26426 fraser hwy

REPORT TO

MAYOR AND COUNCIL

PRESENTED: APRIL 8, 2013 – REGULAR EVENING MEETING REPORT: 13-44 FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 13-19-0250 SUBJECT: REZONING APPLICATION NO. 100375

DEVELOPMENT PERMIT APPLICATION NO. 100670 (0830828 BC LTD. / 26426 FRASER HIGHWAY)

PROPOSAL:

Rezone a 0.38 ha (0.94 ac) site located at 26426 Fraser Highway from Service Station Zone C-6 to Community Commercial Zone C-2 to facilitate the construction of a commercial development comprised of four (4) buildings. A Development Permit is also proposed.

RECOMMENDATION SUMMARY:

That Council give first and second reading to Bylaw No. 4986, subject to completion of six (6) development prerequisites prior to final reading and issuance of Development Permit No. 100670 subject to seven (7) conditions and seven (7) conditions prior to the issuance of Building Permit, and that staff be authorized to schedule the required public hearing.

RATIONALE:

The proposed rezoning and development permit comply with provisions of the Aldergrove Community Plan and its associated Development Permit Guidelines.

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REZONING APPLICATION NO. 100375 DEVELOPMENT PERMIT APPLICATION NO. 100670 (0830828 BC LTD. / 26426 FRASER HIGHWAY) . . . RECOMMENDATIONS:

That Council give first and second reading to Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (0830828 BC Ltd.) Bylaw 2013 No. 4986 rezoning 0.38 ha (0.94 ac) of land located at 26426 Fraser Highway, to facilitate the construction of a commercial development comprised of four (4) buildings, 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 Township’s Subdivision and Development Servicing Bylaw, and compliance with the Township’s Erosion and Sediment Control Bylaw to the acceptance of the Township;

2. Dedication of a 1.5 metre road allowance fronting the site on Fraser Highway in accordance with the Township’s Master Transportation Plan, Subdivision and Development Servicing Bylaw and the Aldergrove Community Plan, to the acceptance of the Township;

3. 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;

4. Approval of the rezoning bylaw by the Ministry of Transportation and Infrastructure; 5. Registration of restrictive covenants acceptable to the Township:

a. restricting driveway locations to no closer than 15 metres from the nearest corner truncation;

b. restricting turning movements to right in/out only on Fraser Highway and right in only on 264 Street;

6. Payment of supplemental rezoning application fees and Site Servicing Review fee; That Council authorize the issuance of Development Permit No. 100670, at time of final reading of Rezoning Bylaw No. 4986, subject to the following conditions: a. Building plans being in substantial compliance with Schedules “A” through “I”; b. Landscape plans (including details of easterly retaining wall) being in substantial compliance

with Schedules “J” through “M” and in compliance with the Township’s Street Tree and Boulevard Planting Policy to the acceptance of the Township;

c. All signage being in compliance with Schedules “H” and “I” and in compliance with the Township’s Sign Bylaw;

d. Rooftop mechanical equipment to be located so that it is not visible from adjacent roads or alternatively screened from view by compatible architectural treatments;

e. All refuse areas to be located in an enclosure and screened to the acceptance of the Township;

f. Section 107.5(6) of the Township’s Zoning Bylaw No. 2500 (Parking and Loading Requirements - Design Criteria) being varied from a maximum of 20% of the required parking stalls being designed and designated for small car parking to 30% as shown in Schedule “C”; and

g. Section 602.5(b) of the Township’s Zoning Bylaw No. 2500 (Siting of Buildings and Structures) being varied from 7.5 metres from a rear line where the rear lot line abuts an SR, R MH-1 or RM Zone to 2.0 metres as shown in Schedule “C”.

