REPORT TO

MAYOR AND COUNCIL

PRESENTED: JULY 20, 2009 – REGULAR MEETING REPORT: 09-104

FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 08-22-64
SUBJECT: DEVELOPMENT PERMIT APPLICATION NO. 100578
(PHOENIX CONSTRUCTION SYSTEMS LTD.)

PROPOSAL:
Development Permit application for 62 townhouse units
in the 7200 block of 199A Street.

RECOMMENDATION SUMMARY:
That Council authorize issuance of Development Permit
No. 100578 subject to 6 conditions.

RATIONALE:
The proposed development complies with the Willoughby
Community Plan, Routley Neighbourhood Plan and the
CD-39 zone of the Township of Langley’s Zoning
Bylaw.
DEVELOPMENT PERMIT APPLICATION NO. 100578
(682163 BC LTD/PHOENIX CONSTRUCTION LTD.)
Page 2 . . .

RECOMMENDATION:
That Council authorize issuance of Development Permit No. 100578 to Phoenix Construction
Systems Ltd. for Lot 37, Section 22, Township 8 New Westminster District Plan BCP20221,
subject to the following conditions:

a) Building plans being in substantial compliance with Schedules “A” through “N”;
b) Landscaping, plans being in substantial compliance with Schedule “O” and “P”, and in
compliance with the Township’s Street Tree and Boulevard Treatment program, to the
acceptance of the Manager of Parks Design and Development;
c) Landscaping, Playground/Child Friendly Amenity Area and Greenway design and
construction details to be secured by letter of credit at the building permit stage to the
acceptance of the Manager of Parks Design and Development;
d) Provision of final tree retention, protection and replacement plans in accordance with the
Township’s Tree Protection Bylaw to the acceptance of the Manager of Parks Design and
Development;
e) Greenway landscaping to be in substantial compliance with Schedule “Q” and provide
details for crossing of the bio-ditch, to the acceptance of the Manager of Parks, Design and
Development;
f) Signage to be in substantial compliance with Schedule “H”;

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

g) Provision of a site specific on-site servicing and stormwater management plan, to the
acceptance of the General Manager of Engineering;
h) Provision of a site specific Erosion and Sediment Control Plan in accordance with the
Erosion and Sediment Control Bylaw, to the acceptance of the General Manager of
Engineering.
i) Payment of supplemental Development Permit application fees, and Development Cost
Charges;

EXECUTIVE SUMMARY:
Phoenix Construction Ltd. has applied for a Development Permit to construct sixty-two
townhouse units in the Routley neighbourhood of Willoughby. The development complies with
the Township’s land use policies and, in staff’s opinion, with the Development Permit guidelines
of the Willoughby Community Plan and Routley Neighbourhood Plan (Attachments A and B). It
also complies with the requirements of the CD-39 zone of the Township’s Zoning Bylaw.
Issuance of Development Permit No. 100578 is recommended subject to six (6) conditions, plus
three (3) conditions to be applied at the Building Permit stage. The subject Development Permit
application is a resubmission of Development Permit No. 100302 issued by Council in July
2005, which has since lapsed.

PURPOSE:
The purpose of this report is to provide recommendations to Council with respect to
Development Permit Application No. 100578 proposing a 62 unit townhouse development in the
7200 block of 199A Street.
DEVELOPMENT PERMIT APPLICATION NO. 100578
(682163 BC LTD/PHOENIX CONSTRUCTION LTD.)
Page 3 . . .

SUBJECT

Rendering - SUBMITTED BY APPLICANT (View from 200 Street)

DEVELOPMENT PERMIT APPLICATION NO. 100578
(682163 BC LTD/PHOENIX CONSTRUCTION LTD.)
Page 4 . . .

ZONING BYLAW NO. 2500

DEVELOPMENT PERMIT APPLICATION NO. 100578
(682163 BC LTD/PHOENIX CONSTRUCTION LTD.)
Page 5 . . .

