Source: https://www.scribd.com/doc/138248245/McBride-Townhouse-Development-Proposal
Timestamp: 2019-08-19 07:50:59
Document Index: 571718212

Matched Legal Cases: ['APPLICATION NO. 100099', 'APPLICATION NO. 100703', 'APPLICATION NO. 100099', 'APPLICATION NO. 100703', 'APPLICATION NO. 100099', 'APPLICATION NO. 100703', 'APPLICATION NO. 100099', 'APPLICATION NO. 100703', 'APPLICATION NO. 100099', 'APPLICATION NO. 100703', 'APPLICATION NO. 100099', 'APPLICATION NO. 100703', 'APPLICATION NO. 100099', 'APPLICATION NO. 100703', 'APPLICATION NO. 100099', 'APPLICATION NO. 100703', 'APPLICATION NO. 100099', 'APPLICATION NO. 100703', 'APPLICATION NO. 100099', 'APPLICATION NO. 100703', 'APPLICATION NO. 100099', 'APPLICATION NO. 100703', 'APPLICATION NO. 100099', 'APPLICATION NO. 100703', 'APPLICATION NO. 100099', 'APPLICATION NO. 100703', 'APPLICATION NO. 100099', 'APPLICATION NO. 100703', 'APPLICATION NO. 100099', 'APPLICATION NO. 100703', 'APPLICATION NO. 100099', 'APPLICATION NO. 100703', 'APPLICATION NO. 100099', 'APPLICATION NO. 100703']

McBride Townhouse Development Proposal | Zoning | Residential Area
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Proposal to Staff & Council for McBride Street Townhouse Development in Fort Langley
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Carvolth Neighbourhood Plan
Notice: Meetings: Aquatic Nuisance Task Force Western Regional Panel and Mississipi River Regional Panel
PRESENTED: APRIL 22, 2013 - REGULAR EVENING MEETING COMMUNITY DEVELOPMENT DIVISION FROM: REZONING AND COMMUNITY PLAN SUBJECT:
13-56 11-32-0111
AMENDMENT APPLICATION NO. 100099 AND HERITAGE ALTERATION PERMIT APPLICATION NO. 100703 (MCBRIDE STATION / 9215 MCBRIDE STREET)
PROPOSAL: Application to amend the Fort Langley Community Plan and rezone a 1.81 hectare (4.47 acre) site located at 9215 McBride Street to Comprehensive Development Zone CD-94 to facilitate development of fifty two (52) townhouses. RECOMMENDATION SUMMARY: That Council give first and second reading to Bylaws No. 5001 and 5002, subject to seven (7) development prerequisites being completed prior to final reading, issuance of Heritage Alteration Permit No. 100703 subject to four (4) conditions, noting seven (6) building permit conditions, and that staff be authorized to schedule the required Public Hearing. RATIONALE: The proposed plan amendment and rezoning meets the overall goals and objectives of the Fort Langley Community Plan and is complementary to neighbouring properties in Fort Langley.
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION NO. 100099 AND HERITAGE ALTERATION PERMIT APPLICATION NO. 100703 (MCBRIDE STATION / 9215 MCBRIDE STREET) Page 2
RECOMMENDATIONS: That Council give first and second reading to Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Fort Langley Community Plan) Bylaw 1987 No. 2527 Amendment Bylaw 2013 No. 5001 and Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (McBride Station) Bylaw 2013 No. 5002, designating a 1.81 hectare (4.47 acre) site located at 9215 McBride Street as part of the Heritage Conservation Area and rezoning the site to Comprehensive Development Zone CD-94, subject to the following development prerequisites being satisfied prior to final reading: 1. A Servicing Agreement being entered into with the Township to secure required road and utility upgrades and/or extensions and greenway works, in accordance with the Townships Subdivision and Development Servicing Bylaw, to the acceptance of the Township; 2. Provision of an erosion and sediment control plan in accordance with the Erosion and Sediment Control Bylaw, to the acceptance of the Township; 3. Provision of a final tree management plan incorporating tree retention, replacement, protection details and security in compliance with the Subdivision and Development Servicing Bylaw (Schedule I Tree Protection) to the acceptance of the Township; 4. Provision of dedication of the Mavis Trail Greenway extension to the acceptance of the Township and final completion of detailed landscape plans for the Mavis Trail Greenway extension, and compliance with Child Friendly Amenity Area requirements to the acceptance of the Township; 5. Completion of a road closure bylaw for the unconstructed road (Taylor Street) and lane in the middle and on the south side of the site; 6. Payment of applicable Integrated Site Design Concept (ISDC) Review, Site Servicing Review fee, and supplemental Rezoning fees, and compliance with the Townships 5% Neighbourhood Park Land Acquisition Policy; 7. Registration of restrictive covenants acceptable to the Township: a) Prohibiting parking on internal strata roadways (other than in clearly identified parking spaces) and prohibiting garages from being developed for purposes other than the parking of vehicles; b) Identifying the units proposed to incorporate adaptable housing elements; c) Prohibiting clearing of the site until such time as a Final Tree Management Plan prepared in accordance with the Subdivision and Development Servicing Bylaw (Schedule I - Tree Protection) has been accepted by the Township; That Council consider that Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Fort Langley Community Plan) Bylaw 1987 No. 2527 Amendment Bylaw 2013 No. 5001 is consistent with the Townships 2010 2016 Financial Plan and with Metro Vancouvers Integrated Liquid Waste Resource Management Plan and Integrated Solid Waste and Resource Management Plan; That Council, at time of final reading of Bylaw No. 5002 authorize the issuance of Heritage Alteration Permit No. 100703 subject to the following conditions: a. Building plans being in substantial compliance with Schedules A through V; b. On-site landscaping plans being in substantial compliance with Schedules W through JJ and in compliance with Subdivision and Development Servicing Bylaw (Schedule I Tree Protection), the Townships Street Tree and Boulevard Planting Policy and Child Friendly Amenity Area requirements, subject to final acceptance by the Township; c. On-site landscaping to be secured by letter of credit at Building Permit stage;
