ToL - Aug - 31 Regular Council Agenda and Documents

REGULAR MEETING OF
TOWNSHIP COUNCIL
Monday, August 31, 2009 at 7:00 p.m.
Fraser River Presentation Theatre
th
4 Floor, 20338 – 65 Avenue, Langley, BC
AGENDA
Page
A. ADOPTION OF MINUTES
1-12 1. Regular Council Meeting – July 20, 2009
Recommendation that Council adopt the Minutes of the Regular Council

meeting held July 20, 2009.
B. PRESENTATIONS
C. DELEGATIONS (UP TO 5 DELEGATIONS)
D. REPORTS TO COUNCIL
13-28 1. Aldergrove Athletic Park Concept Plan

Report 09-117
File CD 6130-20-AATH1
Recommendation that Council receive the report entitled “Aldergrove

Athletic Park Concept Plan” and the results of the public input, for
information;
That Council endorse the Aldergrove Athletic Park Concept Plan to guide
future development of the park; and further
That Council authorize staff to proceed with site preparation as a first phase
of developing the new proposed facilities in the park.
August 31, 2009
Regular Council Meeting Agenda -2-
Page
29-46 2. Provincial Agricultural Land Commission Application No. 100179

(Larry Rodgers)
Report 09-114
File CD 13-32-0001
Recommendation that the Provincial Agricultural Land Commission (PALC)

be advised that the subdivision of property located at 27550 -- 48 Avenue, is
supported subject to compliance with the requirements of the PALC and, at
the time of subdivision application, the Township of Langley’s Subdivision
and Development Control Bylaw.
47-65 3. Rezoning Application No. 100333

(Exousia Properties Inc.)
Report 09-113
File CD 13-08-0011
Recommendation that Council not support the application to rezone a site

located at 920 and 1030 – 272 Street from Rural Zone RU-2 to a new
Limited Industrial Zone allowing for the development of a heavy
truck/commercial vehicle parking facility.
E. BYLAWS FOR FIRST AND SECOND READING

Development Permit Application No. 100583
(Desert Properties Inc.)
Bylaw 4746
Report 09-116
File CD 08-26-0109
Recommendation that Council give first and second reading to Rezoning

Bylaw No. 4746 rezoning 1.54 ha (3.82 acres) of land located on the north
side of 86 Avenue (west of 201 Street) to Comprehensive Development
Zone CD-47 to permit a business park development, subject to the following
development prerequisites being satisfied prior to final reading:
1. Applicant entering into a Servicing Agreement with the Township to

secure required road and utility upgrades and extensions including a
storm water management plan in accordance with the Township’s
Subdivision and Development Control Bylaw and greenway construction
to the acceptance of the Manager of Parks Design and Development
2. Provision of an Erosion and Sediment Control Plan in accordance with
the Erosion and Sediment Control Bylaw to the acceptance of the
General Manager of Engineering;
August 31, 2009
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3. Provision of road dedication (5.6 metres on 86 Avenue, 3.5 metres on

201 Street and a corner truncation at the 86 Avenue / 201 Street
intersection) in accordance with Schedule P-1 of the Township’s
Subdivision and Development Control Bylaw (Policy Section) as
amended to reflect this requirement to the acceptance of the General
Manager of Engineering;
4. Compliance with the Township’s Tree Protection Bylaw, including
provision of a final tree protection plan incorporating tree retention,
replacement and protection details, to the acceptance of the Manager of
Parks Design and Development;
5. Completion of landscaping plans (including greenway construction and
design requirements) to the acceptance of the Manager of Parks Design
and Development;
6. Register a restrictive covenant limiting access to the site from the
northerly driveway on 201 Street and from 86 Avenue to right in/out
turning movements and prohibiting off-street parking on 86 Avenue and
201 Street abutting the site, to the acceptance of the General Manager
of Engineering;
7. Register a restrictive covenant requiring provision of a 5.0 metre wide
landscaping area adjacent to the 201 Street and 86 Avenue site
frontages;
8. Provision of a CPTED (Crime Prevention through Environmental Design)
review of the development (including design and operation of the
parkade, elevators, pedestrian connections and lighting) by a qualified
CPTED professional (in consultation with the Langley RCMP), to the
acceptance of the Director of Community Development, including
incorporation of the CPTED recommendations into the final development
plans;
9. Approval of Rezoning Bylaw No. 4746 by the Ministry of Transportation;
and
10. Payment of supplemental Rezoning Application fee and Site Servicing
Review fee; and further
That Council at time of final reading of Bylaw No. 4746 authorize issuance
of Development Permit No. 100583 subject to the following conditions:
a) Building plans being in substantial compliance with Schedules “A”

through “J”;
b) Final on-site landscaping plans being in substantial compliance with
Schedule “K” and in compliance with the Township’s Tree Protection
Bylaw, and Street Tree and Boulevard Treatment policy, subject to final
acceptance of the Manager of Parks Design and Development;
c) On-site landscaping to be secured by letter of credit at the building
permit stage;
August 31, 2009
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d) Section 8.1 1)a) (maximum freestanding sign area) of Township of

Langley Sign Bylaw 2005 No. 4402 being varied from 20 m2 to
26.24 m2 for a freestanding sign adjacent to existing Building A and
200 Street as shown on Schedules “B” and “L”;
e) All garbage facilities to be located within buildings or screened;
f) Freestanding signage on 201 Street and 86 Avenue to be in compliance
with Township of Langley Sign Bylaw 2005 No. 4402, and to be
coordinated in design with the freestanding sign adjacent to existing
Building A and 200 Street, and
g) Rooftop mechanical equipment to be located so as not to be visible from
adjacent roads, or alternatively to be screened from view by compatible
architectural treatments.
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:
h) Payment of supplemental Development Permit application fees.
That Council authorize staff to schedule the required public hearing for the
Rezoning Bylaw in conjunction with Development Permit No. 100583.
Explanation – Bylaw No. 4746
Bylaw No. 4746 rezones three properties having a total area of 1.54 ha
(3.82 acres) located north of 86 Avenue (west of 201 Street) to
Comprehensive Development Zone CD-47 to permit future business park
development.

Development Permit Application No. 100590
(Township of Langley)
Bylaw 4769
Report 09-112
File CD 08-14-0172
Recommendation that Council give first and second reading to Bylaw No.
4769 rezoning approximately 0.30 ha (0.75 acre) of land located at
7185 - 202B Street to Residential Compact Lot Zone R-CL to accommodate a
three (3) lot single family subdivision, subject to the following development
prerequisites being satisfied prior to final reading:
1. Completion of the required road, utility, landscaping and greenway
upgrades and extensions in accordance with the Township’s Subdivision
and Development Control Bylaw;
2. Provision of road and greenway dedications including 202B Street,
widening of 72 Avenue and extension of the rear lane in accordance
with the Township’s Subdivision and Development Control Bylaw;
August 31, 2009
Page
3. Compliance with the Township’s Tree Protection Bylaw including

provision of a final tree management plan incorporating tree
replacement and protection details;
4. Compliance with the Erosion and Sediment Control Bylaw including
provision of an Erosion and Sediment Control Plan; and
5. Registration of a no-building restrictive covenant over the remnant lot at
the time of subdivision;
That Council at the time of final reading of Bylaw No. 4769 authorize the
issuance of Development Permit No. 100590 for the proposed single family
development subject to the following condition:
a) Completion of an exterior design control agreement ensuring that
building design and site development standards are high quality and
compatible with surrounding lots; and further
That Council authorize staff to schedule the required public hearing for
Rezoning Bylaw No. 4769 in conjunction with the hearing for proposed
Development Permit No. 100590.
Bylaw No. 4769 rezones the western 0.30 ha (0.75 acre) portion of property
located at 7185 – 202B Street from Suburban Residential Zone SR-2 to
Residential Compact Lot Zone R-CL to accommodate a three (3) lot single
family subdivision.
F. BYLAWS FOR FIRST, SECOND AND THIRD READING
G. BYLAWS FOR CONSIDERATION AT THIRD READING
H. BYLAWS FOR FINAL ADOPTION

(Dorothy Mufford)
Bylaw No. 4704
Report 08-178
File CD 11-18-0038
Recommendation that Council give final reading to “Township of Langley

Zoning Bylaw 1987 No. 2500 Amendment (Dorothy Mufford) Bylaw 2008
No. 4704.”
August 31, 2009
Page
Bylaw No. 4704 rezones property located at 21770 Smith Crescent from
Suburban Residential Zone SR-2 to Suburban Residential Zone SR-3 to
facilitate subdivision into two lots.
Clerk’s Note: Community Development advises that all development prerequisites

listed in the Community Development Division report to Council of November 3,
2008 attached to the Bylaw have been satisfactorily addressed and that the Public
Hearing for the Bylaw was held on December 8, 2008 with 3rd reading given on
December 15, 2008.
I. CORRESPONDENCE
J. ASSOCIATIONS, AGENCIES AND OTHER GOVERNMENT ITEMS
K. MAYOR’S REPORT
L. METRO VANCOUVER REPRESENTATIVE’S REPORT
M. ITEMS FROM PRIOR MEETINGS
N. ITEMS BROUGHT FORWARD FOR PUBLIC INFORMATION FROM

SPECIAL CLOSED MEETINGS
O. ITEMS FOR INFORMATION
P. ITEMS HAVING PRIOR NOTICE OF MOTION
Q. OTHER BUSINESS
R. ADDITIONAL DELEGATIONS
S. TERMINATE
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REGULAR MEETING OF
TOWNSHIP COUNCIL
Monday, July 20, 2009 at 7:00 p.m.
Fraser River Presentation Theatre
th
4 Floor, 20338 – 65 Avenue, Langley, BC
MINUTES
Present: Mayor Green
Councillors J. Bateman, B. Dornan, C. Fox, M. Kositsky, B. Long, K. Richter and

G. Ward
M. Bakken, P. Catlin, P. Cordeiro, D. Leavers, L. Rebelato and R. Seifi
S. Palmer
A. ADOPTION OF MINUTES
1. Regular Council Meeting – July 6, 2009
Moved by Councillor Fox,

Seconded by Councillor Ward,
That Council adopt the Minutes of the Regular Council meeting held July 6, 2009.
CARRIED
B. PRESENTATIONS
1. Country Celebration/Experience the Fraser Presentation
Gayle Martin, Chair, Metro Vancouver Parks Committee, Metro Vancouver provided
a presentation on the Experience the Fraser project. She noted that the Hon. Barry
Penner, Minister of the Environment had announced funding in the amount of $2.5
Million to the FVRD and Metro Vancouver to begin development of intercity regional
trails and heritage features through the Lower Fraser River corridor. She continued
that the project partners look forward to developing community partnerships and
advised that the project would range from Hope to the Georgia Strait, showcasing
land and water based recreational and heritage systems. She added that the project
would build a sense of place based on sustainability, environmental stewardship,
interconnected parks system, outdoor recreation, tourism and livable communities,
and would provide places for celebration and recreation in a healthy environment.
She then noted that the third annual Country Celebration would take place
September 18 and 19 at the Campbell Valley Regional Park, and provided
communication materials for distribution.
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C. DELEGATIONS (UP TO 5 DELEGATIONS)
1. Michael Jackstien, Jamey Paterson and Gordon Zacher

File 0550-07
Michael Jackstien, Jamey Paterson and Gordon Zacher appeared before Council to
discuss the Township of Langley 2010 BC Summer Games one year kick-off. He
noted that the Games would take place July 22 - 25, 2010 and that the official logo
would be revealed soon. He noted that there will be many opportunities for
volunteers and that the Games would provide significant economic, recreation and
social benefits. A News Release was provided on table for information purposes.
Jamey Paterson appeared before Council and commented that the Games are a
stepping stone for athletes to higher levels of competition. He added that this
represents a wonderful opportunity to Langley and will see approximately 6,500
athletes, coaches and volunteers participating. He continued that 3,000 volunteers
would be required, the website is currently being developed and donations from
various community and business would be welcomed.
Mayor Green then presented a cheque in the amount of $25,000 as seed money for
the Township of Langley BC 2010 Summer Games.
2. Darrin Kuypers
File 0550-07
Darrin Kuypers appeared before Council to discuss developers' infractions of

bylaws. He expressed concerns regarding bylaw infractions and parking issues that
could result from a proposed project by Sandhill Development and 682163 BC Ltd.
He requested Council put a hold on Project 082264 until Project 082252 has been
completed, to provide time to review the parking issue, among others.
1. Development Permit Application No. 100578

(Phoenix Construction Systems Ltd.)
Report 09-104
File CD 08-22-64
Moved by Councillor Long,

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
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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
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.
Submissions regarding Development Permit No. 100578 from the public.
There were no submissions regarding Development Permit No. 100578 from the
public.
CARRIED
Councillor Richter opposed
1. Rezoning Application No. 100331

(Chantelle Management Ltd.)
Bylaw No. 4763
Report 09-111
File CD 08-34-0066

That Council give first and second reading to Bylaw No. 4763 rezoning a 0.23 ha
(0.58 acre) lot located at 9102 – 196A Street from General Industrial Zone M-2 to
Comprehensive Development Zone CD-14 to permit continued operation of an office
use in a multi-tenant industrial building; and further
That Council authorize staff to schedule the required public hearing.

CARRIED
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2. Rezoning and Official Community Plan Amendment Application No. 100067

Development Permit No. 100580
(Royale Properties (Yorkson North) Ltd.)
Bylaw 4756
Bylaw 4757
Report 09-105
File CD 08-25-0077
Moved by Councillor Bateman,

Seconded by Councillor Dornan,
That Council give first and second reading to Bylaw No. 4756 to amend the
Willoughby Community Plan and Yorkson Neighbourhood Plan, and Bylaw No.4757
rezoning 2.0ha (5.0 acres) of land located at 20984-83 Avenue to Comprehensive
Development Zone CD-77 to facilitate the construction of one hundred and two (102)
townhouse units, subject to the following development prerequisites being satisfied
prior to final reading;
1. Completion of a Servicing Agreement with the Township confirming servicing

capacities and securing required road and utility upgrades and extensions in
accordance with the Township’s Subdivision and Development Control Bylaw;
2. Provision of road dedication, widenings, truncations and necessary intersection
improvements at 83 Avenue and 209B Street (including securing a one (1) metre
road widening for 83 Avenue, an 11 metre dedication for 81A Avenue and a 22
metre dedication for 209B Street complete with adequate truncations) 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. 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.
5. Provision of a 4.5 metre wide greenway dedication and construction along 83
and 81A Avenues to the acceptance of the Manager of Parks Design and
Development, including final acceptance of greenway design, landscape details
and security;
6. Completion of on-site landscape plans to the acceptance of the Manager of
7. Compliance with Child Friendly Amenity Area requirements to the acceptance of
the Manager of Parks Design and Development;
8. Registration of a restrictive covenant prohibiting parking on internal streets (other
than in clearly identified parking spaces) and prohibiting garages from being
developed for purposes other than parking of vehicles;
9. Provide, in accordance with the Yorkson Neighbourhood Plan, a minimum of 5%
of the units to be adaptive housing in accordance with Council’s Adaptable
Housing Policy;
10. Compliance with the Township’s 5% Neighbourhood Parkland Acquisition Policy;
and
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11. Payment of applicable Neighbourhood Planning, Site Servicing and ISDC review
fees, and supplemental Rezoning and Development Permit Application fees; and
further
That Council at the time of final reading of Bylaws 4756 and 4757 authorize the
issuance of Development Permit No. 100580 for the proposed development subject
to the following conditions:
a) Building plans being in substantial compliance with Schedules “A” through “J”;
b) On-site landscaping plans in substantial compliance with Schedule “K” 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) Signage plans being in substantial compliance with Schedule “L” and the
Township’s Sign Bylaw; and
that prior to issuance of a building permit, the following items will need to be
finalized:
d) Payment of supplemental Development Permit application fees;
e) Payment of applicable development cost charges and Building Permit
Administration Fees; and
f) Submission of a site specific stormwater management plan including siltation
control to the acceptance of the Township.
That Council authorize staff to schedule the required Public Hearing in conjunction
with Development Permit No. 100580.
CARRIED
3. Neighbourhood Plan Amendment and Rezoning Application RZ100327

