images.
Trellis creating shade.
Seating and open lawn.
Figure 32. A typical plan of a pocket plaza.
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2.6.7 Stormwater Strategy
Generally speaking, integrated stormwater management includes three main components or layers: Infiltrate the small events. Detain the medium events. Convey the large events.
Figure 33. Bioswales can be implemented in many locations, including within a residential street ROW as shown above.
The Carvolth Stormwater Strategy includes strategies for infiltration, detention and conveyance. The strategies outlined in this plan are meant to supplement the Latimer Master Drainage Plan (LMDP) with an emphasis on infiltration, both in the private and public realm. More detailed information on detention and conveyance is outlined in the LMDP. The stormwater management strategy for Carvolth is one that integrates controls into the buildings and landscape near or at sources, rather than relying solely on large detention facilities downstream. The intent is to reduce the effective impermeable area (EIA) to pre-development conditions so to minimize the impact on downstream water receiving bodies. Strategies specific to the public realm can be in found in Section 2.6.5 Integrated Open Space. These strategies apply specifically to the Integrated Open Space in the Carvolth area and are intended to increase onsite infiltration and provide educational opportunities for users of the site. Strategies that apply to private development can be found in Section 3.4.12 General Design Guidelines: Stormwater Source Control. These guidelines provide direction to private developers to increase onsite infiltration and connect to the larger integrated stormwater management system. Both the public realm and the private realm strategies introduce a performance based approach that recommends a combination of source controls and infiltration techniques. This approach is more flexible and allows some latitude to meet targets in a way that satisfies site-specific program requirements. Source controls can be in the form of the following: 1. Absorbent Landscapes Growing medium depths ranging from 300 mm to 1,000 mm for various planting applications will contribute significantly to the capture of the majority of rain events throughout the year. Water stored in soils becomes available to plant material and is cycled back into the atmosphere through evapotranspiration.
Figure 34. Green roofs store rainwater, help mitigate the urban heat island effect, and help to increase plant biodiversity.
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2. Raingardens Raingardens are planted depressions in the landscape designed to capture and hold runoff for a specified period. Water is held and slowly released into the receiving water body to mimic pre-development conditions. Runoff has time to drop sediment and cool, increasing water quality prior to release into downstream water bodies. Plant material that can tolerate periodic inundation is selected to stabilize soils, provide habitat and plant community diversity, and provide a positive visual amenity to the area. 3. Underground Storage and Release In many cases, a concrete tank or vault is constructed as part of development as a method to capture design target rainfall. The tank is constructed with observation/maintenance hatches and has a control mechanism to allow release of collected water at a prescribed rate into either surrounding subsoils or piped to a receiving water body. Overflow pipes convey water during storm events where the capacity of the vault is exceeded. 4. Green Roofs Green roofs, whether extensive or intensive, have the ability to capture and store rainwater in the pores between soil particles. Typically this can be 12-17% of the soil volume. It is likely impractical to store all of the design water capture targets in a green roof, but there are other benefits such as extending the life of the roof membrane by a factor of 3, reduced heat island effect, and increased plant biodiversity that make this option attractive to the municipality and property owners. 5. Bioswales and Infiltration Galleries The principle of bioswales and infiltration galleries is similar to a raingarden except that water is not visible during retention. Bioswales are designed to be of minimal gradients to allow collected water to percolate through soils into the subsoils below. Plant roots provide a soil stabilizing function and promote infiltration. Infiltration galleries can be located below or remote from a bioswale. They are essentially voids below the surface level substrate that allow incoming water to collect and infiltrate into subsoils. The finish over an infiltration gallery can be landscape, hard surfaces or permeable paving.
Figure 35. Raingardens are an attractive way to reduce stormwater runoff.
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2.7
2.7.1
SERVICING AND INFRASTRUCTURE

Water
Existing Conditions A large part of the Carvolth Neighbourhood Plan area is a partially developed residential area consisting of large properties without any municipal water service. The existing homes are served by individual well water systems. Those areas that have been recently developed are primarily supplied with water from the Metro Vancouver transmission main from a source at Coquitlam Lake. The Metro Vancouver transmission main runs north south along the eastern boundary (204 Street) of the plan area. The Metro Vancouver transmission main is connected to the existing Township of Langley water distribution system at three locations in the greater Northwest Langley area. The connection nearest to the plan area is located at 82 Avenue and 204 Street. There are additional Metro Vancouver connections at 96 Avenue and 201 Street and 73A Avenue and 204 Street. At all these locations there is a pressure reducing valve (PRV) station to provide adequate service pressure. The existing water system within the study area is currently divided into two pressure zones. Generally, properties adjacent to 200 Street and westward are in the 111m pressure zone. The areas north of Highway 1 are currently in the 81m pressure zone. Within the 111m pressure zone there is a welldeveloped network of existing mains including a 300mm diameter main along 200 Street, from 88 Avenue to the southern limit of the plan area, a 250mm diameter main along 86 Avenue, from approximately 196 Street to 200 Street, and a 250mm diameter main along 88 Avenue from the 19800 block to 201 Street. Currently the water distribution system within the plan area is undeveloped east of 201 Street and in the northwest corner of the plan area. A schematic plan of the existing water network can be found in Figure 36.
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Figure 36. Existing Servicing Plan: Water.
Existing Water Main
Plan Boundary
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Future Conditions The Township of Langley Master Water Plan Update (2008) recommends that the majority of the water system within the plan area be in the 81m pressure zone and only a small area in the southeast corner to be in the 111m pressure zone. To revise the current pressure zone boundaries to match the Townships Master Plan, two new PRV stations are required at the boundaries of the pressure zones. One new PRV station is required along 200 Street at approximately 83 Avenue and a second PRV is required along 86 Avenue near 204 Street. Additional water distribution mains will also be required along the proposed new road alignments to service new developments including 196A Street, 87 Avenue, 201 Street, 202 Street, and 204 Street. Extensions of the existing water mains will also be required at various locations including those on 84 Avenue, 86 Avenue and 88 Avenue. A schematic plan for the future water network can be found in Figure 37.
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Figure 37. Proposed Servicing Plan: Water.
Existing Water Main
Proposed Water Main
Plan Boundary
Proposed Legal
Proposed Pressure Reducing Valve
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2.7.2 Sanitary Sewer
Existing Conditions A large part of the Carvolth Neighbourhood Plan area is a partially developed residential area consisting of large properties without any municipal sanitary sewer collection servicing. The existing homes are served by individual septic sewer systems. Those areas that have been recently developed, including the commercial developments at the Highway 1 Interchange and along the 200 Street corridor, have Township sanitary services. To provide services to these developments, a sanitary pump station is located near the plan area low point along 196 Street at 85 Avenue. Gravity sewers along 86 Avenue, 88 Avenue, and 198A Street collect sanitary sewer for discharge at this pump station. A force main runs from the pump station along 196 Street, east along 86 Avenue to the intersection at 200 Street. East of 200 Street a gravity sewer runs along 86 Avenue to 201 Street and eventually north across Highway 1 to Walnut Grove. The existing developed properties on the north side of Highway 1 are serviced with gravity sanitary sewer services directly from the Walnut Grove system. A schematic plan of the existing sanitary sewer network can be found in Figure 38.
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Figure 38. Existing Servicing Plan: Sanitary.
Existing Sanitary Main Existing Sanitary Forcemain
Existing Sanitary Pump Station Existing Sanitary Manhole
Plan Boundary
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Future Conditions In the future developed condition, sanitary sewer collected in the Carvolth Neighbourhood Plan area will continue to discharge north to Walnut Grove. Much of the sanitary sewer infrastructure required to provide service for the plan area has already been installed including a connection across Highway 1 and a sewage lift station. Generally, additional sanitary sewer mains required will be along all the proposed new road alignments to service new developments including 87 Avenue, 201 Street, 202 Street, and 204 Street. Extensions of the existing sewer mains will also be required at various other locations including those on 196A Street, 84 Avenue, 86 Avenue and 88 Avenue. The existing sanitary sewage pump station within the Carvolth Neighbourhood Plan area collects sanitary sewer from the significant areas outside of the plan area. A review of the pumping capacity will be required in conjunction with all development within the pump station catchment area including significant areas south of the plan area. A schematic plan for the future sanitary sewer system can be found in Figure 39.
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Figure 39. Proposed Servicing Plan: Sanitary.
Existing Sanitary Main Proposed Sanitary Main Existing Sanitary Forcemain
Existing Sanitary Pump Station Existing Sanitary Manhole Proposed Legal
Plan Boundary
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2.7.3 Stormwater Drainage
The most significant drainage feature within the Carvolth Neighbourhood Plan area is Latimer Creek. Latimer Creek and its various tributaries originate within the Township of Langley and drain west into the Serpentine River which flows through the City of Surrey lowlands. Latimer Creek is a red coded stream which, by definition, indicates a year round presence of fish, both salmon and other regionally significant fish. As a joint initiative between the Township of Langley and the City of Surrey in response to the anticipated future development in Latimer Creek watershed, the Latimer Creek Master Drainage Plan was prepared. This Master Drainage Plan (MDP) was completed in 2003. The MDP indicates that the Latimer Creek watershed has a total area of 1036 hectares, of which 596 hectares are within the Township of Langley. The Latimer Creek MDP recommended various improvements to the existing drainage infrastructure within the catchment area to order to facilitate development. These recommendations included the construction of the community-based drainage ponds, culvert upgrades, and storm sewer diversions. The report indicates that six drainage ponds are required within Carvolth.1 The location of these ponds is primarily influenced by the natural topography of the area and the proximity of the downstream receiving water course. Existing Conditions A large part of the Carvolth Neighbourhood Plan area is a partially developed residential area consisting of large properties with rural road access. Drainage within these areas is predominately by roadside ditches and culverts. Within the areas that have been redeveloped for commercial use, various drainage mains and detention ponds have been installed. Drainage mains have been installed on 200 Street, 198A Street, and 85 Avenue while segments of drainage mains have also been installed on 86 Avenue, 88 Avenue, and 201 Street. Of the six detention ponds required by the Latimer Creek MDP, three have already been built. These include pond L3C near 19800 88 Avenue, pond L3A at the new transit exchange near 202 Street and Highway 1, and pond L4 at the southwest corner of 86 Avenue and 198A Street. Township records also indicate that an additional pond at the northwest corner of 88 Avenue and 200 Street has been installed as part of the Highway #1 Interchange project. This additional pong is a bio-filtration facility providing water quality treatment from road runoff collected within the interchange. Schematic plans of the existing drainage system can be found in Figure 40.
1 In the MDP these ponds are identified as L3A, L3C, L3-1, L4, and L4-1 and LC1-A. The MDP also indicates an existing
detention pond identified as L3B, directly adjacent to the northern boundary of the plan area which serves the areas north of Highway 2 within the plan area.
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Figure 40. Existing Servicing Plan: Drainage.
Existing Drainage Main Existing Culvert Existing Ditch
Existing Detention Pond Bio-Filtration Pond Existing Drainage Manhole
Proposed Legal Plan Boundary
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Future Conditions The Township of Langley bylaws require all new developments covered within a specific Master Drainage Plan must be in accordance with that plan. The Carvolth Neighbourhood Plan area falls entirely into the area covered by the Latimer Creek MDP, and therefore any new development must conform to the requirements of this plan. In order to proceed with a new development, the detention pond proposed for the projects specific catchment must be constructed in advance. The recommendations of the MDP include six community-based drainage ponds. Three of these drainage ponds have already been installed to facilitate the re-development that has already occurred in the plan area. The MDP further states that while the implementation of the community based pond is sufficient to control peak runoff, additional on-site drainage control policies are recommended. The Latimer Creek MDP also encourages the implementation of the Best Management Practices (BMPs) during the development of the catchment area. The recommended practices include: Reduced pavement width. Grass lined swales. Site grading that encourages infiltration. Increasing road surface permeability. Minimizing effective impervious areas. Providing natural stream retention, buffer strips, and retaining vegetation.
As stated in the MDP, the effectiveness of these practices is dependent on the natural soil conditions and it will be the developers responsibility to investigate the soil conditions and select the most appropriate BMP. Schematic plans for the future drainage system can be found in Figure 41.
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Figure 41. Proposed Servicing Plan: Drainage.
Existing Drainage Main Proposed Drainage Main Existing Culvert Bio-Filtration Pond
Existing Detention Pond Proposed Detention Pond Existing Ditch
Plan Boundary Existing Drainage Manhole Proposed Legal
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2.7.4 Road Network Infrastructure
New road network connections as described in Section 2.5 of this plan will be in accordance with the Township of Langleys Subdivision and Servicing bylaw. New Infrastructure Improvements Required A preliminary transportation impact assessment was conducted as part of the Carvolth planning process to determine the anticipated traffic to be generated given build out of the conceptual plan shown in section 2.3. A sketch plan demand modeling exercise was undertaken to assess the potential impact of proposed development on the surrounding road network. As a result of this exercise it is anticipated that full build out (including the Outlet Distribution Centre) would generate approximately 4,400 and 6,800 trips in the weekday AM and PM peak hours respectively as outlined in Table 1.
Table 1. Trip Generation.
Description
All Trips Less Internal Trips Less Pass-By Retail Trips Total Trips
Period
AM PM AM PM AM PM AM PM
Vehicle Trips In
4,753 6,238 350 249 0 834 4,403 5,156
Vehicle Trips Out

2,412 8,108 161 420 0 868 2,251 6,819
The ability of the future (2021) road network to accommodate the additional trips generated by the Carvolth conceptual plan is determined by the available road link capacity of existing and planned roads. Table 2 summarizes the road capacity required to accommodate development traffic in each direction of travel, assuming a lane capacity of 1,000 vehicles per lane.
Table 2. Trip Assignment.
Description
North East South West
Period
AM PM AM PM AM PM AM PM
Vehicle Trips In
0.6 0.7 0.8 0.9 1.4 1.6 1.2 1.4
Vehicle Trips Out

0.3 0.9 0.4 1.2 0.7 2.1 0.6 1.8
Taking into consideration the he limited capacity available in the surrounding road network, it is concluded that the Carvolth Neighbourhood Plan would require additional road capacity equivalent to one arterial lane in the north direction, two arterial lanes in the east and west directions, and three arterial lanes in the south direction.
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Road Capacity Improvements The following road link capacity improvements are recommended to accommodate anticipated traffic in Carvolth: Traffic to and from the north are limited to the use of the Golden Ears Bridge. This movement is, however, restricted by the current levels of congestion at the Highway 1 and 200 Street Interchange. Provision of a second freeway crossing would allow motorists to cross over the freeway and reroute back onto 200 Street to the north of Highway 1. This could be achieved by widening 208 Street and its freeway crossing to a 4-lane cross-section, which would provide one additional arterial lane capacity in the peak direction. Traffic to and from the east would ideally make use of Highway 1 to distribute to the eastern Fraser Valley. No road improvements are envisaged to serve outbound traffic, considering the location of the eastbound ramp terminal. Inbound traffic would, however, be restricted by the current levels of congestion at the 200 Street Interchange. Provision of a secondary access into the development area from the east would alleviate the demand on the already congested interchange. This could be achieved by providing the 216 Street Interchange. Continuity of the route to the development site would require widening of 80 Avenue to a 4-lane cross-section, which would provide two additional arterial lane capacities in the peak direction. It is likely a portion of the traffic currently using the congested 200 Street Interchange will reroute to also make use of the new interchange, thereby bringing some relief at 200 Street. Traffic to and from the south would ideally make use of 200 Street. A parallel arterial would be required to serve development traffic, which could be accommodated by constructing 202 Street to a 4-lane cross-section. This would provide two additional arterial lanes capacity in the peak direction. The additional road capacity required to serve development traffic to and from the south could be accommodated by constructing 201 Street to a 2-lane cross-section. This would provide one additional arterial lane capacity in the peak direction. The desired route for traffic to and from the west would be on Highway 1, but as mentioned previously, freeway accessibility is hampered by capacity constraints at the 200 Street Interchange. It is, however, anticipated that the additional capacity provision proposed along 208 Street would allow some traffic to reroute across Highway, 1 after which traffic can access the freeway westbound from the east. 88 Avenue is an alternative for traffic to and from the west. Additional road capacity would be required to serve development traffic, which could be accommodated by constructing 88 Avenue to a 4-lane cross-section. This would provide one additional arterial lane capacity in the peak direction. Taking into consideration the proximity of the light industrial land use to 88 Avenue, it would be advantageous to remove the heavy vehicle restriction currently in place. Otherwise truck traffic to and from the west would be forced to reroute to alternate roads such as 96 Avenue to the north, with the associated interchange capacity constraint, or the Fraser Highway and Highway 10 to the south, which in turn would necessitate additional road capacity to and from the south to access Carvolth. All these west side improvements require the approval and participation of the City of Surrey.
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The additional road capacity required to serve development traffic to and from the west could be accommodated by constructing 80 Avenue to a 4-lane cross-section. This would provide one additional arterial lane capacity in the peak direction. The additional road capacity required to serve development traffic in the Flex Employment II area could be accommodated by constructing 87 Avenue and extending 196 Street to intersect 88 Avenue at 196A Street. Alignment for these additional street connections can be found in Figure 17.
The above road improvements represent additional road capacity improvements. A detailed traffic analysis would be required to quantify the extent of local road widening to achieve the desired intersections Levels of Service.
Table 3. Road Improvements.
Direction
Internal
Road Link
196 Street 198 A Street 87 Avenue
Transportation Improvements
Extend to 88 Avenue Extend to 88 Avenue Connect 196 Street and 198A Street Widen to 4-lane cross-section, including the Highway 1 overpass Provide 216 Street Interchange Widen to 4-lane cross-section Provide 4-lane cross-section Provide 2-lane cross-section Widen to 4-lane cross section Remove heavy vehicle restriction Widen to 4-lane cross section
North East South
208 Street Highway 1 80 Avenue 202 Street 201 Street 88 Avenue 80 Avenue
West
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2.7.5 Neighbourhood Energy Infrastructure
There are measureable energy and carbon performance improvement opportunities that can be achieved with neighbourhood-scale infrastructure. These opportunities complement a suite of policies under Land Use: Sustainable Building Energy, Section 2.4.17. For further detail on these opportunities, see HB Lanarc - Golders Carvolth Sustainable Energy Study prepared in 2013. High-Efficiency Outdoor Lighting Lighting engineering standards for Carvolth will reflect the current best practice for efficiency, light pollution reduction, and service optimization. Best practices should be used for balancing safety with motion and photo-sensitive exterior lighting. Complementary lighting policies are included for the private realm under the Design Guidelines, Section 3.4. District Energy A district energy (DE) system for residential and commercial buildings in Carvolth will be evaluated in tandem with other opportunities in the Township. Community benefits including energy savings and reduced reliance on fossil fuels as well as technical potential, ownership, governance and policy implications will all be considered. If feasible from technical, policy and economic perspectives, the following infrastructure, policy and planning priorities for the neighbourhood, should be considered: Updating infrastructure plans to include DE piping and servicing in all rights-of-way. Evaluating the appropriateness for Carvolth to be designated a District Energy Service Area, requiring buildings be designed and constructed with hydronic heating/cooling systems and mechanical room space for DE equipment and connection. Allocating space for a DE Energy Plant near the area with the highest demand for heating. Encouraging phasing so that the largest buildings will not be constructed until a DE system is in place, and so that development will radiate outward from that area in order to ensure development of heat demand over the short and medium term.
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2.8
2.8.1
FINANCING AND IMPLEMENTATION