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION NO. 100099 AND HERITAGE ALTERATION PERMIT APPLICATION NO. 100703 (MCBRIDE STATION / 9215 MCBRIDE STREET) Page 3
d. Signage plans being in substantial compliance with Schedule BB, the Fort Langley Building Faade Design Guidelines, and the Townships Sign Bylaw; Although not part of the Heritage Alteration Permit requirements, the applicant is advised that prior to issuance of a building permit, the following items will need to be finalized: a. b. Payment of supplemental Heritage Alteration Permit application fees, Development Cost Charges and Building Permit Administration Fees; Confirmation from an Acoustical Consultant that the proposed development incorporates the recommendations from the submitted Acoustical Report into the building construction to the satisfaction of the Township; Written confirmation from owner and landscape architect or arborist that the tree protection fencing identified in the tree management plan is in place; Submission of a site specific on-site servicing and stormwater management plan in accordance with the Subdivision and Development Servicing Bylaw and an on-site erosion and sediment control plan in accordance with the Erosion and Sediment Control Bylaw, to the acceptance of the Township; Registration of a restrictive covenant for the maintenance of the on-site infiltration galleries, to the acceptance of the Township; Consolidation of the subject parcels and road closure lands; and further
That Council authorize staff to schedule the required public hearing for the Fort Langley Community Plan amendment and Rezoning bylaws in conjunction with the hearing for proposed Heritage Alteration Permit No. 100703. EXECUTIVE SUMMARY: Focus Architecture Inc. has applied (on behalf of Lanstone Homes (Fort Langley) Ltd.) to amend the Fort Langley Community Plan and rezone a 1.81 hectare (4.47 acre) site located at 9215 McBride Street to Comprehensive Development Zone CD-94. The rezoning will facilitate development of 52 townhouses. An amendment to the Fort Langley Community Plan is required to include a portion of the site in the Heritage Conservation Area. A Heritage Alteration Permit for the site is being processed in conjunction with the rezoning application to provide Council with the opportunity to review the form, character and siting of the development. The proposal is consistent with the overall goals and objectives of the Fort Langley Community Plan. Staff recommend that Council consider the Community Plan amendment and rezoning request, subject to the completion of seven (7) development prerequisites, and issue Heritage Alteration Permit No. 100703 at time of final reading, subject to four (4) conditions and noting six (6) additional conditions to be completed prior to issuance of a Building Permit. PURPOSE: The purpose of this report is to advise and make recommendations to Council with respect to Fort Langley Community Plan Amendment Bylaw No. 5001, Rezoning Bylaw No. 5002 and Heritage Alteration Permit No. 100703.
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION NO. 100099 AND HERITAGE ALTERATION PERMIT APPLICATION NO. 100703 (MCBRIDE STATION / 9215 MCBRIDE STREET) Page 4
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION NO. 100099 AND HERITAGE ALTERATION PERMIT APPLICATION NO. 100703 (MCBRIDE STATION / 9215 MCBRIDE STREET) Page 5
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION NO. 100099 AND HERITAGE ALTERATION PERMIT APPLICATION NO. 100703 (MCBRIDE STATION / 9215 MCBRIDE STREET) Page 6
Site Plan SUBMITTED BY APPLICANT
Rendering (Streetscape) SUBMITTED BY APPLICANT
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION NO. 100099 AND HERITAGE ALTERATION PERMIT APPLICATION NO. 100703 (MCBRIDE STATION / 9215 MCBRIDE STREET) Page 7
Renderings SUBMITTED BY APPLICANT
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION NO. 100099 AND HERITAGE ALTERATION PERMIT APPLICATION NO. 100703 (MCBRIDE STATION / 9215 MCBRIDE STREET) Page 8
REFERENCE: Owners : Lanstone Homes (Fort Langley) Ltd. PO Box 12106 RPO Murrayville Langley, BC V3A 9J5 High Brow Holdings Ltd. 9215 McBride Street PO Box 972 Stn. Fort Langley Langley, BC V1M 2S3 Agent: Focus Architecture Inc. 109 - 1528 McCallum Road Abbotsford, BC V2S 8A3 Lot 2 District Lot 79 Group 2 New Westminster District Plan BCP 45831 Lots 3-7, 9-12 Block 4 District Lot 79 Group 2 New Westminster District Plan 1976 Location: Area: Existing Zoning: 9215 McBride Street 1.81 hectares (4.47 acres) Residential Zone R-1E and Campground Commercial Zone C-9 Comprehensive Development Zone CD-94 Multi Family
Proposed Zoning: Fort Langley Community Plan: DISCUSSION/ANALYSIS:
Focus Architecture Inc. has applied (on behalf of Lanstone Homes (Fort Langley) Ltd. and High Brow Holdings Ltd.) to amend the Fort Langley Community Plan and rezone a 1.81 hectare (4.47 acre) land assembly located at 9215 McBride Street (and vacant lands to the west) to a new Comprehensive Development Zone CD-94 to facilitate development of 52 townhouses at a density of 28.7 units/hectare (11.6 units/acre). The proposal requires a minor amendment to the Fort Langley Community Plan to include the portion of the land assembly not currently part of the Heritage Conservation Area of the Fort Langley Community Plan into the Heritage Conservation Area.