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

a. Landscaping and boulevard treatment being secured by letter of credit; b. Written confirmation from owner and landscape architect or arborist that the tree protection

fencing identified in the Tree Management Plan is in place;

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REZONING APPLICATION NO. 100375 DEVELOPMENT PERMIT APPLICATION NO. 100670 (0830828 BC LTD. / 26426 FRASER HIGHWAY) . . . c. Submission of a site specific on-site servicing and stormwater management plan in

accordance with the Subdivision and Development Servicing Bylaw and an erosion and sediment control plan in accordance with the Erosion and Sediment Control Bylaw, to the acceptance of the Township;

d. Submission of an Exterior Lighting Impact Plan prepared by an electrical engineer in the compliance with the Township’s Exterior Lighting Impact Policy to the acceptance of the Township;

e. Provision of a geotechnical report outlining recommendations to facilitate the proposed construction;

f. Payment of applicable Development Cost Charges and Building Permit administration fees; g. Payment of supplemental Development Permit application fees; and further That Council authorize staff to schedule the required public hearing for Bylaw No. 4986 in conjunction with the hearing for proposed Development Permit No. 100670.

EXECUTIVE SUMMARY:

The applicant (0830828 BC Ltd.) has proposed to rezone the subject site from Service Station Zone C-6 to Community Commercial C-2 to facilitate a commercial development comprised of four (4) single-storey buildings. As the site is designated a mandatory Development Permit area in the Aldergrove Community Plan, a Development Permit is proposed to provide Council the opportunity to the review the form, character and siting of the development. The proposed rezoning and development permit comply with provisions of the Aldergrove Community Plan. The Development Permit incorporates variances to the small car parking and rear yard setback provisions of the Zoning Bylaw. Final reading of the rezoning bylaw is contingent upon completion of the six (6) development prerequisites outlined in this report.

PURPOSE:

The purpose of this report is to provide information and recommendations concerning proposed Rezoning Bylaw No. 4986 and Development Permit 100670 for property in the south east corner of Fraser Highway and 26 Street in Aldergrove.

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REZONING APPLICATION NO. 100375 DEVELOPMENT PERMIT APPLICATION NO. 100670 (0830828 BC LTD. / 26426 FRASER HIGHWAY) . . .

SUBJECT

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ZONING BYLAW NO. 2500

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RENDERINGS – SUBMITTED BY THE APPLICANT

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SITE PLAN – SUBMITTED BY THE APPLICANT

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REZONING APPLICATION NO. 100375 DEVELOPMENT PERMIT APPLICATION NO. 100670 (0830828 BC LTD. / 26426 FRASER HIGHWAY) . . . REFERENCE:

Owner: Agent:

0830828 BC Ltd. 105 – 2190 West Railway Street Abbotsford, BC V2S 2E2 David Tyrell Architect 1 – 2650 Progressive Way Abbotsford, BC V2T 6H9

Legal Description: Lot 19 Except: Part Within Red Outline Taken By Highway RW Plan 50217; Section 19 Township 13 New Westminster District Plan 31907

Location: 26426 Fraser Highway

Area: 0.38 ha (0.94 ac)

Existing Zoning: Service Station Zone C-6

Proposed Zoning: Community Commercial Zone C-2

Aldergrove Community Plan:

Commercial

BACKGROUND/HISTORY:

The subject site is designated Commercial in the Aldergrove Community Plan and zoned Service Station Zone C-6. The subject property is located at the southeast corner of Fraser Highway and 264 Street, an integral location for commercial development in the Aldergrove community. Development Permit No. 100152 was issued for the subject site on September 17, 2001 for the development of a Burger King restaurant in addition to the Husky Service Station existing at the time. Both businesses have since closed and the buildings have been vacant for a number of years. As the site previously accommodated a service station, a Certificate of Compliance has been obtained from the Ministry of Environment indicating the site has been remediated.

DISCUSSION/ANALYSIS:

0830828 BC Ltd has applied to rezone the subject site from Service Station Zone C-6 to Community Commercial Zone C-2 to facilitate the development of a commercial development comprised of four (4) single-storey buildings. As the site is designated a mandatory Development Permit area in the Aldergrove Community Plan, a Development Permit is proposed to provide Council the opportunity to the review the form, character and siting of the development. A Development Permit is required prior to issuance of a Building Permit. Adjacent Uses: North: Fraser Highway, beyond which is a lot zoned Service Commercial Zone C-3,

occupied by two (2) quick serve restaurants; South: A lot zoned Service Commercial Zone C-3, occupied by a hotel and restaurant;

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REZONING APPLICATION NO. 100375 DEVELOPMENT PERMIT APPLICATION NO. 100670 (0830828 BC LTD. / 26426 FRASER HIGHWAY) . . . East: A linear park, beyond which is a residential development regulated by Land Use

Contract 45, occupied by single family homes; and West: A lot zoned General Industrial M-2, occupied by a gas station.

