R2-Langley OCP Parklane Venture LTD

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

AMENDMENT (WALNUT GROVE COMMUNITY PLAN) BYLAW 1979 NO. 1836
AMENDMENT (PARKLANE VENTURES LTD.) BYLAW 2008 NO. 4690
EXPLANATORY NOTE
Bylaw No. 4690 amends the Walnut Grove Community Plan by amending the land use plan
from ‘Low Density Residential’ to ‘Medium Density Residential’ to accommodate one hundred
and six (106) townhouse units.
LANGLEY OFFICIAL COMMUNITY PLAN BYLAW 1979 NO. 1842

AMENDMENT (WALNUT GROVE COMMUNITY PLAN) BYLAW 1979 NO. 1836
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 “Langley Official Community Plan Bylaw
1979 No. 1842 Amendment (Walnut Grove Community Plan) Bylaw 1979 No. 1836
Amendment (Parklane Ventures Ltd.) Bylaw 2008 No. 4690”.
2. Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Walnut Grove
Community Plan) Bylaw 1979 No. 1836 is further amended by amending the plan
map for the lands described as:
Lot 3 Section 35 Township 8 New Westminster District Plan 20290

Lot 11 Except: Part Dedicated Road on Plan 82897, Section 35
Township 8 New Westminster District Plan 29382
as shown delineated on Schedule “A” attached to and forming part of this Bylaw to
‘Medium Density Residential’.
READ A FIRST TIME the 28 day of July , 2008

READ A SECOND TIME the 28 day of July , 2008
PUBLIC HEARING HELD the 15 day of September , 2008
READ A THIRD TIME the 29 day of September , 2008
RECONSIDERED AND ADOPTED day of , 2008
the
Mayor Deputy Township Clerk

Bylaw No. 4690
Page 2
TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

EXPLANATORY NOTE
Bylaw No. 4691 rezones 3.2ha (7.9 acre) of land located at 20308 and 20374-96th Avenue to
Comprehensive Development Zone CD-33 to facilitate the construction of one hundred and
six (106) townhouse units.
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 (Parklane Ventures Ltd.) Bylaw 2008 No. 4691”.
2. The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further
amended by
a. Adding to Section 104.1 – Zones the words “Comprehensive Development
Zone CD-33” after the words “Comprehensive Development Zone CD-32”
b. Adding to Section 110 after the words “CD-32- 230m2” the words “CD-33 –
2.0ha”
c. By adding after Section 932 “Comprehensive Development Zone CD-32” the
following as Section 933 “Comprehensive Development Zone CD-33”
933 – Comprehensive Development Zone CD-33
Uses Permitted
933.1 In the CD-33 Zone only the following uses are permitted and all other uses
are prohibited:
(1) accessory buidings and uses

(2) accessory home occupations subject to Section 104.3(l)
(3) townhouses
Density
933.2 The maximum gross density permitted shall not exceed 44 units per
hectare (18 units per acre).
Lot Coverage
933.3 Buildings and structures lot coverage shall be in accordance with the
provisions of a Development Permit.
Siting of Buildings and Structures

933.3 Buildings and structures shall be sited in accordance with the provisions of
a Development Permit.
Bylaw 4691
Page 2
Height of Buildings and Structures

933.4 Except as provided for in Section 104.5 the height of buildings and
structures shall be in accordance with a Development Permit.
Parking and Loading

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

933.7 Landscaping areas, landscaping screens and fencing shall be provided in
accordance with a Development Permit.
Development Permit Requirements

933-8 An application for a Development Permit shall be submitted to Council for
its consideration prior to issuance of a building permit.
3 The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further
amended by rezoning the lands described as:

Lot 11 Except: Part Dedicated Road on Plan 82897, Section 35 Township 8 New
Westminster District Plan 29382
as shown delineated on Schedule “A” attached to and forming part of this Bylaw to
Comprehensive Development Zone CD-33.
READ A FIRST TIME the 28 day of July , 2008.