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The Fort Langley Community Plan (adopted by Council in 1987) designates the subject lands as Multi Family. The residential policies of the plan recognize the predominant single family development pattern in Fort Langley, and consider the limited use of multi family developments in the area (Attachment A). The location of any future multi family development in Fort Langley is identified on the Fort Langley Community Plan Map, which outlines the general land use pattern for the community. The subject site is located within the area identified as being recommended for multi family development, and is being considered for a plan amendment and rezoning application to reflect the existing land use provisions of the residential development on adjacent lands. The site is located on the western edge of the Fort Langley Commercial Core area. The eastern portion of the site (nine (9) lots located west of McBride Street, south of Mavis Avenue) is currently zoned Campground Commercial C-9 and is the site of the Lombardy RV Camp. An undeveloped road dedication (Taylor Street and an undeveloped lane) is located to its west and south. The parcel to the west of the undeveloped road dedication is zoned Residential R-1E, and is currently vacant. It was formerly part of the adjacent Township Firehall site, and was acquired from the Township for incorporation into the overall development proposal. The applicant will be required to initiate a road closure application (to close and acquire approximately 0.2 ha / 0.5 acres of dedicated unconstructed road). This has been included as a development prerequisite to be completed prior to final reading. A requirement to consolidate the road closure area with the other lots to create a single development parcel has been included as a condition to be completed prior to issuance of a building permit. Surrounding Land Uses: North: East: West: South: A newly constructed greenway link, beyond which is the CN Rail tracks and Bedford Landing townhouses; McBride Street beyond which is a residential townhouse project (zoned Multi Family Residential RM-1) and single family homes (zoned Residential R-1E); Single family homes (zoned Residential R-1E); Township of Langley Fire Hall #2 (zoned Civic Institutional P-1) and a manufactured home park (zoned Residential Mobile Home Park MH-1).
Community Plan Amendment: The subject site is currently designated Multi Family in the Fort Langley Community Plan. Bylaw No. 5001 proposes to amend the Fort Langley Community Plan by amending Map 4 Heritage Conservation Area to add a portion of the development site not currently in the Heritage Conservation Area into the Heritage Conservation Area. Official Community Plan Consultation Policy: In accordance with the Official Community Plan Consultation Policy (07-621), the Langley School District was consulted during the early stages and throughout the Official Community Plan (OCP) amendment application process. The School District did not express any concerns regarding the proposed amendments (Attachment C).
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION NO. 100099 AND HERITAGE ALTERATION PERMIT APPLICATION NO. 100703 (MCBRIDE STATION / 9215 MCBRIDE STREET) Page 10
The Council Official Community Plan Consultation Policy also requires Council to consider the OCP amendment in conjunction with the financial plan and any applicable waste management plan. Staff recommend that Council consider the proposed OCP amendment consistent with the Townships financial plans (both operating and capital) and Metro Vancouvers waste management plans as the plans anticipate development in the Fort Langley Community Plan area. Proposed Zoning: The subject site is currently zoned Residential (R-1E) and Campground Commercial (C-9). Bylaw No. 5002 proposes to rezone the site to a new Comprehensive Development Zone CD94 to accommodate the development of a fifty-two (52) unit townhouse project. Detailed on-site development parameters (including height, on-site landscaping, building setbacks and lot coverage) are presented in the Heritage Alteration Permit attached. The CD-94 zone is being created to specifically accommodate the proposed multi family development at a relatively low density (28.7 units per hectare / 11.6 units per acre) to reflect the Fort Langley Community Plans maximum density for multi family sites (30 units per hectare / 12 units per acre). The CD-94 zone is suited to the site given the existing adjacent low density residential development. The project complies with the provisions of the sites proposed CD-94 zoning in terms of siting, site coverage, parking, height, use and density. Heritage Alteration Permit: The purpose of the Heritage Conservation Area designation in the Fort Langley Community Plan is to protect the heritage character of downtown Fort Langley by encouraging new development to complement and enhance buildings with heritage value and the heritage character of the area. Proposed development is considered in accordance with the Residential guidelines included in the Fort Langley Community Plan (see Attachment A). Proposed Heritage Alteration Permit No. 100703 is attached to this report as Attachment C. The applicant has provided a design rationale and description of the process involved in developing the site program (Attachment B). This material states, in part: A Public planning session was held on March 1, 2012 to solicit input from interested parties in Fort Langley. The session was well attended and a broad spectrum of opinions were brought forward. Some of the common themes included:
Retention of the character of Fort Langley. Buildings should not dominate the skyline, or significantly alter views from the Community Hall, which is important in the local film economy Buildings should respect the character of the historic buildings that existed on site (the Hope Family House which no longer exists, and the Hope Carriage House which still exists on the adjacent parcel to the south) Housing types should accommodate a variety of users Retention of mature trees should be considered Careful consideration should be given to interface conditions with surrounding residents
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The site design responds to the neighbourhoods comments input by providing five different townhouse unit types including one storey, one and a half storey, and two storey units, all with in-ground basements. The one-storey and 1.5 storey units (types A, B, C) are expected to appeal to the 55+ move-down market as they feature main floor master suites to accommodate single-level living. The D & E types are two storey plans that are intended to appeal more to families. Although the bedrooms are located on the upper floor, provision has been made for the installation of a lift to accommodate disabled residents. The proposed 52 unit townhouse project is comprised of one, one-and-a-half, and two storey units. The one and one-and-a-half storey units occur primarily at the perimeter of the project adjacent to existing residences and are compatible with the scale of the fronting residential streets. Aging in place options for some of the proposed units include main floor masters with the provision for the installation of lifts in others. Significant trees (primarily copper beech and maples) have been retained throughout the site, as well as at the entrances to the project. A three metre landscaped setback is provided. As the existing guidelines for the Heritage Conservation Area primarily address commercial buildings, the proponent sought inspiration for the project by looking to historic precedent in the area to give shape and character to the development. The original Hope Residence, built post 1909 and no longer existing (references based on archival photos), the Hope Carriage House (1912), the Marr Residence (c.1910-1913) and the Canadian Northern Railway Langley Station (1915) provide the source for the primary architectural elements proposed. These include materials and material patterns; roof, gable, dormer styles and details; posts or columns; and windows, trims and muntin patterns. Material applications follow the historic structures in size and profile. Hardie plank siding is a primary material used throughout the project in either a 4 or 6 inch profile, with cedar shakes used as a siding and accent material. Accompanying wood window trims for the new structures are consistent with those used by the historic resource with the same style of window. Stonework is based on the stone and grout lines pattern found in the Hope Carriage House. Cedar-look weathered wood asphalt roofs are proposed throughout the project and wood entry and french doors are proposed for all the units. Garage doors for the units convey a variety of patterns to avoid an overly repetitious appearance from the street. The proposed colour palette is also based on reference to the noted heritage buildings (i.e. the Carriage House utilizes tan, brown and black tones, while the Marr House is a primarily black and white palette). Twelve different colour schemes are proposed in all, none of which are repeated near or adjacent to each other in order to maintain a varied streetscape. In order to achieve adequate diversity in the new streetscapes, additional colours have been selected from adjacent existing streetscapes for use in the colour palette. All of the proposed schemes are compatible with the colour palette for the Fort Langley Heritage Conservation Area.