Aldergrove Community Plan: The subject property is designated for commercial purposes in the Aldergrove Community Plan. The ‘Commercial’ land use designation speaks to a concentration and efficient integration of retail, service, cultural and recreational uses within a central core providing for the basic needs of the Aldergrove urban community. In accordance with the Plan, commercial uses shall be located adjacent to arterial and/or collector roads and priority shall be given to the development of commercial use as a viable retail service centre. The proposed development is located at the southeast corner of Fraser Highway and 264 Street, will serve adjacent existing commercial and residential development and provide for redevelopment of the site which has been vacant for a number of years. Where commercial use is adjacent to residential areas, the Aldergrove Plan requires consideration of both the buffering of the buildings, traffic and parking areas as well as the orientation of traffic, parking and service areas away from adjacent residential areas. The applicant has addressed these requirements by orienting the buildings to front on Fraser Highway and 264 Street where possible and providing screening by way of a 1.5 metre solid fence on top of the existing 3 metre retaining wall to further acoustically and visually screen the development from the residential development to the east. Staff note that the residential uses to the east are further separated from the proposed development by an existing 6 metre wide linear park and topographic separation. The entire width and length of the setback area will be planted with a variety of trees to add visual interest and privacy.

Zoning Bylaw Amendment: The applicant has proposed to rezone the subject site from Service Station Zone C-6 to Community Commercial Zone C-2. The proposed C-2 zoning complies with the Commercial land use designation of the Aldergrove Community Plan. Development Permit: As the subject site is designated a mandatory Development Permit Area in the Aldergrove Community Plan (Attachment C), the applicant has applied for a Development Permit. In accordance with Council’s policy, a rendering, site plan, building elevations and landscape plan have been submitted detailing the proposed development’s form, character and siting. Proposed Development Permit No. 100670 is attached as Attachment A to this report. The proposed four (4) single storey commercial buildings have a gross floor area of 1,133 m2

(12,200 ft2) and are sited along Fraser Highway and 264 Street, with the parking areas located in the interior of the complex to increase the street presence along the adjacent roadways. The proposed form is one of contemporary west coast character, clad in heavy timber cedar, tongue and groove siding, stucco siding, laminated frosted glass canopies and cast in place sand blasted concrete. The articulation of the building envelopes and the variation of exterior finishes provide visual interest.

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REZONING APPLICATION NO. 100375 DEVELOPMENT PERMIT APPLICATION NO. 100670 (0830828 BC LTD. / 26426 FRASER HIGHWAY) . . . The proposed development complies with the proposed C-2 zoning provisions concerning site coverage (30%), building height (5.7 metres – 8.1 metres), and building setbacks with the exception of the rear setback. The applicant has proposed to vary the minimum required rear setback (along the east property line) from 7.5 metres to 2 metres. The applicant has provided the following rationale for the requested variance (Attachment B):

We would like to note that we are seeking a setback variance to the east property line reduced from 7.5 metres to 2 metres. The intent of the bylaw is in general terms to provide sufficient distance for reasons of privacy between dissimilar uses. However, on this specific site there exists a 6 metre buffer between the two uses in the form of a linear park. This park (6 metres width at its narrowest point) when combined with our proposed setback of 2 metres will more than meet the intention of the bylaw by providing a real setback distance of 8 metres. Furthermore we propose to install a 1.5 metre solid wood fence on top of the existing 3 metre high retaining wall, the effect of which will be to further screen the development both visually and acoustically from the residential use on the east side of the park. The entire width and length of the setback area will be landscaped with coniferous trees, Japanese maples and columnar Bowhall maples all of which will add visual interest and privacy. On the public side we are proposing to rebuild the existing retaining wall which is in disrepair and to line the base of the new wall with trailing ground covers in order to provide for a more natural border to the linear park that currently exists.