READ A SECOND TIME the 28 day of July , 2008.
PUBLIC HEARING HELD the 15 day of September , 2008.
READ A THIRD TIME the 29 day of September , 2008.
RECONSIDERED AND ADOPTED day of , 2008.
the
Mayor Deputy Township Clerk

Bylaw 4691
Page 2
REPORT TO
MAYOR AND COUNCIL
PRESENTED: JULY 28, 2008 - REGULAR MEETING REPORT: 08-137

FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 08-35-0247
SUBJECT: REZONING AND OFFICIAL COMMUNITY PLAN
AMENDMENT APPLICATION NO. 100061
DEVELOPMENT PERMIT NO. 100555
(PARKLANE VENTURES LTD.)
PROPOSAL:
Application to amend the Walnut Grove
Community Plan (from Low Density
Residential to Medium Density); the
Walnut Grove Stage 1 Neighbourhood
Plan (from Comprehensive
Development to Medium Density); and
Rezone the 3.2ha (7.9 acre) site located
at 20308 and 20374-96 Avenue to
Comprehensive Development Zone CD-
33 to facilitate the construction of one
hundred and six (106) townhouse units.
RECOMMENDATION SUMMARY:
That Council give 1st and 2nd reading to
Bylaws 4690 and 4691 subject to ten
(10) development prerequisites;
issuance of Development Permit No.
100555 subject to three (3) conditions;
and that staff be authorized to schedule
the required Public Hearing.
RATIONALE:
Staff are supportive of the development
proposal as it is supportive of municipal
planning objectives for Walnut Grove,
and complements adjacent land uses.
F:\data\council\2008 Agenda\07-28\Regular Agenda\E5_cd Rezoning & OCP Amendment Application 100061 Development Permit
100555 Parklane Ventures.doc
Rezoning/OCP Amendment Application No. 100061 and
Development Permit No. 100555
(Parklane Ventures Ltd.)
Page 2
RECOMMENDATION(S):
That Council give first and second reading to Bylaw No. 4690 to amend the Walnut Grove
Community Plan and Bylaw No.4691 rezoning 3.2ha (7.9 acres) of land located at 20308 and
20374-96 Avenue to Comprehensive Development Zone CD-33 to facilitate the construction of one
hundred and six (106) townhouse units, subject to the following development prerequisites being
satisfied prior to final reading;
1. Completion of a Servicing Agreement with the Township securing required road and utility
upgrades and extensions in accordance with the Township’s Subdivision and Development
Control Bylaw, and the Erosion and Sediment Control Bylaw to the acceptance of the General
Manager of Engineering and greenway construction details and security to the acceptance of
the Manager of Park Design and Development;
2. Provision of road dedication, widenings and necessary traffic signal improvements at 96
Avenue and 204 Street (including securing an approximate 5.5 metre road widening for 96
Avenue and a 2.5 metre road widening for 204 Street) in accordance with the Subdivision and
Development Control Bylaw to the acceptance of the General Manager of Engineering.
3. Compliance with the Erosion and Sediment Control Bylaw to the acceptance of the General
Manager of Engineering.
4. Provision of a geotechnical analysis and report to the acceptance of the Director of Community
Development in support of the proposed development.
5. Compliance with the Subdivision and Development Control Bylaw (Tree Protection) No. 4470
including provision of a final tree management plan incorporating tree retention, replacement
and protection details to the acceptance of the Manager of Parks Design and Development.
6. Finalization of detailed landscape plans and security for the construction of the Hydro/Teresan
Gas right-of-way greenway and municipal trail to the acceptance of the Manager of Parks
Design and Development.
7. Transfer of the BC Hydro/Teresan Gas right-of-way to the Township for a neighbourhood
greenway and trail network;
8. Register a restrictive covenant restricting turning movements on 96 Avenue to right-in/right-out
only, prohibiting on-street parking on 96 Avenue and on internal streets (other than in clearly
identified parking spaces) and prohibiting garages from being developed for purposes other
than parking of vehicles;
9. Lots 10 and 11 Plan 29382, Lot 17 Plan 38834 and Lot 3 Plan 20290 be consolidated; and
10. Payment of supplemental Rezoning and Development Permit Application fee.
That Council amend the Walnut Grove Stage 1 Neighbourhood Plan by designating Lots 10 and
11 Plan 29382, Lot 17 Plan 38834 and Lot 3 Plan 20290 as ‘Medium Density’ permitting a
maximum gross density of 18 units per acre (44.5 units per hectare).
That Council at the time of final reading of Bylaw No. 4690 and 4691 authorize the issuance of
Development Permit No. 100555 for the proposed development subject to the following conditions:
a) Building plans being in substantial compliance with Schedules “A” through “N”;
b) Finalization of on-site landscaping plans in substantial compliance with Schedule “O”, and in
compliance with the Township’s Tree Protection and Street Tree and Boulevard Treatment
policies, subject to final acceptance by the Manager of Parks Design and Development; and
c) On-site landscaping to be secured by letter of credit at the building permit stage; and further
That Council authorize staff to schedule the required Public Hearing in conjunction with
Development Permit No. 100555.
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parklane ventures.doc
Page 3
EXECUTIVE SUMMARY:
Parklane Ventures Ltd. has applied to amend the Walnut Grove Community Plan and the Walnut
Grove Stage 1 Neighbourhood Plan, and rezone approximately 3.2ha (7.9 acres) of land at 20308
and 20374-96 Avenue in the in Walnut Grove to Comprehensive Development Zone CD-33. The
community plan amendment and rezoning will facilitate the construction of one hundred and six
townhouse units proposed in accompanying Development Permit No. 100555. Included in the
development proposal is dedication and construction of a portion of the neighbourhood
greenway/trail network on the Teresan Gas and BC Hydro right-of-way located at the south end of
the site. A Development Permit is being processed in conjunction with the community plan
amendment and rezoning application providing Council with the opportunity to review the form,
character and siting of the development.
PURPOSE:
The purpose of this report is to advise and make recommendations to Council with respect to
Community Plan Amendment, Rezoning and Development Permit applications submitted by
Parklane Ventures Ltd.
Page 4
SUBJECT
Page 5
SUBJECT
Page 6
TOWNSHIP ZONING BYLAY NO. 2500
Page 7
Exterior Colour Rendering – SUBMITTED BY THE APPLICANT
Eastern Portion of Greenway Elevation
Western Portion of Greenway Elevation
Southern Portion of 204 Street Elevation
Northern Portion of 204 Street Elevation
Page 8
Site Layout– SUBMITTED BY APPLICANT
96 Avenue
Page 9
ADDITIONAL INFORMATION:
REFERENCE:
Owner/ Applicant/Agent: Parklane Ventures Ltd.
Suite 2000, Four Bentall Centre,
10055 Dunsmuir Street
Vancouver, BC
Legal Description: Lots 10 and 11 Plan 29382, Lot 17 Plan 38834