(QC Holdings)
Bylaw No. 4767
Bylaw No. 4768
Report 09-107
File CD 08-23-0108

Seconded by Councillor Bateman,
That Council give first and second reading to Bylaw No. 4768, (and accompanying
Yorkson Neighbourhood Plan Amendment Bylaw No. 4767) rezoning 8.07 ha (19.93
acres) of land located at 20622 and 20682 – 80 Avenue, 20667 – 78 Avenue and
7851 and 7879 – 208 Street, to Comprehensive Development Zone (CD-78) to
facilitate the first project in the Willoughby Town Centre, subject to the following
1. In accordance with Yorkson Neighbourhood Plan requirements:

a. Provide an overall layout plan for the Southwest Yorkson Phase including
roads, greenways, environmental setbacks and land use to the acceptance
of the Director of Community Development;
b. Provide an overall layout plan for the Willoughby Town Centre Area including
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interim and ultimate road alignments, parking areas, access driveways,

greenways and other public amenities to the acceptance of the Director of
Community Development; and
c. Provide an overall stormwater detention plan for the Southwest Yorkson
Phase and secure an adequately sized community stormwater detention
pond(s) to service the Southwest Yorkson Phase to the acceptance of the
General Manager of Engineering.
2. Completion of a Servicing Agreement (and phased restrictive covenants, where
required) with the Township to secure required road construction and utility
upgrades and extensions in accordance with the Township’s Subdivision and
Development Control Bylaw, and Yorkson Engineering Services Plan to the
acceptance of the General Manager of Engineering; and greenway construction
details to the acceptance of the Manager of Parks Design and Development;
3. Completion of a Development Works Agreement (if required) securing off-site
servicing to the Southwest Phase, as required by the Yorkson Neighbourhood
Plan, to the acceptance of the Director of Community Development;
4. Completion of an Erosion and Sediment Control Plan in accordance with the
Erosion and Sediment Control Bylaw to the acceptance of the General Manager
of Engineering;
5. Provision of the necessary traffic improvement details in accordance with the
Township’s Subdivision and Development Control Bylaw No. 3650 and the
Yorkson Neighbourhood Plan, to the acceptance of the General Manager of
Engineering and the Director of Community Development, including:
a. Final completion of a Traffic Impact Study including provision of
recommended road dedication, widenings and necessary traffic
improvements;
b. Securing road dedications of 10.2 metres for 208 Street, 9.7 metres for 80
Avenue, 16.0 metres for 206A Street and 24.3 metres for the proposed High
Street;
c. Completion of a Road Closure Bylaw for the un-constructed portion of 79
Avenue south of the existing Willoughby Elementary School and for the un-
constructed portion of 78 Avenue south of Lot 2, Plan 82374; and
d. Registration of an all purpose right-of-way over the internal strata roads and
greenlink for municipal services and public access;
incorporating tree retention, replacement and protection details, to the
7. Final completion of landscape plans and details in accordance with the Zoning
Bylaw No. 2500 and the Yorkson Neighbourhood Plan, to the acceptance of the
manger of Parks Design and Development including:
a. Dedication and provision of security for the construction of a 4.5 metre
greenway, or equivalent, along the 208 Street and 80 Avenue frontages,
including final acceptance of greenway design plans, sidewalk/trail
alignment, and landscaping details;
b. Completion of on-site landscape plans for the first phase of development
including greenlink plans and compliance with Child Friendly Amenity Area
requirements; and
c. Compliance with the Yorkson Greenway Amenity Zoning Policy including
payment of applicable greenway amenity fee;
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8. Compliance with the requirements of the Streamside Protection Bylaw and the
Department of Fisheries and Oceans with respect to:
a. Final completion of an overall environmental protection/compensation plan
for the Southwest Yorkson Phase to the acceptance of the DFO;
b. Dedication of environmental compensation areas to the Township for
conservation purposes (where required);
c. Registration of non-disturbance restrictive covenants (where required);
d. Section 35 (HAAD) authorizations being obtained (where required);
9. Compliance with the Yorkson Neighbourhood Plan, requiring that a minimum of
5% of the units incorporate flex and universal housing requirements i.e. adaptive
housing;
10. Submission of detailed Development Permit drawings and schedules for the first
phase of development that are consistent with the Town Market Commercial and
Town Market Mixed Use Development Permit Guidelines; to the acceptance of
the Director of Community Development;
11. Provision of a CPTED (Crime Prevention through Environmental Design) review
of the first phase of development by a qualified CPTED professional (in
consultation with the Langley RCMP), to the acceptance of the Director of
Community Development, including incorporation of the CPTED
recommendations into the final development plans;;
12. Payment of applicable Neighbourhood Planning Administration fees, Parks
Design and Development Administration fee, Site Servicing Review fee,
Development Works Agreement fee and remaining rezoning fees; and
and further
That Council authorize staff to schedule the required public hearing for Bylaws No.
4767 and 4768.
CARRIED
4. Rezoning and Community Plan Amendment Application No. 100066

(Parklane Ventures (50 Avenue) Ltd.)
Bylaw No. 4760
Bylaw No. 4761
Report 09-106
File CD 11-106-0182

That Council give first and second reading to Rezoning Bylaw No. 4761 (and
accompanying Murrayville Community Plan Amendment Bylaw No. 4760) rezoning
3.37 ha (8.33 acres) of land in the 21800 block of 50 Avenue to Comprehensive
Development Zone CD-33 to facilitate development of 146 strata townhouse units,
subject to the following development prerequisites being satisfied prior to final
reading:
1. Applicant entering into a Servicing Agreement with the Township to secure

required road and utility upgrades and extensions including on-site stormwater
detention in accordance with the Township’s Subdivision and Development
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Control Bylaw to the acceptance of the General Manager of Engineering, and

greenway construction details and security to the acceptance of the Manager of
2. Provision of road dedications (completion of 218A Street, west half of 220 Street,
and 50 Avenue connector road) in accordance with the Township’s 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;
incorporating tree retention, replacement and protection details, to the
6. Final completion of detailed landscape plans for the on-site landscape works,
construction of greenways and Child Friendly Amenity Area requirements, to the
7. Consolidation of lands on either side of 50 Avenue into two separate parcels to
accommodate development plans;
8. Registration of a covenant prohibiting parking on internal strata roadways (other
than in clearly identified parking spaces) and prohibiting garages from being
developed for purposes other than parking of vehicles;
10. Payment of supplemental Rezoning Application fee, Integrated Site Design
Concept (ISDC) Review fee, and Site Servicing Review fee.
That Council at time of final reading of Bylaw No. 4761 authorize issuance of
Development Permit No. 100577 subject to the following conditions:
(a) Building plans being in substantial compliance with Schedules “A” through “U”;
(b) Final on-site landscaping plans being in substantial compliance with Schedule
“V” and in compliance with the Township’s Tree Protection Bylaw, Child Friendly
Amenity Area requirement and Street Tree and Boulevard Treatment policy,
subject to final acceptance of the Manager of Parks Design and Development;
(c) On-site landscaping to be secured by letter of credit at the building permit stage;
(d) Section 107.3a.ii) of Township of Langley Zoning Bylaw 1987 No. 2500 being
varied to require a total of 354 parking spaces (rather than 361 parking spaces);
and further
that prior to issuance of a building permit, the following items will need to be
finalized:
(e) Payment of supplemental Development Permit application fees; and

(f) Payment of applicable development cost charges and Building Permit
Administration Fees;
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That Council authorize staff to schedule the required public hearing for the
Community Plan amendment and Rezoning Bylaws in conjunction with Development
Permit No. 100577.
CARRIED
F. BYLAWS FOR FIRST, SECOND AND THIRD READING
G. BYLAWS FOR CONSIDERATION AT THIRD READING
1. Langley Fees and Charges Bylaw

Bylaw No. 4762
Report 09-97
File FIN 1810-20
Moved by Councillor Ward,

Seconded by Councillor Dornan,
That Council give final reading to “Langley Fees and Charges Bylaw 2007 No. 4616
Amendment Bylaw 2009 No. 4762”.
CARRIED
2. Langley Cemetery Bylaw 1994 No. 3202 Amendment Bylaw 2009 No. 4765
Bylaw No. 4765
Report 09-98
File RCP 3900-20
Moved by Councillor Dornan,

That Council give first, second and third reading to “Langley Cemetery Bylaw, 1994
No. 3202 Amendment Bylaw 2009 No. 4765”.
CARRIED
3. Fire Prevention Bylaw

Bylaw No. 4766
Report 09-103
File FIN 3900-20
Moved by Councillor Dornan,

Seconded by Councillor Fox,
That Council give final reading to “Fire Prevention Bylaw 2005 No. 4410 Amendment
Bylaw 2009 No. 4766”.
CARRIED
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4. Rezoning Application No. 100304

Bylaw No. 4657
(Vo / Tran)
Report No. 08-73
File CD 08-23-0106

That Council give final reading to “Township of Langley Zoning Bylaw 1987 No. 2500
Amendment (Vo / Tran) Bylaw 2008 No. 4657”.
CARRIED

Seconded by Councillor Fox,
That Council authorize issuance of Development Permit No. 100532 (Vo / Tran) for
property located at 7211 – 202A Street in accordance with Attachment B subject to
the following condition:
a) an exterior design control agreement shall be entered into for all Residential
zoned lands ensuring that building design and site development standards are
high quality, consistent and compatible with other lots and development.
CARRIED
5. Rezoning Application RZ100261

Development Permit DP100455
(Platinum – Phase 2)
Bylaw No. 4595
File CD 08-25-0074
That Council give final reading to "Township of Langley Zoning Bylaw 1987 No.
2500 Amendment (Platinum - Phase 2) Bylaw 2008 No. 4595".
CARRIED
Development Permit DP100455

That Council authorize the issuance of Development Permit DP100455 (Platinum –
Phase 2) for the proposed single family development subject to the following
conditions:
a) an exterior design control agreement shall be entered into for all Residential
Compact Lot (R-CL (A) and R-CL(B)) zoned lands, ensuring that building design
and site development standards are high quality, consistent and compatible with
other lots and development, and conform to the single family development permit
guidelines contained in the Yorkson Neighbourhood Plan including:
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July 20, 2009
i. no residential units shall back onto a public road or street greenway

other than 212 Street between 76 and 80 Avenues;
ii. Where a single family lot abuts an arterial road or a street greenway
vehicular access and parking shall be provided via a rear lane or any
other vehicular access from the rear of the property while retaining the
front pedestrian access of the building facing the street;
iii. Homes must have a pitched roof and shall have architectural grade roof
material, including ridge caps and shadow lines; and
b) section 405.9 of the Township of Langley Zoning Bylaw, 1987, is varied so that
the minimum lot depth of lot 82 and lot 83 is reduced from 25.0 metres to 23.0
metres to accommodate the 211 Street road alignment and the adjacent
greenway.
CARRIED
I. CORRESPONDENCE
J. ASSOCIATIONS, AGENCIES AND OTHER GOVERNMENT ITEMS
K. MAYOR’S REPORT
Mayor Green reported that he attended several events in the course of his duties,
including the RCMP Junior Cadet graduation ceremonies.
L. METRO VANCOUVER REPRESENTATIVE’S REPORT
Mayor Green reported that he attended the Metro Vancouver Water and Finance
Committee meetings.
M. ITEMS FROM PRIOR MEETINGS
N. ITEMS BROUGHT FORWARD FOR PUBLIC INFORMATION FROM SPECIAL

CLOSED MEETINGS
O. ITEMS FOR INFORMATION
P. ITEMS HAVING PRIOR NOTICE OF MOTION
Q. OTHER BUSINESS
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July 20, 2009
R. ADDITIONAL DELEGATIONS
S. TERMINATE
That the meeting terminate at 7:58 p.m.
CARRIED
CERTIFIED CORRECT:
Mayor
Deputy Township Clerk
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REPORT TO
MAYOR AND COUNCIL
PRESENTED: AUGUST 31, 2009 - REGULAR MEETING REPORT: 09-117

FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 6130 -20-AATH1
SUBJECT: ALDERGROVE ATHLETIC PARK CONCEPT PLAN
RECOMMENDATION(S):
That Council receive the report entitled “Aldergrove Athletic Park Concept Plan” and the results
of the public input, for information;
That Council endorse the Aldergrove Athletic Park Concept Plan to guide future development of
the park; and further
That Council authorize staff to proceed with site preparation as a first phase of developing the
new proposed facilities in the park.
EXECUTIVE SUMMARY:
Over the first half of 2009 staff have attended a number of meetings with a stakeholders group
interested in adding recreational facilities to the existing Aldergrove Athletic Park. A revised
concept plan was produced and presented to the Recreation, Culture and Parks Advisory
Committee on June 10, who endorsed the concept. The concept plan and recommendation
was received by Council on June 22 as part of the Advisory Committee minutes. Subsequently,
the concept plan was featured at a display at Aldergrove Festival Days July 24 and 25 and
presented at a public open house on July 29. A total of 60 questionnaires have been returned
with comments on the proposed changes to the park. Respondents are supportive of the
proposed new facilities to be located in the area of the existing trees at the centre of the park.
New facilities will be developed in future years as funds are approved or become available
through grants or community partnerships. As a first phase of developing new facilities in the
park, the treed area will be cleared and graded for improved drainage using existing budgets
allocated to this park.
PURPOSE:
To update Council on the public input received regarding the new Aldergrove Athletic Park
Concept Plan and receive Council endorsement of the plan to guide future development of the
park. To seek approval from Council to proceed with tree clearing and site grading utilizing
existing budgets and community partnerships as a first phase of developing the new proposed
facilities in the park.
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ALDERGROVE ATHLETIC PARK CONCEPT PLAN
Page 2 . . .
BACKGROUND/HISTORY:
Development of Aldergrove Athletic Park, formerly called South Aldergrove Athletic Park, began
in 1985 with the construction of two gravel all-weather soccer fields. A concept plan for
development of the park received public input in 1992 with the construction of soccer fields,
tennis courts, a baseball diamond, children’s play area, parking and a skateboard park following
over the subsequent years being constructed immediately south of the new Aldergrove Kinsmen
Community Centre. An additional 25 acres was purchased in 2000 to allow expansion of the
park to the south with open houses held in 2001 to receive public input into the proposed
expansion of the park. A concept plan was adopted by Council for the expanded park in
October of 2001 and additional soccer fields, baseball fields, parking and the Rotary Field
House were constructed.
In the last year community interest has increased in adding recreational facilities to the park
including space for a lighted artificial turf field. Staff have met with a community stakeholders
group a number of times in the spring of 2009 to discuss the ideas and identified recreational
needs of the community of Aldergrove. The community stakeholder group has included
residents, baseball representatives, soccer representatives, mountain bike enthusiasts and
school district staff. New recreational facilities proposed to be added to the park include: a
mountain bike park, community garden plots, a batting cage, additional parking, a lighted
artificial turf field and a children’s play area. These proposed facilities have been incorporated
in a new concept plan for the park which locates these facilities where the existing treed area is
in the centre of the park. The existing treed area has been identified as an area of over mature
trees which continue to be a problem area for undesirable activity given how the vegetation
blocks views into this area.
An Arborist’s report was completed in May of 2009 by Arbortech Consulting Ltd who concluded
that the soils in this area are poorly drained and that the red alder, birch and cottonwood trees in
this area are in general health decline due to old age and wet conditions. Within the stand of
trees reviewed there are 11 Douglas-Fir trees that are in fair health and expected to improve
with improvements to the drainage of this area. The dead and dying deciduous trees within the
forested area are deemed to be high to extreme risk for failure due to the decay, brittle wood
and should be removed. Replacement trees would be planted once development of new
recreational amenities are complete. The existing Douglas-Fir trees would be retained and
incorporated into the proposed mountain bike park facility.
DISCUSSION/ANALYSIS:
The proposed concept plan (Appendix A) was presented to the Recreation, Culture and Parks
Advisory Committee on June 10, 2009. The Recreation, Culture and Parks Advisory Committee
endorsed the concept plan and were given an update on the plans for public input to the new
plan for the park. On June 22, 2009, Council received the minutes and recommendations of the
Committee including the Aldergrove Athletic Park conceptual plan.
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Page 3 . . .
The concept plan was featured at a display at Aldergrove Festival Days July 24 and 25. The
display was manned by both staff and community volunteers who described the concept and
answered questions. A public open house was advertised in the local newspaper and hosted by
Township staff on July 29, 2009 at the Aldergrove Kinsmen Community Centre. A total of 27
people attended the open house with 18 questionnaires being completed and returned. Further
opportunity was given for public input with the placement of the concept plan and questionnaires
on the Township Website which was highlighted by a front page newspaper article in the
Aldergrove Star. A total of 42 additional questionnaires have been downloaded from the Web
page and returned with comments on the proposed changes to the park. The comments
received are summarized and reported verbatim in Appendix B.
In total, 60 questionnaires have been received providing valuable input and comment on the
proposed changes to the park. A summary of those responses follows.
38% of respondents use the park once a day and 51% of respondents use the park once per
week. The existing facilities identified as being used the most in the park were equally split
between soccer fields, baseball fields and the trails in the park. When asked which areas of the
park needed change, 24% identified the need for a batting cage, 23% identified parking and
access, 21% of responses identified the existing treed area, 13% identified trail improvements
and 10% identified additional fields. Additional facilities mentioned that needed change included
the existing children’s play area, skate/bike park, tennis courts, track resurfacing and more
washrooms.
When asked to rank the 7 new park amenities being shown on the conceptual plan the following
ranking from highest to lowest was established: 1) Lighted Artificial Turf Field, 2) Batting Cage,
3) Children’s Play area, 4) Expanded Parking, Lot 5) Mountain Bike Park, 6) Picnic Area, 7)
Community Gardens.
When asked to identify other park facilities that should be considered for the park, 44% percent
of responses identified a new pool facility. Other minor responses included a dog off-leash area,
more toilet facilities, outdoor exercise facility, more tennis courts, more fields and more trails.
Question 4 of the questionnaire specifically asked whether the respondent supported the
removal of the alder, birch and cottonwood trees in the centre of the park while retaining the
identified Douglas-Fir trees. Of those that provided a response to this question, 94% were in
favour of removal of existing trees and replanting of new trees.
As a first phase of site development to accommodate the proposed new park facilities, staff
proposes to award a contract in September 2009 to remove trees and grade the site for
improved drainage. This work will be funded from existing capital budgets allocated to this park.
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Page 4 . . .
Financial Implications
Sufficient funds are available within various 2009 Parks Utility Capital Budget accounts to
accommodate this expenditure.
An application for a Recreation Infrastructure Canada grant in the amount of $130,000 has been
applied for, representing one-third of and total project cost of $690,000. To date, no decision
has been received regarding this grant and the associated project of a batting cage, children’s
play area and mountain bike park.
Respectfully submitted,
Al Neufeld
MANAGER, PARKS DESIGN AND DEVELOPMENT
for
COMMUNITY DEVELOPMENT DIVISION
AN/an
Attachment A Aldergrove Athletic Park Concept Plan
Attachment B Open House Results
This report has been prepared in consultation with the following listed departments.
CONCURRENCES
Division / Department Name
RECREATION, CULTURE, AND PARKS DIVISION D. LEAVERS
FINANCE DIVISION D. SPARKS
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Page 5 . . .
ATTACHMENT A
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Page 6 . . .
ATTACHMENT B
Aldergrove Athletic Park Conceptual Plan

