THE CORPORATION OF THE TOWNSHIP OF LANGLEY

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

AMENDMENT (GLOUCESTER)
BYLAW 2007 NO. 4625

EXPLANATORY NOTE

Bylaw No. 4625 rezones 10.4 hectares (25.6 acres) of land located east of 272 Street at 48
Avenue from Rural Zone RU-1 to General Industrial Zone M-2A to allow future industrial
development.
 THE CORPORATION OF THE TOWNSHIP OF LANGLEY

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

AMENDMENT (GLOUCESTER)

BYLAW 2007 NO. 4625

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 (Gloucester) Bylaw 2007 No. 4625”.

2. The “Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Gloucester)
Bylaw 2007 No. 4625” as amended is further amended by rezoning the lands
described as:

Lot 3 Except: Part Subdivided by Plan 84596;

Section 5 Township 14 New Westminster District Plan 8152
PID 011-294-116

Lot 5 Section 5 Township14

New Westminster District Plan NWP87490
PID 016-833-414

as shown delineated on Schedule “A” attached to and forming part of this Bylaw to
General Industrial Zone M-2A.

READ A FIRST TIME the 17 day of September , 2007

READ A SECOND TIME the 17 day of September , 2007
PUBLIC HEARING HELD the 22 day of October , 2007
READ A THIRD TIME the 29 day of October , 2007
RECONSIDERED AND ADOPTED day of , 2007
the

Mayor Township Clerk

Bylaw No. 4625
Page 2
 REPORT TO

MAYOR AND COUNCIL

PRESENTED: SEPTEMBER 17, 2007 - REGULAR MEETING REPORT: 07-162

FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 14-05-0055
SUBJECT: REZONING APPLICATION RZ100246
(GLOUCESTER INDUSTRIAL ESTATES)

PROPOSAL:
Rezone 10.4 ha (25.6 acres) of land
located east of 272 Street at 48
Avenue from Rural Zone (RU-1) to
General Industrial Zone (M-2A) to
permit development of a four (4)
lot industrial subdivision.

RECOMMENDATION SUMMARY:
That Council give first and second
readings to Bylaw No. 4625 subject
to the completion of nine (9)
development prerequisites.

RATIONALE:
The proposed rezoning complies
with the Service & General
Industrial land use designation of
the Gloucester Community Plan.
REZONING APPLICATION RZ100246
(GLOUCESTER INDUSTRIAL ESTATES)
Page 2 . . .

RECOMMENDATIONS:
That Council give first and second readings to Rezoning Bylaw No. 4625, rezoning
approximately 10.4 ha (25.6 acres) of land in the Gloucester Industrial Estates (located east of
272 Street at 48 Avenue) to General Industrial Zone M-2A, subject to the following development
prerequisites being satisfied prior to final reading:

1. Provision of a 22 metre road dedication for the 48 Avenue diversion road to the
acceptance of the General Manager of Engineering;
2. Provision of a 6.5 metre road widening dedication for 48 Avenue to the acceptance of the
General Manager of Engineering;
3. Entering into a Servicing Agreement (including provision of a storm water management
plan) providing full services to the site, in accordance with the Township’s Subdivision
and Development Control Bylaw, to the acceptance of the General Manager of
Engineering;
4. Submission of a landscape plan detailing all buffering requirements adjacent to 48
avenue and Highway 1, to the acceptance of the Manager of Parks Design and
Development.
5. Registration of a restrictive covenant prohibiting removal of natural vegetation from the
10 metre buffer zone adjacent to 48 Avenue unless specifically allowed in future
Development Permits, or for the provision of a municipal trail;
6. In accordance with the Township’s Tree Protection Bylaw, registration of a non-
disturbance restrictive covenant requiring that no vegetation be removed or disturbed in
the undisturbed areas of the site (except where necessary for installation of utilities,
roads, municipal trails and fisheries works) until a Development Permit is issued
outlining tree retention, protection and replacement details, to the acceptance of the
Manager of Parks Design and Development;
7. Provision of rights-of-way, detailed plans, and security for the construction of municipal
trails adjacent to 48 Avenue, the 48 Avenue diversion road and 272 Street to the
acceptance of the Manager of Parks Design and Development;
8. Registration of a non-disturbance restrictive covenant adjacent to the eastern
watercourse providing non disturbance area setbacks to the satisfaction of the
Department of Fisheries and Oceans Canada; and,
9. Payment of supplemental rezoning application fees; and further

That staff be authorized to schedule the required public hearing.