and Lot 3 Plan 20290
Location: 20308 and 20374-96
Area: 3.2ha (7.9acres)
Existing Zoning: Residential Zone R-1D

Rural Zone RU-1
Service Industrial Zone M-1A
Proposed Zoning Comprehensive Zone CD-33
Walnut Grove Community Plan: Low Density Residential (up to 8 units per acre)
Proposed Walnut Grove Community Medium Density Residential (6-18 units per acre)
Plan
Stage 1 Neighbourhood Plan: Comprehensive Development (up to 10 units per

acre)
Proposed Stage 1 Neighbourhood Plan Medium Density (up to 18 units per acre)
E.S.A. Designation: E.S.A.# 009 – Walnut Grove Aquifer

(Rating - #1)
BACKGROUND/HISTORY:
The subject site is currently zoned Residential Zone SR-2, Rural Zone RU-1 and Service Industrial
Zone M-1A; and is designated “Low Density Residential” in the Walnut Grove Plan and
“Comprehensive Development” in the Walnut Grove Stage 1 Neighbourhood Plan (adopted by
Council resolution in 1996).
In 1999, a Rezoning and Development Permit application was received for a compact lot single
family development. The project had a public hearing and was granted third reading. The
proponent however did not complete the development prerequisites and the property remains
undeveloped. Parklane Ventures Ltd. has since purchased the subject site and is now proposing a
106 unit townhouse development.
Page 10
DISCUSSION/ANALYSIS:
Rezoning and Neighbourhood Plan Amendment:
Parklane Ventures Ltd. is proposing to construct a one hundred and six (106) units townhouse
project in Walnut Grove on 3.2ha (7.9 acres) at a gross density of 13.25 units per acre (or a net
density of 18.6 units per acre). To accommodate the development, Parklane has applied to:
1. Amend the Walnut Grove Community Plan from “Low Density Residential” (up to 8 units per
acre) to “Medium Density Residential (6-18 units per gross acre)”;
2. Amend the Walnut Grove Stage 1 Neighbourhood Plan from “Comprehensive
Development” (up to 10 units per acre) to “Medium Density Residential” (up to 18 units per
gross acre); and
3. Rezone the subject site from Residential Zone SR-2, Rural Zone RU-1 and Service
Industrial Zone M-1A to Comprehensive Residential Zone CD-33 permitting a maximum
density of 18 units per acre (gross). This density can only be achieved if the Hydro and
Teresan Gas rights-of-way are dedicated to the Township and developed as a linear park
and walkway.
Surrounding land uses include:

North: 96 Avenue beyond which is Chelsea Green multi family residential development and a
recently approved light industrial development (RDM);
South: BC Hydro and Teresan Gas right-of-way, beyond which are existing single family residential
homes zoned R-1D;
East: 204 Street, beyond which are mostly vacant single family lots zoned R-1A (some of which
are under construction); and
West: the Brookwynde single family and Windsor Gardens townhouse developments (zoned
Comprehensive Development Zones CD-17 and CD-32).
Development Permit:
As the site is designated as a mandatory Development Permit area, the applicant has also applied
for a Development Permit. In accordance with Council’s policy, supporting materials have been
submitted detailing the proposed development’s form, character and siting. Development Permit
guidelines relevant to the site are contained in the Walnut Grove Neighbourhood Plan (see
Attachment A). Proposed Development Permit No. 100555 is attached to this report (see
Attachment C).
The proposed development will consist of 106 townhouses situated in clusters of three to six units.
A combination of 35 wider units (side by side double garages) and 71 narrower units (tandem
parking garages) is proposed. The development will consist of eight 2 bedroom units and ninety
eight 3 bedroom units ranging in size from 119m2 (1,284ft2) to 200m2 (2,161ft2). The majority of the
units will have garages on the ground floor, living areas on the second floor and bedrooms on the
upper floor. Eight units have been designed as ‘stacked’ townhouse units where the garages are
located on the ground floor and the living space is located entirely on one floor, either the ground
floor or the upper floor.
The site is proposed to be graded in a manner that will minimize the impacts of the development
on the neighbourhing properties by lowering the site and having three storeys facing the internal
strata roads and two storeys facing the municipal roads, greenway and neighbouring residential
developments (see Schedules A, B and H of Attachment C).
Page 11
The architects’ design rationale states:
Site Planning:
The townhouse project in Walnut Grove is planned to maximize the opportunities the site affords
and to provide a neigbourly, multi-residential project that both fits into the existing neighbourhood
and provides a quality streetscape to this underutilized site.
The site plan is developed to take advantage of the site’s topography that slopes towards the north
and the stands of significant coniferous trees in the southeast corner of the site. Additionally, the
project incorporates a significant landscaped open space providing the much needed outdoor
amenity and internal outlook sheltered from both of the flanking streets.
In Planning terms, a row of sixplexes flank both 204 Street and 96 Avenue. The grading of the site
has been managed to develop the inner driveway running parallel to both streets to be lowered by
approximately 1 m in an effort to reduce the 3-storey massing facing the public streets to 2-storeys.
The units in these buildings have been designed to include traditional front porches and street-
oriented entry gates and stairs; all features typical of a lower density or single family form of
development.
The two rows of building abutting the greenway to the south and the existing residential
neighbourhood to the west are developed as “quintessential” uphill buildings with vehicular access
from the lowered internal driveway network and patio access at the second floor, resulting in 2-
storey buildings facing south and west.
In planning terms, the arrangement of the site plan reduces the impact of the project by tapering
the massing to soften the adjacency to the existing neighbourhoods and existing public open
space. The internal rows of buildings provide a variety of similar uphill style buildings and 3-storey
buildings.
The site plan is also configured to retain those trees indentified by the project arborist as the
highest priority of trees to retain on the site. The geometry of the site plan in the southeast corner
breaks away from the more rectilinear arrangement defined by the surrounding street and 3-4
significant trees are retained.
Unit Disposition:
The project includes a variety of unit types, sizes and design. Most of the units are 3-storey
ground-oriented townhouses with some stacked units including the provision of 4 ground level
‘adaptable’ flats suitable for a diverse set of lifestyles. The smaller, more affordable units are
located adjacent to both flanking streets while the larger units face both the greenway and the
internal landscaped open space. The project provides a rich diversity of unit sizes intended to
accommodate a variety of residents from first time buyers and young families to empty nester and
aging in place residents.
Page 12
Building Character, Massing and Materials:

The architectural design has been crafted to truly reflect the character of a lower density single
family neighbourhood and to fashion the buildings in a more rural, craftsman character. The
massing and forms of the buildings are broken up into many smaller components and the roofs are
generally tapered on the ends of the buildings to ease the transition from building to building and to
let light into the spaces between buildings.
The buildings incorporate a diverse mix of traditional residential elements including traditional front
porches with stone/timber columns, steeply pitched roofs with gables, eaves and bracketing, finely
proportioned windows with decorative muntins, decorative railings, ornamental chimneys,
bracketed canopy roofs and character bay windows.
The building facades are broken up with a high degree of articulation; in particular the exterior
elevation facing the two flanking streets, the greenway and the adjacent residential neighbourhood
to the west are much more articulated with attention to detail, colour and texture. The exterior
materials include a mix of siding materials using a horizontal vinyl siding as a backdrop with
enrichment of painted wood shingles, board and batten, panelized bay windows, wood belt courses
and wood trim. The gables in the roof have been clad in a board and batten reminiscent of a Tudor
craftsman look.
Cross sections illustrating the relationship between the proposed development and the adjacent
properties to the south are provided in Attachment B.
Parking:
A total of 334 parking spaces are proposed, consisting of 180 indoor spaces (70 in “side by side”
garages, 78 in “tandem” garages, and 32 single car garages), 19 surface spaces (not located in
front of garages) and 135 spaces on driveways in front of garages. The proposed parking
arrangement exceeds the minimum requirements in the Township’s Zoning Bylaw. The applicant
will be required to register a restrictive covenant prohibiting parking on the internal roadways in the
project (other than in clearly identified parking spaces) and prohibit the garages from being
developed for purposes other than parking of vehicles.
Landscaping:
The applicant proposes extensive landscaping throughout the site consisting of deciduous and
coniferous trees, shrubs and groundcovers and grassed common areas.
In compliance with the Walnut Grove Stage 1 Neighbourhood Plan, the applicant is proposing to
construct a pedestrian trail with pockets of landscaping to Municipal standards within the BC
Hydro/Teresan Gas rights-of-way. This trail will complete a pedestrian connection from the BC
Hydro/Teresan Gas rights-of-way to the west and 204 Street to the east. The sidewalk along 204
Street from the greenway to 96 Avenue will required to be enhanced to accommodate a shared
use trail. Several secondary trails will connect the townhouse development with the municipal trail
system. Prior to consideration of final reading of the rezoning bylaw, the applicant will be required
to submit final plans for the proposed trails and linear park to the acceptance of the Manager of
Parks Design and Development. Any works within the BC Hydro and Teresan Gas rights-of-way
will require the approval of the respective utility companies prior to construction. Title to the
greenway will be transferred to the Township prior to final reading.
Page 13
Three children’s play areas are proposed within the development and within the greenway. The
play area within the greenway will become part of the municipal park system and this will be
available to the public, while the two within the development are intended for private use. Prior to
final reading the proponent will be required to secure the construction of the children’s play area to
the acceptance of the Manager of Parks Design and Development.
Tree Protection/Replacement:
An Integrated Site Design Concept (ISDC) was provided by the applicant’s consultants (Burrows
Huggins Architects, Hunter Laird Engineering Ltd. and Arbourtech Consulting Ltd.). The submitted
information indicates that 57 significant trees exist on the site with 3 proposed to be retained. In
accordance with the Township’s Tree Protection Bylaw, a total of 165 replacement trees are
required to be planted on-site. This calculation excludes the Teresan Gas and BC Hydro rights -
of-way and gives credit for the three retained trees. Final tree retention, protection, and
replacement plans are subject to final acceptance of the Manager of Parks Design and
Development.
Servicing:
The development site will be required to connect to full municipal services which will be secured in
a servicing agreement prior to final reading including road and utility upgrades/extensions and a
stormwater management plan. The proponent will be required to dedicate and construct the south
half of 96 Avenue and the west half of 204 Street to the ultimate road cross section and make
traffic signal improvements at the intersection of 96 Avenue and 204 Street to the acceptance of
the General Manager of Engineering. Access to the site from 96 Avenue will be restricted to right-
in/right-out only and full turning movements will be permitted to 204 Street.
Environmental:
The Township's Environmentally Sensitive Areas (E.S.A.) Study identifies the lands as forming part
of the Walnut Grove Aquifer. The applicant will be required to provide erosion and sediment
control measures in accordance with the Erosion and Sediment Control Bylaw, to the acceptance
of the General Manager of Engineering. The provision of these items, along with compliance with
the Township's Tree Protection Bylaw satisfy the management guidelines identified in the
Township's Environmentally Sensitive Areas Study.
Transit:
Transit service is available along 204 Street and 96 Avenue. The road layout of Walnut Grove has
been designed to accommodate transit routes in accordance with Translink's operating policy/
procedures which Council each year is given an opportunity for input.
Schools:
The Walnut Grove Community Plan was developed in consultation with the Langley School District,
which has anticipated and is prepared to accommodate students from the proposed development
at Dorothy Peacock Elementary School and at Walnut Grove Secondary School.
Parks:
Approximately 45% (3.3 acres) of the site will be transferred to the Township to form part of the
neighbourhood greenway/trail network. The nearest neighbourhood parks are located
approximately 1 kilometre from the development at Dorothy Peacock Neighbourhood Park and
McClughan Park.
Page 14
Development Prerequisites:
1. Completion of a Servicing Agreement with the Township securing required road and utility
upgrades and extensions in accordance with the Township’s Subdivision and Development
Control Bylaw, and the Erosion and Sediment Control Bylaw to the acceptance of the General
Manager of Engineering and greenway construction details and security to the acceptance of
the Manager of Park Design and Development;
2. Provision of road dedication, widenings and necessary traffic signal improvements at 96
Avenue and 204 Street (including securing an approximate 5.5 metre road widening for 96
Avenue and a 2.5 metre road widening for 204 Street) in accordance with the Subdivision and
Development Control Bylaw to the acceptance of the General Manager of Engineering.
3. Compliance with the Erosion and Sediment Control Bylaw to the acceptance of the General
Manager of Engineering.
4. Provision of a geotechnical analysis and report to the acceptance of the Director of Community
Development in support of the proposed development.
5. Compliance with the Subdivision and Development Control Bylaw (Tree Protection) No. 4470
including provision of a final tree management plan incorporating tree retention, replacement
and protection details to the acceptance of the Manager of Parks Design and Development.
6. Finalization of detailed landscape plans and security for the construction of the Hydro/Teresan
Gas right-of-way greenway and municipal trail to the acceptance of the Manager of Parks
Design and Development.
7. Transfer of the BC Hydro/Teresen Gas right-of-way to the Township for a neighbourhood
greenway and trail network;
8. Register a restrictive covenant restricting turning movements on 96 Avenue to right-in/right-out
only, prohibiting on-street parking on 96 Avenue and on internal streets (other than in clearly
identified parking spaces) and prohibiting garages from being developed for purposes other
than parking of vehicles;
9. Lots 10 and 11 Plan 29382, Lot 17 Plan 38834 and Lot 3 Plan 20290 be consolidated; and
10. Payment of supplemental Rezoning and Development Permit Application fee.
Page 15
POLICY CONSIDERATIONS:
Parklanes’ one hundred and six (106) unit townhouse proposal requires the Walnut Grove
Community Plan, Phase 1 Neighbourhood Plan and Zoning Bylaw to be amended. These
amendments essentially increase residential densities from 10 units per acre to 18 units per acre
(gross). Staff are supportive of these amendments on the basis that the proposed townhouses are
an appropriate land use adjacent to 96 Avenue that do not conflict with adjacent uses, as well as
being better reflective of current land values and housing affordability. Staff also support the
development as it complements Council’s recent Sustainability Charter objectives and serves to
complete a greenway/municipal trail connection between 202 and 204 Streets.
Respectfully submitted,
Mark Neill
SENIOR DEVELOPMENT PLANNER
for
COMMUNITY DEVELOPMENT DIVISION
MN
ATTACHMENT A Walnut Grove Community Plan Development Permit Guidelines