Site Plan- SUBMITTED BY APPLICANT

DEVELOPMENT PERMIT APPLICATION NO. 100578
(682163 BC LTD/PHOENIX CONSTRUCTION LTD.)
Page 6 . . .

ADDITIONAL INFORMATION:

REFERENCE:
Owners/Applicants: 682163 B.C. LTD. (Jasbir Sandhu)
228-11020 No. 5 Road
Richmond, BC
V7C 4E4

Agent: Phoenix Construction Systems LTD

Nirmal Takmar
103-12889 84 Ave
Surrey, BC
V3W 0K5

Location: Lot 37, Section 22, Township 8 New Westminster

District Plan BCP20221

Area: 1.088 ha (2.689 acres)

Existing Zoning: Comprehensive Development Zone CD-39

Willoughby Community Plan: Residential

Routley Neighbourhood Plan: Residential Bonus Density 1

Maximum Permitted Density – 30 units per hectare
(12 units per acre)

Agricultural Land Reserve: Not in ALR

E.S.A. Designation: E.S.A. # 061 – Willoughby and Willowbrook Area

(Rating # 3)

BACKGROUND/HISTORY:
In 2004 a 3.48ha (8.6 acres) parcel of land located at 19915 – 72 Avenue and 7279 200 Street
was rezoned to facilitate the subdivision of 32 R-CL fully serviced single family lots (including 10
‘coach houses’) and 62 townhouse units. A 1606m2 (0.40 acre) site on 72 Avenue was also
rezoned to C-2 (Community Commercial). Subsequently, on July 25, 2005 Development Permit
No. 100302 was issued for the 62 unit townhouse project, which has since lapsed.

All Development Permit works must be substantially commenced within 2 years of the date of
issuance by Council or the Permit expires. As the townhouse portion of the development has yet
to commence construction a new development permit needs to be issued.
DEVELOPMENT PERMIT APPLICATION NO. 100578
(682163 BC LTD/PHOENIX CONSTRUCTION LTD.)
Page 7 . . .

DISCUSSION/ANALYSIS:
The current Development Permit (No. 100578) request is very similar to the previously issued
Development Permit. In accordance with the Council’s policy a site plan, representative building
elevations, rendering, landscaping plan and signage plan have been submitted in support of the
new Development Permit.

Adjacent Uses:
Surrounding land uses include:

North: One (1) Residential lot 0.43ha (1.07 acres) zoned Suburban Residential Zone
SR-2 (but designated as Residential within the Willoughby Community Plan);
South: Petro-Canada gas station and convenience store, 0.53ha (1.31 acres) zoned
Commercial C-3; and one (1) undeveloped Commercial C-2 lot, 0.18 ha (0.44
acres);
East: 15 meter wide greenway, spanning the length of the subject property, totaling
2483.8m2 (26,736 ft2), dedicated at the time of rezoning, and 200 St;
West: Thirty-Two (32) Residential Compact lots zoned R-CL and R-CL(CH), ranging in
size from 261.5m2 (2814 ft2) to 529.8m2 (5703 ft2), completed as part of previous
rezoning and subdivision applications.

Density:
The Willoughby Community Plan designates the site as Residential Bonus Density 1. The plan
permits a maximum overall density of 30 units per hectare (12 units per acre) when land is
provided for greenways or other appropriate greenspace and upgraded in a manner acceptable
to the Township. This overall density requirement was satisfied by the original developer
providing a 15 meter wide greenway between the townhouse development and 200 St., as part
of the earlier overall rezoning.

Development Permit (Number 100578):

All of the Routley Neighbourhood Plan area is designated as a mandatory Development Permit
area in the Willoughby Community Plan. Applicable is “Development Permit Area ‘B’ –
Residential Density Bonus and Multi Family” which establishes objectives and guidelines for the
form, character and siting of development. The primary objective of the development permit
area designation is to encourage the development of attractive and safe residential areas and
reduce conflict with adjacent land uses. Attachment A of this report details the specific
development permit area guidelines outlined in the Willoughby Community Plan.