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REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION NO. 100099 AND HERITAGE ALTERATION PERMIT APPLICATION NO. 100703 (MCBRIDE STATION / 9215 MCBRIDE STREET) Page 12
Hope Carriage House Restoration: As part of a community contribution in undertaking this project the proponent has come to an agreement with the owner/representatives of the Hope Carriage House as to how to assist with the repair and restoration of this unique heritage building which sits on the site south of the project lands adjacent to the existing lane. Key aspects of the agreement between Lanstone Homes and the owners of the Hope Carriage House include: Provision of black wrought iron decorative fencing, green screening and provision of protective bollards to protect the building from lane traffic on the north side of the heritage building adjacent to the lane; Window and/or door restoration on the east, west and north sides of the building; Repair and re-pointing of the stucco on the north side to match the original; Provision of a black chain link fence along the shared property line to replace the existing chain link fence, combined with the planting of cedars in particular sections to retain privacy; Tree protection measures adjacent to the Carriage House in accordance with Township requirements; and, A $10,000 donation provided in trust to the owners for the restoration of other aspects of the Carriage House not undertaken directly by the proponent, including the restoration of the south side of the building.
Historic Interpretive Signage: Two interpretive signs are proposed for the project to address the history of the site. The southerly sign (adjacent to the Hope Carriage House at the south end of the project along the lane) will address the history of the Hope Carriage House. The northerly sign (at the entrance to the trailhead at the north end of the project adjoining Mavis Avenue) will address other aspects of the site related to its location adjacent to the railway. The design and materials used in the construction of these signs will be guided by the Townships Parks Standards for Fort Langley. Project Entries: The north and south entries to the project utilize a historic motif associated with the sites early railway history. At the north entrance eight (8) foot stone posts and wrought iron gates (which will remain permanently open) define the entry. Similar smaller posts are provided at the south entrance. Lighting is provided at both entries, along with paving stone surfacing to define these transitions. The block letters MS (McBride Station) are provided on logo plates on the masonry posts to convey a railway motif consistent with the projects name. Project Amenities: In addition to the heritage aspects of the development, additional project amenities include: the provision of outdoor space including childrens playscape; sustainability features such as electric car plug-in stations, community gardens and a green house, development of a terraced public greenway which utilizes rock boulders for retention and connects to the existing trail network north-west of the project.
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REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION NO. 100099 AND HERITAGE ALTERATION PERMIT APPLICATION NO. 100703 (MCBRIDE STATION / 9215 MCBRIDE STREET) Page 13
Parking: The Zoning Bylaw requires a total of 114 parking spaces to be provided. The applicant is proposing a total of 122 parking spaces, consisting of 104 spaces in attached side by side garage and 18 visitor surface parking spaces. The proposed parking complies with Zoning Bylaw requirements. Adaptable Housing: The developer has voluntarily chosen to incorporate adaptable unit design into 12 of the 52 units on site (23% of total units). The 12 single-level A unit types are designed to meet the adaptability guidelines of the BC Building Code. These guidelines prescribe that all the required infrastructure is provided in the base building construction to allow an occupant to easily upgrade the interior of the unit to accommodate a person with extra mobility requirements. The guidelines include such measures as: wider doors & clearances around doors additional clearances in bathrooms and kitchens blocking in walls to facilitate grab-bar installation lower light switches and higher electrical outlets The 12 one-and-half storey B unit types feature main floor master suites to accommodate single-level living. There are also eight (8) two-storey D unit types which are designed to include the option for a residential elevator. Sustainability Items: The developer has proposed a number of sustainability features in the project, which include: community garden/greenhouse with compost station water efficient landscaping protection and retention of significant trees on site electric vehicle charging available in each garage Energy Star windows and appliances low flow plumbing fixtures and dual flush toilets front loading clothes washer finger-jointed studs and interior trims to minimize use of lumber non-solvent based damp-proofing water-based paints and interior millwork finishes
Proximity to Railway: The subject property is located adjacent to the CN Rail line. The development of a residential project in close proximity to the railway is required to provide an acoustical report to identify means (including building construction and site development techniques) to minimize railway related noise impacts on the residential units. As a condition of the building permit issuance, the applicant is to provide sign off from an acoustical professional indicating that the items identified in the acoustical report have been incorporated into the design of the project. Public Consultation: The applicant has conducted an extensive public consultation program prior to submitting their applications. On March 1, 2012, 150 people attended a preliminary planning session in Fort Langley to provide input on the development of the project lands. The ideas identified at that session provided a number of key criteria for the project, including the recommendation that the new development:
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION NO. 100099 AND HERITAGE ALTERATION PERMIT APPLICATION NO. 100703 (MCBRIDE STATION / 9215 MCBRIDE STREET) Page 14
1) not compete with (i.e. exceed) the existing scale of commercial buildings on Glover Road; 2) consider housing options that will support an aging population, and 3) manifest a variety of forms in achieving a character fit with the existing residential neighbourhood. On June 21, 2012 an Open House was held (120 people attended) at which a proposal was presented for a 52 unit multi family development consistent with the key criteria identified. The proponent reported receiving a positive response to the proposal. The results of the consultation and a summary of comments received at the Open House are provided as Attachment D. Heritage Advisory Committee and Heritage Review Panel: On February 12, 2013 the Fort Langley Heritage Review Panel met to provide comment on the development proposal. The panel expressed support for the proposed project based on its design approach, and its contribution to, and enhancement of, the unique heritage aspects of this site within Fort Langleys heritage conservation area. On February 22, 2013, the Heritage Advisory Committee (HAC) met to review the Heritage Review Panels comments. As there were no expressed concerns or comments that varied from those already provided by the Panel, the HAC received the report for their information. Servicing: Prior to final reading, the applicant is required to enter into a Servicing Agreement to secure servicing works such as construction of road and greenway works, and utility upgrades and/or extensions in accordance with the Subdivision and Development Servicing Bylaw to the acceptance of the Township. The applicant will also be required to provide erosion and sediment control measures in accordance with the Erosion and Sediment Control Bylaw, to the acceptance of the Township. Access: Access to the site is proposed from two vehicular access points on McBride Street. Pedestrian access is also provided by a new greenway trail located along the north property line. Landscaping: The landscape plan proposes extensive plantings of trees, shrubs, and ground covers around the perimeter and throughout the site, including the frontage of McBride Street and the new section of the Mavis Trail greenway along the unopened portion of Mavis Avenue west of McBride Street. The proposed landscape plans are attached as Schedules W through JJ of the Heritage Alteration Permit (Attachment B). A pedestrian connection to the existing section of the Mavis Trail Greenway is also being provided, towards the northwest corner of the development. Ten (10) street trees on McBride Street are proposed. Prior to final reading, landscape plans must be completed to the acceptance of the Township.
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION NO. 100099 AND HERITAGE ALTERATION PERMIT APPLICATION NO. 100703 (MCBRIDE STATION / 9215 MCBRIDE STREET) Page 15
Child Friendly Amenity Area: Section 111.5 of the Townships Zoning Bylaw requires provision of one or more Child Friendly Amenity Areas for townhouse developments, on the basis of 8m2 per residential unit, with a minimum area of 70 m2 . The 52 unit McBride Station proposal requires 416m2 of Child Friendly Amenity area, and is proposing to provide approximately 487m2 (5,242 ft2) of Child Friendly Amenity area. The applicant is proposing to locate all of the required Child Friendly Amenity Area in the northern portion of the site adjacent to the Townships Mavis Trail Greenway. The facility will incorporate a mix of passive and active play components, as well as gardening oriented opportunities. Prior to final reading, the Child Friendly Amenity Area requirements must be secured to the acceptance of the Township. Tree Protection/ Replacement: Information provided by the applicant indicates that 116 significant trees exist on the subject property, of which 36 are proposed to be retained. In accordance with the Subdivision and Development Servicing Bylaw (Schedule I Tree Protection), 26 replacement trees are required within the development site. Approximately 100 trees will be provided on-site. Final tree retention, protection, and replacement plans are subject to the final acceptance of the Township. This requirement has been included in the list of development prerequisites to be completed prior to final reading of the rezoning bylaw. School Sites: The subject site is located within the catchment area for Fort Langley Elementary School (located approximately 870 metres to the south) and DW Poppy Secondary School (located approximately 11.6 kilometres to the southeast). School District No. 35 has provided comments (Attachment E) and anticipates that the site will generate 15 new students for Fort Langley Elementary School and five (5) new students for DW Poppy Secondary School. Each of the schools noted have sufficient capacity to accommodate the new students generated by the proposal. Parks: The nearest neighbourhood parks are Fort Langley Community Park (located approximately 250 metres to the south on St. Andrews Avenue) and Marina Park (located approximately 300 metres northeast of the subject site). Environmental Considerations: The Environmentally Sensitive Areas (E.S.A.) study outlines general guidelines to promote good environmental management practices. As part of the required Servicing Agreement, the applicant is required to provide full urban services as well as a storm water management plan and erosion and sediment control measures. The provision of these items and compliance with the Townships Subdivision and Development Servicing Bylaw Schedule I (Tree Protection) satisfy the management guidelines identified in the Townships E.S.A study. There are no watercourses on the subject site. Transit: Currently, transit service is provided along 96 Avenue and Glover Road, within approximately 220 metres of the subject site.