ATTACHMENT B Elevation Cross-section
ATTACHMENT C Development Permit No.100555 text and Schedules A through L:
Schedule A –Colour Elevations
Schedule B - Colour Elevations
Schedule C – Site Plan
Schedule D – Building P Elevations
Schedule E – Building Q Elevations
Schedule F – Building R Elevations
Schedule G – Building S Elevations
Schedule H – 204 Street Elevations
Schedule I – Unit Type B Floor Plans
Schedule J – Unit Type C Floor Plans
Schedule K – Unit Type D Floor Plans
Schedule L – Unit Type F Floor Plans
Schedule M – Unit Type G Floor Plans
Schedule N – Unit Type N Floor Plans
Schedule O – Landscape Plan
ATTACHMENT A
Excerpt from Walnut Grove Community Plan Bylaw 1978 No. 1836
4.2 DEVELOPMENT PERMITS (Adopted by Bylaw 2572 - 1988.04.18)
The development permit provisions of the Municipal Act will be used to implement the
provisions of this community plan and specifically implement the objectives and guidelines
stated in this section.
c. Medium Density Residential (RM) and High Density Residential (RH)
The lands designated medium density residential (RM) and high density residential
(RH) are hereby designated as development permit areas under Section 945 (4) (e) of
the Municipal Act.
The objective will be to promote development of safe, attractive, identifiable multiple