The requested siting variance has been incorporated into the Development Permit, which also incorporates conditions concerning refuse bins (to be located in a screened enclosure) and screening of rooftop mechanical equipment. Aldergrove Community Enhancement Committee The Aldergrove Community Enhancement Committee (A.C.E.) has reviewed the proposal (Attachment D) and concur that the buildings are appropriate and support the development. The Committee expressed concerns regarding the right in only access from 264 Street and the potential for illegal turning movements. Concern was also expressed regarding the ability of delivery trucks to maneuver on the site. Staff note that the access on 264 Street (a controlled access highway) has been restricted to address safety concerns. The right-in only access on 264 Street has been designed in accordance with Ministry of Transportation and Infrastructure (MOTI) standards. Proposed parking and loading areas must be constructed in compliance with the design criteria specified in the Township’s Zoning Bylaw. Signage: Free standing signage is proposed at the north and west frontages of the site adjacent to the accesses from Fraser Highway and 264 Street. Fascia signage is proposed on the facades of the four (4) buildings. Additional fascia signage compatible with the architecture and design of the building may be considered. The signage is illustrated on Schedules “H” and “I” of the Development Permit, and is required to comply with the Township’s Sign Bylaw.

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REZONING APPLICATION NO. 100375 DEVELOPMENT PERMIT APPLICATION NO. 100670 (0830828 BC LTD. / 26426 FRASER HIGHWAY) . . . Access and Parking: Vehicular access to the subject site will be provided by a right in/right out driveway on Fraser Highway and by a right in only driveway on 264 Street. Both driveways are existing and will be modified to conform to the access restrictions required by MOTI and the Township. A total of 53 parking spaces are proposed on the subject site in compliance with the Township’s Zoning Bylaw (53 parking spaces required) with 16 of the required parking spaces proposed to be small car spaces. The Townships Zoning Bylaw permits a maximum of 20% of the required parking spaces to be designed as small car spaces. The applicant has proposed to vary the maximum permitted number of small car parking spaces from 20% (11 spaces) to 30% (16 spaces). The applicant has provided the following rationale for the requested variance (Attachment B):

The applicant is seeking a variance to increase the number of permitted small car parking spaces due to the road widening requirement of Fraser Highway. The Engineering Department has requested that the property be reduced in depth by 1.5 metres. The number of proposed small car designated spaces is 16 while the permitted number is 11.

The requested variance to small car parking provisions is supported by staff and has been incorporated into the Development Permit. A bicycle parking rack has been proposed adjacent to Building 1 near the 264 Street entrance. Access to the property is proposed to connect with all existing pedestrian pathways immediately adjacent to the site ensuring a seamless integration with the community. Intergovernmental Implications: As the subject site is located within 800 metres of a controlled access highway (264 Street), approval of the rezoning bylaw by the Ministry of Transportation and Infrastructure is required prior to Council’s consideration of final reading. On January 31, 2012 the Ministry of Transportation and Infrastructure granted preliminary approval to the proposal. Landscaping: The landscape plan (Schedules “J” through “M” of the Development Permit) proposes the planting of trees, shrubs and groundcover in landscape areas around the perimeter of the site and within the parking lot area. Provision of a final landscape plan to the satisfaction of the Township is required as a condition of the Development Permit. Tree Protection/Replacement: No significant trees were identified on the site. In compliance with the Subdivision and Development Servicing Bylaw (Schedule I – Tree Protection) a minimum of 28 replacement trees are required. Final tree retention, protection, and replacement plans are subject to the acceptance of the Township. This has been included as a prerequisite of final reading of the rezoning bylaw. These items will be secured by a letter of credit, including payment of associated administration fees, prior to the issuance of a Building Permit.

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REZONING APPLICATION NO. 100375 DEVELOPMENT PERMIT APPLICATION NO. 100670 (0830828 BC LTD. / 26426 FRASER HIGHWAY) . . . Environmental Considerations: The Environmentally Sensitive Areas (E.S.A.) study outlines general guidelines to promote good environmental management practices. Full urban services exist to the subject site and stormwater management measures are required prior to work commencing on the site. The provision of these items and compliance with the Township’s Subdivision and Development Servicing Bylaw (Schedule I – Tree Protection) satisfy the guidelines identified in the E.S.A. study. There are no watercourses on the subject site. Servicing: Full urban services exist to the subject site. The driveway location on 264 Street (a controlled access highway) requires approval by MOTI. The proponent has worked with MOTI to design the driveway and has received preliminary approval. The driveway location on Fraser Highway has been designed in accordance with Township standards. Prior to work commencing on the site, a site specific on-site servicing and stormwater management plan will need to be submitted in accordance with the Township’s Subdivision and Development Servicing Bylaw to the acceptance of the Township. In addition, an erosion and sediment control plan is required 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 Township’s Subdivision and Development Servicing Bylaw, and compliance with the Township’s Erosion and Sediment Control Bylaw to the acceptance of the Township;