EXECUTIVE SUMMARY:
Gloucester Industrial Estates (161884 Canada Inc.) has applied to rezone approximately 10.4 ha
(25.6 acres) of land in the Gloucester Industrial Area from Rural Zone RU-1 to General
Industrial Zone M-2A. The application is supported by staff as it complies with municipal land
use plans and policies for the Gloucester Industrial Area.

PURPOSE:
This report is to provide information and recommendations to council concerning Rezoning
Bylaw No. 4625.
REZONING APPLICATION RZ100246
(GLOUCESTER INDUSTRIAL ESTATES)
Page 3 . . .

GLOUCESTER COMMUNITY PLAN

SUBJECT
REZONING APPLICATION RZ100246
(GLOUCESTER INDUSTRIAL ESTATES)
Page 4 . . .

ZONING BYLAW NO. 2500

REZONING APPLICATION RZ100246
(GLOUCESTER INDUSTRIAL ESTATES)
Page 5 . . .

PRELIMINARY SITE PLAN – SUBMITTED BY THE APPLICANT

REZONING APPLICATION RZ100246
(GLOUCESTER INDUSTRIAL ESTATES)
Page 6 . . .

ADDITIONAL INFORMATION:

Owner / Applicant: 161884 Canada Inc.

(Gloucester Industrial Estates)
300 – 1001 West Broadway
Vancouver, BC V6H 4B1

Legal Description: Lot 3 Except: Part Subdivided by Plan 84596;

Section 5 Township 14 New Westminster District
Plan 8152
PID 011-294-116

Lot 5 Section 5 Township14

New Westminster District Plan NWP87490
PID 016-833-414

Location: East of 272 Street at 48 Avenue

(north of Highway 1)

Subject Area: 10.4 ha (25.6 acres)

Existing Zoning: Rural Zone RU-1

Proposed Zoning: General Industrial Zone M-2A

(Minimum lot size: 1,858 m2/ 20,000 ft2)

Gloucester Community Plan: Service & General Industrial

Agricultural Land Reserve Not in ALR

E.S.A. Designation: E.S.A. # 32 – Upland between West Creek and

Coglan Creek (Rating - #3)

BACKGROUND/HISTORY:
The subject site is designated for “Service & General Industrial” use in the Gloucester
Community Plan and is currently zoned Rural Zone RU-1.

The proponent has applied to rezone the subject site from Rural Zone RU-1 to General
Industrial Zone M-2A. The proposed zoning is intended to accommodate a four (4) lot
industrial subdivision. In anticipation of a future overpass crossing of Highway 1 at 272 Street
(indicated in the Township’s Subdivision and Development Control Bylaw and in the draft
Master Transportation Plan) this rezoning includes a requirement for dedication and
construction of a 48 Avenue Diversion road (shown on the preliminary subdivision plan). As
well, because this application covers the last undeveloped area of land in the southern part of
REZONING APPLICATION RZ100246
(GLOUCESTER INDUSTRIAL ESTATES)
Page 7 . . .

Gloucester, completion of the municipal trail network along 48 Avenue and 272 Street, and
landscape buffering adjacent to Highway 1 are required.

DISCUSSION/ANALYSIS:
The proposed rezoning will facilitate development of the remaining lands in the southern part
of the Gloucester Industrial Estates for industrial use.

Adjacent Uses:
Surrounding land uses include:

North: Vacant land, currently under application to rezone to M-2A for a three (3) lot
industrial subdivision;
South: 48 Avenue, beyond which is Highway No.1;
East: Undeveloped land recently rezoned M-2A; and,
West: 272 Street, beyond which is industrial land zoned M-2A containing the E.V.
Logistics warehouse.