Financing
The financial strategy is intended to assist in the orderly, cost effective and equitable development of the neighbourhood. It is based on principles that the Township will not finance, nor assume a financial risk, in the provision of engineering services required to support private development. As such, water, sanitary sewer, drainage, roads and parks are to be funded by development proponents or through the collection of Development Cost Charges (DCCs) together with other appropriate cost recovery mechanisms. Finally, it is the responsibility of the property owners and/ or the proponents of development to front-end the construction of engineering services. DCCs are levied against new development to assist in the financing of new servicing infrastructure and amenities required by, and benefiting new development. The Townships DCC Bylaw sets rates for each engineering service and for parks and describes when and how they are to be paid. Rates are uniform across the Township so that similar developments are levied at the same rate regardless of their location. DCCs may exceed or be in deficit within an individual neighbourhood. Infrastructure that is eligible to be funded with DCC revenue is identified in the Township of Langleys DCC program. An analysis of Carvolths sanitary sewer, water, roadwork and drainage servicing requirements was undertaken in order to identify DCC eligible infrastructure and amenities in section 2.7: Servicing and Engineering. Water, Sanitary Sewer and Stormwater services are to be solely funded through the collection of Development Cost Charges (DCCs) or other appropriate cost recovery mechanisms. It is the responsibility of the property owners and/ or the proponents of development to front end the construction of engineering services. At present, the Township has infrastructure financing policies in place and has previously negotiated specific agreements to permit property owners to receive DCC credits to assist in the cost recovery of DCC works that they have constructed. It is Township Policy that property owners are responsible for front-ending all municipal infrastructure and amenities. Cost recovery agreements such as DCC credits, development works agreements, latecomer agreements and private agreements are available. Each of these offers the ability for front ending property owners to recover a proportion of their infrastructure investments.
2.8.2
Implementation and Phasing
The implementation strategy identifies prerequisites to development and development phasing, and specific requirements for development permits. Development Prerequisites The following general prerequisites must be satisfied prior to the adoption of a rezoning bylaw or issuance of a Development Permit in any phase. This list is not deemed to be exhaustive, as other requirements may be added based on site specific conditions and changes to Township bylaws, policies and procedures.
Although the student population in Carvolth is not anticipated to be large enough to require a full elementary school, prior to any rezoning bylaw accommodating residential development in Carvolth:
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An elementary school and neighbourhood park site must be secured in Carvolth or an immediately adjacent neighbourhood (i.e., Yorkson or Latimer); and, Residential development in Carvolth must contribute its proportionate share of an elementary school and neighbourhood park site to the acceptance of the Township and School District prior to the approval of any rezoning bylaw accommodating residential development.
Enter into a Servicing Agreement with the Township to secure required road and utility upgrades/extensions, and a stormwater management plan in accordance with the servicing provision of this neighbourhood plan together with existing servicing standards as set out in the Townships Subdivision and Development Control Bylaw and the Erosion and Sediment Control Bylaw as amended from time to time. Secure road dedications and widening in accordance with Sections 2.5 and 2.7.4 of this plan, the Subdivision and Development Control Bylaw and the Master Transportation Plan as amended from time to time, to the acceptance of the Township of Langley. Compliance with Subdivision and Development Servicing Bylaw 2011 No. 4861 (Tree Protection), including provision of a final tree management plan incorporating tree retention, replacement and protection details, to the acceptance of the Township of Langley. Transfer any designated greenway, trail, pocket parks, plazas or any other greenspace as shown on the land use plan, including lands designated Integrated Open Space, to the acceptance of the Township of Langley. Where green space is designated on the subject lands, security must be provided within the Servicing Agreement for all approved Greenway / Trail construction. Compliance with the Streamside Protection Bylaw 2006 No. 4485 (as amended from time to time); Implementation of Streamside Protection and Enhancement Development Permit Areas (SPEDPAs) as determined by the process to comply with the Streamside Protection Bylaw, or as outlined in the NP, or as determined by DFO, including dedication as municipal lot or protection by restrictive covenant of SPEDPAs. Provide a Stage 1 Preliminary Site Investigation (Environmental), to the acceptance of the Township, where land is proposed to be transferred to the Township for conservation, park, greenway and/or trail use. If any indicators of site contamination are found during this initial assessment, a Certificate of Compliance (or equivalent) will be required to be submitted to and accepted by the Township. All remedial work will be at the sole cost of the proponent. Secure (through the Servicing Agreement) fencing for all developments that abut the greenways, parks and environmental area to municipal standard and to the acceptance of the Township of Langley. Secure public access right-of-way through developments for roads and sidewalks only. Public access shall not extend to on-street parking. Registration of restrictive covenants that may include, but not be limited to Non-disturbance setbacks Driveway access/ location and Building setback restrictions. Register a restrictive covenant on title for the maintenance and upkeep of the Pocket Parks and Plazas. The covenant shall address preventing developments construction or placement of any
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barriers such as fences, gates and signage that would prevent or discourage public access through these areas. Payment of rezoning, development permit and neighbourhood planning fees and open space levy. Consideration should be given to servicing cost recovery strategies, such as Latecomers Agreement, Development Works Agreement, and DCC rebates to the acceptance of the Township of Langley. Consideration may be given to a Phased Development Agreement to stage development in line with infrastructure and amenity requirements to the acceptance of the Township of Langley. Density and uses as identified in Figure 8 Land Use Plan and described in Sections 2.4.2 to 2.4.15 may not be transferred but rather, is as identified and laid out Figure 8 Land Use Plan. Regionally serving Outlet Distribution Centre uses described under the Flex Employment II designation as identified in Figure 8 Land Use Plan and described in Section 2.4.7 may be considered if requested by a proponent subject to the following conditions: As part of an application for rezoning, the proponent must develop a Master Development Plan (MDP) that documents in detail how the proposed development will meet the intent of the vision, goals and objectives of this plan. The MDP must clearly articulate in detail all impacts associated with the proposed development and propose strategies to mitigate these impacts. Impacts to address include but are not necessarily limited to urban design quality, automobile orientation and transportation demand management, and stormwater approach. At the time of rezoning, the proponent must undertake a detailed Transportation Impact Assessment (TIA) at the full cost of the proponent, to be carried out independently by a qualified Engineering Consultant to be selected and managed by the Township. The TIA will be required to determine the transportation impact associated with development and identify necessary infrastructure upgrades including consideration of upgrades identified in section 2.7.4 to adequately service and accommodate the proposed development. The TIA will further be required to identify appropriate transportation demand management strategies to mitigate impacts of proposed development. The TIA will be paid for in full by the proponent. Funding for the necessary transportation infrastructure upgrades identified in the TIA will be through the Flex Employment II Amenity Zoning Policy. The Flex Employment II Amenity Zoning Policy will be required as part of the MDP and subsequent re-zoning. Provision of high amenity open space design including plazas, mews and pocket parks and appropriate planting, lighting, water features etc.
2.8.3
Severability
If any section, subsection, clause or phrase of this Bylaw is for any reason held to be invalid by the decision of a court of competent jurisdiction, the invalid portion shall be severed and the decision that is invalid shall not affect the validity of the remaining parts of this Bylaw.
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3. Design Guidelines
3.1
OVERVIEW
Urban design is the comprehensive and cohesive combination of buildings, streets, and open spaces to create memorable public spaces. The essence of good urbanism is determined by the relationship between the public and private realm. Buildings, streets, and other public open spaces scaled and designed for human comfort and use are essential to the creation of a functional, aesthetically rich and vibrant neighbourhood.
3.2
JUSTIFICATION AND INTENT
The broad intent of these design guidelines is to help shape and support high quality, attractive, functional urban design and a unique sense of place in the various Carvolth character areas. Specifically, the intent of the Carvolth Design Guidelines is:
To emphasize building and open space design that enhances pedestrian activity, amenities, and safety. To encourage energy efficiency and low carbon building and neighbourhood design. To foster transit oriented design. To guide development of the Carvolth Neighbourhood as a major urban gateway to the Township with a high quality of design and a unique identity and sense of place.
The Carvolth Design Guidelines translate Township objectives and policies and into a set of design strategies and approaches to help guide the development review process for both private and public realm development.
3.3
DESIGNATION
The Carvolth Development Permit Area is identified in the Willoughby Community Plan as Development Permit Area M. The lands identified on Figure 42: Carvolth Development Permit Area are designated under the following sections of the Local Government Act:
919(1) (e) establishment of objectives for the form and character of intensive residential development.
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919(1) (f) establishment of objectives for the form and character of commercial, industrial or multifamily residential development. 919(1) (h) establishment of objectives to promote energy conservation. 919(1) (i) establishment of objectives to promote water conservation. 919(1) (j) establishment of objectives to promote the reduction of greenhouse gas emissions.
These sections of the Local Government Act allow regulation respecting the character of development within the Development Permit Area, including landscaping, and the siting, form, exterior design and finish of buildings and other structures, as justified by the special conditions and objectives in Section 3.2 of this Plan. In addition, Development Permit Area F - Agricultural Land Reserve, as identified in the Willoughby Community Plan, also applies to the Carvolth Neighbourhood Plan area. See Section 4.3.2 of the Willoughby Community Plan for details.
Figure 42. Carvolth Development Permit Area.
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3.4
GENERAL GUIDELINES
The general guidelines described below will apply to all new development in the Carvolth area. They are premised on urban design principles that will create a vibrant and accessible urban environment that promotes pedestrian activity and street life.
3.4.1 Connectivity
The intent of these guidelines is to ensure a highly connective street and open space network that creates more route options for pedestrian and bicycle traffic traveling to, from and within the downtown, and direct connections to key amenities and destinations within and adjacent to Carvolth.
Figure 43. Mid-block pedestrian pathways increase connectivity.
Look for opportunities to create additional mid-block pedestrian pathways to increase the number of pedestrian connections within and through the site.
3.4.2 Street Definition

The intent of these guidelines is to site and design buildings to positively frame and define streets and other public open spaces, and to ensure a positive response to specific site conditions and opportunities.
Figure 44. Buildings and street trees can be used to create street definition.
Minimize the distance buildings are set back from the sidewalk to create good street definition and a sense of enclosure. Build ground floor commercial uses up to the front property line to maintain a continuous commercial street frontage and positive street definition. A setback may be considered where there is a courtyard or other feature that benefits the pedestrian experience or responds to the building setback of an adjacent property. New developments with tall buildings (over 4 storeys in height) should incorporate a base building or street-wall at a scale similar to adjacent buildings and appropriate to the street width. Buildings should be sited and designed to create the following general building height to street width proportions:
Figure 45. Use a common build to line to create a street definition and a sense of enclosure.
1:1 - 1:5 for mews or courtyards. 1:2 - 1:3.5 for residential and commercial streets. 1:3 - 1:5 for squares, plazas or wide boulevards.
3.4.3 Height and Massing

The intent of these guidelines is to reduce the visual mass of large buildings, and ensure the sensitive transition from new development or redevelopment to existing adjacent buildings and open spaces.
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Site and design buildings to respond to specific site conditions and opportunities, including: prominent intersections, corner lots, steep topography, natural features, prominent open spaces and views. New development should reflect significant natural topographic features. Buildings should be designed to step down hillsides to accommodate significant changes in elevation and to connect with and transition well to the sidewalk and street. Break up the visual mass of large buildings to reduce their visual impact on the pedestrian realm and create variation along the street. Limit the visual mass of building facades to lengths of 40m or less. Buildings over 3 storeys in height shall have a maximum frontage length of 80m. Buildings 3 storeys in height or lower shall have a maximum frontage length of 40m. Buildings up to 4 storeys in height should step back the top storey back by a minimum of 1.5m. Building of 5 to 6 storeys in height should step back the top two storeys by a minimum of 1.5m. Minimize impacts from sloping sites on neighbouring development. Examples of treatments to minimize impacts include using terraced retaining walls of natural materials, or stepping a building to respond to the slope.
Figure 47. Step buildings down to respond to the natural topography of the site.
Figure 46. The base massing of this taller building should complement setbacks and heights of adjacent buildings.
3.4.4 Active Frontages

The intent of these guidelines is to ensure buildings are sited and designed to be welcoming, and encourage street vitality, visual interest, and safety. Site and orient buildings to overlook public streets, parks, walkways and communal spaces. Incorporate frequent entrances into commercial frontages facing the street with a maximum spacing of 15m. Ensure that these are active entrances. A maximum spacing of 10m for entrances is desired along retail high streets. Recess building entrances by a minimum of 0.6m to provide for door swings, weather protection and to visually emphasize the building entrance. Large floor plate commercial developments shall respond to the prevailing street character along all commercial streets by incorporating small, transparent storefronts with frequent entrances.
Figure 49. Vertical setbacks break up the visual mass of buildings. Figure 48. Limit the visual mass of building faades to lengths of 40 m or less.
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Large format commercial buildings with compatible uses should incorporate smaller shops wrapped around outside edges to better integrate these buildings and uses and make them more compatible with the desired character of the Carvolth area. Avoid expansive blank walls (over 5m in length) and retaining walls adjacent to public streets. When blank walls and retaining walls are unavoidable, use design treatments to break up the visual impact such as: A vertical trellis with climbing vines or other plant materials. Wall setbacks to provide room for planters. Wall murals, mosaics or other artistic features. Quality materials of different colours and textures. Special lighting, canopies, awnings, horizontal trellises or other human-scale features.
Figure 51. Orient buildings to, and provide direct pedestrian access from, the adjacent public street/sidewalk. Figure 50. When unavoidable, blank walls should be screened to make it more visually interesting.
Provide pedestrian access to buildings from the adjacent public street, and orient upper-storey windows and balconies to overlook adjoining public open spaces. On corner sites, develop street-facing frontages for both streets and design front elevations with pronounced entrances oriented to the corner and/or primary streets. Maintain site lines from inside the buildings to public open space to allow for casual surveillance of the street and sidewalk. Ensure a minimum glazing area of 75% for frontages at grade along all commercial streets.
3.4.5 Weather Protection