The proposed townhouse development will consist of 62 units in 15 buildings on a total site area
of 1.04ha (2.58 acres), site coverage of 39%, and a net density of 59 units per hectare (24 units
per acre) in accordance with the zoning provisions of the CD-39 Zone. The townhouse units will
be accessed from an internal roadway system (privately owned and maintained), which will
connect to 199A Street in two locations at the northwest and southwest corners of the site. The
townhomes are proposed to be 2 and 3 stories high, stepping down to 2 stories at the building
ends to create a transition in scale to the pedestrian Greenway and adjacent lower density
development.
DEVELOPMENT PERMIT APPLICATION NO. 100578
(682163 BC LTD/PHOENIX CONSTRUCTION LTD.)
Page 8 . . .

Three different unit types are proposed as follows:

47 – three bedroom “A” and “A1” units (total area 6203.8 m2/66,777 ft2) with tandem
garages
11 – three bedroom “B” and “B1” units (total area 1884.5 m2/20,285 ft2) with double side
by side garages
4 – three bedroom “C” units (total area 690.0 m2/7427 ft2) with double side by side
garages

Outdoor amenity areas for the individual units will be provided by rear yard/patio areas. The
units adjacent to the 200 Street greenway have been designed to feature a covered porch area
adjacent to the greenway, with each unit being connected to the greenway by a walkway to
create a street friendly atmosphere. Exterior finishing of the townhouse units will feature a
combination of materials, including high quality vinyl siding,(with faux wood grain), vinyl board
and batten, painted wood trim boards, and architectural detailing including cultured stone
rockwork (or brick). Asphalt shingles are proposed as roofing materials.

The majority of the units will be three (3) stories in height (with the exception of 11 units, which
will be two (2) stories with attics), with garages located on the ground level. Forty-seven (47)
units will have two indoor tandem parking spaces; the remaining fifteen (15) units will have side
by side double garages. A total of 151 parking spaces have been proposed including 124 indoor
spaces (94 tandem spaces and 30 side by side spaces) and 27 outdoor visitor spaces, in
compliance with the Township’s Zoning Bylaw.

A covenant (BX380212) has been previously registered on the property, prohibiting parking on
the internal roadway and prohibiting garages from being developed for purposes other than
vehicle parking.

Child Friendly Amenity Area:

The proponent will also be providing a child friendly amenity area (playground facility) within the
townhouse development on the public open space area adjacent to 199A Street. The area will
total 1252.7 square meters (13,484 ft2) and will be available for the public to use. This item has
been included in the Development Permit (see Attachment B).

Servicing:
The development site has provided full municipal services in accordance with the Township’s
Subdivision and Development Control Bylaw. At the building permit stage the applicant will be
required to obtain an Erosion and Sediment Control Permit in accordance with the Erosion and
Sediment Control Bylaw and submit an servicing and stormwater management plan, to the
acceptance of the General Manager of Engineering. No driveway access from 200 Street will be
permitted. No road dedication is required (previously provided).

Transit:
Transit has not yet been extended to the Routley area. Current service is provided along 200
Street which is adjacent to the subject site. The road layout of Routley has however been
designed to accommodate future transit routes in accordance with Translink’s operating
policy/procedures which Council each year is given an opportunity for input.
DEVELOPMENT PERMIT APPLICATION NO. 100578
(682163 BC LTD/PHOENIX CONSTRUCTION LTD.)
Page 9 . . .

Tree Protection/Retention Plan:

A Tree Survey and Evaluation report was completed by Mike Fadum and Associates LTD. on
behalf of the applicant in March 2009. There were no significant trees identified on the site.
Eighty-two (82) trees are proposed to be planted on site, as shown on the landscape plan
Schedules “O” and “P” in accordance with the Township’s Tree Protection Bylaw. Final tree
retention, protection, and replacement plans are subject to final acceptance of the Manager of
Parks, Design and Development.