Subdivision:
A preliminary subdivision layout has been submitted in support of the rezoning. It proposes
the creation of four (4) industrial lots. Three (3) of the lots will be accessed from the new 48
Avenue Diversion road (construction of which is a condition of rezoning). The remaining lot
will be accessed from 275 Street. The proposed lot configuration reflects the Township’s
requirement that no direct access be permitted to 48 Avenue (to preserve the integrity of the
landscape buffer). Subdivision details (including access to Lot 2) will be addressed at time of
subdivision application pursuant to the Subdivision and Development Control Bylaw and
Policy.

Servicing:
Full municipal services exist in the vicinity of the subject site, the adequacy of which the
proponent will be required to confirm prior to final reading. A servicing agreement will be
required to secure necessary utility upgrades and extensions as well as construction of the east
half of 272 Street, 48 Avenue (6.5 metre dedication) and the new 48 Avenue diversion road (22
metre dedication); and, construction of a watermain, storm sewer and sanitary sewer.
Construction of the Gloucester trail system, as described below in the Municipal Trails section
of this report, will also be secured through the servicing agreement.

The east Langley area is experiencing community water consumption and sanitary sewer
capacity problems. As such, a review of site discharge rates will be required at the building
permit stage. Upon review, interim on-site storage and off-peak discharge of sewage may be
required, subject to the acceptance of the Director of Engineering.

Tree Protection:
Industrial uses typically require large, regular shaped buildings (50 to 60% lot coverage)
surrounded by paved loading, parking, and/or outside storage areas. As a result, it is
extremely challenging to preserve significant trees in the middle of an industrial site. A related
issue is timing of site clearing and preparation. Site preparation is best undertaken in the dry
part of the year well in advance of actual construction to reduce environmental impacts and
REZONING APPLICATION RZ100246
(GLOUCESTER INDUSTRIAL ESTATES)
Page 8 . . .

improve overall site stability. The Township’s Tree Protection Bylaw requires that site clearing
and preparation be completed after a Development Permit is issued. Tree preservation and site
preparation, when combined with the economic reality of industrial development in Gloucester,
result in a conflict between adequate site preparation and market demand. Consequently, site
preparation suffers.
After working within the requirements of the Tree Protection Bylaw for the past year,
Gloucester requested that they be permitted to clear and prepare the subject site in advance of
Development Permit application. The developer identified and assessed the 276 significant
trees on site, and prepared an overall Erosion and Sediment Control Plan. Staff then worked
with the developer to identify the 70 significant trees located around the perimeter of the
proposed lots that could likely be preserved. Non disturbance areas were identified, and, as a
condition of rezoning, will be protected by a restrictive covenant preventing disturbance and
removal of any vegetation in the non disturbance areas of the site until after a Development
Permit has been issued. This restrictive covenant will provide Council the opportunity to
review tree protection/replacement details in conjunction with the ultimate site development
plans at time of Development Permit.

Buffer:
The Gloucester Community Plan requires retention of a 15 metre wide natural landscape
buffer/screen adjacent to Highway No. 1. As this site is separated from Highway 1 by 48
Avenue, the applicant is proposing to retain a 10 metre wide on-site buffer north of 48 Avenue
and plant coniferous trees in the road right of way between 48 Avenue and Highway 1. Access
to 48 Avenue from the proposed lots will be limited by restrictive covenant registered at time of
subdivision to ensure the integrity of the landscape buffer. This proposal is supported by staff
because it is consistent with the approach taken east of the subject site. Approval must be
obtained from the Ministry of Transportation to plant trees in the Highway 1 right of way.
Prior to final reading the proponent is required to submit landscape plans, security and non-
disturbance restrictive covenants (to the acceptance of the Manager of Parks Design and
Development) outlining the proposed planting and securing the buffer area.

Municipal Trails:
The Township’s Municipal Trail Planning Document (adopted by Council in 1994) conceptually
identifies municipal trails throughout Gloucester. As a condition of previous applications, the
trail has been constructed in the landscape buffer north of 48 Avenue. To continue the network,
the trail will be built west along 48 Avenue (in the buffer), north along the east side of the
diversion road (sidewalk), and north along the east side of 272 Street to the northern edge of the
site (sidewalk). As a condition of final reading, the proponent will be required to secure rights-
of-way and construction of these municipal trails to the acceptance of the Manager of Parks
Design and Development.