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION NO. 100099 AND HERITAGE ALTERATION PERMIT APPLICATION NO. 100703 (MCBRIDE STATION / 9215 MCBRIDE STREET) Page 16
Development Prerequisites: Prior to final reading, the following items must be finalized: 1. A Servicing Agreement being entered into with the Township to secure required road and utility upgrades and/or extensions and greenway works, in accordance with the Townships Subdivision and Development Servicing Bylaw, to the acceptance of the Township; 2. Provision of an erosion and sediment control plan in accordance with the Erosion and Sediment Control Bylaw, to the acceptance of the Township; 3. Provision of a final tree management plan incorporating tree retention, replacement, protection details and security in compliance with the Subdivision and Development Servicing Bylaw (Schedule I Tree Protection) to the acceptance of the Township; 4. Provision of dedication of the Mavis Trail Greenway extension to the acceptance of the Township and final completion of detailed landscape plans for the Mavis Trail Greenway extension, and compliance with Child Friendly Amenity Area requirements to the acceptance of the Township; 5. Completion of a road closure bylaw for the unconstructed road (Taylor Street) and lane in the middle and on the south side of the site; 6. Payment of applicable Integrated Site Design Concept (ISDC) Review, Site Servicing Review fee, and supplemental Rezoning fees, and compliance with the Townships 5% Neighbourhood Park Land Acquisition Policy; 7. Registration of restrictive covenants acceptable to the Township: a) Prohibiting parking on internal strata roadways (other than in clearly identified parking spaces) and prohibiting garages from being developed for purposes other than the parking of vehicles; b) Identifying the units proposed to incorporate adaptable housing elements; c) Prohibiting clearing of the site until such time as a Final Tree Management Plan prepared in accordance with the Subdivision and Development Servicing Bylaw (Schedule I - Tree Protection) has been accepted by the Township. POLICY CONSIDERATIONS: The proposed Fort Langley Community Plan amendment to include the subject property in the Heritage Conservation Area in conjunction with the proposed rezoning to Comprehensive Development Zone CD-94 will facilitate the development of a 52 unit townhouse project. Staff recommends approval of the Community Plan amendment and rezoning bylaws and accompanying Heritage Alteration Permit No. 100703 (to be issued at time of final reading of the rezoning bylaw) subject to the development prerequisites listed in this report being satisfied. Respectfully submitted, Chris Laing SENIOR DEVELOPMENT PLANNER for COMMUNITY DEVELOPMENT DIVISION CL/RK ATTACHMENT A ATTACHMENT B ATTACHMENT C ATTACHMENT D ATTACHMENT E Excerpt from the Fort Langley Community Plan Applicant Rationale Heritage Alteration Permit No. 100703 Summary of Community Consultation School District 35 comments
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION NO. 100099 AND HERITAGE ALTERATION PERMIT APPLICATION NO. 100703 (MCBRIDE STATION / 9215 MCBRIDE STREET) Page 17
ATTACHMENT A EXCERPT FROM FORT LANGLEY COMMUNITY PLAN: 2.4 RESIDENTIAL Single family residential development is the predominant land use in Fort Langley. Most of the Plan area is designated as "Single Family Residential" on the Community Plan Map. The housing stock is unusually mixed, ranging in size from small cottages to homes with many bedrooms and in age up to 80 years. Policy: Single family residential use should continue to be the dominant land use and residential housing type in Fort Langley. Current zoning generally permits subdivision to lots of 930 square metres. However, exceptions may be made to allow lots with a minimum of 90% of the required lot area where the surrounding subdivision pattern has lots which are smaller than the permitted minimum. Under this subdivision requirement, there remain few opportunities to create new single family lots within Fort Langley. Nevertheless, lot sizes should be kept within the current size limits in order to ensure that tile fields have sufficient site area for effective operation. There is one multiple family site in Fort Langley: the townhouses on the corner of McBride Street and Mary Avenue. Since these townhouses were built, the zoning has been changed to exclude similar uses from being built in the surrounding blocks of the commercial core. Accessory residential uses are permitted above the first floor in commercial buildings within the commercially zoned area at the centre of the community. Few commercial buildings have been constructed with residential uses within them. The potential number of units from this form of development is currently limited by tile field requirements but could be increased significantly if permission were obtained for the use of holding tanks or an alternative means of wastewater treatment and disposal. The only other residential use in the commercial core of Fort Langley is a mobile home park on McBride Street. The block immediately north of the mobile home park on the west side of McBride Street is zoned for a commercial campground. In the future, single family homes will continue to be the form of residential development permitted in Fort Langley. Over the next years, it is anticipated that new houses will be built at the rate of a few each year on vacant or newly subdivided sites or replacing older homes. While Fort Langley is generally not an appropriate location for multiple family development, there are special situations in which a community should consider multiple family uses. For example, a multiple family development could be considered desirable if it were sponsored for a particular user group within the community, such as senior citizens who might otherwise be forced to move out of Fort Langley to obtain an appropriate dwelling unit, or by a specified institutional group, such as one of the community's churches or service clubs. If a multiple family use is sought by the community in the future, it should be low density (not in excess of 30 units per hectare) and compatible in scale (not in excess of 2 1/2 storeys in height) and design to Fort Langley. The appropriate location for such a use is in the vicinity of McBride Street including the present mobile home and commercial campground sites and the remainder of the block next to the existing townhouses fronting on McBride. Any such use would require approval of the wastewater disposal system by the Ministry of Health.