Open House – July 29, 2009
18 Questionnaire Responses Completed at the Open House
26 Responses Faxed / Mailed In
16 Emailed Responses (one a comment only)
1. How often do you use Aldergrove Athletic Park? On average

1x / day – 21
1x / week – 26
• 3x/week
• 2x/week (x3)
1x / month – 5
1x / year – 1
No Response - 3
2. What facilities in the park do you most enjoy?

No Response - 1
• Sports fields, open spaces
• Soccer fields and trails around fields
Club house facilities (when open)
• Soccer fields, walking paths, playground (Betty Gilbert)
• Rotary field house
• Ball parks – soccer fields, walking trails, play areas for the younger children
• Use the soccer fields most
• The rotary fields to let the dogs run
• Bike area
• Pathways
• Baseball and bike/walking
• The soccer fields and the Rugby field
• Soccer
• Soccer fields
• Soccer fields walking trails
• Trails – soccer fields – com centre
• Trails
• Walking paths. Existing forest between the north and south
• Soccer fields
• The baseball field/Riding trails
• Baseball diamond
• Baseball diamonds
• Soccer fields
• Baseball diamonds, Rotary Building & concession & The picnic shelter
• Walking paths
• Baseball fields, walking path, skateboard park
• The fields for playing Frisbee with the kids and the trails to walk and watch athletic
events
• Soccer fields, track, bike park tennis courts, baseball diamonds, Rotary field house
• Sports fields
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• Walking paths
• The baseball diamonds
• Baseball fields
• Ball fields
• Baseball fields. Having all divisions (t-ball – men’s) located in one park has been
really good for the ball community. Enrolment is growing.
• The baseball diamonds and the soccer fields. We also take the opportunity to walk
our dog at the park.
• Walking my dog, watching baseball, watching soccer.
• Soccer and baseball
• Soccer and baseball fields
• Grass fields, paths
• Baseball diamonds, paved trails
• The baseball diamonds and clean bathrooms
• Baseball fields
• We love the path and trail around the park. My daughter played baseball there.
• Baseball fields, running track, clubhouse facility
• Baseball diamonds, bike trails, play area
• Baseball park
• Baseball park / walking path
• The ball diamonds and covered picnic area
• The baseball diamonds as both of my children are active in baseball, we enjoy going
up and practising hitting and catching as a family.
• The ball diamonds
• Ball diamonds
• My sons play baseball in the park and I enjoy the walking trails.
• Baseball fields, walking paths, natural setting
• Walking around the park and baseball fields
• Baseball fields
3. Which areas of the park do you feel need changes, and why?
No Response - 3
• Get rid of the “bush” – but do plant trees around the park
• Drainage should be improved
• Treed area is in need of “reconsideration”. Currently very boggy, home to
mosquitoes, is being used as a “toilet”. Could be put to better use.
• Soccer field – need artificial turf field, bicycle park, batting cage
• I feel that the host of the unruly shrub areas and the wild scrub is too enticing to
certain elements for undesirable behaviour and activities.
• The park as a park seems to be developing in the right direction
• Not a fan of the location of the skate park, maybe down grade it for young users and
families and create a more challenging course away from the school
• Skate park is vandalized and need of repairs and tennis courts need repair
• Soccer, ball, bike, (trails walking). Why – we are a growing community and require
these also because we need WORLD WIDE competition sports fields, etc
• We need the indoor pool – so I don’t have to go to Walnut Grove of Blair and it has
been on the books for 20 years – so where is it???
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• Wooded area. The area is a known “hang out” and not used by “Non criminals” the
park should have trees but not the type in the forested area
• The track around the rugby field needs a better surface then gravel
• Need less dangerous area’s
• None
• New artificial field turn is needed to give relief to grass fields
Bike park would be used I think
• Artificial soccer field so no interruptions in scheduled play occurs
• Wooded area
• The paths are breaking down and will need to be addressed soon
• Access and parking
• The forest. It is too secluded. A log of graffiti. I don’t feel safe riding bikes w/ my kids
through it.
• Add a batting cage for baseball
• We have been waiting for batting cages to be set up for years, numerous teams
could use these cages for batting practice
• Need adequate bathroom facilities during park hours and change room for the
athletes. More parking – make use of the existing school parking lot
• A batting cage – it will find great usage for/by the youth of Aldergrove.
Improved parking
• Walking pat improvement through elimination of root intrusion. Also proper storm
outfall needs to be incorporated into drainage on south perimeter so as to prevent
soil erosion.
• The paths through the large trees. These paths are dangerous due to the roots lifting
the pavement up.
• The trees need to come down – they’re a hazard
• Bush needs to be removed as it is used for people doing drugs, safety concern for
kids at Betty Gilbert – too easy to grab kid over low fence
• Parking, not enough
• I would like to see the batting cages completed and also an improvement made to
the parking.
• I feel the treed area should be utilized.
• The fields could use a batting cage for baseball, more parking and a play area close
to the ball diamonds for parents with younger kids.
• Need batting cage for baseball. Turf field for soccer (artificial turf).
• More recreational facilities are needed for our growing community.
• More access into park; more than one road into park.
• There needs to be more than one road into the park.
• We need a batting cage to support the kids in their baseball development. Need a
playground close by for our younger kids to play in.
• Forest area beside Betty Gilbert is an issue; tree limbs falling, swampy conditions,
party goers and transients are all issues.
• More flat, paved trails and in need of a playground in park.
• We desperately need batting cages. We have such a committed baseball
community and have to drive so far to get to one.
• The wooded area – mosquitoes.
• More parking, but only needed when baseball in season or I guess soccer. I don’t
see where you could fit anymore though.
• It would be great to see a batting cage for our young athletes to practice ball.
Nearest one is in Langley or Abbotsford.
• Primarily the running track must be resurfaced to the level of what you see at
McLeod Athletic Park.
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• Parking – not enough. Improved baseball practice area – batting cages

• Permanent baseball diamonds / more parking
• Safer – more secure at night / more lights
• Parking is limited – when all fields or pitches are in use.
• I believe that there needs to be more outdoor activities for the children to keep them
busy and out of trouble. If we had batting cages this would allow the kids to increase
their skills not only in ball season.
• The addition of a mountain bike park would provide a service to a group of kids who
currently don’t have a place for their sport in our community.
• Remove dead and dying trees which are a safety hazard. “Do not” plant trees that
when mature will interfere with playing fields.
• A small playground for the players’ siblings would be good, but mostly we would
appreciate a batting cage.
• 4 ball diamonds at the main park but we need batting cages and parking
• It would be great if the track was redone for running
• More parking would be great and new batting cages
4. An Arbourist report completed by Arbortech Consulting Ltd. Indicates alder, birch, and
cottonwood trees in the centre of the park are in poor health due to old age and wet soil
conditions. Removal of these trees is proposed. Eleven Douglas fir also identified in this
forested area will remain.
Do you support removal of those alder, birch, and cottonwood trees in poor health
provided replacement trees are planted after completion of new park facilities in this
area?
Yes - 50
No – 3
No Comment - 18
Comments:
• Plant big trees as in the neighbourhood
• The trails are definitely more enjoyable with green trees. The roots also help with
draining
• Absolutely. A much more vibrant green space could be incorporated with alternate
use to create a beautiful and useful community space.
Drainage needs to be carefully considered.
• Also consider removal of Douglas fir if roots are unstable (keep as many as possible)
• It would be more attractive to the eye and encourage more family to use these areas
• Birch and Cottonwood are not park type trees. Any Fir type should be saved.
• The alder birch and cottonwood can be replaced and reintroduced and or other
variations of deciduous trees
• Yes remove them for safety reasons. My concern is that when replaced and made
into a bike trail that it doesn’t continue to be a place for drug deals
• I fully support removal of all trees including most Douglas firs
• You can replace the trees but not the purpose of the area – it is the last of the
original forest area. What about the wild life – we don’t need more places for vandals
to do their thing – there is enough paths there to ride bikes on
• I do like the Douglas fir trees but I agree that the other trees are not desirable
• I feel they are a part of what makes this park what it is
• Yes I agree with Arborist bush area can be a safety concern for both schools
• Providing key seed trees are left in strategic location
• Yes. Before some one get hit
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Page 10 . . .
• So long as some wildlife habitat ie: birds, rabbits, etc