Environmental Considerations:
The Township’s Environmentally Sensitive Areas (E.S.A.) Study identifies the property as
forming part of the Willoughby and Willowbrook area. 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. As part of the required
Servicing Agreement, the applicant will be required to provide full urban services as well as a
stormwater management plan. The provision of these items and compliance with the
Township’s Tree Protection Bylaw satisfy the management guidelines identified in the
Township’s Environmentally Sensitive Areas Study. The original developer was also required to
address environmental issues identified in the February 25, 2000 letter (included in the Routley
Neighbourhood Plan) from the Department of Fisheries and Oceans (DFO) and the Ministry of
Water, Land and Air Protection (MOWLAP). There are no watercourses on or adjacent to the
site.

Policy Considerations:
The subject Development Permit No. 100578 is a resubmission of an earlier Development
Permit issued by Council in July 2005. Density, unit count and other site development items
remain unchanged. The application complies with land use and density provisions of the
Willoughby Community Plan and Routley Neighbourhood Plan, as well as with the existing CD-
39 zoning of the site. As Development Permit No. 100578 complies with these land use policies,
and in staffs opinion, complies with the Development Permit Guidelines of the Willoughby
Community Plan (Attachment A), it is recommended that it be issued subject to the 6 conditions
described in this report (and the 3 conditions noted at time of Building Permit).

Staff have notified adjacent property owners that this Development Permit application is being
considered at its next meeting, and they may attend and speak to the matter should they deem
necessary. They have also been provided with a copy of this report.
DEVELOPMENT PERMIT APPLICATION NO. 100578
(682163 BC LTD/PHOENIX CONSTRUCTION LTD.)
Page 10 . . .

Council’s consideration of the Development Permit request must be based on the form,
character and siting of the proposal. If Council concurs, staff recommends that the Development
Permit be issued as attached.

Respectfully submitted,

Colin Moore
PLANNING TECHNICIAN
for
COMMUNITY DEVELOPMENT DIVISION

CM/JG

ATTACHMENT A Willoughby Community Plan Development Permit Guidelines

ATTACHMENT B Development Permit No. 100578 text:
SCHEDULE A – Rendering (View from 200 Street)
SCHEDULE B – Site Plan
SCHEDULE C – Building 1 and 2 Elevations
SCHEDULE D – Building 3, 4, 5, 6, 7, 8 and 14 Elevations
SCHEDULE E – Building 7, 8 and 9 Elevations
SCHEDULE F – Building 10 and 11 Elevations
SCHEDULE G – Building 12, 13 and 14 Elevations
SCHEDULE H – Building 15 Elevations/Signage Plan
SCHEDULE I – Building 1, 2, 3, 4, 5, 6 Floor Plans
SCHEDULE J – Building 7 and 8 Floor Plans
SCHEDULE K – Building 9 and 10 Floor Plans
SCHEDULE L – Building 11 and 12 Floor Plans
SCHEDULE M – Building 13 and 14 Floor Plans
SCHEDULE N – Building 15 Floor Plans
SCHEDULE O – Landscaping Plan North
SCHEDULE P – Landscaping Plan South
SCHEDULE Q – Greenway Details (200 Street)
ATTACHMENT C Council Report dated June 21, 2004
DEVELOPMENT PERMIT APPLICATION NO. 100578
(682163 BC LTD/PHOENIX CONSTRUCTION LTD.)
Page 11 . . .