The intent of these guidelines is to provide comfort for pedestrians and enhance the pedestrian function of public streets through the provision of weather protection.
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Provide continuous weather protection along building frontages immediately adjacent to public streets, sidewalks or open space. Ensure that the depth, height and angle of weather protection are adequate to protect pedestrians from rain or snow that may be blown by the wind. The width to height ratio should be 1:1 to 1:1.4. The minimum height should be 2.5 m.
Figure 52. Weather protection to enhance pedestrian comfort.
Where sloping sidewalks occur, break up awnings and canopies into modules, and terrace them down to follow the profile of the street. Design canopies extending over building frontages greater than 30 m to reduce their apparent scale and length by, for example, breaking up the canopy to reflect the architecture and fenestration pattern of the building facade.
Figure 53. Canopies provide weather protection over a large area in front of buildings.
3.4.6 Green Development

The intent of these guidelines is to encourage building design and site planning that maximizes livability, daylight access, and energy efficiency and reduces the overall ecological footprint (energy use, waste, and pollution) of development. Site Design The intent of these guidelines is to preserve or enhance the natural habitat, energy performance and ecosystem processes of the site and the neighbourhood. Creating sustainable buildings starts with proper site selection. The location of a building affects a wide range of environmental factors such as ecosystem function, energy consumption and mobility. If possible, locate buildings in areas of existing development to concentrate development and take advantage of existing infrastructure. Consider conserving resources by renovating existing building for new uses. Maximize the restorative impact of site design. Additional guidelines related to landscaping and stormwater control can be found in Section 3.4.11 and 3.4.12 respectively. Minimize site disturbance during construction and retain or enhance existing vegetation where possible, particularly remnant riparian zones, watercourses, and urban forests. Enhance habitat, biodiversity and ecosystem processes through plant selection and landscape design. Include native or adaptive plant species. Minimize impervious surfaces such as roads, parking lots and sprawling buildings and infiltrate rainwater on-site using
Figure 54. Retain existing trees and buffer ecologically sensitive areas.
Figure 55. Landscape design can contribute to local ecosystem health.
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retention and infiltration best management practices as appropriate (bioswales, infiltration trenches, rain gardens, etc.). Incorporate green roofs, where appropriate, to help absorb stormwater, improve thermal efficiency, and provide outdoor amenity space for residents and workers. Improve service, minimize light pollution and maximize energy efficiency through the use of full cut-off lighting (avoiding light reflectance) and by directing lighting downwards. Exceptions may be made for signage and architectural lighting. Where possible, locate new buildings within a five minute walk (400 metres) of frequent public transit and provide alternative transportation incentives such as bike storage, change rooms and priority parking for bicycles, carpool vehicles or alternative fuel vehicles. Retrofit existing building where possible and look for opportunities to intensify use adjacent to existing infrastructure.
Figure 57. Roof openings can provide lighting where typical side lighting is restricted.
Figure 56. Protective barriers around existing trees.
Energy Performance The intent of these guidelines is to optimize building energy performance and where possible use energy from renewable sources. In this section it is important to balance complementary and competing priorities for passive design (efficiency, heating, cooling, daylighting and ventilation) to optimize energy performance and cost. Consider site and building constraints and the specific commercial, residential and institutional application in building design. Orient buildings to optimize passive solar energy potential. Most solar energy gain can be achieved when facing within around 20 degrees of solar south. For single loaded buildings, orient the building on an east-west axis and/or ensure a south facing roof aspect. For buildings that are double loaded, consider orienting the building on a north-south axis to ensure that units on both sides of the building receive some amount of solar exposure. To cost-effectively limit heat loss, limit fenestration to 40% of the total facade area (window to wall ratio). If higher fenestration ratios are desired, compensate with highly efficient windows. Fenestration should be emphasized on southern and western exposures and be minimized on northern and eastern exposures. Maximize daylight penetration by locating windows high on walls or by using clerestories and light shelves.
Figure 58. Buildings oriented to maximize use of solar energy.
Figure 59. Corner and through units facilitate natural ventilation and daylight access.
Figure 60. Sun shade diagrams can help determine the siting of buildings to minimize overshadowing of adjacent open spaces and buildings.
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Ensure solar shading with an emphasis on those buildings with high window to wall ratios. The benefits of reducing solar gains in summer should be balanced with the benefit of solar gains in the winter by taking advantage of the different seasonal sun angles. External shading such as recessed balconies, overhangs, and louvers are preferable over internal shading such as internal blinds. Balance narrow floor plans that increase the potential for cross ventilation and penetration of daylight into the building with minimizing the envelope to floor area ratio to optimize thermal efficiency. Design with greater floor-to-ceiling heights to increase the amount of interior space that can be lit from windows. Buildings should be narrow to increase the amount of interior space with access to day-lighting and winds for passive ventilation. Buildings with through units (i.e., units with exterior walls on at least two sides) can be created by incorporating a mews or central courtyard into the form and design of low rise buildings or into the base massing of tall buildings. Design residential buildings to receive daylight and natural ventilation from at least two sides of the building, or from one side and a roof. Where possible, dwellings should have a choice of aspect: front and back, or on two sides (for corner units). Ensure that the siting, form, and scale of buildings do not block significant views and solar access from existing or anticipated development, and that shadowing impacts on adjacent residential buildings and usable open spaces are minimized. Proposals for new projects should include sun/shade diagrams of the subject development and the surrounding properties at the following times: Equinox: 8 a.m., 12 noon, 4 p.m. Winter Solstice: 9 a.m., 12 noon, 3 p.m.
Figure 63. Slender building forms enhance daylight penetration and cooling through cross ventilation. Figure 62. Ensure light penetration into interior living spaces in winter, and protection from direct sunlight in the afternoon hours of summer.
Figure 61. Through units allow for natural ventilation and increased daylight access.
Incorporate courtyards and greenways in residential and mixed-use projects to maximize the amount of direct sunlight received. Landscaping and building design should ensure solar access in winter and in summer provide shading of afternoon sun and reduce the urban heat island effect. Provide deciduous landscaping and/or shading devices on southern and western exposures. For all outdoor lighting, use efficient lighting design such as LEDs and motion or photo-sensitive lighting. Use energy efficient fixtures and design lighting for specific needs to reduce ambient lighting requirements.
Figure 64. Sun shading devices reduce lighting and cooling demands and protect the building envelope from pre-mature aging.
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Acquire at least 5% of the buildings total energy through the use of on-site renewable energy systems with an emphasis on heating and cooling systems such as geo-exchange, air-source heat pumps, heat recovery from wastewater, biomass, or solar thermal. If a District Energy system is established in Carvolth, connection to the system could be considered to meet this guideline.
Figure 65. Shared composting facilities.
Water The intent of these guidelines is to protect and conserve fresh water resources. Limit or eliminate the use of potable water for landscape irrigation by using high-efficiency irrigation technology, captured rain or recycled site water and/or drought tolerant plant species. Design landscaping and select plants that are appropriate for the local climate, minimizing irrigation needs. Design lawns for residential and commercial use, rather than aesthetics, minimizing unnecessary irrigation. Reduce the generation of wastewater and potable water demand by using captured rainwater for sewage conveyance or by treating wastewater on site to tertiary standards. Employ water efficiency strategies such as water-conserving plumbing fixtures, appliances and control technologies.
3.4.7 Public Realm

The intent of these guidelines is to ensure that the design of streets and open spaces creates visual interest, comfort and safety for pedestrians and contributes to a unique local identity and sense of place. Provide a continuous planting of street trees along both sides of streets in residential, commercial and office neighbourhoods. Provide a zebra- or ladder-painted crosswalks, or crosswalks made of special paving materials, at all key pedestrian crossings to increase driver awareness. Curb to curb widths of local streets should be as narrow as practical to accommodate expected traffic and services. Incorporate corner bulges into streetscape design to enhance pedestrian crossings and provide space for landscaping, stormwater management, seating and public art. Ensure a continuous public sidewalk on both sides of the street throughout the Carvolth area. Provide street furnishings, including transit shelters, benches, lighting, and waste receptacles to enhance the public realm.
Figure 66. Buildings should be designed and oriented to encourage casual surveillance and eyes on the street.
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Cafes are permitted and encouraged on public sidewalks in commercial areas provided that safe passage for pedestrian and emergency services is maintained. Pedestrian-oriented lighting should be provided throughout residential, commercial and office areas. Distinctive bus shelters or deep canopies should be provided along major transit routes to provide comfort for transit users. Hydro kiosk/utility boxes to be incorporated wherever possible into landscape areas to reduce visual impact.
3.4.8 Safety, Security and Accessibility

The intent of these guidelines is to enhance personal safety and security through building siting, orientation, and design, and to ensure buildings and open spaces accommodate and provide access for all users and abilities. Ensure the design of new development increases eyes on the street with the placement of windows, balconies and streetlevel uses, and allows for casual surveillance of parks, open spaces, and childrens play areas. Avoid blank, windowless walls that do not permit residents or workers to observe public streets and open spaces. Incorporate the creative use of ornamental grilles over groundfloor windows or as fencing, as necessary/appropriate. Provide adequate lighting along streets and at entrances to enhance the sense of personal safety and security. Design parking areas to allow natural surveillance by retaining clear lines of sight to and between public sidewalks and building entrances for those who park there and for users of nearby buildings. Ensure CPTED principles are adhered to with respect to landscape design and construction. Ensure all pedestrian routes including those leading to building entrances are safe and easy to use by a wide range of pedestrian abilities. Generally, such routes should be direct, level, obstacle-free, easily identifiable and clearly separated from vehicular routes.
Figure 67. Buildings oriented to the street with clear definition of the transition from public to private realm help to promote neighbourhood safety and security.
Figure 68. Security grilles can be incorporated in an attractive way.
3.4.9 Tall Buildings

The intent of these guidelines is to encourage siting, massing and design that minimizes negative impacts on views, privacy, and solar access for individual units, reduce the perceived bulk of tall buildings, and minimize impacts of tall buildings on adjacent public streets and open spaces.
Figure 69. Tall buildings.
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Tall Buildings are defined as buildings over 6 storeys or 18 m in height. In addition to the preceding general guidelines (Sections 3.1 - 3.12), the following tall building guidelines are applicable to development proposals that include buildings over 6 storeys in height. An open spacing of tall buildings should be maintained to ensure adequate light, air, access and views for residents. The minimum facing distance between tall buildings should be 40 m. The placement of tall buildings should achieve a diagonal spacing to avoid tall buildings looking directly into each other. Tall buildings should have a maximum floor plate size of 700 sq. m. Tall buildings should have a maximum floor plate width of 24 m. The bulk of towers should be minimized using vertical and horizontal articulation, for example, by incorporating changes of plane, stepped terraces or modulated plan and facade forms. Tall buildings should have a maximum height of 50 m, excluding appurtenances and mechanical equipment. Tall buildings should generally be aligned parallel to the street in a north-south direction. New developments with tall buildings should incorporate a base building sited and scaled to complement adjacent buildings and to create a strong street edge definition. (See section Street Definition Guidelines, section 3.3). Tall buildings should incorporate ground floor uses that have views into and, where possible, access to, adjacent streets, parks and open spaces. Tall buildings should be set back a minimum of 5 m from the fronting public street or open space, while still achieving good address on the fronting public street or open space. Tall building address should be achieved by stepping back the base building (podium) at the primary entrance of tall buildings to allow the tall building to meet the street and by locating main building entrances so that they are clearly visible and directly accessible from the public sidewalk, plaza or other open space. An interesting and varied roof form should be achieved, for example, by incorporating a top pent house or amenity space to conceal appurtenances and mechanical equipment.
Figure 70. Ensure vertical and horizontal articulation.
Figure 71. Spacing of tall buildings.
Figure 72. Variation in tower form and design should be achieved.
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3.4.10 Master Planning Tall Buildings and Large Sites
The intent of these guidelines is to ensure the integration of larger sites and sites with tall buildings with adjacent areas. Proposals for Large Sites and sites with Tall Buildings should include a master plan. Master planning will enable tall buildings to be sited and organized in a way that provides desirable transitions to adjacent areas and ensures appropriate tall building separation. More broadly, a master planning process will help knit the public realm into a single, cohesive whole as demonstrated by the illustrative concept plan and encouraged by the design guidelines. A Master Plan is to be provided at both the neighbourhood scale and the site or block scale and should reflect the intent of the Integrated Area Concept Plan (Figure 7) and Design Guidelines. Tall Buildings are defined as buildings over 6 storeys or 18 m in height. Large Sites are defined as those over 5000 sq. m in size. However, the Township may, at its discretion, identify other sites with special characteristics or conditions where master plans will be required. A Master Plan for Large Sites and sites with Tall Buildings should describe in drawings and words for the site and its context the following issues: The location and dimensions of public streets, parks and accessible open spaces. General location and dimensions of pedestrian circulation and relationship to pedestrian sidewalks and paths, transit stops and shelters. General location of building footprints - base buildings and taller buildings. General layout and dimensions of setbacks from streets, parks and open spaces, as well as dimensions between base and tall buildings on the same site. General location of building entrances for each building. General location and dimensions of site access, service areas, ramps, drop-off and parking for each building. The location of watercourses including non-disturbance areas. Phasing plan and schedule. Perspective showing important views. Shadowing impacts on adjacent buildings and open spaces using sun/shade diagrams at the following times: Equinox: 8 a.m., 12 noon, 4 p.m. Winter Solstice: 9 a.m., 12 noon, 3 p.m.
Figure 73. Master planning should reflect the pattern of streets, open spaces and built form described in this plan.
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3.4.11 Parking, Servicing and Access
The intent of these guidelines is to ensure the provision of adequate servicing, vehicle access, and parking while minimizing negative impacts on the safety and attractiveness of the pedestrian realm. Structured underground or tuck-under parking is preferred over off-street surface parking. Where off-street surface parking is unavoidable, it should be located to the rear of the building with parking access from the lane or side street. Off-street parking located between the front face of a building and the public sidewalk is not permitted. If surface parking is located beside the building and adjacent to the public sidewalk, screen these areas from sidewalks and other active open spaces using materials that provide a visual buffer while still allowing clear visibility into the parking areas to promote passive surveillance. Locate public on-street parking at the curb to provide convenient and easy access to commercial/residential entrances. In general, vehicular access should be from the lane. Where there is no lane, and where the reintroduction of a lane is not possible, access may be provided from the street, provided that: The street is not a primary retail high street. Access is from the long face of the block. There is no more than one interruption per block face and only one curb cut on the street.
Figure 75. Access to underground parking should be architecturally integrated to minimize the visual impact.
Figure 74. Off-street parking uses should not be located between the front of a building and the public sidewalk.
Any vehicular entrance and its associated components (doorways, ramps, etc.) should be architecturally integrated into the building so as to minimize the visual impact. Avoid ramps located directly off the street or lane. Use treatments such as screening, high-quality finishes, sensitive lighting and landscaping to minimize the visual impact of parking ramps and entrances.
Incorporate pedestrian pathways and landscaping into surface parking areas. Pedestrian sidewalks should be incorporated into islands to minimize conflict with vehicles. Bicycle parking should be located in a visible, active and well lighted area convenient to primary building access and bike route access.
Figure 76. Screen surface parking using a trellis, landscaping, or climbing vines that maintain site lines.
3.4.12 Lighting
The intent of these guidelines is to contribute to the overall quality, character and safety of the Carvolth area.
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Illuminate building facades and features by providing architectural lighting on the face of commercial and office buildings and at the main entrances to multi-family residential buildings to help create a sense of safety and intimate space around the building. Light paths and entry areas sufficiently to ensure pedestrian comfort and safety while avoiding visible, glaring light sources.
Figure 77. A combination of wallmounted lights and up lighting animate the building faade and adjacent pedestrian areas.
3.4.13 Landscaping
The intent of these guidelines is to contribute to the overall quality, character and ecological function of the Carvolth area. Use landscaping to create a positive interface between buildings and streets by using perennials, shrubs, and trees to soften buildings where appropriate. Use hard landscape features such as terraced retaining walls and planters to transition between grades. Provide a continuous planting of street trees along both sides of all public streets with a maximum tree spacing of 10 meters. Use native or adaptive plant species to enhance ecological function and reduce the need for external inputs such as additional watering and fertilizers. Irrigate landscape material during plant establishment. Existing healthy trees should be preserved where possible.
3.4.14 Stormwater Source Control