• We do not need that many trees as it give too much shade on the fields to the north
in the winter
• As long as more trees are planted
• I’m pleased to know that you have consulted with experts before removing the trees
• Please remove the deciduous trees & Drain the swampy area – Mosquito population
needs some control
• If they pose a hazard to the public then they need to go
• Great idea
• If the trees are truly in poor health then they should be removed, but they must be
replaced with other trees.
• Please don’t plant the trees where they will eventually interfere with the sports fields.
• Will the fir tree that currently interferes with the bantam/midget/junior/men’s ball field
be removed and the outfield fence moved to where it should be?
• In between the baseball diamonds some trees could be planted to provide some
shade.
• Although the path through the forested area is beautiful it is unnerving to walk alone.
• Replacing culled trees is not important to me.
• Leave the Douglas Firs but should plant new trees asap.
• The park is in a mainly mature residential area with a lot of large trees in land around
it; losing the forest area and deciduous trees will not be an issue.
• As long as they are replaced.
• By all means, yes; old trees are a hazard. They could fall on kids; even branches
falling could hurt a child or adult.
• Too much “loitering” in this area today. Not safe to walk through in evenings.
• Yes – the cutting of trees would benefit the park to utilize the space.
• Yes. I love the trees but if the Douglas are staying then I agree.
5. Removal of the majority of alder and cottonwood trees would permit development of
new park facilities. Rank the following proposed new park amenities with 1 being your
highest priority item and 7 being your lowest priority item:
(Please note: Some respondents gave more than one facility the same ranking)
1 2 3 4 5 6 7 No
Ranking
Batting cage 26 8 3 2 6 5 7 1
Children’s play 6 9 20 16 5 2
area
Community 2 1 2 3 11 5 30 3
gardens
Expanded parking 5 15 11 9 4 4 9 1
lot
Lighted artificial 23 8 5 4 5 10 4 1
turf soccer field
Mountain bike park 6 11 8 6 9 11 4 3
Picnic area under 2 2 6 12 12 16 7 2
existing Douglas fir
trees
• Pool - 1
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Page 11 . . .
6. Is there other park facilities you feel should be considered for inclusion in the park?
Please list:
No comment - 23
• Simple toilet facilities centrally located
Maybe a “doggy” park in some corner
• Off-leash dog park
• More toilet facilities need to be available – too large of an area for one to be
reasonably expected to find facilities where they are currently available.
• No!
• We have dogs and we would greatly appreciate an off-leash park. Dogs are part
of the modern family lifestyle but never reall (sic) have freedom to run and
socialize.
• Outdoor exercise facility that could be used by seniors as well
• 4 tennis courts would permit more school usage and therefore help create more
potential long term users in the park
• Indoor pool
• I don’t know if softball and baseball fields are included if not they should be
• Pool – Indoor pool!!
• Swimming pool and ice arena
• POOL POOL POOL POOL
• Trail all around for jogging-walking or bike ridding
• What happened to the indoor pool facility
• Swimming pool complex. What has happened to swimming pool complex
proposal?
• A water park would be nice for the south side of Aldergrove
• A pool for winter time activities
Some covered seating
• Indoor pool/recreation facility beside or where Kinsmen centre is currently
located
• No
• What happened to our new pool?
• What happened to the swimming pool plans? Aldergrove residents need an
indoor year-round pool of a decent size.
• More lights for the baseball/soccer fields.
• Room for a pool/fitness centre??
• Pool – indoor / waterpark.
• The high school needs a good track facility. The existing one is in poor condition.
• Proper drainage on edges of fields.
• Nope, batting cage is #1. Would love to see it completed.
• Would like to see an indoor pool facility comparable to WC Blair or a community
fitness as can be found at WG Rec Centre or other communities like Mission or
Port Moody.
• Permanent baseball diamonds
• Pool / hockey / lacrosse box / more permanent baseball diamonds
• No – please keep it a “sports park”. It is an awesome facility – adding cages and
a light turf field would be excellent.
• The community room inside the Rotary Field house is virtually useless for
meetings as it is an echo chamber, even worse when the a/c or heat is on.
Community sports groups should be encouraged to hang championship banners
made of heavy cloth on walls and rafters.
• Bike racks
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Page 12 . . .
• The fourth ball diamond converted from softball to baseball to accommodate the
five teams using it.
• Running track should be redone.
7. Other comments:
No Comment – 25
• We have such a lovely clubhouse but it is very seldom open for concession
purposes.
Aldergrove’s soccer community is very large and turf fields would be a wonderful
plus to grow this sport even more. It sure helps the kids of this town to keep busy
for a reasonable price.
• It would be an asset to the Aldergrove community and the Langley Township to
create more artificial turf fields.
I also believe that the Aldergrove community would benefit from being able to
have greater access to the Rotary field house.
An off-leash park would be a wonderful addition since there are many dogs in
this community.
• Do not locate POOL in this area. Favour pool location at old Aldergrove Elem
site!
• The park is becoming an excellent facility for the community as sports and leisure
users and will/is stimulating growth business wise as more and more
tournaments become scheduled in the area
Cannot emphasize enough the clientele the skate park brings to the area and
does not make it family friendly (I have suggestion on what could be done with
the space) and or where alternative sites could be.
• My concern is that these proposed ideas may take president over the need of an
indoor pool in Aldergrove. Teams sports, soccer, baseball and hockey all have
merit but they ARE TEAM sports. There are people in this community that like to
be active and healthy but not join a team and swimming is a primary option. I
think Aldergrove has already catered enough to these sports and it’s time to bring
other options to Aldergrove. Having an indoor pool will give the community
options during the cold and wet months. Have a 6 lane pool with a dive tank can
offer the community the opportunity to bring revenue into its coffers (small
businesses as well). Swim meets, diving competitions, water polo tournaments,
synchronized swimming are events that can do this. Birthday parties, water
aerobics (deepwater aerobics) can keep active and healthy during the winter, are
also needed activities. We have lived here since 1994 and are tired of having to
go to Blair, or Walnut Grove during the winter. What about those who are not
able to get to these places because of transportation or costs. I believe these
proposed park options are good ideas, but please do not forget the POOL!
Also, please try and relocate the rabbits and other wildlife in the trees before
demolishsion (sic).
• I would like to see all organizations in Aldergrove and area sent a brief outline of
this fine proposal and invite a rep to attend any meetings related to this proposal.
And hopefully Federal and Provincial Gov’t’s are or will be involved in all of this
fine project.
• No more soccer fields –
No more baseball fields -
We want a Pool!!!
• I like the proposal and I would support these changes to the park. As PAC
president of the middle school adjacent to the park I have heard many complaints
about the wooded area
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Page 13 . . .
• The grass field we have are excellent – well maintained but they are over used.
Soccer has exploded lately especially with women’s and girls soccer. We do
need more and it is time for this artificial turf field.
• The soccer field should be prior #1. The Aldergrove Club has contributed a lot to
this park and this area is in dire need of this facility
• No more soccer fields. We will never have enough fields to suit all the groups it’s
impossible.
Give us a USABLE indoor – indoor/outdoor pool.
Must be highest priority
POOL POOL POOL
• The park should have a direct access from 264 St and enough parking for people
• It is a great baseball facility. It definitely needs a batting cage. The forested area
definitely needs some clean-up.
• -Could the gravel track around the school be improved and upgraded? I don’t
know if it the parks or the school’s concern but it is sadly neglected and its use
would be increased if the gravel was removed and a suitable surface was
applied.
-Adequate bathrooms and change rooms for the athletes are a definite concern
-With this large of a sports complex, more parking is definitely needed. Please
make use of ACSS and Betty Gilbert’s existing parking before making more.
-An indoor swimming pool would still be nice for the schools and the community
-I’m glad you are putting in turf fields in Aldergrove. As a soccer family, I feel
Aldergrove gets neglected even though we are part of the township.
-Thank you for putting in the ball hockey rink
-Thank you for developing the complex
-Will there be excess from 264th to make it easier for visitors?
• Concerning the South Complex.
1) Please do not reduce the size of the N.E. lighted diamond. – There will be no
place for Bantam & up ages to play
2) Put the batting cage between the S.W. & N.W. diamonds – out of the way
aesthetically, but easy to access
• There doesn’t seem to be adequate facility for garbage disposal.
Need of replacement of dead planted trees with hardier tree species.
Major improvement of the high school track, needs to be addressed…an artificial
surface would be great
Also, the tennis court(s) are in poor condition…complete renovation is needed.
• I have lived in Aldergrove for the last 5 years and we love the area. This park is
great. My kids play spring baseball with the Aldergrove Minor Baseball Ass. And
we basically live there from April to June.
This is one of the nicest parks we have been to. Thank you.
• If possible, it should be made as pet-friendly as it can be.
Signage currently is inadequate. We lived here for two years before we
discovered the park exists!
Regarding the swimming pool, I would rather see it than the children’s play area,
batting cage, picnic area, mountain bike park, or community gardens. Aldergrove
needs a winter facility other than the hockey rink.
• I applaud the progressive thinking of TOL!
• I have been to a number of the meetings for the park and I am very pleased with
direction it is going. Thanks very much for all of your hard work.
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• I am a resident of Aldergrove and live near the Aldergrove Athletic Park and go
there on average 3 times per week. I also teach boot camps there for the
Township of Langley and I am happy to see your proposed concept. I also take
my children to the park often and occasionally my husband plays soccer there as
well. I really like to proposed concept, and I am hoping if it goes through you will
make the track a rubber track instead of a gravel track as it used often and
Aldergrove is lacking in a ‘real’ track anywhere. I also would like to comment that
it would be nice to have a children’s play area as the Betty Gilbert playground is
quite often being vandalized and has become not much of a playground for kids
and there isn’t really any other play structures for older kids in that park. Other
than that, I just wanted to say I am ha..
• I feel more facilities are desperately needed in Aldergrove, specifically for
preteen to teenage groups. The mountain bike park would be a great place for
kids to go. As well, the batting cage is very necessary for the large baseball
association that Aldergrove has. As a parent in Aldergrove, it’s frustrating to
always have to go to Langley or Abbotsford to find something for my kids to do
(boys, age 7 & 9). We would be avid users of both the mountain bike park and
the batting cage, as well as the children’s play area.
• The park needs bicycle racks.
• I do like seeing all the people (of all ages), some with their dogs enjoying the
park.
• Parking: During tournaments there is not enough parking, not even when Betty
Gilbert parking is available for use. So more parking is essential. However, one
comment I have ACSS has a fairly large parking up, but it is always locked up
during weekends and holidays (including summer). It is a huge waste not to be
able to have access to these parking spaces.
• Library: very handy and I drop in most times I’m at the ball field.
• At the Provincial tournament for PeeWee and Bantam baseball, many Aldergrove
residents (who had no kids playing) stopped and enjoyed watching the games.
• My sons play soccer and baseball in the Aldergrove community. I very much
support improving the Aldergrove Athletic Park by adding a batting cage, all
weather soccer field, etc. I was involved with Aldergrove Minor Baseball in
putting on the Provincial Championships this year. The organizing committee put
a lot of effort into this event and the compliments we received from all the teams
throughout the province is that the facility was first class and the players felt like
they were playing on major league fields. I believe that this type of volunteer
commitment is what makes the Aldergrove community what it is and by
improving an already fantastic facility could only strengthen our community.
• On another note, I am a responsible dog owner that looks after cleaning up after
my dog when I am at the park. A lot of other people don’t. I think it would be
helpful that the Township provides dog cleanup bags around the park for people
to use.
• I walk my dog at the park every day and clean up after her. However, there are
many people who do not. Providing dog bags for them may help keeping our
fields clean. My sons both use the fields. One in soccer and the other baseball.
We travel to Langley’s Mountain Secondary to use their artificial turf and to
Castle Fun Park to use their batting cages. It would be awesome to see the
Township supporting our kids by putting in these facilities.
• Although my children are older, we had many parents with younger kids on our
teams this year. It would be terrific to see a kids play area for them to enjoy
whilst their siblings played soccer/baseball. Many other parks have these
available.
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• Living in Aldergrove for 30 plus years and a mum to 6 kids, I would love to see
more available: an indoor pool and/or indoor gym. Our family is involved in
baseball and soccer. Four children so far play and this plan is very much
supported.
• As I mentioned in #3, the lack of more than one way into the park can make
access difficult. In the event of an emergency, police and fire, etc may have
trouble responding to situations.
• A pool/waterpark would be an enjoyable addition. This should not be built at the
expense of the current pool. Being able to walk to this pool which only operates
about three months out of the year is a great benefit to us. Adding another pool
south of the Fraser Highway would enhance what we currently have.
• Having 3 kids in sports in the Township, I am exposed to facilities around all
areas including Willoughby, Walnut Grove and Murrayville. Aldergrove has
excellent grass fields but no lit grass for soccer. We have 3 lit baseball diamonds
and 3 lit gravel fields. I feel it is important for our community to get a facility that
soccer can use during our winter season. As a coach of two teams for 7+
seasons, I know how hard the gravel surface is on equipment and how difficult it
is for top calibre talent to practice on gravel. It is a great benefit to have lit grass.
I would encourage some discussion around the cost of lights on existing grass
fields in contrast to the significant cost of turf. That having been said, I would like
to see a new turf field put in the wooded area beside Betty Gilbert or put in the
existing ACSS field area. We need more lit soccer surfaces in Aldergrove. So,
please do not consider removing the gravel surfaces. Thanks for the opportunity
to provide input.
• I have lived in Aldergrove for over 15 years and love our town. My children are
involved in our community with soccer, hockey and baseball and swimming. My
boys are 11 and 9 years of age and very active kids. My two boys have been
trying to raise money for the batting cages for years. They have been going door
to door collecting money for what is well needed in our community. We are at
the park at least twice a week in the winter and 5 to 7 days a week during ball
season. As you have seen we have a great park and we can achieve anything
we want with the parents here in Aldergrove. Just look at what we did for the
Provincials. What a weekend to remember. I would also love to see an indoor
pool and a new ice rink in our area. We deserve this. Langley has how many
pools, rinks, parks. The list goes on and on and we out in Aldergrove get left
behind. Our children deserve more facilities in our home town to keep them off
the streets and involved in the community.
• Thank you for the opportunity to comment.
• We feel that the South Aldergrove Athletic Park is a wonder facility already. But I
would love to see upgraded track behind the high school, and like other
communities, a better fitness facility and/or a pool. An outdoor would only be
valuable if it was strictly for fitness (laps) as we already have an outdoor pool in
Aldergrove.
• The need for cages is huge – a covered area to work on hitting and pitching for
the association is so beneficial. Now to go to cages in poor weather is in East
Abbotsford and has a steep cost. The soccer field is a good idea but there is a
turf field at McLeod. Please look at a place like the batting cages to develop
youth, keep them busy all year long.
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• The proposed batting cage location wall, in my opinion, detracts from the park.
Why not place it in the original location where soil tests have been conducted!
The youth of Aldergrove are under-privileged when compared to other areas of
Langley. The proposed indoor pool and Rec Center says Aldergrove is second
class. Let’s change the current negative view of Aldergrove by investing in it and
its youth. The Aldergrove area has enough population and tax base (Gloucester)
to support a decent rec center and indoor pool. My daughter’s church youth
group currently has very limited options for entertainment within Aldergrove.
They are the outdoor Aldergrove bathtub, the bowling alley and the drive-in
theatre. Aldergrove is very community oriented. There are great people in the
Rotary, Kinsmen, Elks, Minor Hockey, Minor Baseball and Minor Soccer. They
support the youth in the community but we need more help from the Township.
• I am not sure if this is the right place to respond to the swimming pool proposal.
An indoor facility as opposed to outdoor is required. The Aldergrove youth need
a healthy activity for more than three months of the year, as do the adults. The
town would greatly benefit from a more useful, enjoyable facility that will, as the
athletic park has done, raise morale.
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REPORT TO
MAYOR AND COUNCIL

FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 13-32-0001
SUBJECT: PROVINCIAL AGRICULTURAL LAND COMMISSION
APPLICATION NO. 100179 (LARRY RODGERS)
PROPOSAL:
Application to the Provincial Agricultural Land
Commission (PALC) for subdivision of a 2.42 ha
(5.99 acre) property located at 27550 - 48 Avenue
into a 0.16 ha (0.40 acre) parcel (north of Highway
No. 1) and a 2.26 ha (5.59 acre) parcel (south of
Highway No. 1). The land is to remain within the
Agricultural Land Reserve (ALR).
RECOMMENDATION SUMMARY:
Support subdivision application to the Provincial
Agricultural Land Commission.
RATIONALE:
The subject subdivision application requires approval
by the PALC prior to further processing by the
Township of Langley. The proposed subdivision
complies with the Township’s Zoning Bylaw.
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PROVINCIAL AGRICULTURAL LAND COMMISSION
Page 2 . . .
RECOMMENDATION:
That the Provincial Agricultural Land Commission (PALC) be advised that the subdivision of
property located at 27550 -- 48 Avenue, is supported subject to compliance with the
requirements of the PALC and, at the time of subdivision application, the Township of Langley’s
Subdivision and Development Control Bylaw.
EXECUTIVE SUMMARY:
The applicant proposes to subdivide a 2.42 ha (5.99 acre) property into two parcels of 0.16 ha
(0.40 acre) and 2.26 (5.59 acres). The proposal complies with the provisions of the Township’s
Zoning Bylaw, which (under Section 110.9) exempts properties split by a Provincial Highway
from the Bylaw’s minimum lot size requirements. Should the Provincial Agricultural Land
Commission approve the application, details of the subdivision will be addressed through a
future subdivision application to the Township, which will ensure compliance with the
Township’s Subdivision and Development Control Bylaw and Policy.
PURPOSE:
The purpose of this report is to provide Council with information and recommendations (to the
PALC) with respect to a subdivision application in the ALR. Council support of the subdivision
application is required prior to the application being considered by the Provincial Agricultural
Land Commission.
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ZONING BYLAW 2500
SUBJECT
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ZONING BYLAW NO. 2500
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SUBJECT
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ADDITIONAL INFORMATION:
Owner/Applicant: Larry M. Rodgers
27550 – 48 Avenue
Langley, B.C. V4W 1S1
Agent: Aaron Fedora

25469 – 84 Avenue
Langley, B.C. V1M 3N2
Legal Description: Lot 4, Except: Firstly; Part on Statutory Right of

Way Plan 23336, Secondly; Part Dedicated
Road on Plan 84001, Section 32, Township 13,
New Westminster District Plan 9890
PID: 014-271-826
Location: 27550 – 48 Avenue
Area: 2.42 hectares (5.99 acres)
Existing Zoning: Rural Zone RU-1 (part north of Highway No. 1)
Rural Zone RU-3 (part south of Highway No. 1)
Minimum Parcel Size: 1.7 ha (4.2 acres) – for area zoned RU-1
8.0 ha (19.8 acres) – for area zoned RU-3
Rural Plan Designation: Designated Urban Growth (portion north of

Highway No. 1)
Agriculture/Countryside (portion south of

Highway No. 1)
Agricultural Land Reserve: In the Agricultural Land Reserve
E.S.A. Designation: ESA 32 – Upland between West Creek and

Coghlan Creek (north of Highway No. 1)
(Rating – 3)
ESA 37 – Salmon River and Coghlan Creek

Headwater Area (south of Highway No. 1)
(Rating – 3)
The applicant has applied under Section 21(2) of the Agricultural Land Commission Act to
subdivide a 2.42 hectare (5.99 acre) parcel into two parcels. Because the property is split by
Highway No. 1, the applicant states that it is not feasible for the land to be farmed as a single
farm unit. The applicant proposes to create a 0.16 ha (0.40 acre) lot to the north of Highway
No. 1 and a 2.26 ha (5.59 acre) lot to the south of Highway No. 1.
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Staff note that discussions have occurred with the applicant concerning the possibility of
developing the proposed lot north of Highway No. 1 for industrial purposes. This would require
exclusion of the proposed northerly lot from the ALR, and a subsequent application to amend
the Gloucester Industrial Park Community Plan (to include the proposed lot and designate it for
industrial use). This approach has been ruled out as the site has limited potential for industrial
use (due to its small size, setback requirements, proximity to a watercourse, and difficulties with
extending municipal services to the property). The applicant has elected to apply only to
subdivide the property and to have it remain in the ALR for use as a small agricultural / rural
residential site.
DESCRIPTION OF PROPERTY:
The subject 2.42 hectare (5.99 acre) property is bisected by Highway No. 1. On the south side
of Highway No. 1, 48 Avenue runs parallel to highway and provides access to a single family
dwelling and farming operation (hay production and cattle) located on the southern portion of
the lot. The portion of the property located north of Highway No. 1 is treed, and is accessed
from 48 Avenue, which runs along its north side.
No streams or water courses are located on the parcel, however, a watercourse is located to the
east of the site (on the north side of Highway No. 1) on the adjacent property in the City of
Abbotsford. Setbacks from this watercourse will be addressed as part of the Township
subdivision approval process should the application be approved by the PALC.
Adjacent Uses and Property Sizes:
North: 48 Avenue beyond which is the Gloucester Industrial Park with several large
industrial parcels (ranging in size from 2.02 ha / 4.99 acres to 3.0 ha / 7.41 acres)
zoned General Industrial Zone M-2A;
South: several rural residential parcels (ranging in size from 7.99 ha to 15.98 ha /19.75 acres
to 39.5 acres) zoned Rural Zone RU-3 located in the ALR;
East: an unconstructed road allowance (10m / 33 ft. wide) for the west half of 276 Street,
which is the Township boundary with the City of Abbotsford; beyond are several rural
residential parcels located in the City of Abbotsford in the ALR; and
West: three large rural residential parcels located in the ALR (ranging in sized from 3.08 ha
to 3.77 ha / 7.62 acres to 9.32 acres) zoned Rural Zone RU-3.
Community Plan Designation:

The Township’s Rural Plan designates the portion of the property south of Highway No. 1 as
Agriculture/Countryside. The area north of Highway No. 1 is shown as being within the Urban
Boundary in the Rural Plan, and is designated for Urban Growth purposes in the Township’s
Official Community Plan. The area to the north of Highway No. 1, however, is not located within
the boundaries of the Gloucester Industrial Park.
Langley Zoning Bylaw No. 2500:

The property currently has a split zoning. The portion of the lot north of Highway No. 1 is zoned
Rural Zone RU-1 (minimum lot size of 1.7 ha /4.2 acres). The area south of Highway No. 1 is
zoned Rural Zone RU-3 (minimum lot size of 8 ha /19.76 acres). Notwithstanding Section 110.9
of the Township’s Zoning Bylaw permits subdivision of a parcel without regard to minimum lot
size requirements when it is split by a Provincial Highway.
Agricultural Advisory Committee:

In accordance with Council’s procedure, the application will be forwarded to the Agricultural
Advisory Committee (AAC) for information purposes.
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Servicing:
Services exist to a rural standard (septic system, private well and drainage) to the existing
residence and farm operation on the south side of Highway No. 1. If the subdivision proceeds
the proponent’s engineer will need to confirm the adequacy of these services to the acceptance
of the Township.
POLICY CONSIDERATIONS:
The Township’s Zoning Bylaw allows subdivision of a parcel without regard to minimum lot size
when it is split by a Provincial Highway (Section 110.9). Should the Provincial Agricultural Land
Commission approve the application, details of the subdivision will be addressed through a
future subdivision application to the Township, which will ensure compliance with the
Should the proposed subdivision and exclusion be approved by the Provincial Agricultural Land
Commission, the landowner could subsequently submit a formal subdivision application under
the Land Title Act to the Township. To be approved, the application must comply with the
Provincial Agricultural Land Commission’s policies and conditions, and with the Township’s
Subdivision and Development Control Bylaw and Policies.
William Ulrich
DEVELOPMENT PLANNER
for
DEVELOPMENT PLANNING DIVISION
RK/JG/WU/wu
ATTACHMENT A ALR Application form

ATTACHMENT B Title search
ATTACHMENT C Area map
ATTACHMENT D Letter from applicant describing proposed subdivision
ATTACHMENT E Photographs of site
ATTACHMENT F Site plan
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ATTACHMENT
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ATTACHMENT C
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ATTACHMENT D
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ATTACHMENT E
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ATTACHMENT F
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REPORT TO
MAYOR AND COUNCIL

SUBJECT: REZONING APPLICATION NO. 100333
(EXOUSIA PROPERTIES INC.)
PROPOSAL:
Rezone from Rural Zone RU-2 to a new Limited
Industrial Zone to accommodate development of a
heavy truck/commercial vehicle parking facility on a site
located at 920 and 1030 – 272 Street.
That Council not support the application as it does not
comply with the Township’s Rural Plan policy.
RATIONALE:
The proposal is inconsistent with the land use policies
and objectives of the Township’s Official Community
Plan and Rural Plan.
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REZONING APPLICATION NO. 100333
Page 2 . . .
RECOMMENDATION(S):
That Council not support the application to rezone a site located at 920 and 1030 – 272 Street
from Rural Zone RU-2 to a new Limited Industrial Zone allowing for the development of a heavy
truck/commercial vehicle parking facility.
EXECUTIVE SUMMARY:
Exousia Properties Inc. has applied on behalf of N and J Developments, et al to rezone two
properties (total area 11.75 ha / 29.05 acres) located at 1030 and 920 – 272 Street to a new
Limited Industrial Zone designed to accommodate a heavy truck/commercial vehicle parking
facility. Both properties are currently zoned Rural Zone RU-2 and neither is located within the
Agricultural Land Reserve. Amendments to the Township’s Official Community Plan, the Rural
Plan and rezoning of the site would be needed to accommodate the proposed use.
Staff are not supportive of the proposal on the basis that accommodating industrial uses in
areas not designated for industrial growth is not in compliance with the Township of Langley
Official Community Plan’s goals and objectives. The applicant should be encouraged to pursue
alternative sites in areas designated for industrial growth within the Township.
PURPOSE:
The purpose of this report is to advise and make recommendations to Council with respect to
Rezoning Application No. 100333.
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SUBJECT
SUBJECT
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Preliminary Site Plan – SUBMITTED BY APPLICANT
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REFERENCE:
Applicant: Exousia Properties Inc.
c/o Aaron Fedora
25469 – 84 Avenue
Langley BC V1M 3N2
Owners: N & J Developments Ltd.

25469 – 84 Avenue
Langley BC V1M 3N2
Cut Bank Holdings Ltd.
2573 Marleau Road
Prince George BC V2N 5G5
D.S.F. Enterprises Ltd.
6265 – 236A Street
Langley BC V2Y 1M2
437508 British Columbia Ltd.
2830 – 188 Street
Surrey BC V3S 9V5
Otter Developments Ltd.
4336 – 247 Street
Langley BC V2Z 2L8
497285 British Columbia Ltd.
7688 Taulbaut Street
Mission BC V2V 3W6
801921 B.C. Ltd.
7000 Bradner Road
Abbotsford BC V4X 2C6
Trijax Holdings Inc.
2982 – 190 Street
Surrey BC V3S 9V2
Mountain View Poultry Ltd.
1765 Lefeuvre Road
Abbotsford, BC V4X 1E3
Wesla Holdings Ltd.
19911 – 12 Avenue
Langley BC V2Z 1W3
0830978 B.C. Ltd
6217 Hargitt Street
Abbotsford BC V3G 1M8
Location: 920 and 1030 – 272 Street
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Page 7 . . .
Legal Description: Lot 1 Section 8 Township 13 NWD Plan 17643
North ½ of the West ½ of the South ½ of the

South West ¼ Section 8 Township 13 NWD
Area: Lot 1 , Plan 17643 - 3.86 ha (9.55 acres)
Part Section 8 - 7.89 ha (19.50 acres)

Total area - 11.75 ha (29.05 acres)
Existing Zoning: Rural Zone RU-2
Proposed Zoning: Limited Industrial Zone (not yet created)
Rural Plan: Agriculture/Countryside
E.S.A. Designation: E.S.A.# 96 – SE Aquifer Pepin Creek

(Rating- #1)
BACKGROUND/HISTORY:
The subject site is currently zoned Rural Zone RU-2 and is designated “Agriculture/Countryside”
in the Rural Plan. It is located within a small area south of Aldergrove (between 268 and 276
Streets, and between 8 and 12 Avenues) which was not included in the Agricultural Land
Reserve (ALR) when the ALR was originally created in the early 1970’s. Both lots were
previously gravel pits (now reclaimed). It is the applicant’s intent to rezone these reclaimed
lands to a site specific zone with the intention of using them for limited industrial purposes,
specifically a heavy truck/commercial vehicle parking facility.
DISCUSSION / ANALYSIS:
The subject properties are located at 920 and 1030 – 272 Street and total 11.75 ha (29.05
acres) in area. Existing buildings include a single family dwelling (located at 920 – 272 Street)
and two mobile homes (at 1030 – 272 Street). Access to both properties is from 272 Street.
Surrounding land uses include:
North: the Metro Vancouver Transfer Station
South: two rural properties (zoned Rural RU-2, not located in the ALR), beyond which is
8 Avenue and the Aldergrove Lake Regional Park to its south
East: a rural property (zoned Rural RU-2, not located in the ALR) used as a fur farm,
and municipal land (Jackman Pit)
West: 272 Street, beyond which are municipal lands (former Jackman Landfill site)
currently under remediation and intended to be developed as a park
The application proposes to rezone the site from Rural Zone RU-2 to a proposed new Limited
Industrial Zone (to be specifically designed to accommodate the proposed heavy truck and
commercial vehicle parking use). Additional details of the proposed development are included
in Attachment A (“Letter of Intent”) provided by the applicant.
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The existing single family house is proposed to remain for use as a residence for an on-site
security guard. Two mobile buildings are proposed to be added (for office space and a rest
facility for truckers). A new steel building is proposed to provide minor vehicle servicing and
washing facilities. Temporary storage tents are also proposed to provide shelter for
Recreational Vehicles and Boats. In total the proposed facility will provide parking facilities for
up to five hundred (500) heavy trucks/commercial vehicles. The applicant has suggested that
such a facility would help decongest residential streets of heavy trucks, reduce the safety
hazard of heavy trucks in residential areas and protect farmlands.
The applicant has stated that heavy truck/commercial vehicle parking competes with the
demand for industrial land in the Township. The high value of industrial land leads owners to
use their industrial zoned property for industrial buildings and not parking. Owners of heavy
trucks/commercial vehicles have been encroaching on Langley’s agricultural lands to find areas
to park their vehicles, in the process creating enforcement issues for the Township’s Bylaw
Officers and the Provincial Agricultural Land Commission Enforcement Staff.
In addition to rezoning of the site, amendments to the Rural Plan and Township Official
Community Plan would also be required to accommodate the proposal. The Rural Plan
designates the site as “Agricultural/Countryside”. Section 5.5.1 of the Rural Plan states:
“In areas designated Agriculture/Countryside, agricultural uses and considerations

shall have priority over non-agricultural uses, where such uses would have an
adverse impact on agriculture. Non-agricultural uses that do not comply with
provisions of this plan are not permitted.”
The Township’s Official Community Plan also explicitly states in section 5.14.2:
“Industrial development shall not be permitted in the rural area, but shall be
directed to areas designated industrial growth and, where it meets the criteria, the
Agro-Service Centre…”
In staff’s opinion the proposed rezoning to facilitate development of a heavy truck parking facility
is contrary to the land use planning policies and objectives in the Township’s Official Community
Plan and the Rural Plan. The proposed site is located in a rural area which is generally
surrounded by ALR properties, and is too distant from industrial areas and traffic corridors to be
of use to most truck operators. Although there may be a need for a truck parking facility in the
Township, the proposed site is not viewed as a suitable location due to potential negative
impacts on the surrounding agricultural community, environmental concerns, and other factors
such as inadequate services. The proposed inclusion of an RV / boat storage compound for
use by the general public is not a suitable use at this location. Staff are not recommending
approval of the application.
Servicing:
The site is presently serviced by private on-site water wells and septic systems. Should the
application be favourably considered by Council, development prerequisites prior to final
reading of a rezoning bylaw would include confirmation of the adequacy of all services to
address possible improvements needed to accommodate the proposal. As well, there may be a
need to request approval from Metro Vancouver due to the proposal’s implications on the
“Green Zone”. Such prerequisites have not been included in this report as staff is not
recommending approval of the proposal.
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Tree Protection/ Replacement:

Information provided by the applicant indicates that 6 significant trees exist on the subject
properties, all of which are proposed to be retained. The majority of all trees on the properties
are located along the west edge of the site (closest to 272 Street). Final tree retention,
protection, and replacement plans would be subject to the final acceptance of the Manager of
Parks Design and Development. This requirement would be included in the list of development
prerequisites to be completed prior to final reading of a rezoning bylaw if application received
favourable consideration from Council.
Environmental:
The Township’s Environmentally Sensitive Areas (E.S.A.) Study identifies the property as
forming part of the “SE Aquifer Pepin Creek” area. There are no watercourses on the site. The
applicant would 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 any future building permit application. Concerns related to surfacing of
any truck parking areas (to control dust and potential environmental impacts from vehicle
related contaminants) would also need to be addressed. The provision of a stormwater
management plan (at the time of building permit application) and compliance with the
Township’s Tree Protection would be necessary to satisfy the management guidelines identified
in the Township’s Environmentally Sensitive Areas Study.
The proposed rezoning application does not comply with the Township’s Official Community
Plan which directs industrial uses to be located within those areas of the Township that can
provide full municipal services and which are designated for Industrial growth. Staff
recommends that Council deny this application and encourage the applicant to pursue alternate
locations in areas designated for Industrial Growth in the Official Community Plan.
William Ulrich
DEVELOPMENT PLANNER
for
RK/WU/JG/wu
Attachment A Letter of Intent
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REPORT TO
MAYOR AND COUNCIL

SUBJECT: REZONING APPLICATION NO. 100330 AND
DEVELOPMENT PERMIT APPLICATION NO. 100583
(DESERT PROPERTIES INC.)
PROPOSAL:
Application to rezone three properties having a total area
of 1.54 ha (3.82 acres) located north of 86 Avenue (west
of 201 Street) to Comprehensive Development Zone CD-
47, and issuance of Development Permit No. 100583 to
permit a four storey and a six storey business park
building with underground and surface parking.
That Council give first and second reading to Bylaw
No. 4746, subject to the completion of ten (10)
conditions; and issuance of Development Permit
No. 100583 (subject to seven (7) conditions) at
the time of final reading; and that staff be
authorized to schedule the required Public
Hearing for the rezoning and Development
Permit concurrently.
RATIONALE:
The proposal complies with the
Carvolth Business Park
Neighbourhood Plan and
Willoughby Community Plan.
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RECOMMENDATION(S):
That Council give first and second reading to Rezoning Bylaw No. 4746 rezoning 1.54 ha (3.82
acres) of land located on the north side of 86 Avenue (west of 201 Street) to Comprehensive
Development Zone CD-47 to permit a business park development, subject to the following
1. Applicant entering into a Servicing Agreement with the Township to secure required road
and utility upgrades and extensions including a storm water management plan in
accordance with the Township’s Subdivision and Development Control Bylaw and greenway
construction to the acceptance of the Manager of Parks Design and Development
2. Provision of an Erosion and Sediment Control Plan in accordance with the Erosion and
Sediment Control Bylaw to the acceptance of the General Manager of Engineering;
3. Provision of road dedication (5.6 metres on 86 Avenue, 3.5 metres on 201 Street and a
corner truncation at the 86 Avenue / 201 Street intersection) in accordance with Schedule P-
1 of the Township’s Subdivision and Development Control Bylaw (Policy Section) as
amended to reflect this requirement to the acceptance of the General Manager of
Engineering;
4. Compliance with the Township’s Tree Protection Bylaw, including provision of a final tree
protection plan incorporating tree retention, replacement and protection details, to the
5. Completion of landscaping plans (including greenway construction and design
requirements) to the acceptance of the Manager of Parks Design and Development;
6. Register a restrictive covenant limiting access to the site from the northerly driveway on 201
Street and from 86 Avenue to right in/out turning movements and prohibiting off-street
parking on 86 Avenue and 201 Street abutting the site, to the acceptance of the General
7. Register a restrictive covenant requiring provision of a 5.0 metre wide landscaping area
adjacent to the 201 Street and 86 Avenue site frontages;
8. Provision of a CPTED (Crime Prevention through Environmental Design) review of the
development (including design and operation of the parkade, elevators, pedestrian
connections and lighting) by a qualified CPTED professional (in consultation with the
Langley RCMP), to the acceptance of the Director of Community Development, including
incorporation of the CPTED recommendations into the final development plans;
9. Approval of Rezoning Bylaw No. 4746 by the Ministry of Transportation; and
10. Payment of supplemental Rezoning Application fee and Site Servicing Review fee; and
further
That Council at time of final reading of Bylaw No. 4746 authorize issuance of Development
Permit No. 100583 subject to the following conditions:
b) Final on-site landscaping plans being in substantial compliance with Schedule “K” and in
compliance with the Township’s Tree Protection Bylaw, and Street Tree and Boulevard
Treatment policy, subject to final acceptance of the Manager of Parks Design and
Development;
c) On-site landscaping to be secured by letter of credit at the building permit stage;
d) Section 8.1 1)a) (maximum freestanding sign area) of Township of Langley Sign Bylaw 2005
No. 4402 being varied from 20 m2 to 26.24 m2 for a freestanding sign adjacent to existing
Building A and 200 Street as shown on Schedules “B” and “L”;
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f) Freestanding signage on 201 Street and 86 Avenue to be in compliance with Township of

Langley Sign Bylaw 2005 No. 4402, and to be coordinated in design with the freestanding
sign adjacent to existing Building A and 200 Street, and
g) Rooftop mechanical equipment to be located so as not to be visible from adjacent roads, or
alternatively to be screened from view by compatible architectural treatments.
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:
That Council authorize staff to schedule the required public hearing for the Rezoning Bylaw in
conjunction with Development Permit No. 100583.
EXECUTIVE SUMMARY:
Hub Engineering Inc. has applied (on behalf of Desert Properties Inc.) to rezone three
properties having a total area of 1.54 ha (3.82 acres) located in the Carvolth Business Park
Neighbourhood Plan area from Suburban Residential Zone SR-2 and Carvolth Commercial
Zone C-17 to Comprehensive Development Zone CD-47 to permit a four storey and a six storey
business park building with underground and surface parking. A variance to the Township’s
Sign Bylaw (to permit a freestanding sign adjacent to 200 Street greater in area than permitted
by the bylaw) is incorporated in the Development Permit. Additional details are contained in the
attached materials. Final reading of the rezoning bylaw should be contingent upon completion
of the development prerequisites outlined in this report.
PURPOSE:
The purpose of this report is to advise and make recommendations to Council with respect to
the Desert Properties Inc. rezoning and Development Permit applications.
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SUBJECT
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Proposed Subdivision Plan
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Preliminary Site Plan – SUBMITTED BY APPLICANT
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Rendering – SUBMITTED BY APPLICANT
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REFERENCE:
Owner: Desert Properties Inc.
501 – 17665 – 66A Avenue
Surrey BC V3S 2A7
Applicant: Spire Development Corporation

610 – 1125 Howe Street
Vancouver BC V6Z 2K8
Agent: Hub Engineering Inc.