Exterior Lighting:
On January 12, 2004 Council adopted an ‘Exterior Lighting Impact Policy’ intended to address
concerns regarding off-site lighting impacts from commercial / industrial developments located
adjacent to residential and rural properties. In accordance with Council policy, exterior lighting
impact details will be addressed at the Development Permit stage when details with respect to
individual site design are considered.

Environmental Considerations:
REZONING APPLICATION RZ100246
(GLOUCESTER INDUSTRIAL ESTATES)
Page 9 . . .

The Township’s Environmentally Sensitive Areas (E.S.A.) study identifies the lands as forming
part of the upland between West Creek and Coghlan Creek. There are two watercourses on the
subject site. In accordance with the original Department of Fisheries and Oceans Authorization
agreement for the Gloucester Industrial Estates, the western yellow coded watercourse will be
removed. Under that same agreement, a biofiltration pond has been constructed on the
adjacent property to the east as the headwaters of the second watercourse on the subject site.
This red coded watercourse is located on the eastern side of the site and will be protected by a
30 metre wide environmental restrictive covenant in accordance with the original DFO
Authorization agreement. The restrictive covenant is required as a condition of rezoning.

An overall stormwater management plan was previously prepared for the Gloucester Industrial
Park. A site specific stormwater management plan will be required prior to final reading. All
Building Permit applications will also be required to address changes to on-site drainage
resulting from proposed future construction.

These measures, in combination with the provision of full urban services, satisfy the
management guidelines identified in the Township’s Environmentally Sensitive Areas Study.

Development Permit:
Council will have the opportunity to review individual site development details at the
Development Permit stage. This will include a review of the siting, form and character details
of the buildings to be constructed on the four (4) proposed lots as well as exterior lighting,
landscaping and tree retention/protection details. A Development Permit must be issued by
Council prior to a Building Permit being issued.

Development Prerequisites:
Prior to Council adopting the Rezoning Bylaw, the proponent must complete the following
development prerequisites:

1. Provision of a 22 metre road dedication for the 48 Avenue diversion road to the
acceptance of the General Manager of Engineering;
2. Provision of a 6.5 metre road widening dedication for 48 Avenue to the acceptance of the
General Manager of Engineering;
3. Entering into a Servicing Agreement (including provision of a storm water management
plan) providing full services to the site, in accordance with the Township’s Subdivision
and Development Control Bylaw, to the acceptance of the General Manager of
Engineering;
4. Submission of a landscape plan detailing all buffering requirements adjacent to 48
avenue and Highway 1, to the acceptance of the Manager of Parks Design and
Development.
5. Registration of a restrictive covenant prohibiting removal of natural vegetation from the
10 metre buffer zone adjacent to 48 Avenue unless specifically allowed in future
Development Permits, or for the provision of a municipal trail;
6. In accordance with the Township’s Tree Protection Bylaw, registration of a non-
disturbance restrictive covenant requiring that no vegetation be removed or disturbed in
the undisturbed areas of the site (except where necessary for installation of utilities,
roads, municipal trails and fisheries works) until a Development Permit is issued
outlining tree retention, protection and replacement details, to the acceptance of the
Manager of Parks Design and Development;
REZONING APPLICATION RZ100246
(GLOUCESTER INDUSTRIAL ESTATES)
Page 10 . . .

7. Provision of rights-of-way, detailed plans, and security for the construction of municipal
trails adjacent to 48 Avenue, the 48 Avenue diversion road and 272 Street to the
acceptance of the Manager of Parks Design and Development;
8. Registration of a non-disturbance restrictive covenant adjacent to the eastern
watercourse providing non disturbance area setbacks to the satisfaction of the
Department of Fisheries and Oceans Canada; and,
9. Payment of supplemental rezoning application fees.
REZONING APPLICATION RZ100246
(GLOUCESTER INDUSTRIAL ESTATES)
Page 11 . . .

Policy Considerations:
The proposed rezoning complies with Township’s land use policies and the “Service and
General Industrial” land use designation of the Gloucester Community Plan. Individual
Development Permits will need to be issued by Council prior to any future industrial
development proceeding.

Respectfully submitted,

Teresa Hanson
DEVELOPMENT PLANNER
for
COMMUNITY DEVELOPMENT DIVISION
MJ/TH