The intent of these guidelines is to provide guidance and inspiration on innovative means of achieving stormwater management objectives. Absorbent Landscape: Maximize the area of absorbent landscape on site and conserve as much existing vegetation and undisturbed soil as possible. Disconnect impervious areas (such as roofs and parking lots) from the storm sewer system and have them drain into an absorbent landscape. Maximize the vegetation canopy cover over the site and provide multi-layered canopies where possible. Ensure adequate growing medium depth for horticulture and stormwater needs: a minimum of 150 mm for lawn areas, and 450 mm for shrub/tree areas.
Figure 78. Stormwater infiltration as an amenity for residents.
Infiltration Swale: Flow to the swale should be distributed sheet flow (i.e., travelling through a grassy filter area). Provide pre-treatment and erosion control to avoid sedimentation in the swale.
Figure 79. Weirs and check-dams help to slow the flow of water and facilitate infiltration.
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Provide a 25 mm drop at the edge of paving to swale soil surface. Provide longitudinal slope of 1-2% and ensure side slopes are not more than 3 (horizontal): 1 (vertical). Provide weirs or check dams to slow water flow with a maximum ponding level of 150 mm.
Infiltration Rain Garden: At point source inlets, install non-erodible material, sediment cleanout basins, and weir flow spreaders; install a non-erodible outlet or spillway to discharge overflow. Soil depths of 450 mm to 1200 mm are desirable; use soils with a minimum infiltration rate of 13 mm/hour. Surface planting should be primarily trees, shrubs, and groundcovers, with planning designs respecting the various soil moisture conditions in the garden. Drain rock reservoir and perforated drain pipe may be avoided where infiltration tests by a design professional show subsoil infiltration rate that exceeds the inflow rate.
Figure 80. Storm water source controls like these rain gardens reduce pollutant run-off.
Pervious Paving: Ensure protection of pervious paving from sedimentation during and after construction. Surface slow should be at least 1% to avoid ponding and related sedimentation of fine particulate matter. Wrap paver bedding material with geotextile filter cloth on bottom and sides to maintain water quality performance.
Extensive Green Roof Ensure at least 2% slope for drainage. Avoid monocultures to increase success of establishing a selfmaintaining plant community. Provide plan free zones along the perimeter, adjacent facades, expansion joints, and around each roof penetration. Ensure intensive maintenance during establishment (2 years).
Infiltration Trench Locate infiltration trenches at least 3.0 m from any building. Provide access for periodic inspection and clean-out. Install the infiltration trench in native ground, and avoid over-compaction of the trench sides and bottom.
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3.5
CHARACTER AREA GUIDELINES
The character area guidelines described below will provide additional detail about the unique character and urban design of the various character areas in Carvolth. These guidelines are intended to supplement the general design guidelines described in the previous section.
Figure 81. Map of Character Areas.
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Figure 82. Illustrative Concept Plan: Gateway Node.
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Figure 83. View of Carvolth Gateway Looking West From Highway 1.
3.5.1
Gateway Node
The subject planning area, or node, is comprised of properties adjacent to the 200 Street Interchange at Carvolth. The location presents a significant opportunity to evoke a strong sense of arrival to this emerging community within the Township of Langley BC. The vehicle interchange is a strategic access point to the Township from the regional transportation network. Approximately 80,000 vehicles travel through this interchange every day and for many visitors it is their first impression of the community. It is intended that the area adjacent to the roadway interchange be developed as an urban Gateway. It will serve as a landmark that builds anticipation and celebrates arrival at Carvolth. Thoughtful urban design can improve the quality of experience and convenience of a street and a district. It can establish the physical character of Carvolth as a unique and definable place. Its image and identity can be partially formed by the placement, scale and architectural design of the buildings, open spaces and streetscapes. The composition and aesthetics of these elements can visually communicate the transition from highway to urban community. Along with individual expressive components overlaid on the buildings and spaces, the initiatives and activities of the people living and working Carvolth will animate the place and provide visual cues to motorists of a vital commercial, cultural and pedestrian- friendly precinct. To achieve the visual qualities and experience of an urban gateway, start with the following: Site prominent buildings with signature architecture in areas of key visibility. Design gateway buildings to emphasize the focal nature of these locations. Maintain a minimum facing distance between tall buildings of 35 m to ensure adequate light, air and views. Orient buildings so that they present an attractive facade toward the highway. Utilize buildings and landscaping to effectively screen large parking areas, service and loading areas. Where possible buildings should be aligned parallel to the street. At intersections, buildings should be placed at or near the sidewalk of both streets to hold the corner. Provide visual design cues to motorists that they are entering an area with higher pedestrian activity (i.e., change in paving patterns, narrower lane widths, street trees etc.).
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Figure 84. Illustrative Concept Plan: Gateway Corridor.
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Figure 85. View of Carvolth Gateway Corridor along 200 Street.
3.5.2
Gateway Corridor
The 200 Street corridor between 88 Avenue and 83 Avenue is intended to be a high quality employment node and urban gateway into the Township of Langley. It is intended as part of a major transit oriented, high density, mixed use corridor along 200 Street, building on the existing office mixed use developments already located here and the status of 200 Street as part of TransLinks Frequent Transit Network. The gateway corridor will allow corporate headquarters and business and professional offices to locate in a contemporary business park with complimentary commercial facilities and other amenities that support the employment area. It will be a high quality, well designed business park at this major gateway that will stimulate and promote economic growth in the Township. Office-Mixed Use Design Guidelines Provide a high standard of building and site design appropriate for a prestigious business park. Promote a development form which is sensitive to the natural environment and creates new natural features which can become part of the parks and open space network. Create visually attractive streetscapes and views along 200 Street.
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Figure 86. Illustrative Concept Plan: Transit Village.
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3.5.3
Transit Village
The Carvolth Transit Village is comprised of a compact mix of housing, local shops and services, parks and plazas. An interconnected network of pathways, pedestrian streets and greenways creates safe, attractive and accessible pedestrian and cycling connections to the Carvolth Transit Exchange, local shops and services, and the employment node/Frequent Transit Corridor along 200 Street. Residential Buildings: Site and orient townhouses and apartments to overlook public streets, parks, walkways, and communal spaces, while ensuring the security and privacy of residents. Ground floor residential uses should emphasize doors on the street by incorporating individual entrances to ground floor units in residential buildings that are accessible from the fronting street. This provides easy pedestrian connections to buildings, encourages street activity and walking, and enhances safety. Residential entries should be clearly visible and identifiable from the fronting public street to make the project more approachable and create a sense of association amongst neighbours. Set back residential buildings on the ground floor by a minimum of 2 m and a maximum of 4 m, and elevate by a minimum of 0.6 m to create a semi-private entry or transition zone to individual ground floor units. For these units, ensure an alternate access point that is accessible by wheelchair (as required by the B.C. Building Code).
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A landscaped transition zone in between the entryway and public sidewalk should be considered on streets with high traffic volumes. Apartment lobbies and main building entries shall be clearly visible from the fronting street with direct sight lines into them. Where possible, apartment lobbies should have multiple access points to enhance building access and connectivity with adjacent open spaces. Lobbies and main building entries should be clearly visible from the street, and have direct sight lines into them. Seating in the lobby should be provided to ensure people with mobility issues have a comfortable secure place to sit while waiting for rides. Incorporate lobbies with multiple access points to enhance building access and connectivity with adjacent open spaces.
Human Scale: The design of new buildings and renovated existing buildings should express a unified architectural concept that incorporates both variation and consistency in faade treatments (for example, by articulating faades into a series of intervals). Design buildings to express their internal function and use. Incorporate into building faades a range of architectural features and design details that are rich and varied to create visual interest when approached by pedestrians. Examples of architectural features include: Building height, massing, articulation and modulation. Bay windows and balconies. Corner features accent, such as turrets or cupolas. Decorative rooflines and cornices. Building entries. Canopies and overhangs. Treatment of masonry (ceramic tile, paving stones, brick patterns, etc.). Treatment of siding (for example, the use of score lines, textures, and different materials or patterning to distinguish between different floors). Articulation of columns and pilasters.
Figure 88. Architectural features and details combined in a simple and pleasing composition.
Figure 87. Architectural details and features help to create visual interest when approached by pedestrians.
Examples of architectural details include:
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Ornament or integrated artwork. Integrated architectural lighting. Detailed grilles and railings. Substantial trim details and moldings. Trellises and arbors.
Locate and design entrances to create building identity and to distinguish between individual commercial and/or residential ground floor units. Use a high level of architectural detail and, where appropriate, landscape treatment to emphasize primary entrances and to provide punctuation in the overall streetscape treatment. Design balconies as integral parts of buildings and to maximize daylight access into dwellings through the use of glazed or narrow metal spindle guardrails. Clearly distinguish the roofline from the walls of buildings (for example, through the use of a cornice, overhang, or decorative motif).
Windows and Doors Windows can be used to reinforce the human scale of architecture by incorporating individual windows in upper storeys that: Are vertically proportioned and approximately the size and proportion of a traditional window. Include substantial trim or molding. Are separated from adjacent windows by a vertical element. Are made up of small panes of glass. Are separated with moldings or jambs but grouped together to form larger areas of glazing.
Figure 89. Punched windows with vertical proportions create variation and texture in the faade and help achieve a human scale.
The use of figured or frosted glass or tinted glazing is discouraged for windows facing the street except for compatible use of stained glass or where figured or frosted glass comprises a maximum 20% of the glazing. This creates a welcoming, visually interesting and transparent street frontage. A key objective is to encourage the use and expression of wood as a renewable resource. This can be achieved through the use of wood in faade design and the architectural expression of buildings.
Exterior Materials
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In general, new buildings should incorporate natural building materials into faades to avoid a thin veneer look and feel, incorporated with more modern treatments, including glass curtain walls for office buildings.
The following materials are recommended, acceptable, or discouraged for use: Recommended: Natural wood materials, including: Milled and un-milled timbers. Window and door trim. Canopy structures and signage. Brick masonry, glazed tile, stone, concrete (painted). Flat profile slate concrete tiles. Glass and wood for window assemblies. Standing seam metal roofing. Pre-finished metal, non-corrugated type, emphasizing either vertical or horizontal arrangements but not both. Limited amounts of stucco. Vinyl siding or window frames. Swirl Type Stucco.
Figure 90. Tasteful use of timbers integrated with a range of complimentary colours and materials.
Acceptable:
Discouraged:
Landscaping Landscaping should be used to create a positive interface between buildings and streets by using perennials, shrubs, and trees to soften buildings, where appropriate. Hard landscape treatments such as terraced retaining walls and planters should be used to transition between grades, where necessary. The following are preferred approaches for achieving this guideline: Incorporate a planter guard or low planter wall as part of the building design. Use distinctive landscaping in open areas created by building articulation. Include a special feature such as a courtyard, fountain, or pool. Emphasize entries with special planting in conjunction with trellises, decorative paving and/or lighting.
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3.5.4 Flex Employment
This area provides future capacity for employment uses. It is constrained by the Agricultural Land Reserve (ALR) to the west, Highway 1 to the north and Latimer Creek to the south. Access within and through this area is highly constrained therefore it is important to carefully consider traffic impacts of new development. Light industrial development is preferred in this location because it is a fairly low intensity land use and generates less traffic than office, retail and residential uses. There is provision for an Outlet Distribution Centre in this area but any development of this type would require a detailed traffic impact assessment and management plan and would need to conform to the design guidelines outlined in this plan. Flex Employment II - Outlet Distribution Centre The intent of these guidelines is to provide direction on the development of a potential Outlet Distribution Centre in the Carvolth area. These guidelines emphasize a higher quality, more pedestrian oriented design that integrates large format retail into the surrounding context and provides amenities for the adjacent community. Any development in this zone should adhere to the general design guidelines in Section 3.2 of this document. Where the type of land use presents additional challenges the following guidelines should be used to supplement the general guidelines. Any inward-looking, pedestrian-oriented circulation must be counter-balanced with a strong outward facing relationship between the development and the adjacent street network. Buildings must present a friendly face to the street in addition to any internal high-street condition that may be desired. Large surface parking lots should be avoided where possible. Where it is not possible, parking lots must be broken up with plantings and a clear, direct and defined (i.e., with different paving material) pedestrian network must be incorporated into the parking area to provide access between where people park and where they will enter the Outlet Distribution Centre. Orient parking pattern to allow for logical pedestrian circulation from parking area to buildings. Provide preferential parking close to buildings for clean or alternative fuel vehicles, carpool, co-op cars, families and handicap persons vehicles.
Parking is tucked in behind buildings but lacks pedestrian circulation and plantings.
Better surface parking design includes pedestrian connections throughout and extensive plantings.
Figure 91. Strong pedestrian connections improve safety and accessibility and large planted areas break up the visual impact of the surface parking and provide opportunities for on-site infiltration.
Figure 92. Facade articulation and variation of the building height help to define the main entrance and reduce the visual impact.
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Provide trees in planting strips and parking lot islands to provide shade and minimize the heat island effect. Direct runoff to landscape filter strips, bioswales and/or rain gardens within or adjacent to parking areas. Use permeable materials to increase infiltration of stormwater into soils. Install oil/water and soil/grit separators in the storm drainage system within parking areas.
Provide a scale transition between existing large format retail buildings and their surrounding streets and adjacent properties to minimize the visual bulk of developments and/or create a street frontage by wrapping or capping a larger retail unit with smaller retail units that front the street edge or units directly around the existing building. Corner elements are required at major intersections and at the end of streets to ensure street definition is maintained. New development should address streets and other public spaces using entrances, windows and patios that are clearly visible from and, where appropriate overlook, public sidewalks and open spaces. Modulation of building facades at grade level should be used to enable street activity. Commercial buildings should be located to the edge of the sidewalk with parking located underground or in the rear. Ensure clear sight lines and accessible grades from the public sidewalk to the primary building entrance. Buildings should be sited in a manner that provides safe, attractive and accessible pedestrian networks that supplement the streetscape network. Public seating areas, nodes and gathering places should be appropriately scaled and located logically in relation to buildings and the overall pedestrian circulation network. Provide spatial definition and character through landscape elements and building facades while carefully considering climate and sun orientation. Locate loading bays, reduce, recycling, service and maintenance areas so they are easily accessible but not prominent from commercial entries or the street. Provide non-compacted soil and subsoil (30 cm) in landscape areas designed to absorb stormwater and to ensure healthy plant growth. Design and construct roofs to detail stormwater and capture and use rainwater for landscape irrigation.
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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 (NORTHWEST YORKSON) BYLAW 2013 NO. 4996 EXPLANATORY NOTE Bylaw 2013 No. 4996 amends the Yorkson Neighbourhood Plan by changing the Business Office Park designation to Townhouse and by removing policies for Business Office Park.
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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 (NORTHWEST YORKSON) BYLAW 2013 NO. 4996 A Bylaw to amend Yorkson Neighbourhood Plan Bylaw No. 4030: WHEREAS it is deemed necessary and desirable to amend Willoughby Community Plan Bylaw 1998 No. 3800 and Yorkson Neighbourhood Plan Bylaw No. 4030; 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 (Northwest Yorkson) Bylaw 2013 No. 4996. The Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Willoughby Community Plan) Bylaw 1998 No. 3800 Amendment (Yorkson Neighbourhood Plan) Bylaw 2001 No. 4030 as amended is further amended: (a) replacing Map 1, Land Use Concept as Schedule A attached to and forming part of this Bylaw; and (b) deleting Section 4.2.6 BUSINESS OFFICE PARK. READ A FIRST TIME the READ A SECOND TIME the PUBLIC HEARING HELD the READ A THIRD TIME the RECEIVED THE APPROVAL OF THE MINISTRY OF TRANSPORTATION AND INFRASTRUCTURE the RECONSIDERED AND ADOPTED the day of day of day of day of day of , 2013. , 2013. , 2013. , 2013. , 2013.
2.
day of
, 2013.
Mayor
Deputy Township Clerk
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Bylaw No. 4996 Page 2 Schedule A
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THE CORPORATION OF THE TOWNSHIP OF LANGLEY DEVELOPMENT APPLICATION AND FEE BYLAW 1987 No. 2470 AMENDMENT BYLAW 2013 NO. 4997
EXPLANATORY NOTE Bylaw 2013 No. 4997 provides a Neighbourhood Planning Administration Fee for the Carvolth Neighbourhood Plan and repeals Bylaw No. 4039 which set a fee for the Carvolth Business Park Plan.
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THE CORPORATION OF THE TOWNSHIP OF LANGLEY DEVELOPMENT APPLICATION AND FEE BYLAW 1987 No. 2470 AMENDMENT BYLAW 2013 NO. 4997
WHEREAS it is deemed necessary and desirable to amend Development Application and Fee Bylaw 1987 No. 2470, 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 Development Application and Fee Bylaw 1987 No. 2470 Amendment Bylaw 2013 No. 4997. The Development Application and Fee Bylaw 1987 No. 2470, as amended, is further amended by replacing the row titled Carvolth Business Park Plan under Neighbourhood Planning Administration Fee in Part 15 of the table in Section 4 with the following:
APPLICATION TYPE INITIAL APPLICATION FEE Payable at application submission ADDITIONAL APPLICATION FEE PAYABLE Payable prior to final reading of a bylaw or for Development Permits prior to issuance of a building permit MAXIMUM APPLICATION FEE PAYABLE
2.
$2,266 per gross acre
3.
Development Application and Fee Bylaw 1987 No. 2470 Amendment Bylaw 2001 No. 4039 is hereby repealed. day of day of day of day of , 2013. , 2013. , 2013. , 2013.
READ A FIRST TIME the READ A SECOND TIME the READ A THIRD TIME the RECONSIDERED AND ADOPTED the
Mayor
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REPORT TO MAYOR AND COUNCIL
PRESENTED: FROM: SUBJECT:
APRIL 8, 2013 - REGULAR EVENING MEETING REPORT: 13-46 FINANCE DIVISION 1970-02 FILE: 2013 LANGLEY ANNUAL RATES AND TAX COLLECTION BYLAW FOR UNIVERSAL SERVICES
RECOMMENDATION(S):
That Council give first, second, and third readings to the Langley Annual Rates and Tax Collection Bylaw 2013 No. 4993.
EXECUTIVE SUMMARY:
The Community Charter requires Council to adopt a bylaw imposing general variable tax levies for the current year by May 14, 2013 and after the adoption of the Five Year Financial Plan. Columns "A", "B", C, D, E and "F" of Schedule "A" attached, identify the tax rates which are required to generate the revenue reflected in the 2013 component of the Langley 2013 2017 Five Year Financial Plan Bylaw 2013 No. 4988.
PURPOSE:
The purpose of this report is to bring forward the Langley Annual Rates and Tax Collection Bylaw 2013 No. 4993 for the first three readings.
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2013 LANGLEY ANNUAL RATES AND TAX COLLECTION BYLAW FOR UNIVERSAL SERVICES Page 2 . . .
DISCUSSION/ANALYSIS:
The Langley Annual Rates and Tax Collection Bylaw 2013 No. 4988 provides for a 2.79% general property tax and levy increase. The property tax and levy impact to a typical household with property assessed at $485,500 is an increase of $41 per year consisting of the following:
The 2013 Budget includes a 2.79% property tax increase; comprised of the following.
Major cost drivers for 2013 include the following: $1.28 million increase in policing contract; $500 thousand for Capital Infrastructure Renewal and Replacement Reserve contribution and $500 thousand increase to the pavement asset maintenance. In accordance with the Community Charter, Council is responsible for establishing 2013 tax rates in the following areas:

General Municipal Services (general property taxes); Parks Service Levy; Transportation Service Levy (roads); Stormwater Service Levy; Fraser Valley Regional Library Levy; and Greater Vancouver Regional District Levy;
Columns "A", "B", C, D, E and "F" of Schedule "A" attached, identify the tax rates which are required to generate the revenue reflected in the 2013 component of the Langley 2013 2017 Five Year Financial Plan Bylaw 2013 No. 4988. General Municipal Property Taxes Based on the Revised Assessment Roll, the recommended 2013 general tax rates will generate $65,641,684 in General Revenue. Schedule "A" to Bylaw No. 4993 summarizes the tax rates by class. The calculation of these rates is consistent with prior years' calculations and reflects a 2.79% tax increase. For a typical household with property assessed at $485,500 the property tax equates to approximately $1,039 for the year or $87 per month. The general property tax of Page 232 of 280
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2013 LANGLEY ANNUAL RATES AND TAX COLLECTION BYLAW FOR UNIVERSAL SERVICES Page 3 . . . $1,039 is comprised of $241 for Fire services, $444 for Policing services and $354 for all other services which include Community Development; Recreation & Culture; Corporate Administration; Finance and Human Resources. Parks Service Levy Based on the Revised Assessment Roll, the recommended 2013 Parks Service levy will generate $7,569,096 in Parks Service revenue. Schedule "A" to Bylaw No. 4993 summarizes the tax rates by class. This levy equates to approximately $120 for the year or $10 per month for a typical household assessed at $485,500. The Parks Utility provides funding for the design, development, operation and maintenance of the Townships parks and open space system. Transportation Service Levy Based on the Revised Assessment Roll, the recommended 2013 Transportation levy will generate $17,690,681 in Transportation Utility revenue. Schedule "A" to Bylaw No. 4993 summarizes the tax rates by class. This levy equates to approximately $280 for the year or $23 per month for a typical household assessed at $485,500. Stormwater Service Levy Based on the revised assessment roll, the recommended 2013 Stormwater levy rates will generate $5,783,363 in Stormwater Utility revenue. Schedule "A" to Bylaw No. 4993 summarizes the tax rates by class. This levy equates to approximately $92 for the year or $8 per month for a typical household assessed at $485,500. Regional Library Requisition The Fraser Valley Regional Library requisition is a category which is a component of the General Tax Levy. The total Fraser Valley Regional Library requisition for 2013 is $3,499,267, an increase of 3.09% over the 2012 requisition of $3,394,240. Greater Vancouver Regional District Levy Currently being finalized by Metro Vancouver The Municipality's tax rates for the Greater Vancouver Regional District levy are calculated by allocating the total amount required to be raised to the various property classes using the Hospital Assessment base, applied to Provincially established tax rate ratios (class multiples). The DRAFT Greater Vancouver Regional District Levy requisition for 2013 is $1,793, 981 an increase of 12.19% over the 2012 requisition of $1,599,013. The final GVRD tax rates will be provided on table on Monday April 8, 2013. Respectfully submitted,
Karen Sinclair DEPUTY DIRECTOR OF FINANCE for FINANCE DIVISION ATTACHMENT A Langley Annual Rates and Tax Collection Bylaw 2013 No. 4993
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THE CORPORATION OF THE TOWNSHIP OF LANGLEY LANGLEY ANNUAL RATES AND TAX COLLECTION BYLAW 2013 NO. 4993 EXPLANATORY NOTE Bylaw No. 4993 provides for the 2013 levying of rates for General Municipal, Parks, Transportation, Stormwater, Regional Library and Greater Vancouver Regional District purposes. The bylaw is a requirement of Section 197 of the Community Charter. The Community Charter states that this bylaw must be adopted after adoption of the Five Year Financial Plan and must be adopted by May 14th of each year.
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THE CORPORATION OF THE TOWNSHIP OF LANGLEY LANGLEY ANNUAL RATES AND TAX COLLECTION BYLAW 2013 NO. 4993
WHEREAS it is deemed necessary and desirable to provide for the levying of rates for municipal, parks, transportation, stormwater, library and Greater Vancouver Regional District purposes for the year 2013; AND WHEREAS it is deemed desirable to provide for a later due-date for submission of the Home Owner Grant application pursuant to sections 235 and 236 of the Community Charter; 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 the Langley Annual Rates and Tax Collection Bylaw 2013 No. 4993. The following rates are hereby imposed and levied for the year 2013: a) For general purposes, on the value of land and improvements taxable for general municipal purposes, rates appearing in Column A of Schedule A attached. b) For purposes of the Transportation Utility, on the value of land and improvements taxable for general municipal purposes, rates appearing in Column B of Schedule A attached. c) For purposes of the Stormwater Utility, on the value of land and improvements taxable for general municipal purposes, rates appearing in Column C of Schedule A attached. d) For purposes of the Parks Utility, on the value of land and improvements taxable for general municipal purposes, rates appearing in Column D of Schedule A attached. e) For Fraser Valley Regional Library purposes, on the value of land and improvements taxable for general municipal purposes, rates appearing in Column E of Schedule A attached. f) For the Greater Vancouver Regional District purposes, on the value of land and improvements taxable for hospital purposes, rates appearing in Column F of Schedule A attached.
2.
3.
The minimum amount of taxation upon a parcel of real property shall be One Dollar ($1.00). The taxes for the current year as shown on the real property tax roll shall be payable on or before the 2nd day of July 2013, and there shall be added to taxes remaining unpaid after the aforementioned date, Ten Percent (10%) of the amount.
4.
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Bylaw No. 4993 Page 2
5.
Where a penalty addition would otherwise be applied and a property owner is eligible for and subsequently claims the current year Home Owner Grant and applies to the Director of Finance for such Grant no later than August 31st, 2013, the penalty above shall not be applied to the portion of the taxes outstanding which is equal to the years current Home Owner Grant. Pursuant to sections 235 and 236 of the Community Charter, the municipal tax collection scheme shall apply unless a property owner makes an election under section 236 on or before July 2nd, 2013.
READ A FIRST TIME the READ A SECOND TIME the READ A THIRD TIME the RECONSIDERED AND ADOPTED the
day of day of day of day of
, 2013 , 2013 , 2013 , 2013
Mayor
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LANGLEY ANNUAL RATES AND TAX COLLECTION BYLAW 2013 NO. 4993 SCHEDULE A
Rates per $1,000 of Assessment Value A B C D E

Fraser Valley Regional Library Levy
F
Greater Vancouver Regional District Levy
Property Class
Property Class Description
General Purposes
Transportation Purposes
Stormwater Purposes
Parks Purposes
1 2 3
Residential Utility Supportive Housing Major Industrial Light Industrial Business & Other Managed Forest Seasonal/ Recreational Farm
2.14530 18.31340 0.00 5.78720 6.49300 6.44060 0.00 3.52222 6.58300
0.57820 4.93510 0.00 1.55980 1.74950 1.73570 0.00 0.94930 1.77380
0.18900 1.61350 0.00 0.50990 0.57190 0.56760 0.00 0.31040 0.57990
0.24740 2.11150 0.00 0.66740 0.74840 0.74260 0.00 0.40620 0.75890
0.11440 0.97630 0.00 0.30850 0.34610 0.34340 0.00 0.18780 0.35090
0.06272 0.21951 0.00 0.21323 0.21323 0.15365 0.0 0.06272 0.06272
4 5 6
7 8 9
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THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (TARA DEVELOPMENT LTD.) BYLAW 2013 NO. 4976 EXPLANATORY NOTE Bylaw 2013 No. 4976 rezones property located at 20931 and 20981 80 Avenue from Suburban Residential Zone SR-2 to Residential Zone R-1A, Residential Compact Lot Zone R-CL(A), Residential Compact Lot Zone R-CL(B), Residential Compact Lot Zone R-CL(RH), a new Residential Compact Lot Zone R-CL(SD) and a new Comprehensive Development Zone CD-91 to accommodate the subdivision of approximately 67 fee simple single family lots, 12 semi-detached lots and 12 rowhouse lots.
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THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (TARA DEVELOPMENT LTD.) BYLAW 2013 NO. 4976 A Bylaw to amend Township of Langley Zoning Bylaw 1987 No. 2500 WHEREAS it is deemed necessary and desirable to amend Township of Langley Zoning Bylaw 1987 No. 2500 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the Township of Langley, in Open Meeting Assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Tara Development Ltd.) Bylaw 2013 No. 4976. The Township of Langley Zoning Bylaw 1987 No. 2500 as amended is further amended: a. By adding to Section 102 Definitions the following definition: Semi-Detached Dwelling means a two family dwelling with each dwelling unit located on a separate fee simple lot. b. c. d. e. f. By adding to Section 104.1 Zones the words Residential Compact Lot Zone R-CL(SD) after the words Residential Compact Lot Zone R-CL(MH); By adding to Section 104.1 Zones the words Comprehensive Development Zone CD-91 after the words Comprehensive Development Zone CD-90; By adding to Section 110 after the words R-CL(MH) the words R-CL(SD) In accordance with Section 409.9; By adding to Section 110 after the words CD-90 the words CD-91 In accordance with Section 991.8; By adding after Section 408 Residential Compact Lot Zone R-CL(MH) the following as Section 409 Residential Compact Lot Zone R-CL(SD) and renumbering subsequent sections and references to these sections accordingly; 409. RESIDENTIAL COMPACT LOT ZONE R-CL(SD)
2.
Uses Permitted 409.1 In the R-CL(SD) Zone only the following uses are permitted and all other uses are prohibited: (1) accessory detached garage (2) accessory home occupations subject to Section 104.3 (3) semi-detached dwellings
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Bylaw No. 4976 Page 2 Maximum Density 409.2 (1) Notwithstanding sub-section 409.9, the maximum density of a development shall comply with the density provisions outlined in a Community or Neighbourhood Plan as applicable. (2) No more than one dwelling unit contained within a semi-detached dwelling is permitted on any one lot.
Definitions 409.3 For the purposes of Section 409 the following definitions shall apply: (1) Interior lot means a lot other than a corner lot. (2) An accessory detached garage means a building or structure (accessory to a semi-detached dwelling) used to store a minimum of one motor vehicle provided in accordance with sub-section 409.8
Lot coverage 409.4 (1) Buildings and structures shall not cover more than 55% of the lot area. Covered verandahs, porches, patios and entranceways located in the front and flanking yards shall not be included for the purpose of calculating lot coverage. Siting of Buildings and Structures 409.5 Except as provided for in Section 104.4 and 105.1(2) buildings and structures shall be sited in accordance with the following minimum setbacks: Minimum Minimum Front lot Rear lot line line Setback Setback 2.5m (2) (6) 13.0m (2) (3) (average) (1) N/A 0.6m (2) (3) Minimum Side lot line Setback 0.0m (5) 0.0m (4) Minimum Side lot line Setback (Abutting a Street, or Lane) Street-2.5m Lane-1.2m (2) (3) (6) Street-2.5m Lane-1.5m (2) (3)
Buildings and Structures
Semi-Detached Dwellings Accessory Detached Garage

(1) (2)
Accessory detached garages are not permitted within the front yard. Notwithstanding Sections 104.4(4) and 111.6(2), on a corner lot, no part of any building, structure or fence greater than 1.0 metre in height shall project into the triangular area created by a line joining two points: a) 6.0 metres from the projected lot lines abutting a local street and/or lane; and b) 7.5 metres from the projected lot lines abutting an arterial and/or collector street.
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(3)
(4)
(5)
(6)
An accessory detached garage is not permitted within 6.0 metres of the semi-detached dwelling (except for a 1m2 landing and associated stairs, uncovered porches, patios and decks having a maximum height of 0.6 metres above grade, and as provided for in Section 104.4). The side yard setback of an accessory detached garage shall be increased to a minimum of 2.9 metres on the opposite side of the lot. The side yard setback of a semi-detached dwelling shall be increased to a minimum of 1.2 metres on the opposite side of the lot. Where access stairs, porches, verandahs and balconies project beyond the front or flanking faade of a building, the minimum required setback may be reduced to 1.5 metres, providing that such reduction shall apply only to the projecting feature.
Building and Structure Provisions 409.6 (1) External entrance stairs to the basement are permitted from the rear elevation only. (2) The kitchen, living room and dining areas shall be located on the first storey. (3) Accessory buildings and structures are not permitted. (4) Each semi-detached dwelling shall be simultaneously designed, building permits issued and constructed by the same builder utilizing a party wall agreement. (5) The accessory detached garage shall be constructed in conjunction with the semi-detached dwelling. (6) Hoop, arch or similar type buildings having a semicircular or similar roof design primarily curving downwards to form walls, or any frame type building covered or partially covered by tarpoline or other fabric like material, are not permitted.
Height of Buildings and Structures 409.7 Except as provided in Section 104.5 (1) The height of a semi-detached dwelling shall not exceed 9.0 metres or 2.5 storeys, whichever is the lesser. (2) The surface of the first floor shall not be more than 0.8 metres above the average lot grade at any building elevation facing a street, except where the average slope of the lot is 5% or more, a maximum of 80% of a permitted in-ground basement elevation (including attached garages) facing a street or a lane may be exposed, or a walkout basement elevation at the rear of the dwelling may be fully exposed. (3) The height of an accessory detached garage shall not exceed 3.75 metres.
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Bylaw No. 4976 Page 4 Parking 409.8 Parking shall be provided in accordance with Section 107 except as follows: (1) A minimum of two parking spaces shall be provided (one being located within a fully enclosed garage) and accessed from a lane plus one space per five units designated as a visitor parking space.
(1) (2) (3) (4) (1)
(2)
(3)
(4)
No part of a parking space shall project in the triangular area created by a line joining two points measured at 2.5 metres from the projected lot lines abutting a street and/or a lane. Each required outdoor parking space shall be a minimum of 5.8 metres deep and 2.9 metres wide. The required parking spaces within the garage shall have a minimum interior depth of 6.1 metres and minimum interior width of 2.9 metres. No landings and no more than two (2) stairs shall encroach into this required minimum parking area. The visitor parking requirement may be satisfied by the provision of off-site spaces in locations, other than on-street parallel parking, to the acceptance of the Township.
Subdivision Requirements All lots created by subdivision shall comply with Subdivision and Development Servicing Bylaw 2011 No. 4861 as amended and the following: Minimum Lot Minimum Lot Minimum Lot Area Frontage Depth 7.2m (2) 28m Interior Lot (1) 201m2 2 (1) 254m 9.1m 28m Corner lot (1) Notwithstanding the minimum lot area requirements, the maximum density provisions of Section 409.2 shall apply. (2) A minimum lot frontage of 7.6 m is required where part of a visitor parking space is provided on the lot. Landscaping, Screening and Fencing 409.10 (1) Landscaping areas, landscaping screens and fencing shall comply with Section 111 and with the provisions of a Development Permit. (2) For an interior lot, fencing shall not extend towards the front yard measured from the corner of the rear building elevation. 409.9
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Bylaw No. 4976 Page 5 g. By adding after Section 990 Comprehensive Development Zone CD-90 the following as Section 991 Comprehensive Development Zone CD-91; 992. COMPREHENSIVE DEVELOPMENT ZONE CD-91
Uses Permitted 991.1 In the CD-91 Zone only the following uses are permitted and all other uses are prohibited: (1) accessory buildings and structures (2) accessory home occupations subject to Section 104.3 (3) single family dwellings Maximum Density 991.2 (1) Notwithstanding sub-section 991.8, the maximum density of a development shall comply with the density provisions outlined in a Community or Neighbourhood Plan as applicable. (2) No more than one single family dwelling is permitted on any one lot. Lot coverage 991.3 (1) Buildings and structures shall not cover more than 50% of the lot area. Covered verandahs, porches, patios and entranceways located in the front and flanking yards and accessory buildings less than 9.3m2 (100ft2) shall not be included for the purpose of calculating lot coverage. Siting of Buildings and Structures 991.4 Except as provided for in Section 104.4 and 105.1(2) buildings and structures shall be sited in accordance with the following minimum setbacks: Buildings and Structures Minimum Front lot line Setback 2.5m(1) (3)
(4) (5)
Minimum Rear lot line Setback 6.0m 0.6m (6)
Minimum Side lot line Setback 1.2m (3) (4) 0.6m (3) (6)
Principal building Accessory Building or Structure