ATTACHMENT A
DEVELOPMENT PERMIT APPLICATION NO. 100578
(682163 BC LTD/PHOENIX CONSTRUCTION LTD.)
Page 12 . . .
DEVELOPMENT PERMIT APPLICATION NO. 100578
(682163 BC LTD/PHOENIX CONSTRUCTION LTD.)
Page 13 . . .
DEVELOPMENT PERMIT APPLICATION NO. 100578
(682163 BC LTD/PHOENIX CONSTRUCTION LTD.)
Page 14 . . .
 ATTACHMENT B
THE CORPORATION OF THE TOWNSHIP OF LANGLEY

Development Permit No. 100578

This Permit is issued this _______ day of ____________, 2009 to:

1. NAME: Phoenix Construction Systems LTD.

ADDRESS: 103, 12889, 84 Avenue

Surrey, BC V3W 0K5

2. This permit applies to and only to those lands within the Municipality described as follows and
to any and all buildings, structures and other development thereon:

LEGAL DESCRIPTION: Lot 37 Section 22 Township 8

New Westminster District Plan BCP20221

(hereinafter called the “said lands”)

CIVIC ADDRESS: 7200 block of 199A 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) Landscaping, plans being in substantial compliance with Schedule “O” and “P”, and in
compliance with the Township’s Street Tree and Boulevard Treatment program, to the
acceptance of the Manager of Parks Design and Development;
c) Landscaping, Playground/Child Friendly Amenity Area and Greenway design and
construction details to be secured by letter of credit at the building permit stage to the
acceptance of the Manager of Parks Design and Development;
d) Provision of final tree retention, protection and replacement plans in accordance with
the Township’s Tree Protection Bylaw to the acceptance of the Manager of Parks
Design and Development;
e) Greenway landscaping to be in substantial compliance with Schedule “Q” and provide
details for crossing of the bio-ditch, to the acceptance of the Manager of Parks, Design
and Development;
f) Signage to be in substantial compliance with Schedule “H”;

4. 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:

g) Provision of a site specific on-site servicing and stormwater management plan, to the
acceptance of the General Manager of Engineering;
h) Provision of a site specific Erosion and Sediment Control Plan in accordance with the
Erosion and Sediment Control Bylaw, to the acceptance of the General Manager of
Engineering;
i) Payment of supplemental Development Permit application fees, and Development Cost
Charges.
Development Permit No. 100560
(Northland Properties Corp.)
Page 2

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. 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

__________, 2009.

SCHEDULE A – Rendering (As seen from 200 Street)

SCHEDULE B – Site Plan
SCHEDULE C – Building 1 and 2 Elevations
SCHEDULE D – Building 3, 4, 5, 6, 7, 8 and 14 Elevations
SCHEDULE E – Building 7, 8 and 9 Elevations
SCHEDULE F – Building 10 and 11 Elevations
SCHEDULE G – Building 12, 13 and 14 Elevations
SCHEDULE H – Building 15 Elevations/Signage Plan
SCHEDULE I – Building 1, 2, 3, 4, 5, 6 Floor Plans
SCHEDULE J – Building 7 and 8 Floor Plans
SCHEDULE K – Building 9 and 10 Floor Plans
SCHEDULE L – Building 11 and 12 Floor Plans
SCHEDULE M – Building 13 and 14 Floor Plans
SCHEDULE N – Building 15 Floor Plans
SCHEDULE O – Landscaping Plan North
SCHEDULE P – Landscaping Plan South
SCHEDULE Q – Greenway Details (200 Street)
 SCHEDULE A
RENDERING (VIEW FROM 200 STREET)
SCHEDULE B
SITE PLAN
 SCHEDULE C
BUILDING ELEVATIONS
 SCHEDULE D
BUILDING ELEVATIONS
 SCHEDULE E
BUILDING ELEVATIONS
 SCHEDULE F
BUILDING ELEVATIONS
 SCHEDULE G
BUILDING ELEVATIONS
 SCHEDULE H
BUILDING ELEVATIONS/SIGNAGE
SCHEDULE I
FLOOR PLAN
SCHEDULE J
FLOOR PLAN
SCHEDULE K
FLOOR PLAN
SCHEDULE L
FLOOR PLAN
SCHEDULE M
FLOOR PLAN
SCHEDULE N
FLOOR PLAN
 SCHEDULE O
LANDSCAPING PLAN NORTH
 SCHEDULE P
LANDSCAPING PLAN SOUTH
 SCHEDULE Q
GREENWAY DETAIL (200 STREET)