101 – 7485 – 130 Street
Surrey BC V3W 1H8
Architect: Christopher Bozyk Architects Ltd.

414 – 611 Alexander Street
Vancouver BC V6A 1E1
Legal Description: Lot A Section 26 Township 8 NWD Plan

BCP27420
Lot 3 Except: Part Subdivided by Plan BCP27420

Section 26 Township 8 NWD Plan BCP19901
Parcel “C” (Explanatory Plan 27458) Lot “A”

Section 26 Township 8 NWD Plan 11245
Location: 20077 – 86 Avenue and vacant land
Area: 0.37 ha (0.92 acre) – Lot A

0.65 ha (1.61 acres) – Lot 3
0.52 ha (1.29 acres) – Parcel “C”
1.54 ha (3.82 acres) – Total Area
Existing Zoning: Carvolth Commercial Zone C-17 (Lot A)
Suburban Residential Zone SR-2 (Lot 3 and

Parcel “C”)
Proposed Zoning: Comprehensive Development Zone CD-47
Carvolth Business Park Service Commercial

Neighbourhood Plan:
E.S.A. Designation: E.S.A.# 061 – Willoughby and Willowbrook Area
(Rating - #3)
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BACKGROUND:
Desert Properties Inc. has acquired the three subject properties which are adjacent to a
property to the north (8700 – 200 Street) where the company is currently constructing a three
storey office building. The subject properties are designated for Service Commercial purposes
in the Carvolth Business Park Neighbourhood Plan. This designation permits a broad range of
business/office park and retail, service and tourist commercial uses, but excludes retail uses
over 450 m2 (4,884 ft2). The Neighbourhood Plan also designates a buffer/greenway along 201
Street and a trail along 86 Avenue.
DISCUSSION / ANALYSIS:
The subject properties are currently vacant. One of the properties (Lot A) was rezoned to
Carvolth Commercial Zone C-17 by its former owner (to permit future commercial development),
while the other two properties are zoned Suburban Residential SR-2. Surrounding land uses
include:
• a property to the north (also owned by Desert Properties Inc) zoned CD-47, on which a
three storey office building is currently under construction;
• 201 Street to the east (dedicated but not constructed), beyond which is a vacant
property under application to be rezoned to Comprehensive Development Zone CD-46
to permit future business/office park uses;
• 86 Avenue to the south (built to a rural standard), beyond which are suburban residential
properties (currently zoned SR-2, but designated Service Commercial in the Carvolth
Plan; and
• commercial uses (Starbucks and Shell gas bar/car wash) fronting onto 200 Street
(zoned C-2D).
Proposed Zoning (Bylaw 4746):

The application proposes to rezone the subject properties to Comprehensive Development
Zone CD-47 to enable development of a four storey and a six storey business park building with
underground and surface parking. The CD-47 zone allows for a broad range of service
commercial and business park uses. The proposed rezoning is consistent with the Service
Commercial designation of the properties in the Carvolth Business Park Neighbourhood Plan.
The CD-47 zone currently limits the height of buildings and structures to 15 metres (49.2 ft.),
except for hotels and conference/convention facilities (which are limited to a maximum height of
30 metres / 98.4 ft.). When the CD-47 zone was originally drafted (as part of the rezoning of the
200 Street interchange project lands), the greater height allowance for hotels and
conference/convention facilities was viewed as a means of encouraging such uses to develop at
this “gateway” location. The proposed 4 and 6 storey buildings (with heights of 17.5 metres/
57.5 ft. and 25.5 metres / 83.5 ft.) exceed the maximum height permitted in the CD-47 zone.
Staff note that there is no restriction on building heights in the Carvolth Plan. Section 4.1.1.5 of
the plan states “Development must also be consistent with the 200 Street interchange site being
a “gateway” entrance to the community.” Permitting higher buildings on the subject site is
consistent with this objective. Rezoning Bylaw No. 4746 includes a change to the height
provisions of the CD-47 zone to accommodate buildings up to a maximum height of 30 metres
(98.4 ft.).
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Development Permit:
As the subject area 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 Willoughby Community
Plan (see Attachment A). Proposed Development Permit No. 100583 is attached to this report
(see Attachment B).
The design rationale submitted by the applicant’s architect states:
“This application is for the development of phase 2 of Langley Business Centre to

construct two new four and six storey office / commercial buildings with on grade
and underground parking.
The site is located near the 200 Street interchange, a major entrance or gateway
to Langley (Carvolth Plan area). The proposed development is an addition of +
167,370 square feet mixed use office / retail to Langley Business Centre and
comprises of multi-tenant offices and limited commercial spaces to sere the
travelling public.
The overall design emphasizes cohesiveness in the site planning and clear
articulation of the building form to create a functional and visually appealing
development.
The proposed development, therefore, sets out to meet the following planning
and design criteria:
• Context: respect, reflect and complement the existing building on site by

using similar characteristics and materials: painted concrete, brick
veneer, metal panels…
• Compliance with applicable zoning regulations and statutory
encumbrances
• Maximizing green and well landscaped areas
• Attractive, appropriate commercial building aesthetic and sensitive
response to scale and environment
• Variations in massing, changes in height and horizontal planes along with
landscaping create breaks in the façade. The use of glass, recessed
windows, sunscreen, brick veneer will contribute to visually appealing
streetscapes. Steel and glass canopies at each unit entry emphasize the
entrances and reinforce the visual identity for future tenants and provide
weather protection.”
A total of 595 parking spaces are proposed to be provided, consisting of 283 underground and
312 surface spaces. The Township’s Zoning Bylaw requires a total of 580 spaces to be
provided. An additional 146 surface spaces exist on the adjacent Phase 1 (Building A) site.
The proposed development complies with the site’s proposed CD-47 zoning in terms of use,
siting, site coverage, and parking.
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Signage:
Fascia signage (individual channel letters mounted onto aluminum bars and metal mesh,
secured to building soffit and canopy steel) is proposed on the first floor level on all facades of
both buildings. The proposed fascia signage (as detailed in Schedules “I” and “J” of Attachment
B) complies with the Township’s Sign Bylaw.
As part of the approvals granted in Development Permit No. 100519 for the first phase (Building
A) of the project on the adjacent site to the west / north, two freestanding signs were approved.
These included one sign in the landscaping area between Building A and 200 Street, and a
second sign in the landscape area to the north of the 201 Street vehicle access. As part of the
current Development Permit application for the second phase (Buildings B and C), the applicant
has requested a variance to the Township’s Sign Bylaw to allow the previously approved sign
adjacent to 200 Street to be greater in area than the Sign Bylaw permits. The proposed
freestanding sign (as detailed in Schedule “L” of Attachment B) will have a total sign area of
26.25 m2 / 282.5 ft2 ), compared to the 20 m2 / 215.3 ft2 maximum sign area permitted by the
Bylaw. The applicant feels that the larger sign area is required “in order to provide adequate
and visible identification to the number of tenants that require signage on this busy 200 Street
location” and that “reducing the space allotted to the individual tenants would impede the
public’s ability to identify their logos”. Staff note that the proposed 200 Street sign complies with
the maximum height and width of 7.5 m / 24.6 ft. permitted by the Bylaw (proposed height 6 m /
19.83 ft. and width of 4.7 m / 15.5 ft.). The Bylaw allows for one freestanding sign on each
street frontage of a lot. In this case, the applicant is not proposing any freestanding sign on the
88 Avenue street frontage. The applicant is proposing a freestanding sign on 201 Street (per
the previous Development Permit approval) which complies with the Sign Bylaw, and is
requesting approval of a variance to permit the larger sign adjacent to 200 Street. Given the
scale of the overall development, staff support approval of the variance to the Sign Bylaw and
have incorporated it into the Development Permit. The only sign which would be larger than the
Sign Bylaw provisions is the one adjacent to 200 Street. Any other freestanding signs will be
required to comply with the maximum dimension / area provisions in the Sign Bylaw.
Although the applicant has not indicated any proposed freestanding signage on the 201 Street
or 86 Avenue frontages of the proposed lots which will contain Buildings B and C, the Sign
Bylaw accommodates additional freestanding signage at these locations. A condition has been
included in the Development Permit requiring coordination of the design of all freestanding signs
and compliance with the Township’s Sign Bylaw.
Greenways/Landscaping:
As part of the development the applicant will be required to develop a greenway (including a
pathway and landscaping) parallel to 86 Avenue across the entire frontage of the site. Details of
the open space improvements will need to be addressed to the acceptance of the Manager of
Parks Design and Development prior to final reading of the rezoning bylaw. The greenway will
be located within the road dedication (in a widening area being transferred to the Township).
Construction of the greenway will be secured as part of the Servicing Agreement prior to
consideration of final reading of the rezoning bylaw.
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In order to attain a consistent width of landscaping area along the road frontages of the site, the
applicant will be required to register a covenant on title requiring provision of a 5 metre wide
landscaping area adjacent to the 201 Street and 86 Avenue site frontages. This width of
landscaping is greater than the 2 metre width required by Sections 111 and 947.9 of the
Township’s Zoning Bylaw, but is the same as was required on the CD-47 zoned property to the
north (also owned by Desert Properties). The proposed landscaping plan incorporates the
required 5 metre wide landscaping area along 201 Street and 86 Avenue, with intensive
plantings of deciduous and coniferous trees, with flowering shrubs and groundcovers beneath.
Additional plantings will be provided in islands within and around the perimeter of the surface
parking lot (as required by the Township’s Zoning Bylaw). Garbage facilities will be located
within screened enclosures. Landscape details are depicted on Schedule K.
Environmental:
The Township’s Environmentally Sensitive Areas (E.S.A.) Study identifies the property as
forming part of the Willoughby and Willowbrook area. There are no watercourses on the site.
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.
Tree Protection:
A tree survey and evaluation report was provided by the applicant’s consultants. The submitted
information indicates that 12 significant trees existed on the site, prior to it being cleared in
conjunction with previous activity on the adjacent lands to the west. Information provided by the
applicant’s landscape consultants indicates that in accordance with the Township’s Tree
Protection Bylaw a total of 106 replacement trees are required to be planted. The landscape
plan proposes planting of 110 replacement trees within the landscape areas. Street trees will
also be planted adjacent to 86 Avenue and 201 Street (in compliance with the Township’s
Boulevard Treatment and Street Tree policy). Final tree retention, protection, and replacement
plans in accordance with the Township’s Tree Protection Bylaw are subject to final acceptance
by the Manager of Parks Design and Development. This requirement has been included in the
list of development prerequisites to be completed prior to final reading of the rezoning bylaw.
Servicing:
The development site will be required to provide full municipal services in accordance with the
Township’s Subdivision and Development Control Bylaw. Prior to final reading, the proponent
will be required to enter into a Servicing Agreement to secure provision of utilities (storm sewer
and water service), and road improvements to 201 Street and 86 Avenue adjacent to the site.
Road dedications (5.6 metres along 86 Avenue, corner truncation at 86 Avenue / 201 Street
intersection, 3.5 metres along 201 Street) will also be provided prior to consideration of final
reading of the rezoning bylaw. Access to and from the site will be provided from 86 Avenue (via
an existing driveway shared with the Shell site to the west), and 201 Street (via an existing
driveway in the northeast corner of the site, and by a proposed driveway in the east/central part
of the site). Restrictive covenants will be registered limiting the 86 Avenue and northern 201
Street driveways to right in/out turning movements, and prohibiting parking on 86 Avenue and
201 Street. These requirements have been incorporated into the list of development
prerequisites.
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As the site is within 800 metres of the intersection of a local road with a controlled access
highway (i.e. Highway No. 1), the approval of the rezoning bylaw by the Ministry of
Transportation will be required prior to consideration of final reading.
Transit:
Bus service is currently provided along 200 Street by three routes: 501 (Langley Centre/Surrey
Central Station), 590 (Langley South/Surrey Central Station) and 595 (Haney Place/Langley
Centre).
Development Prerequisites:
Prior to final reading of the rezoning bylaw, the following items must be finalized:
1. Applicant entering into a Servicing Agreement with the Township to secure required road
and utility upgrades and extensions including a storm water management plan in
accordance with the Township’s Subdivision and Development Control Bylaw and
greenway construction to the acceptance of the Manager of Parks Design and
Development
2. Provision of an Erosion and Sediment Control Plan in accordance with the Erosion and
Sediment Control Bylaw to the acceptance of the General Manager of Engineering;
3. Provision of road dedication (5.6 metres on 86 Avenue, 3.5 metres on 201 Street and a
corner truncation at the 86 Avenue / 201 Street intersection) in accordance with
Schedule P-1 of the Township’s Subdivision and Development Control Bylaw (Policy
Section) as amended to reflect this requirement to the acceptance of the General
4. Compliance with the Township’s Tree Protection Bylaw, including provision of a final tree
protection plan incorporating tree retention, replacement and protection details, to the
5. Completion of landscaping plans (including greenway construction and design
requirements) to the acceptance of the Manager of Parks Design and Development;
6. Register a restrictive covenant limiting access to the site from the northerly driveway on
201 Street and from 86 Avenue to right in/out turning movements and prohibiting off-
street parking on 86 Avenue and 201 Street abutting the site, to the acceptance of the
General Manager of Engineering;
7. Register a restrictive covenant requiring provision of a 5.0 metre wide landscaping area
adjacent to the 201 Street and 86 Avenue site frontages;
8. Provision of a CPTED (Crime Prevention through Environmental Design) review of the
development (including design and operation of the parkade, elevators, pedestrian
connections and lighting) by a qualified CPTED professional (in consultation with the
Langley RCMP), to the acceptance of the Director of Community Development, including
incorporation of the CPTED recommendations into the final development plans;
9. Approval of Rezoning Bylaw No. 4746 by the Ministry of Transportation; and
10. Payment of supplemental Rezoning Application fee and Site Servicing Review fee.
The proposed rezoning complies with the site’s designation for “Service Commercial” purposes
in the Carvolth Business Park Neighbourhood Plan. Development of a greenway along the 86
Avenue frontage of the site is consistent with the Greenway designation of this area in the
Neighbourhood Plan.
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The subject site is designated a mandatory Development Permit area to permit Council the
opportunity to review the form, character and siting of the proposed development. Staff
recommends that Bylaw 4746 be given first and second reading, subject to ten (10)
development prerequisites being finalized, and that Development Permit No. 100583 be issued
(subject to seven (7) conditions) subsequent to final reading of Bylaw 4746.
Robert Knall
SENIOR DEVELOPMENT PLANNER
for
RK
ATTACHMENT A Willoughby Community Plan Development Permit Guidelines

ATTACHMENT B Development Permit No. 100583:
Schedule A Rendering
Schedule B Site Plan
Schedule C Underground Parking Plan – Buildings B & C
Schedule D Main Floor Plan – Building B
Schedule E 2nd/3rd/4th Floor Plans – Building B
Schedule F Main Floor Plan – Building C
Schedule G 2nd/3rd/4th Floor Plans – Building C
Schedule H 5th/6th Floor Plans – Building C
Schedule I Building Elevations/Signage Plan – Building B
Schedule J Building Elevations/Signage Plan – Building C
Schedule K Landscape Plan
Schedule L Freestanding Signage Plan
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ATTACHMENT A
EXCERPT FROM WILLOUGHBY COMMUNITY PLAN:
4586 4.3.3 Development Permit Area “G” – Business/Office Park

04/02/0
Lands identified as “Development Permit Area “G” – Business/Office Park” on Map 4,