(1)
Minimum Side lot line Setback (Abutting a Street) 2.5m (3) (4) (5) 2.5m (3)
N/A (2)
(2)
The garage door shall be sited a minimum of 4.5 metres from the property line Accessory buildings and structures are not permitted within the front yard.
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(3)
(4)
(5)
(6)
Nothwithstanding Sections 104.4(4) and 111.6(2), on a corner lot, no part of any building, structure or fence greater than 1.0 metre in height shall project into the triangular area created by a line joining two points: a) 6.0 metres from the projected lot lines abutting a local street and/or lane; and b) 7.5 metres from the projected lot lines abutting an arterial and/or collector street. The faade of the second storey shall be set back a minimum of 1.2 metres from the entire front and flanking faade of the first storey. For the purpose of measuring this setback, structural supports of the first storey covered verandahs, porches, patios and entranceways on the front and flanking yards shall be considered part of the first storey facade. Where access stairs, porches, verandahs and balconies project beyond the front or flanking faade of a building, the minimum required setback may be reduced to 1.5 metres, providing that such reduction shall apply only to the projecting feature. The eave and gutter of the accessory building or structure shall be setback a minimum of 0.3 m from a lot line.
Building and Structure Provisions 991.5 (1) Entrance stairs to the basement are permitted from the rear elevation only. (2) The kitchen, living room and dining areas shall be located on the first storey. (3) Hoop, arch or similar type buildings having a semicircular or similar roof design primarily curving downwards to form walls, or any frame type building covered or partially covered by tarpoline or other fabric like material, are not permitted.
Height of Buildings and Structures 991.6 Except as provided in Section 104.5 (1) The height of single family dwellings shall not exceed 9.0 metres or 2.5 storeys, whichever is the lesser. (2) The surface of the first floor shall not be more than 0.8 metres above the average lot grade at any building elevation facing a street, except where the average slope of the lot is 5% or more, a maximum of 80% of a permitted in-ground basement elevation (including attached garages) facing a street or a lane may be exposed, or a walkout basement elevation at the rear of the dwelling may be fully exposed. (3) The height of accessory buildings and structures shall not exceed 3.75 metres.
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Bylaw No. 4976 Page 7 Parking 991.7 Parking shall be provided in accordance with Section 107 except as follows: (1) A minimum of two side by side spaces in a fully enclosed garage plus a minimum of two side by side outdoor spaces on the front driveway shall be provided. (1) (2) (3) (4)
(1)
(2)
(3)
(4)
On a corner lot no part of a parking space shall project in the triangular area created by a line joining two points measured at 7.0 metres from the projected lot lines abutting a street, or a lane. Each required outdoor parking space shall be a minimum of 5.8 metres deep and 2.9 metres wide. The two required side by side parking spaces within the garage shall have a minimum interior depth of 6.1 metres and a combined minimum interior width of 5.7 metres. No landings and no more than two (2) stairs shall encroach into this required minimum parking area. The required outdoor parking space may extend into a municipal road dedication, but not extend beyond the back of the sidewalk.
Subdivision Requirements 991.8 All lots created by subdivision shall comply with Subdivision and Development Servicing Bylaw 2011 No. 4861 as amended and the following: Minimum Lot Area
(1) (2)
260m2 285m2 12.0m 13.3m 21.5m (4) not permitted
Minimum Corner lot Area (2) Minimum Lot Frontage (1) (3) Minimum Corner lot Frontage Minimum Lot Depth Panhandle Lot
(1) (2)
(3)
(4)
Excluding corner lots Notwithstanding the minimum lot area requirements, the maximum density provisions of Section 991.2 shall apply. Except for lots having frontage on the bulb portion of a permanent urban residential street or cul-de-sac in which case the frontage may be reduced to 8.0 metres. On a corner lot the Approving Officer may allow a reduction in minimum lot depth when all other Bylaw requirements are met.
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Bylaw No. 4976 Page 8 Landscaping, Screening and Fencing 991.9 (1) Landscaping areas, landscaping screens and fencing shall comply with Section 111 and with the provisions of a Development Permit or approved Exterior Design Control Agreement. (2) Where two properties share a common interior side lot line, and where the combined side yard width is less than 3.0 metres, fencing along that property line shall not extend towards the front yard measured from the corner of the rear building elevation of either building. 3. The Township of Langley Zoning Bylaw 1987 No. 2500 as amended is further amended by rezoning the lands described as: Lot 24 Section 25 Township 8 New Westminster District Plan 1137 Lot 25 Section 25 Township 8 New Westminster District Plan 1137 as shown delineated on Schedule A attached to and forming part of this Bylaw to Residential Zone R-1A, Residential Compact Lot Zone R-CL(A), Residential Compact Lot Zone R-CL(B), Residential Compact Lot Zone R-CL(RH), Residential Compact Lot Zone R-CL(SD) and Comprehensive Development Zone CD-91.
READ A FIRST TIME the READ A SECOND TIME the PUBLIC HEARING HELD the READ A THIRD TIME the RECONSIDERED AND ADOPTED the
28 28 11
day of day of day of day of day of
January January March
, 2013. , 2013. , 2013. , 2013. , 2013.
Mayor
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JANUARY 28, 2013 - REGULAR EVENING MEETING REPORT: COMMUNITY DEVELOPMENT DIVISION FILE: REZONING APPLICATION NO. 100385 DEVELOPMENT PERMIT NO. 100700 (TARA DEVELOPMENT LTD. / 20931 AND 20981 80 AVENUE)
13-11 08-25-0094
PROPOSAL:
Application to rezone 4.0 ha (10.0 ac) of land in the Southeast Phase of the Yorkson Neighbourhood Plan area to facilitate a mixed residential development consisting of approximately 67 single family lots, 12 semi-detached lots and 12 rowhouse lots.
RECOMMENDATION SUMMARY:
That Council give first and second reading to Rezoning Bylaw No. 4976, subject to completion of 10 development prerequisites and issuance of Development Permit No.100700 noting two (2) conditions; and that staff be authorized to schedule the required Public Hearing.
RATIONALE:
Staff are supportive of the development proposal as it complies with the Willoughby Community Plan and the Yorkson Neighbourhood Plan.
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REZONING APPLICATION NO. 100385 DEVELOPMENT PERMIT NO. 100700 (TARA DEVELOPMENT LTD. / 20931 AND 20981 80 AVENUE)
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RECOMMENDATIONS:
That Council give first and second reading to Bylaw No. 4976, rezoning 4.0 ha (10.0 ac) of land, located in the Southeast Phase of the Yorkson Neighbourhood Plan to Residential Zone R-1A, Residential Compact Lot Zones R-CL(A), R-CL(B), R-CL(RH), a new Residential Compact Lot Zone R-CL(SD) and a new Comprehensive Development Zone CD-91 to accommodate a mixed residential development consisting of approximately 67 single family lots, 12 semi-detached lots and 12 rowhouse lots, subject to the following development prerequisites being satisfied prior to final reading: 1. A Servicing Agreement being entered into with the Township to secure required road and utility upgrades and extensions in accordance with the Townships Subdivision and Development Servicing Bylaw, and Yorkson Engineering Services Plan, to the acceptance of the Township; 2. Completion of an erosion and sediment control plan in accordance with the Erosion and Sediment Control Bylaw, to the acceptance of the Township; 3. Provision of road dedications, widenings, and necessary traffic improvements along 209 Street and 80 Avenue in accordance with the Townships Master Transportation Plan, Subdivision and Development Servicing Bylaw and the Yorkson Neighbourhood Plan, to the acceptance of the Township; 4. Provision of a 4.5 metre street greenway dedication and construction on the north side of 80 Avenue, to the acceptance of the Township, including final acceptance of greenway design plans, sidewalk/trail alignment, fencing, landscaping details and security; 5. Provision of a final tree management plan incorporating tree retention, replacement, protection details, and security in compliance with the Subdivision and Development Servicing Bylaw (Schedule I Tree Protection), to the acceptance of the Township; 6. Compliance with the requirements of the DFO Section 35 (HAAD) approval for the Southeast Phase of the Yorkson Neighbourhood with respect to the environmental compensation area (15 m in width and 2,129 m2 in area) adjacent to 81A Avenue, including dedication, design, construction and security to the acceptance of the Township; 7. Registration of restrictive covenants acceptable to the Township: a. Restricting development of any semi-detached and rowhouse lot until a Development Permit is issued for the semi-detached and rowhouse lots; and, b. Identifying the lots/units (minimum 5%) required to incorporate the Basic Adaptable Housing Requirements Policy; 8. Registration of an easement securing the required visitor parking stalls over the semidetached and rowhouse lots; 9. Compliance with the requirements of the Yorkson Greenway Amenity Zoning Policy including payment of applicable greenway amenity fee; 10. Payment of applicable Neighbourhood Planning Administration fees, supplemental Rezoning fees, Site Servicing Review fee, ISDC review fee, Development Works Agreement (DWA) and Latecomer charges, and compliance with the Townships 5% Neighbourhood Park Land Acquisition Policy; That Council at the time of final reading of Bylaw No. 4976 authorize the issuance of Development Permit No. 100700, for the proposed single family portions of the development, subject to the following conditions: a. An exterior design control agreement shall be entered into ensuring that building design and site development standards are high quality, consistent and compatible with other
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b.
lots and development in accordance with Section 4.2.1 of the Yorkson Neighbourhood Plan; Written confirmation from owner and landscape architect or arborist that the tree protection fencing identified in the tree management plan is in place; and further
That Council authorize staff to schedule the required public hearing for Rezoning Bylaw No. 4976 in conjunction with the hearing for proposed Development Permit No. 100700.
EXECUTIVE SUMMARY:
Tara Development Ltd. has proposed to rezone approximately 4.0 ha (10.0 ac) of land in the Southeast Phase of the Yorkson Neighbourhood Plan to Residential Zone R-1A, Residential Compact Lot Zones R-CL(A), R-CL(B), R-CL(RH), a new Residential Compact Lot Zone R-CL(SD) and a new Comprehensive Development Zone CD-91. The rezoning will facilitate a mixed residential development consisting of approximately 67 single family lots, 12 semidetached lots and 12 rowhouse lots. A Development Permit for the site is being processed in conjunction with the rezoning application to secure an exterior design control agreement for the R-1A, R-CL(A), R-CL(B) and CD-91 zoned lots at the time of subdivision. Future Development Permits (yet to be applied for) will provide Council with the opportunity to review the form, character and siting on the semi-detached and rowhouse sites. The development application complies with the Willoughby Community Plan and the Yorkson Neighbourhood Plan. Final reading of the rezoning bylaw is contingent upon completion of the 10 development prerequisites outlined in this report.
PURPOSE:
This report is to advise and make recommendations with respect to Rezoning Bylaw No. 4976 and Development Permit No. 100700 in the Yorkson Neighbourhood of Willoughby.
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SUBJECT
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SUBJECT
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SUBJECT
SR-2
ZONING BYLAW NO. 2500
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ENVIRONMENTAL COMPENSATION
PRELIMINARY SUBDIVISION PLAN SUBMITTED BY APPLICANT
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REFERENCE:
Owner/Applicant:
Tara Development Ltd. 1493 West 32 Avenue Vancouver, BC V6H 2J4 HUB Engineering Mike Kompter 101, 7485 130 Street Surrey, BC V3W 1H8 Lot 24 and Lot 25 Section 25 Township 8 New Westminster District Plan 1137 20931 and 20981 80 Avenue Lot 24: 2.0 ha (5.0 ac) Lot 25: 2.0 ha (5.0 ac) Total: 4.0 ha (10.0 ac) Suburban Residential Zone SR-2 Residential Zone R-1A, Residential Compact Lot Zones R-CL(A), R-CL(B), R-CL(RH), R-CL(SD) and Comprehensive Development Zone CD-91 Mixed Residential Mixed Residential (20 25 units per hectare / 8 10 units per acre)
Agent:
Legal Description: Location: Area:
Existing Zoning: Proposed Zoning:
Willoughby Community Plan: Yorkson Neighbourhood Plan:

BACKGROUND/HISTORY:
The subject site is currently zoned Suburban Residential SR-2 and is designated Mixed Residential (20 25 units per hectare / 8 10 units per acre) in the Yorkson Neighbourhood Plan. On February 27, 2012 Council gave third reading to Rezoning Bylaw No. 4856 to accommodate a mixed residential development on Lot 24 (20931 80 Avenue). The applicant has withdrawn the rezoning application associated with Bylaw No. 4856 and has submitted a new rezoning application (Bylaw No. 4976) to accommodate a mixed residential development on both Lots 24 and 25 (20931 and 20981 80 Avenue).
Tara Development Ltd. has applied to rezone 4.0 ha (10.0 ac) of land located in the Southeast Phase of the Yorkson Neighbourhood Plan to Residential Zone R-1A, Residential Compact Lot Zones R-CL(A), R-CL(B), R-CL(RH), a new Residential Compact Lot Zone R-CL(SD) and a new Comprehensive Development Zone CD-91. The rezoning will facilitate a mixed residential development consisting of approximately 67 single family lots, 12 semi-detached lots and 12 rowhouse lots.
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Adjacent Uses: North: 81A Avenue, beyond which is a townhouse development zoned Comprehensive Development Zone CD-77 and vacant lands under application (Phoenix Homes Ltd.) for a townhouse development; South: 80 Avenue, beyond which is a townhouse development zoned Comprehensive Development Zone CD-65 and rowhouses zoned Residential Compact Lot Zone R-CL(RH); East: A mixed residential development zoned Residential Compact Lot Zones R-CL(A), R-CL(B) and R-CL(RH); and West: 209 Street, beyond which is a townhouse development zoned Comprehensive Development Zone CD-52. Yorkson Neighbourhood Plan: The Yorkson Neighbourhood Plan designates the site as Mixed Residential. The plan permits a minimum density of 20 units per hectare (8 units per acre) and a maximum density of 25 units per hectare (10 units per acre) for the Mixed Residential land use designation. The proposal satisfies the density requirements of the Yorkson Neighbourhood Plan and results in an overall density of 22.5 units per hectare (9.1 units per acre). Zoning Bylaw: Rezoning Bylaw No. 4976 proposes to amend the Zoning Bylaw by rezoning the lands from Suburban Residential Zone SR-2 to Residential Zone R-1A, Residential Compact Lot Zones RCL(A), R-CL(B), R-CL(RH), a new Residential Compact Lot Zone R-CL(SD) and a new Comprehensive Development Zone CD-91. A new Residential Compact Lot Zone R-CL(SD) is proposed to accommodate the 12 semidetached dwelling units. Permitted uses in the new zone are semi-detached dwellings (defined as a two family dwelling with each dwelling unit located on a separate fee simple lot), an accessory detached garage and accessory home occupations. The new semi-detached zone is similar to the existing rowhouse zone (Residential Zone R-CL(RH)), except that the new semidetached zone allows two (2) side by side dwelling units on separate fee simple lots whereas the existing rowhouse zone allows a minimum of three (3) and a maximum of six (6) side by side dwelling units on separate fee simple lots. The density, lot coverage, siting, height and parking provisions of the new semi-detached zone are consistent with the provisions of the existing rowhouse zone. A new Comprehensive Development Zone CD-91 is proposed to accommodate 16 single family front loaded lots with a minimum lot area of 260 m2 (2,799 ft2), a minimum lot frontage of 12 m (39 ft) and a minimum lot depth of 21.5 m (71 ft). The zone has been developed to ensure consistency with the adjacent proposed single family dwellings while responding to lot depth constraints resulting from the 80 A Avenue alignment and environmental compensation requirements of the subject site. For comparison purposes, front loaded lots in the Residential Compact Lot Zone R-CL(A) require a minimum lot area of 275 m2 (2,960 ft2), a minimum frontage of 11 m (36 ft) and a minimum lot depth of 25 m (82 ft). The proposed CD-91 zoning results in an increase in the mix of lot and housing types in the proposed development. The density, lot coverage, siting, height and parking provisions of the new Comprehensive Development Zone CD-91 are consistent with the provisions of the existing Residential Compact Lot Zone R-CL(A).
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Subdivision: A preliminary subdivision plan has been submitted in support of the rezoning application. Details of the subdivision will be addressed at the subdivision stage pursuant to the requirements of the Subdivision and Development Servicing Bylaw. Development Permit: All of the Yorkson Neighbourhood Plan area is designated as a mandatory Development Permit area in the Willoughby Community Plan. The subject site is located in Development Permit Area B Residential which establishes objectives and guidelines for the form, character and siting of residential development. The primary objective of the development permit area designation is to encourage the development of attractive and safe residential areas and reduce conflict with adjacent land uses. The specific development permit area guidelines outlined in the Plan related to single family residential development are attached to this report (Attachment B). For the single family residential lots, the Development Permit guidelines are implemented by a Development Permit requirement that the proponent enter into an exterior design control agreement at the time of subdivision. The exterior design control agreement typically addresses the form, character and siting of individual single family homes constructed in a development. Future Development Permit applications will be required for the semi-detached and rowhouse components of the development, at which time Council will have an opportunity to review the form, character and siting matters prior to building permits being issued. The Development Permit typically details the form and character of each development including siting, access, parking, landscaping, building materials, colours, building elevations and other site development items. As a condition of final reading the proponent must register a restrictive covenant prohibiting development of the semi-detached and rowhouse lots until such time as a Development Permit has been issued. Adaptable 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 adaptable housing. Council has chosen to implement this provision through the adoption and implementation of the Basic Adaptable Housing Requirements Policy. The adaptable units are to be identified and secured prior to final reading. School Sites: School District 35 has provided comments (Attachment C) and anticipates that the proposed development will generate approximately 32 new students for Lynn Fripps Elementary (located approximately 250 m northeast of the site) and 18 new students for RE Mountain Secondary School (located approximately 1.7 km southwest of the site). Parks: The proposed development falls within the Southeast Phase of the Yorkson Plan, but is part of the Northeast Phase for neighbourhood park purposes. Lynn Fripps Park, which is equipped with playing fields and playground equipment, is located to the northeast of the subject lands (21000 block of 81A Avenue).
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Heritage: The Yorkson Neighbourhood Plan identifies structures within Yorkson having heritage significance. One of the homes identified in the plan as having heritage value was the Nessom house located on Lot 24 (20931 80 Avenue). The house was demolished in 2008 and no longer exists. Greenways: As part of the project, the applicant will be required to dedicate and construct a street greenway (including a pathway and landscaping) along 80 Avenue as identified in the Yorkson Neighbourhood Plan. Forming part of the overall neighbourhood greenway network, the proponent will be dedicating approximately 628 m2 (6,760 ft2) of street greenway. Details of the open space improvements will need to be finalized to the acceptance of the Township prior to final reading of the rezoning bylaw. As a condition of final reading the proponent will be required to transfer the greenway lot to the Township and secure its construction as part of a Servicing Agreement. The Yorkson Neighbourhood Plan implements an amenity charge collected on all developments within Yorkson. Prior to final reading details with respect to payment and/or compensation must be finalized. Environmental Considerations: The Townships Environmentally Sensitive Areas (E.S.A.) Study outlines general guidelines to promote good environmental management practices. As part of the required Servicing Agreement, the applicant is required to provide full urban services as well as a stormwater management plan and sediment control measures. The provision of these items and compliance with the Townships Subdivision and Development Servicing Bylaw (Schedule I Tree Protection) satisfy the guidelines identified in the E.S.A. study. As part of the DFO Section 35 (HAAD) approval for the Southeast Phase of the Yorkson Neighbourhood, the applicant is required to provide an environmental compensation area (15 m in width and 2,129 m2 in area) adjacent to 81A Avenue, including dedication, design, construction and security. Tree Protection / Replacement: The Integrated Site Design Concept (ISDC) submitted by the applicant indicates that 87 significant trees exist on the subject site with one (1) proposed for retention. In accordance with the Townships Subdivision and Development Servicing Bylaw (Schedule I Tree Protection), a total of 297 replacement trees are to be planted. In addition, approximately 75 street trees are required along the road frontages (in compliance with the Townships Street Trees and Boulevard Plantings Policy). Post development approximately 373 trees will be in place. Final tree retention, protection, and replacement plans are subject to the final acceptance of the Township. This requirement has been included in the list of development prerequisites to be completed prior to final reading of the rezoning bylaw. 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 TransLinks 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, one block to the west.
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Servicing: Prior to final reading, the applicant is required to enter into a Servicing Agreement to secure servicing works such as construction of road works, greenway, tree replacement, environmental compensation, a stormwater management plan, and utility upgrades and/or extensions in accordance with the Subdivision and Development Servicing Bylaw and the Yorkson Engineering Servicing Plan to the acceptance of the Township. Road dedications, widening, and necessary traffic improvements along 80 Avenue and 209 Street will also be required in accordance with the Townships Master Transportation Plan, the Subdivision and Development Servicing Bylaw and the Yorkson Neighbourhood Plan. The applicant will also be required to provide erosion and sediment control measures in accordance with the Erosion and Sediment Control Bylaw, to the acceptance of the Township. Development Prerequisites: Prior to consideration of final reading of the rezoning bylaw, the following prerequisites must be completed: 1. A Servicing Agreement being entered into with the Township to secure required road and utility upgrades and extensions in accordance with the Townships Subdivision and Development Servicing Bylaw, and Yorkson Engineering Services Plan, to the acceptance of the Township; 2. Completion of an erosion and sediment control plan in accordance with the Erosion and Sediment Control Bylaw, to the acceptance of the Township; 3. Provision of road dedications, widenings, and necessary traffic improvements along 209 Street and 80 Avenue in accordance with the Townships Master Transportation Plan, Subdivision and Development Servicing Bylaw and the Yorkson Neighbourhood Plan, to the acceptance of the Township; 4. Provision of a 4.5 metre street greenway dedication and construction on the north side of 80 Avenue, to the acceptance of the Township, including final acceptance of greenway design plans, sidewalk/trail alignment, fencing, landscaping details and security; 5. Provision of a final tree management plan incorporating tree retention, replacement, protection details, and security in compliance with the Subdivision and Development Servicing Bylaw (Schedule I Tree Protection), to the acceptance of the Township; 6. Compliance with the requirements of the DFO Section 35 (HAAD) approval for the Southeast Phase of the Yorkson Neighbourhood with respect to the environmental compensation area (15 m in width and 2,129 m2 in area) adjacent to 81A Avenue, including dedication, design, construction and security to the acceptance of the Township; 7. Registration of restrictive covenants acceptable to the Township: a. Restricting development of any semi-detached and rowhouse lot until a Development Permit is issued for the semi-detached and rowhouse lots; and, b. Identifying the lots/units (minimum 5%) required to incorporate the Basic Adaptable Housing Requirements Policy; 8. Registration of an easement securing the required visitor parking stalls over the semidetached and rowhouse lots; 9. Compliance with the requirements of the Yorkson Greenway Amenity Zoning Policy including payment of applicable greenway amenity fee; 10. Payment of applicable Neighbourhood Planning Administration fees, supplemental Rezoning fees, Site Servicing Review fee, ISDC review fee, Development Works Agreement (DWA) and Latecomer charges, and compliance with the Townships 5% Neighbourhood Park Land Acquisition Policy.
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POLICY CONSIDERATIONS:
The proposed development is located in an area designated for Mixed Residential purposes in both the Willoughby Community Plan and the Yorkson Neighbourhood Plan. The proposed development complies with the land use and density provisions of these plans, which allow mixed residential uses at a density between 20 and 25 units per hectare / 8 and 10 units per acre, as well as with the Townships Zoning Bylaw and the Subdivision and Development Servicing Bylaw. Accordingly, staff recommend that Council give first and second reading to Bylaw No. 4976 (subject to the 10 development prerequisites), authorize issuance of the accompanying Development Permit No. 100700 (to be issued at time of final reading of the rezoning bylaw), and authorize staff to schedule the required Public Hearing. Respectfully submitted, Patrick Ward DEVELOPMENT PLANNER for COMMUNITY DEVELOPMENT DIVISION ATTACHMENT A ATTACHMENT B ATTACHMENT C Development Permit No.100700 Willoughby Community Plan Development Permit Guidelines School District Comments
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ATTACHMENT A
THE CORPORATION OF THE TOWNSHIP OF LANGLEY Development Permit No. 100700 This Permit is issued this __________day of _________________ 2013 to: 1. Name: Tara Development Ltd.
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Address: 1493 West 32 Avenue Vancouver, BC V6H 2J4 2. This permit applies to and only to those lands within the Municipality described as follows and to any and all buildings, structures and other development thereon: LEGAL DESCRIPTION: Lot 24 and Lot 25 Section 25 Township 8 New Westminster District Plan 1137 CIVIC ADDRESS: 20931 & 20981 80 Avenue
3. This Permit is issued subject to compliance with all of the Bylaws of the Municipality of Langley applicable thereto, except as specifically varied or supplemented by this permit as follows: a. An exterior design control agreement shall be entered into ensuring that building design and site development standards are high quality, consistent and compatible with other lots and development in accordance with Section 4.2.1 of the Yorkson Neighbourhood Plan; b. Written confirmation from owner and landscape architect or arborist that the tree protection fencing identified in the tree management plan is in place. 4. The land described herein shall be developed strictly in accordance with the terms, conditions and provisions of this Permit and any plans and specifications attached as a Schedule to this Permit which shall form a part hereof. This Permit is not a Building Permit. All developments forming part of this Development Permit shall be substantially commenced within two years after the date the Development Permit is issued. This permit shall have the force and effect of a restrictive covenant running with the land and shall come into force on the date of an authorizing resolution passed by Council. It is understood and agreed that the Municipality has made no representations, covenants, warranties, guarantees, promises or agreement (verbal or otherwise) with the developer other than those in this Permit. This Permit shall enure to the benefit of and be binding upon the parties hereto and their respective heirs, executors, administrators, successors and assigns. AUTHORIZING RESOLUTION PASSED BY COUNCIL THIS ____ DAY OF ________, 2013.
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ATTACHMENT B Excerpt from Willoughby Community Plan

4586 04/02/08
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4.1.2
Development Permit Area B Residential
Lands identified as Residential on Map 4, Development Permit Areas are hereby designated as development permit areas under Section 919.1(1)(e) and (f) of the Local Government Act to establish objectives and provide guidelines for the form and character of intensive and multi family residential development. The objective of this development permit area designation is to encourage development of attractive and safe multi family areas. Unless the owner first obtains a development permit, land within this development permit area shall not be subdivided, and construction of, addition to or alteration of a multi family dwelling (including a townhouse, rowhouse, apartment, duplex, triplex or fourplex) must not be started. Development permit guidelines are as follows:
4.1.2.1 General
The following general guidelines apply to all development within Development Permit Area B.
4.1.2.2 Single Family Development