Focus Architecture Incorporated Proposed Townhouse Development at Mavis & McBride, Fort Langley May 2, 2012
McBride Station Design Rationale
This project is located on the site of the historic Hope Family House and its current uses are a campground and undeveloped open space. The site is designated Multi-Family in the Fort Langley Community Plan. Site adjacencies are as follows: North: Mavis Street (to be converted to a greenway) and CNR land East: Single family residences and an existing two-storey townhouse development South: Multi-family development and the Firehall West: Single family residences on Edal Street A Public planning session was held on March 1, 2012 to solicit input from interested parties in Fort Langley. The session was well attended and a broad spectrum of opinions were brought forward. Some of the common themes included: Retention of the character of Fort Langley. Buildings should not dominate the skyline, or significantly alter views from the Community Hall, which is important in the local film economy Buildings should respect the character of the historic buildings that existed on site (the Hope Family House which no longer exists, and the Hope Carriage House which still exists on the adjacent parcel to the south) Housing types should accommodate a variety of users Retention of mature trees should be considered Careful consideration should be given to interface conditions with surrounding residents The site design responds to the neighbourhoods comments input by providing five different townhouse unit types including one storey, one and a half storey, and two storey units, all with in-ground basements. The one-storey and 1.5 storey units (types A, B, C) are expected to appeal to the 55+ move-down market as they feature main floor master suites to accommodate single-level living. The D & E types are two storey plans that are intended to appeal more to families. Although the bedrooms are located on the upper floor, provision has been made for the installation of a lift to accommodate disabled residents. The two-storey D & E plans are located along McBride (opposite the existing two-storey townhouses), and internal to the site where their height will have the least impact on neighbours. The one and 1.5 storey units (A,B,C) are located around the remaining perimeter so as to minimize privacy concerns of neighbours. For the units along the west property line, a 3m tree protection buffer has been located along the property line, plus a 6.0m private yard space for a total of 9.0m of setback to help protect the privacy of the Edal Street neighbours. The child-friendly outdoor amenity area is located on the south edge of the site to maximize sunlight exposure. Architecturally, the concept is to recall the character of the Hope Family House and Carriage House in the two buildings fronting onto McBride Street, and to use more subtle references to these buildings for the other structures on the site. The attached character studies identify the architectural elements of each of the historic structures that have informed the design of the project. Additionally, with the permission of the adjacent property owner, the developer proposes to repair the north faade of the existing Hope Carriage House and add interpretive signage adjacent to it to place the building in context for the community.
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THE CORPORATION OF THE TOWNSHIP OF LANGLEY Heritage Alteration Permit No. 100703 This Permit is issued this __________day of _________________, 2013 to: 1. NAME & ADDRESS: Lanstone Homes (Fort Langley) Ltd. 5231 242 Street Langley BC V2Z 2N2
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 2 District Lot 79 Group 2 New Westminster District Plan BCP 45831 Lots 3-7, 9-12 Block 4 District Lot 79 Group 2 New Westminster District Plan 1976 That approximate 0.5 acre portion of lane and road dedicated on subdivision plan 1976 lying west and south of 9215 McBride Street CIVIC ADDRESS: 9215 McBride Street
This Permit is issued subject to compliance with all of the Bylaws of the Municipality of Langley applicable thereto, except as specifically varied or supplemented by this permit as follows: a. Building plans being in substantial compliance with Schedules A through V; b. On-site landscaping plans being in substantial compliance with Schedule W through JJ and in compliance with Subdivision and Development Servicing Bylaw (Schedule I Tree Protection), the Townships Street Tree and Boulevard Planting Policy, subject to final acceptance by the Township; c. On-site landscaping to be secured by letter of credit at Building Permit stage; d. Signage plans being in substantial compliance with Schedule BB, the Fort Langley Building Faade Design Guidelines and the Townships Sign Bylaw.
Although not part of the Heritage Alteration Permit requirements, the applicant is advised that prior to issuance of a building permit the following items will need to be finalized: a. Payment of supplemental Heritage Alteration Permit application fees, Development Cost Charges and Building Permit Administration Fees; b. Confirmation from an Acoustical Consultant that the proposed development incorporates the recommendations from the submitted Acoustical Report into the building construction to the satisfaction of the Township; c. Written confirmation from owner and landscape architect or arborist that the tree protection fencing identified in the tree management plan is in place; d. Submission of a site specific on-site servicing and stormwater management plan in accordance with the Subdivision and Development Servicing Bylaw and an on-site erosion and sediment control plan in accordance with the Erosion and Sediment Control Bylaw, to the acceptance of the Township;
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HERITAGE ALTERATION PERMIT NO. 100703 (McBRIDE STATION) Page 2 . .
e. Registration of a restrictive covenant for the maintenance of the on-site infiltration galleries, to the satisfaction of the Township; f. Consolidation of the subject parcels and road closure lands. 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 Heritage Alteration Permit shall be substantially commenced within two years after the date the Heritage Alteration Permit is issued. This permit shall have the force and effect of a restrictive covenant running with the land and shall come into force on the date of an authorizing resolution passed by Council. It is understood and agreed that the Municipality has made no representations, covenants, warranties, guarantees, promises or agreement (verbal or otherwise) with the developer other than those in this Permit. This Permit shall enure to the benefit of and be binding upon the parties hereto and their respective heirs, executors, administrators, successors and assigns. AUTHORIZING RESOLUTION PASSED BY COUNCIL THIS ____ DAY OF ________, 2013. Attachments:
SCHEDULE A SCHEDULE B SCHEDULE C SCHEDULE D SCHEDULE E SCHEDULE F SCHEDULE G SCHEDULE H SCHEDULE I SCHEDULE J SCHEDULE K SCHEDULE L SCHEDULE M SCHEDULE N SCHEDULE O SCHEDULE P SCHEDULE Q SCHEDULE R SCHEDULE S SCHEDULE T SCHEDULE U SCHEDULE V
Rendering (Streetscape) Renderings Renderings Site Plan Building Elevations Building 1 Building Elevations Building 2 Building Elevations Building 3 Building Elevations Building 4 Building Elevations Building 5 Building Elevations Building 6 Building Elevations Building 7 Building Elevations Building 8 Building Elevations Building 9 Building Elevations Building 10 Building Elevations Building 11 Building Elevations Building 12 Building Elevations Building 13 Building Elevations Building 14 Building Elevations Building 15 Building Elevations Building 16 Building Elevations Building 17 Building Elevations Building 18
HERITAGE ALTERATION PERMIT NO. 100703 (McBRIDE STATION) Page 3 . .