Development Permit Areas, are hereby designated as 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 is to ensure attractive business park and
commercial development along major roads and to reduce conflict with adjacent uses.
Unless the owner of land first obtains a development permit, land within this development permit
area shall not be subdivided, and construction of, addition to or alteration of development must
not be started.
Development permit guidelines are as follows:
General
o These guidelines apply to all Business Office Park designated areas.
Site Design
o Consolidated site developments are encouraged to reduce street accesses. The
number, location and design of vehicular access and egress points shall be regulated in
order to avoid hazards to pedestrian and vehicular traffic. Coordination of access and
interconnection of parking areas and driveways between adjacent properties will be
encouraged as access from major roads will be limited to right turns only. Acquisition of
sufficient property to allow access from roads other than major roads shall be
encouraged.
o Adequate off-street parking, loading and service areas shall be required in the
commercial areas. Parking and loading should be located in the rear of buildings. Where
parking needs to be in front, a minimum of 2 metre landscaping buffer strip between the
property line and the parking shall be provided. Additional landscaping shall be provided
within parking lots, especially where residential views extend or will extend over the
parking area. Site layouts should provide for truck loading areas located away from
adjacent residential areas.
o Wheelchair access shall be provided throughout the development.
Landscaping
o Landscaping shall be required to enhance the appearance of the development and to
screen parking, loading areas and garbage containers from abutting residential
development and adjacent roads. All areas not covered by buildings, structures, roads
and parking areas shall be landscaped. Landscaping shall be provided in the parking
areas to enhance the appearance of the development. A landscaping plan shall be
submitted as part of a development permit application.
o In order to reduce the urban heat island effect, green walls are preferred for all south
facing exterior walls as an additional landscape feature. Where building design prevents
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the south facing wall acting as a ‘green wall’ an equivalent green wall should be provided
elsewhere on the building.
o Green roofs are encouraged for all or a portion of the roof. Corporate logos could be
used as advertisement while meeting the green roof component.
o A 2 metre wide landscaping area shall be provided adjacent to 200 Street and 86
Avenue east of 200 Street as a boulevard between the curb and the sidewalk to create
an attractive streetscape. In addition, a 3.5 metre corridor, including a 2.5 metre shared
use (pedestrian and bicycle) concrete sidewalk, shall be provided. Each proponent will
have to show how this can be accommodated. Additional right-of-way may be required.
On the north side of 86 Avenue across from future residential development a 5 metre
landscaping area and a 3.5 metre corridor shall be provided.
Parking Lot Landscaping

o In addition to trees and landscaping around the perimeter of surface parking areas,
shade trees and landscaping is required within parking areas at the following frequency:
• One tree per six parking stalls to be located in a minimum of 10 cubic meters of
growing medium (structural soil, deep root soil cells, or planting beds) so that the
tree will be sustained into maturity. Two adjoining rows of parking stalls (front to
front) will require a minimum of one tree per bank of 12 parking stalls spaced no
more than 18 meters between trees. A minimum grid placement of 18 meters on
center should be attained for trees placed in parking areas. In addition to the
foregoing, the end of each single row of parking stalls will require a tree and 2
metre wide landscaped area between the end parking stall and the adjacent drive
aisle.
• Trees within parking areas should be of a type and height (at least 8 feet) so that
the clearance to the underside of the tree extends above the height of standard
types of vehicles that do not require clearance lights. Deciduous shade trees
should be a minimum of 6cm calliper with a 1.8 meter clear stem at time of
planting. Tree stems must be protected on all sides with a minimum of 1 meter
of clearance to the front face of an adjacent barrier curb or other protection from
vehicle overhangs.
• Shrubs and groundcovers should be planted around the base of all trees
Signage
o Signs should be designed so that they are compatible with buildings on the site. Sign
design should also be coordinated and compatible with signage on adjacent properties
to establish a unified and attractive commercial area. Freestanding signs are not
permitted along the Trans Canada Highway.
Exterior Lighting
o Site lighting should be oriented away from adjacent properties and projected downward
or towards on site buildings.
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ATTACHMENT B
THE CORPORATION OF THE TOWNSHIP OF LANGLEY
This Permit is issued this _______ day of ____________, 2009 to:
1. NAME: Desert Properties Inc.
ADDRESS: 501 – 17665 – 66A Avenue

Surrey BC V3S 2A7
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 3 Except Part Dedicated Road on Plan BCP25050

Section 26 Township 8 NWD Plan BCP8832
Lot A Section 26 Township 8 NWD Plan BCP27420
Lot 3 Except: Part Subdivided by Plan BCP27420 Section 26

Township 8 NWD Plan BCP19901
Parcel “C” (Explanatory Plan 27458) Lot “A” Section 26

Township 8 NWD Plan 11245
(hereinafter called the “said lands”)
CIVIC ADDRESS: 8700 – 200 Street, 20077 – 86 Avenue and vacant land
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:
b) Final on-site landscaping plans being in substantial compliance with Schedule “K” and
in compliance with the Township’s Tree Protection Bylaw, and Street Tree and
Boulevard Treatment policy, subject to final acceptance of the Manager of Parks Design
and Development;
c) On-site landscaping to be secured by letter of credit at the building permit stage;
d) Section 8.1 1)a) (maximum freestanding sign area) of Township of Langley Sign Bylaw
2005 No. 4402 being varied from 20 m2 to 26.24 m2 for a freestanding sign adjacent to
existing Building A and 200 Street as shown on Schedules “B” and “L”;
f) Freestanding signage on 201 Street and 86 Avenue to be in compliance with Township
of Langley Sign Bylaw 2005 No. 4402, and to be coordinated in design with the
freestanding sign adjacent to existing Building A and 200 Street, and
g) Rooftop mechanical equipment to be located so as not to be visible from adjacent
roads, or alternatively to be screened from view by compatible architectural treatments.
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Desert Properties Inc.
Page 2
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:
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
SCHEDULE B – Site Plan
SCHEDULE C – Underground Parking Plan – Buildings B & C
SCHEDULE D – Main Floor Plan – Building B
SCHEDULE E – 2nd/3rd/4th Floor Plans – Building B
SCHEDULE F – Main Floor Plan – Building C
SCHEDULE G – 2nd/3rd/4th Floor Plans – Building C
SCHEDULE H – 5th/6th Floor Plans – Building C
SCHEDULE I – Building Elevations/Signage Plan – Building B
SCHEDULE J – Building Elevations/Signage Plan – Building C
SCHEDULE K – Landscape Plan
SCHEDULE L – Freestanding Signage Plan
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SCHEDULE A
RENDERING

Proposed freestanding sign
requiring variance to Sign
Bylaw
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SCHEDULE B
SITE PLAN

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SCHEDULE C
UNDERGROUND PARKING PLAN – BUILDINGS B & C
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SCHEDULE D
MAIN FLOOR PLAN – BUILDING B
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SCHEDULE E
ND RD TH
2 /3 /4 FLOOR PLANS – BUILDING B
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SCHEDULE F
MAIN FLOOR PLAN – BUILDING C

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SCHEDULE G
ND RD TH
2 /3 /4 FLOOR PLANS – BUILDING C

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SCHEDULE H
TH TH
5 /6 FLOOR PLANS – BUILDING C

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SCHEDULE I
BUILDING ELEVATIONS / SIGNAGE PLAN – BUILDING B

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SCHEDULE J
BUILDING ELEVATIONS / SIGNAGE PLAN – BUILDING C

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SCHEDULE K
LANDSCAPE PLAN
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SCHEDULE L
FREESTANDING SIGNAGE PLAN
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TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

AMENDMENT (DESERT PROPERTIES INC.) BYLAW 2009 NO. 4746
EXPLANATORY NOTE
Bylaw No. 4746 rezones three properties having a total area of 1.54 ha (3.82 acres) located
north of 86 Avenue (west of 201 Street) to Comprehensive Development Zone CD-47 to
permit future business park development.
98 of 128
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AMENDMENT (DESERT PROPERTIES INC.) BYLAW 2009 NO.
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 (Desert Properties Inc.) Bylaw 2009 No. 4746”.
2. Section 947.6 of the “Township of Langley Zoning Bylaw 1987 No. 2500” as
amended is deleted and replaced by the following:
“Except as provided for in Section 104.5 the height of buildings and structures shall
not exceed 30 metres in height.”
3. The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further
amended by rezoning the lands described as:
Lot A Section 26 Township 8 NWD Plan BCP27420
Lot 3 Except: Part Subdivided by Plan BCP27420 Section 26 Township 8 NWD

Plan BCP19901
Parcel “C” (Explanatory Plan 27458) Lot “A” Section 26 Township 8 NWD
Plan 11245
as shown delineated on Schedule “A” attached to and forming part of this Bylaw to
Comprehensive Development Zone CD-47.
READ A FIRST TIME the day of , 2009

READ A SECOND TIME the day of , 2009
PUBLIC HEARING HELD the day of , 2009
READ A THIRD TIME the day of , 2009
RECEIVED THE APPROVAL OF day of , 2009
THE MINISTRY OF
TRANSPORTATION the
RECONSIDERED AND ADOPTED day of , 2009
the
Mayor Deputy Township Clerk
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Bylaw No. 4746
Page 2
100 of 128
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REPORT TO
MAYOR AND COUNCIL

(TOWNSHIP OF LANGLEY)
PROPOSAL:
Rezone approximately 0.30 ha (0.75
acre) of land located at 7185 – 202B
Street to Residential Compact Lot Zone
R-CL to accommodate a three (3) lot
single family subdivision.
That Council give first and second
reading to Bylaw No. 4769 subject to
completion of five (5) development
prerequisites and issuance of
Development Permit No. 100590 at
time of final reading.
RATIONALE:
The proposed rezoning complies with
the provisions of the Willoughby
Community Plan and the Southwest
Gordon Estate Neighbourhood Plan.
101 of 128
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Page 2 . . .
RECOMMENDATION:
That Council give first and second reading to Bylaw No. 4769 rezoning approximately 0.30 ha
(0.75 acre) of land located at 7185 – 202B Street to Residential Compact Lot Zone R-CL to
accommodate a three (3) lot single family subdivision, subject to the following development
prerequisites being satisfied prior to final reading:
1. Completion of the required road, utility, landscaping and greenway upgrades and extensions
in accordance with the Township’s Subdivision and Development Control Bylaw;
2. Provision of road and greenway dedications including 202B Street, widening of 72 Avenue
and extension of the rear lane in accordance with the Township’s Subdivision and
Development Control Bylaw;
3. Compliance with the Township’s Tree Protection Bylaw including provision of a final tree
management plan incorporating tree replacement and protection details;
4. Compliance with the Erosion and Sediment Control Bylaw including provision of an Erosion
and Sediment Control Plan; and
5. Registration of a no-building restrictive covenant over the remnant lot at the time of
subdivision;
That Council at the time of final reading of Bylaw No. 4769 authorize the issuance of
Development Permit No. 100590 for the proposed single family development subject to the
following condition:
a) Completion of an exterior design control agreement ensuring that building design and site
development standards are high quality and compatible with surrounding lots; and further
That Council authorize staff to schedule the required public hearing for Rezoning Bylaw No.
4769 in conjunction with the hearing for proposed Development Permit No. 100590.
EXECUTIVE SUMMARY:
The Corporation of the Township of Langley has applied to rezone approximately 0.30 ha (0.75
acre) of land located at 7185 – 202B Street from Suburban Residential Zone SR-2 to
Residential Compact Lot Zone R-CL. The proposed rezoning will accommodate a three (3) lot
single family subdivision. A Development Permit for the site is also proposed to secure an
exterior design control agreement for the single family lots at the time of subdivision. The
development application complies with the Willoughby Community Plan and the Southwest
Gordon Estate Neighbourhood Plan. Final reading of the rezoning bylaw is contingent upon
completion of the five (5) development prerequisites outlined in this report.
PURPOSE:
This report is to advise and make recommendations concerning Rezoning Bylaw No. 4769 and
Development Permit No. 100590 for property located at 7185 – 202B Street in the Southwest
Gordon Estate Neighbourhood of Willoughby.
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Page 3 . . .
SUBJECT
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Page 4 . . .
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Page 5 . . .
PRELIMINARY SUBDIVISION PLAN – SUBMITTED BY APPLICANT
R-CL SR-2
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Page 6 . . .
Owner / Applicant: The Corporation of the Township of Langley

20338 – 65 Avenue
Langley, BC V2Y 3J1
Legal Description: Lot 44 Section 14 Township 8 New West District

Plan 34189
PID: 006-962-793
Location: 7185 – 202B Street
Total Site Area: 0.40 ha (1 acre)
Area to be Rezoned: 0.30 ha (0.75 acre)
Existing Zoning: Suburban Residential Zone SR-2
Proposed Zoning: Residential Compact Lot Zone R-CL
Willoughby Community Plan: Residential Bonus Density 2
Southwest Gordon Estate Residential Bonus Density 2

Neighbourhood Plan: (base density of 15 units per gross ha / 6 units
per gross acre; density bonus to a maximum 37
units per gross ha / 15 units per gross acre)
E.S.A. Designation: E.S.A.# 061 – Willoughby and Willowbrook Area

(Rating - #3)
BACKGROUND/HISTORY:
The subject site is designated “Residential Bonus Density 2” in the Willoughby Community Plan
and the Southwest Gordon Estate Neighbourhood Plan. The “Residential Bonus Density 2”
designation allows a base density of 15 units per gross ha (6 units per gross acre) with a density
bonus provision up to a maximum 37 units per gross ha (15 units per gross acre). The subject
site is also designated a Development Permit Area to encourage the development of an
attractive and safe residential area and to reduce conflict with adjacent land uses.
In 2004, Council approved the acquisition of the subject site to facilitate the re-alignment of 202A / 202B
Street at 72 Avenue with proceeds from disposal of any surplus lands being returned to the original
funding account.
106 of 128
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Page 7 . . .
The Corporation of the Township of Langley has applied to rezone approximately 0.30 ha (0.75
acre) of land located at 7185 – 202B Street from Suburban Residential Zone SR-2 to
Residential Compact Lot Zone R-CL. The proposed rezoning will accommodate a three (3) lot
single family subdivision. A Development Permit for the site is also proposed to secure an
exterior design control agreement for the single family lots at the time of subdivision.
Adjacent Uses:
Surrounding land uses include:
North: 72 Avenue, beyond which is Fire Hall 4 zoned Civic Institutional Zone P-1 and a
0.30 ha (0.75 acre) property recently rezoned to Residential Compact Lot Zone
R-CL to facilitate a four (4) lot single family subdivision;
South: A single family subdivision zoned Residential Compact Lot Zone R-CL;
East: 202B Street, beyond which are 0.40 ha (1 acre) properties zoned Suburban
Residential Zone SR-2 located outside the Southwest Gordon Neighbourhood
Plan area; and
West: A single family subdivision zoned Residential Compact Lot Zone R-CL.
Rezoning:
The subject site is currently zoned Suburban Residential Zone SR-2. It is proposed to rezone
approximately 0.30 ha (0.75 acre) of the site (the area west of the realigned 202B Street) to
Residential Compact Lot Zone R-CL (minimum lot size 220 m2 / 2,368 ft2). The proposed
rezoning will accommodate a three (3) lot single family subdivision, at a proposed density of 10
units per ha (4 units per acre) in compliance with the Willoughby Community Plan and the
Southwest Gordon Estate Neighbourhood Plan.
The remaining approximate 0.10 ha (0.25 acre) of the site will retain its current Suburban
Residential Zone SR-2 zoning.
Subdivision:
A preliminary subdivision layout has been submitted in support of the rezoning application. It
proposes the creation of three (3) rear loaded compact single family lots (with access from a
rear lane).
The subdivision plan also includes dedication of the realigned portion of 202B Street.
Dedication of this area will result in the creation of a remnant lot to the east of the new
dedication (between the new and the existing 202B Street dedications). This remnant lot and
the existing 202B Street dedication can be incorporated into the future development of the lots
to the east of the subject site. This will require closure of the existing 202B Street dedication
which is not part of the current application. The undeveloped lots to the east are located in the
Central Gordon Estate Neighbourhood for which a new neighbourhood plan is currently being
prepared. To ensure that the remnant lot is not developed in the interim, a no-building
restrictive covenant will be required at the subdivision approval stage.
107 of 128
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Page 8 . . .
Subdivision details will be addressed at the time of subdivision in accordance with the
Development Permit:
The Southwest Gordon Estate Plan area is designated as a mandatory Development Permit
area in the Willoughby Community Plan. Applicable is “Development Permit Area ‘B’ –
Residential” 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. The Development Permit guidelines are attached to this report as
Attachment A.
For single family residential lots, the Development Permit guidelines are implemented by a
requirement that the applicant enter into an exterior design control agreement at the time of
subdivision. The exterior design control agreement typically addresses the form, character and
siting of individual single family homes constructed in a development.
Servicing:
Prior to final reading, it will be necessary to complete the required works and services and to
extend services to the proposed lots in accordance with the Township’s Subdivision and
Development Control Bylaw. Road dedications including the realigned portion of 202B Street,
widening of 72 Avenue, and dedication of a 6.0 metre wide lane are also required prior to final
reading.
The provision of a Lot Grading Plan and an Erosion and Sediment Control Plan will be required
at the time of subdivision.
Greenways:
In compliance with the Southwest Gordon Estate Neighbourhood Plan, it will be required to
dedicate and construct a 4.5 metre wide greenway along 72 Avenue. Fencing and landscaping
improvements along 72 Avenue and 202B Street will be required to match the fencing and
landscaping treatment of the existing single family subdivision to the south and west. Details of
the greenway design, fencing and landscaping need to be finalized to the acceptance of the
Manager of Parks Design and Development prior to final reading.
Tree Protection:
In compliance with the Township’s Tree Protection Bylaw, a tree summary schedule has been
completed, indicating that there are no significant trees located on the subject site. As a result,
it will be required to plant nineteen (19) replacement trees. Six (6) street trees have already
been planted along the site’s road frontage as part of the realignment of 202B Street. Final tree
replacement plans are subject to the acceptance of the Manager of Parks Design and
Development prior to final reading.
108 of 128
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Page 9 . . .
Environmental Considerations:
The Township’s Environmentally Sensitive Areas (E.S.A.) Study identifies the lands as forming
part of the Willoughby and Willowbrook area. No watercourses exist on the subject site. A site-
specific stormwater management plan and an erosion and sediment control plan will be required
at the time of subdivision. These items, along with the provision of full urban services and
compliance with the Township’s Tree Protection Bylaw, satisfy the management guidelines
identified in the Township’s E.S.A. Study.
Transit:
Translink currently operates regular bus routes along 200 Street (approximately 450 metres
west from the subject site). The road layout for the Southwest Gordon Estate Neighbourhood
has been designed to accommodate future transit routes in accordance with Translink’s
operating policy / procedures, which Council is given the opportunity to review each year.
Schools:
The subject site is located within the catchment area for R.C. Garnett Elementary School
(approximately 250 metres south of the site). Secondary school students will attend Mountain
Secondary. Another secondary school site to serve the Willoughby neighbourhoods is yet to be
pursued as capacity exists at Mountain Secondary School and an expansion to Mountain
Secondary is in the School District’s capital plan.
Parks:
The nearest neighbourhood park is R.C. Garnett Park located approximately 250 metres south
of the subject site.
Prior to final reading of the rezoning bylaw, the following items must be completed:
1. Completion of the required road, utility, landscaping and greenway upgrades and
extensions in accordance with the Township’s Subdivision and Development Control
Bylaw;
2. Provision of road and greenway dedications including 202B Street, widening of 72
Avenue and extension of the rear lane in accordance with the Township’s Subdivision
and Development Control Bylaw;
3. Compliance with the Township’s Tree Protection Bylaw including provision of a final tree
management plan incorporating tree replacement and protection details;
4. Compliance with the Erosion and Sediment Control Bylaw including provision of an
Erosion and Sediment Control Plan; and
5. Registration of a no-building restrictive covenant over the remnant lot at the time of
subdivision;
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Page 10 . . .
Staff recommend approval of the rezoning application as the proposed development complies
with the provisions of the “Residential Bonus Density 2” designation of the Willoughby
Community Plan and the Southwest Gordon Estate Neighbourhood Plan. Final approval of
Rezoning Bylaw No. 4769 is subject to completion of five (5) development prerequisites.
A Development Permit for the site is also proposed to secure an exterior design control
agreement for the single family lots at the time of subdivision. Staff recommend issuance of
Development Permit No. 100590 (at the time of final reading) subject to one (1) condition.
Subdivision details will be addressed at the subdivision stage pursuant to the Township’s
Subdivision and Development Control Bylaw and Policy.
Patrick Ward
DEVELOPMENT PLANNER
for
PJW / pjw
ATTACHMENT A Willoughby Community Plan Development Permit Guidelines