family neighbourhoods that have excellent pedestrian access to surrounding
commercial and recreational land use.
The medium density residential (RM) and high density residential (RH) development
guidelines are:
1. Development should be designed to integrate with and be compatible with

adjacent development with respect to siting of buildings, exterior finish and
design, landscaping and design of parking areas.
2. Building materials, design and massing shall support the creation of an attractive
residential environment. The use of "untreated' concrete or "unfinished" metal or
aluminum as a final building finish shall not be permitted.
3. Landscaping of the site shall be required to enhance the appearance of the

development. Buildings and parking, loading and storage areas should be
screened from adjacent roads and single family residential development.
Garbage receptacles and other service areas should be screened. A landscaping
plan shall be submitted as part of a development permit application.
4. Walkways should be developed to ensure convenient access to and from

adjacent residential, commercial, educational, recreational and institutional uses.
Walkways should be lighted and allow for overview from adjacent dwellings for
safety and security reasons.
5. Signs should be designed so that they are compatible with the buildings and
appear to be part of the building design."
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100555 Parklane Ventures.doc
ATTACHMENT B
ATTACHMENT C

1. This Permit is issued this day of , 2008
to:
NAME: Parklane Ventures Ltd.
ADDRESS: Suite 2000, Four Bentall Centre, 1055 Dunsmuir Street

Vancouver, B.C. V7X 1J1
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:
2. LEGAL DESCRIPTION:

Lot 11 Except: Part Dedicated Road on Plan 82897, Section 35 Township 8
New Westminster District Plan 29382
(hereinafter called the “said lands”)
CIVIC ADDRESS: 20308 and 20374-96th Avenue
3. This Permit is issued subject to compliance with all of the Bylaws of the Municipality of
Langley applicable thereto, except as specifically varied or supplemented by this permit as
follows:
a) Building plans being in substantial compliance with Schedules “A” through “N”;
b) Finalization of on-site landscaping plans being in substantial compliance with Schedule “O”,
and in compliance with the Township’s Tree Protection and Street Tree and Boulevard
Treatment policies, subject to final acceptance by the Manager of Parks Design and
Development; and
c) On-site landscaping to be secured by letter of credit at the building permit stage.
4. Although not part of the Development Permit requirements, the applicant is advised that prior
to the issuance of a building permit the following items will need to be finalized:
a) Payment of remaining Development Permit application fees

b) stormwater management plan to be submitted to the acceptance of the Township
5. The land described herein shall be developed strictly in accordance with the terms, conditions
and provisions of this Permit and any plans and specifications attached as a Schedule to this
Permit which shall form a part hereof.
This Permit is not a Building Permit.
F:\data\council\2008 Agenda Hold\Com Dev\DPs\dp100555 Parklane.doc

Page 2
All buildings and structures 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 , 2008.
Attachments:
Schedule A –Colour Elevations
Schedule B - Colour Elevations
Schedule C – Site Plan
Schedule D – Building P Elevations
Schedule E – Building Q Elevations
Schedule F – Building R Elevations
Schedule G – Building S Elevations
Schedule H – 204 Street Elevations
Schedule I – Unit Type B Floor Plans
Schedule J – Unit Type C Floor Plans
Schedule K – Unit Type D Floor Plans
Schedule L – Unit Type F Floor Plans
Schedule M – Unit Type G Floor Plans
Schedule N – Unit Type N Floor Plans
Schedule O – Landscape Plan
F:\data\council\2008 Agenda Hold\Com Dev\DPs\dp100555 Parklane.doc