2. Dedication of a 1.5 metre road allowance fronting the site on Fraser Highway in accordance with the Township’s Master Transportation Plan, Subdivision and Development Servicing Bylaw and the Aldergrove Community Plan, to the acceptance of the Township;

3. 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;

4. Approval of the rezoning bylaw by the Ministry of Transportation and Infrastructure; 5. Registration of restrictive covenants acceptable to the Township:

a. restricting driveway locations to no closer than 15 metres from the nearest corner truncation;

b. restricting turning movements to right in/out only on Fraser Highway and right in only on 264 Street;

6. Payment of supplemental rezoning application fees and Site Servicing Review fee.

POLICY CONSIDERATIONS: The proposed rezoning to facilitate the construction of four (4) single-storey buildings complies with the site’s Commercial land use designation in the Aldergrove Community Plan and is complementary to existing surrounding land uses. The proposal complies with the proposed C-2 Zoning with the exception of variances to the rear yard setback and small car parking provisions.

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REZONING APPLICATION NO. 100375 DEVELOPMENT PERMIT APPLICATION NO. 100670 (0830828 BC LTD. / 26426 FRASER HIGHWAY) . . . Staff recommend that Council give first and second reading to Bylaw No. 4986, subject to completion of six (6) development prerequisites prior to final reading; that Council authorize issuance of Development Permit No. 100670 (at the time of final reading of the rezoning bylaw) subject to seven (7) conditions, noting seven (7) conditions to be completed prior to issuance of a Building Permit; and that Council authorize staff to schedule the required public hearing. Respectfully submitted, Brianne Smith DEVELOPMENT PLANNER for COMMUNITY DEVELOPMENT DIVISION BS/bs ATTACHMENT A Development Permit No. 100670 and Schedules A through M:

SCHEDULE A – Rendering SCHEDULE B – Rendering SCHEDULE C – Site Plan SCHEDULE D – Elevations - Building 1 SCHEDULE E – Elevations - Building 2 SCHEDULE F – Elevations - Building 3 SCHEDULE G – Elevations - Building 4 SCHEDULE H – Section/Sign Details West Elevation SCHEDULE I – Section/Sign Details North Elevation SCHEDULE J – Tree Plan SCHEDULE K – Shrub Plan SCHEDULE L – Grading Plan SCHEDULE M – Detail Plan

ATTACHMENT B Applicant’s Letter of Intent ATTACHMENT C Aldergrove Community Plan Development Permit Guidelines ATTACHMENT D Aldergrove Enhancement Committee Comments

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ATTACHMENT A

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

Development Permit No. 100670 This Permit is issued this _______ day of ____________, 2013 to: 1. NAME: 0830828 BC Ltd. ADDRESS: 105-2190 West Railway Street Abbotsford, BC V2S 3N5 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 19 Except: Part Within Red Outline Taken By Highway RW Plan 50217; Section 19 Township 13 New Westminster District Plan 31907

CIVIC ADDRESS: 26426 Fraser Highway Langley, BC

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 “I”; b. Landscape plans (including details of easterly retaining wall) being in substantial

compliance with Schedules “J” through “M” and in compliance with the Township’s Street Tree and Boulevard Planting Policy to the acceptance of the Township;

c. All signage being in compliance with Schedules “H” and “I” and in compliance with the Township’s Sign Bylaw;

d. Rooftop mechanical equipment to be located so that it is not visible from adjacent roads or alternatively screened from view by compatible architectural treatments;

e. All refuse areas to be located in an enclosure and screened to the acceptance of the Township;

f. Section 107.5(6) of the Township’s Zoning Bylaw No. 2500 (Parking and Loading Requirements - Design Criteria) being varied from a maximum of 20% of the required parking stalls being designed and designated for small car parking to 30% as shown in Schedule “C”; and

g. Section 602.5(b) of the Township’s Zoning Bylaw No. 2500 (Siting of Buildings and Structures) being varied from 7.5 metres from a rear line where the rear lot line abuts an SR, R MH-1 or RM Zone to 2.0 metres as shown in Schedule “C”.