General o Single family developments shall enter into an Exterior Design Control Agreement (to be registered on title as a restrictive covenant) prior to final subdivision approval and to the acceptance of the Township. The agreement shall incorporate the following single family development permit guidelines. Architectural Details o No residential units shall back onto a public road or street greenway other than 212 Street between 76 and 80 Avenues. o All building elevations visible from public land (i.e. parks, roads, greenways and detention pond sites) shall provide architectural detailing to be consistent with the front of the building. Parking and Traffic/Pedestrian Circulation o Where single-family lots abut an arterial road or a street greenway vehicular access and parking shall be provided via a rear lane or any other vehicular access from the rear of the property while retaining the front pedestrian access of the building facing the street. Landscaping o Fences adjacent to a street greenway shall not exceed 122 cm (48 inches) in height. These fences shall be designed to complement the building and be an open picket fence design. Fences must permit observation of the public realm and incorporate landscaping to soften their appearance from the road. Building Form o Pitched roofs are required. Pitched roofs shall have architectural grade roof material, including ridge caps and shadow lines.
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THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (BANICEVIC) BYLAW 2013 NO. 4977 EXPLANATORY NOTE Bylaw 2013 No. 4977 rezones property located at 7044 and 7064 196B Street from Suburban Residential Zone SR-2 to Residential Zone R-1A to accommodate the subdivision of approximately 15 fee simple single family lots.
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THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (BANICEVIC) BYLAW 2013 NO. 4977 A Bylaw to amend Township of Langley Zoning Bylaw 1987 No. 2500 WHEREAS it is deemed necessary and desirable to amend Township of Langley Zoning Bylaw 1987 No. 2500 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the Township of Langley, in Open Meeting Assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Banicevic) Bylaw 2013 No. 4977. The Township of Langley Zoning Bylaw 1987 No. 2500 as amended is further amended by rezoning the lands described as: Lot 37 Section 15 Township 8 New Westminster District Plan 33595 Lot 38 Section 15 Township 8 New Westminster District Plan 33595 as shown delineated on Schedule A attached to and forming part of this Bylaw to Residential Zone R-1A.
2.
READ A FIRST TIME the READ A SECOND TIME the PUBLIC HEARING HELD the READ A THIRD TIME the RECONSIDERED AND ADOPTED the
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day of day of day of day of day of
January January March
, 2013. , 2013. , 2013. , 2013. , 2013.
Mayor
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JANUARY 28, 2013 REGULAR EVENING MEETING COMMUNITY DEVELOPMENT DIVISION REZONING APPLICATION NO. 100382 DEVELOPMENT PERMIT NO. 100694 (BANICEVIC / 7044 AND 7064 196B STREET)
REPORT: FILE:
13-12 08-15-0165
PROPOSAL:
Application to rezone 0.9 ha (2.2 ac) of land in the Routley Neighbourhood Plan area to Residential Zone R-1A to accommodate the subdivision of 15 single family lots.
RECOMMENDATION SUMMARY:
That Council give first and second reading to Rezoning Bylaw No. 4977, subject to completion of five (5) development prerequisites and issuance of Development Permit No.100694 noting two (2) conditions; and that staff be authorized to schedule the required Public Hearing.
RATIONALE:
Staff are supportive of the development proposal as it complies with the Willoughby Community Plan and the Routley Neighbourhood Plan.
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REZONING APPLICATION NO. 100382 DEVELOPMENT PERMIT NO. 100694 (BANICEVIC / 7044 AND 7064 196B STREET) RECOMMENDATIONS:
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That Council give first and second reading to Bylaw No. 4977, rezoning 0.9 ha (2.2 ac) of land in the Routley Neighbourhood Plan area to Residential Zone R-1A to accommodate the subdivision of 15 single family lots, subject to the following development prerequisites being satisfied prior to final reading: 1. 2. 3. 4. 5. Compliance with the requirements of the Department of Fisheries and Oceans (DFO) and the Ministry of Water, Land and Air Protection as defined in the Routley Neighbourhood Plan; Provision of a final tree management plan incorporating tree retention, replacement, protection details, and security in compliance with the Subdivision and Development Servicing Bylaw (Schedule I Tree Protection), to the acceptance of the Township; Provision of security for the community amenity (playground equipment and safety surfacing within the Routley neighbourhood park on the northeast corner of 198A Street and 70 Avenue) to the acceptance of the Township; Registration of a restrictive covenant restricting the number of fee simple single family lots to 15 to the acceptance of the Township; Payment of applicable Neighbourhood Planning Administration fees, supplemental Rezoning fees, Site Servicing Review fee, ISDC review fee, Routley Environmental Monitoring fee, Latecomer charges and compliance with the Townships 5% Neighbourhood Park Land Acquisition Policy;
That Council at the time of final reading of Bylaw No. 4977 authorize the issuance of Development Permit No. 100694 subject to the following conditions: a. An exterior design control agreement shall be entered into ensuring that building design and site development standards are high quality, consistent and compatible with other lots and development in accordance with the single family development permit guidelines contained in the Willoughby Community Plan; Written confirmation from owner and landscape architect or arborist that the tree protection fencing identified in the tree management plan is in place; and further
b.
That Council authorize staff to schedule the required public hearing for Rezoning Bylaw No. 4977 in conjunction with the hearing for proposed Development Permit No. 100694.
EXECUTIVE SUMMARY:
Peter Banicevic has proposed to rezone 0.9 ha (2.2 ac) of land in the Routley Neighbourhood Plan area to Residential Zone R-1A to accommodate the subdivision of 15 single family lots. Included in the proposal is the provision of a community amenity (playground equipment within the Routley neighbourhood park at the northeast corner of 198A Street and 70 Avenue) to fulfill density bonus requirements. A Development Permit for the site is being processed in conjunction with the rezoning application to secure an exterior design control agreement at the time of subdivision. The development application complies with the Willoughby Community Plan and the Routley Neighbourhood Plan. Final reading of the rezoning bylaw is contingent upon completion of the five (5) development prerequisites outlined in this report.
PURPOSE:
This report is to advise and make recommendations with respect to Rezoning Bylaw No. 4977 and Development Permit No. 100694 in the Routley Neighbourhood of Willoughby.
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REZONING APPLICATION NO. 100382 DEVELOPMENT PERMIT NO. 100694 (BANICEVIC / 7044 AND 7064 196B STREET)
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SUBJECT
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SUBJECT
ZONING BYLAW NO. 2500
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PRELIMINARY SUBDIVISION PLAN SUBMITTED BY APPLICANT
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REZONING APPLICATION NO. 100382 DEVELOPMENT PERMIT NO. 100694 (BANICEVIC / 7044 AND 7064 196B STREET) REFERENCE:
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Owner:
Debbie Hackett 7044 196B Street Langley, BC V2Y 1R5 Richard Birch 7064 196B Street Langley, BC V2Y 1R5
Applicant:
Peter Banicevic 7064 Sierra Drive Burnaby, BC V5A 1A5 HUB Engineering Mike Kompter 101, 7485 130 Street Surrey, BC V3W 1H8 Lot 37 and Lot 38 Section 15 Township 8 New Westminster District Plan 33595 7044 and 7064 196B Street Lot 37: 0.45 ha (1.1 ac) Lot 38: 0.45 ha (1.1 ac) Total: 0.9 ha (2.2 ac) Suburban Residential Zone SR-2 Residential Zone R-1A Residential Residential Bonus Density 2 (maximum 37 units per hectare / 15 units per acre with density bonus)
Agent:
Legal Description: Location: Area:
Existing Zoning: Proposed Zoning: Willoughby Community Plan: Routley Neighbourhood Plan:
BACKGROUND/HISTORY:
The subject site is currently zoned Suburban Residential Zone SR-2 and is designated Residential Bonus Density 2 in the Routley Neighbourhood Plan (37 units per hectare / 15 units per acre with density bonus).
Peter Banicevic has proposed to rezone 0.9 ha (2.2 ac) of land in the Routley Neighbourhood Plan area to Residential Zone R-1A to accommodate the subdivision of 15 single family lots. Included in the proposal is the provision of a community amenity (playground equipment within the Routley neighbourhood park at the northeast corner of 198A Street and 70 Avenue) to fulfill density bonus requirements. Each property involved in the application is currently used for suburban residential purposes. The existing homes and improvements on the properties are proposed to be removed to facilitate the subdivision. Page 274 of 280
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Adjacent Uses: North: A single family residential subdivision zoned Residential Zone R-1A; South: A single family residential subdivision zoned Residential Zone R-1A; East: A single family residential subdivision zoned Residential Zone R-1D; and West: 196B Street, beyond which is a single family residential subdivision zoned Residential Compact Lot Zone R-CL. Routley Neighbourhood Plan: The Routley Neighbourhood Plan designates the site as Residential Bonus Density 2. The plan permits a maximum density of 37 units per hectare (15 units per acre) when land is provided for greenways or other appropriate green space is upgraded or an amenity/facility is provided in a manner acceptable to the Township. The applicant is proposing to install playground equipment and safety surfacing within the Routley neighbourhood park on the northeast corner of 198A Street and 70 Avenue. Provision of this amenity qualifies for a density bonus of two (2) additional units (beyond the permitted base density of 15 units per hectare (6 units per acre) in the Residential Bonus Density 2 designation). In the absence of the amenity, the applicant would only be permitted 13 lots on the subject site as opposed to the 15 lots being proposed. The proposed rezoning complies with the bonus density provisions of the Willoughby Community Plan. Subdivision: A preliminary subdivision plan has been submitted in support of the rezoning application. To ensure the number of potential lots at the subdivision stage does not exceed 15, as contemplated at time of rezoning, a restrictive covenant restricting the number of lots to 15 has been included in the list of development prerequisites to be completed prior to final reading of the rezoning bylaw. Details of the subdivision will be addressed at the subdivision stage pursuant to the requirements of the Subdivision and Development Servicing Bylaw. Development Permit: All of the Routley Neighbourhood Plan area is designated as a mandatory Development Permit area in the Willoughby Community Plan. The subject site is located in Development Permit Area B Residential which establishes objectives and guidelines for the form, character and siting of residential development. The primary objective of the development permit area designation is to encourage the development of attractive and safe residential areas and reduce conflict with adjacent land uses. The specific development permit area guidelines outlined in the Plan related to single family residential development are attached to this report (Attachment B). For the single family residential lots, the Development Permit guidelines are implemented by a Development Permit requirement that the proponent enter into an exterior design control agreement at the time of subdivision. The exterior design control agreement typically addresses the form, character and siting of individual single family homes constructed in a development. School Sites: School District 35 has provided comments (Attachment C) and anticipates that the proposed development will generate approximately seven (7) new students for Willoughby Elementary (located approximately 2.8 km northeast of the site) and four (4) new students for RE Mountain Secondary School (located approximately 1.7 km northeast of the site).
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Parks: A 3.6 ha (8.2 ac) undeveloped park site is located at the northeast corner of 198 Street and 70 Avenue (approximately 300 m southeast of the site). Playing fields and playground equipment currently exist at R.C. Garnett Neighbourhood Park (approximately 950 m east of the site). Environmental Considerations: The Townships Environmentally Sensitive Areas (E.S.A.) Study outlines general guidelines to promote good environmental management practices. As part of the required Servicing Agreement, the applicant is required to provide full urban services as well as a stormwater management plan and sediment control measures. The provision of these items and compliance with the Townships Subdivision and Development Servicing Bylaw (Schedule I Tree Protection) satisfy the guidelines identified in the E.S.A. study. The proponent is also required to address the environmental issues identified in the February 25, 2000 letter (included in the Routley Neighbourhood Plan) from the DFO and the Ministry of Water, Land and Air Protection (MOWLAP currently Ministry of Environment) including the provision of a Raptor Heron Study conducted in accordance with MOWLAP standard methodology and on-site drainage infiltration works. This has been included as a development prerequisite to be satisfied prior to final reading. The Townships Watercourse Classification Map identifies two (2) unclassified ponds located on the subject lands. In accordance with the Streamside Protection Bylaw, a report prepared by a qualified environmental professional has been submitted indicating that the ponds are not fish habitat and are therefore not subject to any streamside protection setback. Tree Protection / Replacement: The Integrated Site Design Concept (ISDC) submitted by the applicant indicates that 30 significant trees exist on the subject site. Three (3) significant trees are proposed for retention resulting in the removal of 27 significant trees. In accordance with the Townships Subdivision and Development Servicing Bylaw (Schedule I Tree Protection), a total of 58 replacement trees are to be planted on the site. In addition, approximately 15 street trees are required along the road frontages (in compliance with the Townships Street Trees and Boulevard Plantings Policy). Post development approximately 76 trees will be in place on the overall site. Final tree retention, protection, and replacement plans are subject to the final acceptance of the Township. This requirement has been included in the list of development prerequisites to be completed prior to final reading of the rezoning bylaw. Transit: Transit has not yet been extended to the Routley area. Current service is provided along 200 Street (approximately 600 m to the east of the site). The road layout of the Routley Neighbourhood, however, has been designed to accommodate the provision of future transit routes in accordance with Translinks operating policy/procedures which Council each year is given an opportunity to review. Servicing: Full urban services exist to the subject site. The required road improvements on the east side of 196B Street fronting the site, road and utility extensions for the proposed cul-de-sac and stormwater management plan (including individual lot infiltration facilities) will be addressed at the time of subdivision in accordance with the Subdivision and Development Servicing Bylaw.
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The applicant will also be required to provide erosion and sediment control measures in accordance with the Erosion and Sediment Control Bylaw at the time of subdivision to the acceptance of the Township. Development Prerequisites: Prior to consideration of final reading of the rezoning bylaw, the following prerequisites must be completed: 1. Compliance with the requirements of the Department of Fisheries and Oceans (DFO) and the Ministry of Water, Land and Air Protection as defined in the Routley Neighbourhood Plan; 2. Provision of a final tree management plan incorporating tree retention, replacement, protection details, and security in compliance with the Subdivision and Development Servicing Bylaw (Schedule I Tree Protection), to the acceptance of the Township; 3. Provision of security for the community amenity (playground equipment and safety surfacing within the Routley neighbourhood park on the northeast corner of 198A Street and 70 Avenue) to the acceptance of the Township; 4. Registration of a restrictive covenant restricting the number of fee simple single family lots to 15 to the acceptance of the Township; 5. Payment of applicable Neighbourhood Planning Administration fees, supplemental Rezoning fees, Site Servicing Review fee, ISDC review fee, Routley Environmental Monitoring fee, Latecomer charges and compliance with the Townships 5% Neighbourhood Park Land Acquisition Policy.
POLICY CONSIDERATIONS:
The proposed development is located in an area designated Residential Bonus Density 2 in the Routley Neighbourhood Plan. With the provision of a community amenity the proposed development complies with the land use and density provisions of this plan, which allow a maximum bonus density of 37 units per hectare / 15 units per acre, as well as with the Townships Zoning Bylaw and the Subdivision and Development Servicing Bylaw. Accordingly, staff recommend that Council give first and second reading to Bylaw No. 4977 (subject to the five (5) development prerequisites), authorize issuance of the accompanying Development Permit No. 100694 (to be issued at time of final reading of the rezoning bylaw), and authorize staff to schedule the required Public Hearing. Respectfully submitted, Patrick Ward DEVELOPMENT PLANNER for COMMUNITY DEVELOPMENT DIVISION ATTACHMENT A ATTACHMENT B ATTACHMENT C Development Permit No.100694 Willoughby Community Plan Development Permit Guidelines School District Comments
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ATTACHMENT A
THE CORPORATION OF THE TOWNSHIP OF LANGLEY Development Permit No. 100694 This Permit is issued this __________day of _________________ 2013 to: 1. Name: Peter Banicevic
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Address: 7064 Sierra Drive Burnaby, BC V5A 1A5 2. This permit applies to and only to those lands within the Municipality described as follows and to any and all buildings, structures and other development thereon: LEGAL DESCRIPTION: Lot 37 and Lot 38 Section 15 Township 8 New Westminster District Plan 33595 CIVIC ADDRESS: 7044 & 7064 196B Street
3. This Permit is issued subject to compliance with all of the Bylaws of the Municipality of Langley applicable thereto, except as specifically varied or supplemented by this permit as follows: a. An exterior design control agreement shall be entered into ensuring that building design and site development standards are high quality, consistent and compatible with other lots and development in accordance with the single family development permit guidelines contained in the Willoughby Community Plan; b. Written confirmation from owner and landscape architect or arborist that the tree protection fencing identified in the tree management plan is in place. 4. The land described herein shall be developed strictly in accordance with the terms, conditions and provisions of this Permit and any plans and specifications attached as a Schedule to this Permit which shall form a part hereof. This Permit is not a Building Permit. All developments forming part of this Development Permit shall be substantially commenced within two years after the date the Development Permit is issued. This permit shall have the force and effect of a restrictive covenant running with the land and shall come into force on the date of an authorizing resolution passed by Council. It is understood and agreed that the Municipality has made no representations, covenants, warranties, guarantees, promises or agreement (verbal or otherwise) with the developer other than those in this Permit. This Permit shall enure to the benefit of and be binding upon the parties hereto and their respective heirs, executors, administrators, successors and assigns. AUTHORIZING RESOLUTION PASSED BY COUNCIL THIS ____ DAY OF ________, 2013.
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ATTACHMENT B
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Excerpt from Willoughby Community Plan

4586 04/02/08
4.1.2
Development Permit Area B Residential
Lands identified as Residential on Map 4, Development Permit Areas are hereby designated as development permit areas under Section 919.1(1)(e) and (f) of the Local Government Act to establish objectives and provide guidelines for the form and character of intensive and multi family residential development. The objective of this development permit area designation is to encourage development of attractive and safe multi family areas. Unless the owner first obtains a development permit, land within this development permit area shall not be subdivided, and construction of, addition to or alteration of a multi family dwelling (including a townhouse, rowhouse, apartment, duplex, triplex or fourplex) must not be started. Development permit guidelines are as follows:
4.1.2.1 General
The following general guidelines apply to all development within Development Permit Area B.
4.1.2.2 Single Family Development

General o Single family developments shall enter into an Exterior Design Control Agreement (to be registered on title as a restrictive covenant) prior to final subdivision approval and to the acceptance of the Township. The agreement shall incorporate the following single family development permit guidelines. Architectural Details o No residential units shall back onto a public road or street greenway other than 212 Street between 76 and 80 Avenues. o All building elevations visible from public land (i.e. parks, roads, greenways and detention pond sites) shall provide architectural detailing to be consistent with the front of the building. Parking and Traffic/Pedestrian Circulation o Where single-family lots abut an arterial road or a street greenway vehicular access and parking shall be provided via a rear lane or any other vehicular access from the rear of the property while retaining the front pedestrian access of the building facing the street. Landscaping o Fences adjacent to a street greenway shall not exceed 122 cm (48 inches) in height. These fences shall be designed to complement the building and be an open picket fence design. Fences must permit observation of the public realm and incorporate landscaping to soften their appearance from the road. Building Form o Pitched roofs are required. Pitched roofs shall have architectural grade roof material, including ridge caps and shadow lines.
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ATTACHMENT C
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Carvolth Neighbourhood Plan

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F.3 Bylaw No.

4995 Page 8 Schedule E

Carvolth Neighbourhood Plan

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Submitted to: The Township of Langley

Submitted by: Robert Barrs, Principal

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The Corporation of the Township of Langley

Schedule W-7 Willoughby Community Plan

Carvolth Neighbourhood Plan

Bylaw No. 4995

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2.2 2.3 2.4

Mobility ................................................................................................................................................................................. 24 2.5.1 2.5.2 2.5.3 2.5.4 2.5.5 2.5.6

Public Realm, Parks, and Open Space ....................................................................................................................... 33 2.6.1

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Servicing and Infrastructure.......................................................................................................................................... 46

Financing and Implementation ................................................................................................................................... 62

Character Area Guidelines ............................................................................................................................................. 80

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1. Introduction, Background and Purpose

Township of Langley - Carvolth Neighbourhood Plan| 1

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Township of Langley - Carvolth Neighbourhood Plan| 2

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SUBURBAN RESIDENTIAL SERVICE COMMERCIAL BUSINESS OFFICE PARK

BUFFER / GREENWAY ROAD TRAIL

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Township of Langley - Carvolth Neighbourhood Plan| 4

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Carvolth Plan Update

Development of Draft Preferred Concept

Revised Preferred Concept (Draft 2)

Council Presentation #2 Present Draft Recommended Concept

Ongoing Stakeholder Input & Feedback

Refine Preferred Concept based on public input

Public Open House 2

Council Presentation #3 Present Recommended Concept

Final Plan Report

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Figure 5. Illustrative Concept Sketch of 200 Street

2. Plan Elements and Policies

COMMUNITY VISION AND GOALS

Planning and Design Goals

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AREA CONCEPT PLAN

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Work/Live Flex Use

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General Objectives and Policies

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High Density Residential

Office/Mixed Use I Office/Mixed Use II Office/Mixed Use III Flex Employment I

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Township of Langley - Carvolth Neighbourhood Plan| 12

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Minimum Building Height: 3 stories. Maximum Density: 2.5 FSR.

Office/Mixed Use III