Western Portion of Greenway Elevation

SCHEDULE A
COLOUR ELEVATIONS

Northern Portion of 204 Street Elevation

SCHEDULE B
COLOUR ELEVATIONS

SCHEDULE C
SITE PLAN

SCHEDULE D
BUILDING P ELEVATIONS

SCHEDULE E
BUILDING Q ELEVATIONS

SCHEDULE F
BUILDING R ELEVATIONS

SCHEDULE G
BUILDING S ELEVATIONS

Eastern Portion of 96 Avenue
Western Portion of 96 Avenue

SCHEDULE H
204 STREET ELEVATIONS

SCHEDULE I
UNIT TYPE B FLOOR PLANS

SCHEDULE J
UNIT TYPE C FLOOR PLANS

SCHEDULE K
UNIT TYPE D FLOOR PLANS

SCHEDULE L
UNIT TYPE F FLOOR PLAN

SCHEDULE M
UNIT TYPE G FLOOR PLANS

SCHEDULE N
UNIT TYPE H FLOOR PLANS
Note: Plan subject to
revisions to acceptance
of Manager of Parks
Design and
Development prior to
final issuance of
Development Permit
100422

SCHEDULE O
LANDSCAPE PLAN

R2-Langley OCP Parklane Venture LTD

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THE CORPORATION OF THE TOWNSHIP OF LANGLEY

LANGLEY OFFICIAL COMMUNITY PLAN BYLAW 1979 NO. 1842

LANGLEY OFFICIAL COMMUNITY PLAN BYLAW 1979 NO. 1842

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

Lot 3 Section 35 Township 8 New Westminster District Plan 20290

READ A FIRST TIME the 28 day of July , 2008

Mayor Deputy Township Clerk

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

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

933 – Comprehensive Development Zone CD-33

(1) accessory buidings and uses

Siting of Buildings and Structures

Height of Buildings and Structures

Parking and Loading

Landscaping, Screening and Fencing

Development Permit Requirements

Lot 3 Section 35 Township 8 New Westminster District Plan 20290

READ A FIRST TIME the 28 day of July , 2008.

Mayor Deputy Township Clerk

MAYOR AND COUNCIL

PRESENTED: JULY 28, 2008 - REGULAR MEETING REPORT: 08-137

TOWNSHIP ZONING BYLAY NO. 2500

Exterior Colour Rendering – SUBMITTED BY THE APPLICANT

Eastern Portion of Greenway Elevation

Western Portion of Greenway Elevation

Southern Portion of 204 Street Elevation

Northern Portion of 204 Street Elevation

Site Layout– SUBMITTED BY APPLICANT

Legal Description: Lots 10 and 11 Plan 29382, Lot 17 Plan 38834

Location: 20308 and 20374-96

Area: 3.2ha (7.9acres)

Existing Zoning: Residential Zone R-1D

Proposed Zoning Comprehensive Zone CD-33

Stage 1 Neighbourhood Plan: Comprehensive Development (up to 10 units per

E.S.A. Designation: E.S.A.# 009 – Walnut Grove Aquifer

Surrounding land uses include:

The architects’ design rationale states:

Building Character, Massing and Materials:

ATTACHMENT A Walnut Grove Community Plan Development Permit Guidelines

4.2 DEVELOPMENT PERMITS (Adopted by Bylaw 2572 - 1988.04.18)

c. Medium Density Residential (RM) and High Density Residential (RH)

The objective will be to promote development of safe, attractive, identifiable multiple

1. Development should be designed to integrate with and be compatible with

3. Landscaping of the site shall be required to enhance the appearance of the

4. Walkways should be developed to ensure convenient access to and from

Development Permit No. 100555

NAME: Parklane Ventures Ltd.

ADDRESS: Suite 2000, Four Bentall Centre, 1055 Dunsmuir Street

Lot 3 Section 35 Township 8 New Westminster District Plan 20290

(hereinafter called the “said lands”)

CIVIC ADDRESS: 20308 and 20374-96th Avenue

a) Payment of remaining Development Permit application fees

This Permit is not a Building Permit.

F:\data\council\2008 Agenda Hold\Com Dev\DPs\dp100555 Parklane.doc

AUTHORIZING RESOLUTION PASSED BY COUNCIL THIS DAY OF , 2008.

F:\data\council\2008 Agenda Hold\Com Dev\DPs\dp100555 Parklane.doc

Southern Portion of 204 Street Elevation

Northern Portion of 204 Street Elevation

Western Portion of 96 Avenue

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