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

a. Landscaping and boulevard treatment being secured by letter of credit; b. Written confirmation from owner and landscape architect or arborist that the tree protection

fencing identified in the Tree Management Plan is in place;

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Development Permit No. 100670 (0830828 BC Ltd.) Page 2

c. Submission of a site specific on-site servicing and stormwater management plan in accordance with the Subdivision and Development Servicing Bylaw and an erosion and sediment control plan in accordance with the Erosion and Sediment Control Bylaw, to the acceptance of the Township;

d. Submission of an Exterior Lighting Impact Plan prepared by an electrical engineer in the compliance with the Township’s Exterior Lighting Impact Policy to the acceptance of the Township;

e. Provision of a geotechnical report outlining recommendations to facilitate the proposed construction;

f. Payment of applicable Development Cost Charges and Building Permit administration fees; and

g. Payment of supplemental Development Permit application fees.

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.

SCHEDULE A – Rendering SCHEDULE B – Rendering SCHEDULE C – Site Plan SCHEDULE D – Elevations - Building 1 SCHEDULE E – Elevations - Building 2 SCHEDULE F – Elevations - Building 3 SCHEDULE G – Elevations - Building 4 SCHEDULE H – Section/Sign Details West Elevation SCHEDULE I – Section/Sign Details North Elevation SCHEDULE J – Tree Plan SCHEDULE K – Shrub Plan SCHEDULE L – Grading Plan SCHEDULE M – Detail Plan

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ATTACHMENT B Brianne Smith Planner Development Planning Community Development Division Township of Langley Dear Ms. Smith: RE: 26426 Fraser Highway, application for rezoning and development permit -

file number 13-19-0250 The attached documentation is submitted in support of a new proposed community commercial development located at 264th Avenue and Fraser Highway. Currently this property contains abandoned structures which formerly housed fast food and gas bar uses zoned C6. The property has been fully remediated environmentally and a Certificate of Compliance was issued May 25th 2011 by The Ministry of Environment as well, The Township of Langley has acknowledged the same as of June 27th 2011. This proposal is seeking to rezone the property to C2 zone designation in order to inject a variety of personal service and office uses which will enhance and strengthen this area of Aldergrove. The proposed form is one of a contemporary west coast character, consisting of four single storey buildings clad in heavy timber cedar, cedar t&g siding, stucco siding, laminated frosted glass canopies and cast in place sand blasted concrete. The form, as well as the landscape will be complementary in character, scale and rhythm to the neighborhood context, while conveying a warm contemporary atmosphere. Access to the property is proposed to connect with all existing pedestrian pathways immediately adjacent to the site ensuring a seamless integration with the community; specifically, a hotel to the immediate South, a linear park to the East, and across the intersection of Fraser Highway and 264th Street to the West and North, compatible commercial uses. Also the Ministry of Highways has reviewed and approved the proposed site vehicular access both onto and off of the site. We would like to note that we are seeking a setback variance to the east property line of 3.5 meters, reduced from 7.5m to 2.0m. The intent of the bylaw is in general terms to provide sufficient distance for reasons of privacy between dissimilar uses. However on this specific site there exists a 6meter buffer between the two uses in the form of a lineal park. This park of 6 meter width at its narrowest point and when combined with our proposed setback of 2m will more than meet the intention of the bylaw by providing a real setback distance of 8m. Furthermore we propose to install a 1.5m height solid wood fence on top of the existing 3m high retaining wall. The effect of which will be to further screen the development both visually and acoustically from the residential use on east side of the park. The entire width and length setback area will be landscaped with coniferous trees, Japanese maples, columnar Bowhall maples all of which will add visual interest and privacy.