ATTACHMENT B Development Permit No. 100590
This report has been prepared in consultation with the following listed departments.
CONCURRENCES
Division / Department Name
Property Management Scott Thompson
Engineering Gord Swystun
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ATTACHMENT A
WILLOUGHBY COMMUNITY PLAN
111 of 128
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ATTACHMENT B
This Permit is issued this __________day of _________________, 2009 to:
1. NAME & ADDRESS: The Corporation of the Township of Langley

20338 – 65 Avenue
Langley, BC V2Y 3J1
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 44 Section 14 Township 8 New West District Plan 34189
PID: 006-962-793
(hereinafter called the “said lands”)
CIVIC ADDRESS: 7185 – 202B Street
3. This Permit is issued subject to compliance with all of the Bylaws of the Municipality of Langley
applicable thereto, except as specifically varied or supplemented by this permit as follows:
a) Completion of an exterior design control agreement ensuring that building design and site
development standards are high quality and compatible with surrounding lots.
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 ________, 2009.
112 of 128
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AMENDMENT (TOWNSHIP OF LANGLEY) BYLAW 2009 NO. 4769
EXPLANATORY NOTE
Bylaw No. 4769 rezones the western 0.30 ha (0.75 acre) portion of property located at 7185 –
202B Street from Suburban Residential Zone SR-2 to Residential Compact Lot Zone R-CL to
accommodate a three (3) lot single family subdivision.
113 of 128
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AMENDMENT (TOWNSHIP OF LANGLEY) BYLAW 2009 NO. 4769
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 (Township of Langley) Bylaw 2009 No. 4769”.
2. The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further amended
by rezoning the lands described as:
the western 0.30 ha (0.75 acre) portion of Lot 44 Section 14 Township 8 New West District
Plan 34189
PID: 006-962-793
Residential Compact Lot Zone R-CL.
READ A FIRST TIME the day of , 2009

READ A SECOND TIME the day of , 2009
PUBLIC HEARING HELD the day of , 2009
READ A THIRD TIME the day of , 2009
the
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Bylaw No. 4769
Page 2
115 of 128
116 of 128
H.1

AMENDMENT (DOROTHY MUFFORD) BYLAW 2008 NO. 4704
EXPLANATORY NOTE
Bylaw No. 4704 rezones property located at 21770 – Smith Crescent from Suburban
Residential Zone SR-2 to Suburban Residential Zone SR-3 to facilitate subdivision into two
lots.
117 of 128
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AMENDMENT (DOROTHY MUFFORD) BYLAW 2008 NO. 4704
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 (Dorothy Mufford) Bylaw 2008 No. 4704”.
2. The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further
amended by rezoning the lands described as:
Lot 55, District Lot 22, Group 2, Plan 38599, NWD
Suburban Residential Zone SR-3.
READ A FIRST TIME the 3 day of November , 2008

READ A SECOND TIME the 3 day of November , 2008
PUBLIC HEARING HELD the 8 day of December , 2008
READ A THIRD TIME the 15 day of December , 2008
RECEIVED THE APPROVAL OF 23 day of December , 2008
THE MINISTRY OF HIGHWAYS the
the
f:\data\council\2009 agenda\08_31\regular agenda\bylaws\4704.doc

118 of 128
H.1
Bylaw No. 4704
Page 2
119 of 128
H.1
REPORT TO
MAYOR AND COUNCIL
PRESENTED: NOVEMBER 3, 2008 - REGULAR MEETING REPORT: 08-178

(DOROTHY MUFFORD)
PROPOSAL:
Rezone a 3739 m2 (0.92 acre) parcel located
at 21770 – Smith Crescent in Milner to
facilitate subdivision into two lots.
RECOMMENDATION(S) SUMMARY:
Council give first and second reading to Bylaw
No. 4704 to rezone the property from SR-1 to
SR-3, subject to three (3) conditions; and that
staff be authorized to schedule the required
Public Hearing
PURPOSE:
The application may be considered by Council

on the basis of its location in Milner outside of
the Agricultural Land Reserve.
F:\data\council\2008 Agenda\11-03\Regular Agenda\cd Rezoning Aplication 100315 Dorothy Mufford.doc 120 of 128
H.1
(DOROTHY MUFFORD)
Page 2 . . .
RECOMMENDATIONS:
That Council give first and second reading to Bylaw No. 4704 rezoning 21770 Smith Crescent
to Suburban Residential Zone SR-3 to permit a two lot subdivision, subject to the following
1. Confirmation of the adequacy of municipal services to serve the proposed subdivision to the
acceptance of the General Manager of Engineering;
2. Registration of a Restrictive Covenant identifying that the proposed lot may be impacted by
the proximity of agricultural uses on adjacent Agricultural Land Reserve lands; and provision
of an appropriate landscape buffer adjacent to the Agricultural Land Reserve to the
acceptance of the Director of Community Development;
3. Payment of a supplemental rezoning fee, including Parks Design and Development ISDC
Review fee and Development Engineering Site Servicing Review Fee; and further
That Council authorize staff to schedule the required public hearing.
EXECUTIVE SUMMARY:
Dorothy Mufford has applied to rezone 21770 Smith Crescent in Milner from Suburban
Residential Zone SR-2 to a Suburban Residential Zone SR-3 to permit a two lot subdivision with
each lot being a minimum of 1765 m2 (18,998.9 sq. ft.) in size.
PURPOSE:
This report is to advise and make recommendations concerning the Dorothy Mufford rezoning
application in Milner.
H.1
(DOROTHY MUFFORD)
Page 3 . . .
SUBJECT
SUBJECT
H.1
(DOROTHY MUFFORD)
Page 4 . . .
Zoning Bylaw No. 2500
ALR BOUNDARY
H.1
(DOROTHY MUFFORD)
Page 5 . . .
REFERENCE:
Owner/Applicant: Dorothy Mufford
21770 Smith Crescent
Milner, BC V0N 1T0
Legal Description: Lot 55, District Lot 22, Group 2,

New Westminster District Plan 38599
Location: 21770 Smith Crescent
Area: 3739 m2 (0.92 acre)
Existing Zoning: Suburban Residential Zone SR-2

(Minimum lot size 8094 m2 / 2 acre)
Proposed Zoning: Suburban Residential Zone SR-3

(Minimum lot size 1765 m2 / 0.5 acre)
Rural Plan: Milner

(Rural Commercial Centre)
E.S.A. Designation: E.S.A.# 063 – Glover Road/Milner Area

(Rating - #3)
BACKGROUND/HISTORY:
The subject property is located at the end of the block on the south side of Smith Crescent in
Milner. The applicant, Dorothy Mufford, currently resides in a single family dwelling on the one
acre parcel. Approval of the rezoning will permit subdivision of the subject property into two. It is
the applicant’s intent to continue to reside in the residence on the westerly lot and to sell the
other.
The property falls within the Milner area (Rural Commercial Centre), is currently zoned
Suburban Residential Zone SR-1 (one acre minimum lot size), and is not located within the
Agricultural Land Reserve. Urban services are available to the site.
H.1
(DOROTHY MUFFORD)
Page 6 . . .
Dorothy Mufford has applied to rezone 21770 Smith Crescent in Milner from Suburban
Residential Zone SR-1 to a Suburban Residential Zone SR-3 to permit a two lot subdivision with
each lot being a minimum of 1765 m2 (18,998.9 sq. ft.) in size
A single family home is located on the subject site located on the south side of Smith Crescent
at its eastern end. Surrounding land uses include:
• An established single family neighbourhood having half acre minimum lot sizes (to the
south and west).
• To the north is the Aldor Veterinary Clinic (in the Agricultural Land Reserve) and zoned
Rural Zone RU-3.
• To the east is a large 6.07 ha (15.01 acre) parcel (in the Agricultural Land Reserve) and
zoned Rural Zone RU-3.
Tree Protection/ Replacement:

An Integrated Site Design Concept (ISDC) was provided by the applicant indicating that 32
significant trees exist on the site, all of which are proposed to be retained. A landscape buffer
will be required to be provided along the east property line adjacent to the Agricultural Land
Reserve to the final acceptance of the Manager of Parks Design and Development.
Servicing:
Existing full municipal services to the site will need to be confirmed to be adequate to service
the proposed subdivision prior to final reading.
Prior to final reading of the rezoning bylaw, the following item must be finalized:
1. Confirmation of the adequacy of municipal services to serve the proposed subdivision to

the acceptance of the General Manager of Engineering;
2. Registration of a Restrictive Covenant identifying that the proposed lot may be impacted
by the proximity of agricultural uses on adjacent Agricultural Land Reserve lands; and
provision of an appropriate landscape buffer adjacent to the Agricultural Land Reserve to
the acceptance of the Director of Community Development;
3. Payment of supplemental rezoning fee, Parks Design and Development ISDC Review
fee and Development Engineering Site Servicing Review Fee.
The subject land is located in Milner (Rural Commercial Centre), is currently zoned Suburban
Residential Zone SR-2, and is not in the Agricultural Land Reserve. Adjacent non-ALR lands in
Milner are for the most part either zoned or subdivided into half acre lots, as requested by the
subject SR-3 rezoning proposal. On this basis staff support the rezoning subject to confirmation
of adequate servicing; registration of a restrictive covenant identifying its proximity to the
Agricultural Land Reserve; and Agricultural Land Reserve buffering.
H.1
(DOROTHY MUFFORD)
Page 7 . . .
In order to provide for the formal neighbourhood input, it is recommended that Rezoning Bylaw
No. 4704 be given 1st and 2nd readings and that staff be authorized to schedule the required
public hearing.
William Ulrich
PLANNER II
for
JG/WU
ATTACHMENT A Site Plan
H.1
ATTACHMENT A
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REGULAR MEETING OF

1-12 1. Regular Council Meeting – July 20, 2009

Recommendation that Council adopt the Minutes of the Regular Council

C. DELEGATIONS (UP TO 5 DELEGATIONS)

13-28 1. Aldergrove Athletic Park Concept Plan

Recommendation that Council receive the report entitled “Aldergrove

29-46 2. Provincial Agricultural Land Commission Application No. 100179

Recommendation that the Provincial Agricultural Land Commission (PALC)

47-65 3. Rezoning Application No. 100333

Recommendation that Council not support the application to rezone a site

E. BYLAWS FOR FIRST AND SECOND READING

67-100 1. Rezoning Application No. 100330

Recommendation that Council give first and second reading to Rezoning

1. Applicant entering into a Servicing Agreement with the Township to

3. Provision of road dedication (5.6 metres on 86 Avenue, 3.5 metres on

a) Building plans being in substantial compliance with Schedules “A”

d) Section 8.1 1)a) (maximum freestanding sign area) of Township of

Although not part of the Development Permit requirements, the applicant is

h) Payment of supplemental Development Permit application fees.

Explanation – Bylaw No. 4746

101-115 2. Rezoning Application No. 100339

3. Compliance with the Township’s Tree Protection Bylaw including

Explanation – Bylaw No. 4769

F. BYLAWS FOR FIRST, SECOND AND THIRD READING

G. BYLAWS FOR CONSIDERATION AT THIRD READING

H. BYLAWS FOR FINAL ADOPTION

117-128 1. Rezoning Application No. 100315

Recommendation that Council give final reading to “Township of Langley

Explanation – Bylaw No. 4704

Clerk’s Note: Community Development advises that all development prerequisites

J. ASSOCIATIONS, AGENCIES AND OTHER GOVERNMENT ITEMS

L. METRO VANCOUVER REPRESENTATIVE’S REPORT

M. ITEMS FROM PRIOR MEETINGS

N. ITEMS BROUGHT FORWARD FOR PUBLIC INFORMATION FROM

O. ITEMS FOR INFORMATION

P. ITEMS HAVING PRIOR NOTICE OF MOTION

Present: Mayor Green

Councillors J. Bateman, B. Dornan, C. Fox, M. Kositsky, B. Long, K. Richter and

M. Bakken, P. Catlin, P. Cordeiro, D. Leavers, L. Rebelato and R. Seifi

1. Regular Council Meeting – July 6, 2009

Moved by Councillor Fox,

1. Country Celebration/Experience the Fraser Presentation

C. DELEGATIONS (UP TO 5 DELEGATIONS)

1. Michael Jackstien, Jamey Paterson and Gordon Zacher

Darrin Kuypers appeared before Council to discuss developers' infractions of

1. Development Permit Application No. 100578

Moved by Councillor Long,

stage to the acceptance of the Manager of Parks Design and Development;

g) Provision of a site specific on-site servicing and stormwater management plan,

Submissions regarding Development Permit No. 100578 from the public.

Councillor Richter opposed

E. BYLAWS FOR FIRST AND SECOND READING

1. Rezoning Application No. 100331

Moved by Councillor Fox,

That Council authorize staff to schedule the required public hearing.

E. BYLAWS FOR FIRST AND SECOND READING

2. Rezoning and Official Community Plan Amendment Application No. 100067

Moved by Councillor Bateman,

1. Completion of a Servicing Agreement with the Township confirming servicing

E. BYLAWS FOR FIRST AND SECOND READING

3. Neighbourhood Plan Amendment and Rezoning Application RZ100327

Moved by Councillor Long,