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– 2 –

2

On the public side we are proposing to rebuild the existing retaining wall which is in disrepair and to line the base of the new wall with trailing ground covers in order to provide for a more natural border to the linear park than currently exists. We are also seeking a variance to increase to the number of permitted small car parking spaces due to the road widening requirement of Fraser Highway. The Engineering Department has requested that the property be reduced in depth by 1.5m. The number of proposed small car designated spaces is16, while the permitted number is 11. We have used the site grades, access locations and frontages to help determine the position of the four buildings. The front buildings are located next to the front property line thereby bringing presence, definition and scale to the public realm. Landscaping, accent lighting and natural stone will be used to provide an enhanced pedestrian experience. The 264th side is engaged and integrated by placing both buildings within 3m from the property line. Both are fully glazed in order to engage and enliven the 264th side of this development. The CRU building positioned along the south/east property lines provides cohesive back drop and organizing elements to the development I trust that you will find this application worthy of your support and we look forward to working alongside staff thorough out the approval process. Best Regards,

David Tyrell maibc mraic 02/14/2013

President

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ATTACHMENT C

4.1 DEVELOPMENT PERMITS

(b) Development Permit Area "B" - Commercial

The areas shown as Development Permit Area “B” in Schedule “B” Aldergrove Development Permit Areas are designated development permit areas under Section 919.1 (1) (f) of the Local Government Act to establish objectives and provide guidelines for the form and character of development. The objective of this development permit area designation is to ensure attractive commercial development along major roads and to reduce conflict with adjacent uses. The development permit guidelines for this area are:

• Buildings should be sited to consider adjacent development and to provide for pedestrian and traffic movement to adjacent properties.

• Buildings in areas adjacent to residential development should be low profile to reduce visual impacts on nearby homes.

• Buildings should be sited and designed so that sun penetration to roads and adjacent properties is maximized.

• Building elevations that are visible from adjacent roads, walkways or properties should be improved by painting, architectural details, landscaping or screening.

• Landscaping shall be required to enhance the appearance of the development and to screen parking, loading and outdoor storage areas from adjacent roads, residential and institutional uses and other commercial uses. A 5m wide landscaped area and a fence shall be provided adjacent to all areas designated for residential development in this plan. A landscaping plan shall be submitted as part of a development permit application.

3289 93.10.04

4824 10.09.13

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ATTACHMENT D

Hi Brianne All concurred that the form and style of the buildings were appropriate (one negative comment on the red trim on the proposed office), and support the development fully. The area of true concern was the access off 264th. We realize it is right-in only, but if the driveway across the street is indicative of peoples driving habits, it will be ignored. The concern is that illegal turning vehicles from both sides will increase the probability of accidents. I’m certain your traffic department are aware of the issues. One member also expressed concern about the ability of delivery trucks to maneuver within the site, as it is quite crowded. I will send you something formal when time permits. Regards Doug Bloomfield Aldergrove Community Enhancement

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TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

AMENDMENT (0830828 BC LTD.) BYLAW 2013 NO. 4986

EXPLANATORY NOTE Bylaw No. 4986 rezones a 0.38 ha (0.94 acres) site located at 26426 Fraser Highway to Community Commercial Zone C-2 to accommodate a four (4) building commercial development.

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TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

AMENDMENT (0830828 BC LTD.) BYLAW 2013 NO. 4986

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 (0830828 BC Ltd.) Bylaw 2013 No. 4986”. 2. The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further

amended by rezoning the lands described as:

Lot 19 Except: Part Within Red Outline Taken By Highway RW Plan 50217; Section 19 Township 13 New Westminster District Plan 31907

as shown delineated on Schedule “A” attached to and forming part of this Bylaw to Community Commercial Zone C-2.

READ A FIRST TIME the day of , 2013.

READ A SECOND TIME the day of , 2013.

PUBLIC HEARING HELD the day of , 2013.

READ A THIRD TIME the day of , 2013.

RECEIVED THE APPROVAL OF THE MINISTRY OF TRANSPORTATION AND INFRASTRUCTURE the

day of

, 2013.

RECONSIDERED AND ADOPTED the day of , 2013.

Mayor

Deputy Township Clerk

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Bylaw No. 4986 Page 2 . . .

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