SCHEDULE W SCHEDULE X SCHEDULE Y SCHEDULE Z SCHEDULE AA SCHEDULE BB SCHEDULE CC SCHEDULE DD SCHEDULE EE SCHEDULE FF SCHEDULE GG SCHEDULE HH SCHEDULE II SCHEDULE JJ
Landscape Key Plan Landscape Plan A Landscape Plan B Landscape Plan C Landscape Plan D Carriage Home Landscape Plan Landscape Plan E Amenity Space Plan Amenity Space Sections Greenway Sections Greenway Tree Plan Greenway Planting Plan Landscape Details I Landscape Details II
SCHEDULE A RENDERING (STREETSCAPE)
SCHEDULE B RENDERINGS
SCHEDULE C RENDERINGS
SCHEDULE D SITE PLAN
SCHEDULE E BUILDING ELEVATIONS BUILDING 1
SCHEDULE F BUILDING ELEVATIONS BUILDING 2
SCHEDULE G BUILDING ELEVATIONS BUILDING 3
SCHEDULE H BUILDING ELEVATIONS BUILDING 4
SCHEDULE I BUILDING ELEVATIONS BUILDING 5
SCHEDULE J BUILDING ELEVATIONS BUILDING 6
SCHEDULE K BUILDING ELEVATIONS BUILDING 7
SCHEDULE L BUILDING ELEVATIONS BUILDING 8
SCHEDULE M BUILDING ELEVATIONS BUILDING 9
SCHEDULE N BUILDING ELEVATIONS BUILDING 10
SCHEDULE O BUILDING ELEVATIONS BUILDING 11
SCHEDULE P BUILDING ELEVATIONS BUILDING 12
SCHEDULE Q BUILDING ELEVATIONS BUILDING 13
SCHEDULE R BUILDING ELEVATIONS BUILDING 14
SCHEDULE S BUILDING ELEVATIONS BUILDING 15
SCHEDULE T BUILDING ELEVATIONS BUILDING 16
SCHEDULE U BUILDING ELEVATIONS BUILDING 17
SCHEDULE V BUILDING ELEVATIONS BUILDING 18
SCHEDULE W LANDSCAPE KEY PLAN
SCHEDULE X LANDSCAPE PLAN A
SCHEDULE Y LANDSCAPE PLAN B
SCHEDULE Z LANDSCAPE PLAN C
SCHEDULE AA LANDSCAPE PLAN D
SCHEDULE BB CARRIAGE HOME LANDSCAPE PLAN
SCHEDULE CC LANDSCAPE PLAN E
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SCHEDULE DD AMENITY SPACE PLAN
SCHEDULE EE AMENITY SPACE SECTIONS
SCHEDULE FF GREEWAY SECTIONS
SCHEDULE GG GREEWAY TREE PLAN
SCHEDULE HH GREEWAY PLANTING PLAN
SCHEDULE II LANDSCAPE DETAILS I
SCHEDULE JJ LANDSCAPE DETAILS II
F.4 Attachment D
McBride Station, Fort Langley Public Opinion on Plans presented at Open House held on June 21, 2012 at the Fort Langley Community Hall
Web Site Created A Web Site (mcbridestation.ca) was launched in December of 2011 to keep the community informed of the progress toward redevelopment of the Lombardy campground and adjacent land behind the fire hall. As of February 20, 2013 the Web Site had more than 7,100 views. Public Planning Session On February 6, 2012, 1300 invitations were mailed to the community inviting attendance at a public planning session on March 1, 2012. A copy of the invitation is attached as Schedule B. The planning session, held in the Fort Langley Community Hall, was attended by 117 people who participated in 13 table discussions. In addition to the input from the table discussions 21 comment forms were also submitted. In total there were 265 suggestion points for consideration in the redevelopment of the McBride Station site. Over 50% of the points related to form and character of the overall redevelopment; 20% to demographics or target market; and 17% to traffic and parking. Public Open House On June 11 and 12, 2012 1,376 invitations were mailed to the community inviting attendance at an open house on June 21, 2012. A copy of the Open House notification is attached as Schedule C. Information about the open house was also posted on the McBride Station Web Site. Open House Attendance Attendance at the Open House between 2 pm and 8 pm on June 21 totaled 150. Open House Feedback 53 Comment Forms were submitted representing 60 people. (Some forms were submitted as opinions of more than one person, i.e. couples.)
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Public Opinion on the Plans Schedule A represents the compilation of all the comments submitted at the open house. According to the comments submitted almost everyone appeared to like the plans. There was no opposition indicated, however, 11 forms (representing 13 people) offered suggestions or mentioned concerns: 1 - wanted more trees left; 1 - density concern; 2 - noise from CN; 2 post ofce issue; 2 - strata, public access; 3 - want more parking; 3 - trafc concern (Glover/ Mavis corner, 96 access); and 3 - layout/unit suggestions (desire a few smaller units, bigger porches on McBride, avoid abutting bedrooms between units). Additional Community Meetings In addition to the March 1, 2012 Public Planning Session and the June 11, 2012 Public Open House, Lanstone Homes had a number of meetings with neighbours and community groups: McBride Street Townhouses Strata - May 24, 2012; Fort Langley Community Association June 12, 2012; Carlill Home Owners Group - April 26, June 12, Sept 24, October 29, 2012; Fort Langley Improvement Society - November 26, 2012. Contact was also made with Edal Street residents prior to the June Open House. Compiled for Lanstone Homes by Kurt Alberts February 20, 2012
Comment Forms Submitted at Open House June 21, 2012 Location
Looking very good - lay out - density - height - Fort Langley size. I like the treatment of the Railway side retaining wall (Green Way). The playground and raised gardening boxes are good too. The traffic has only patchily addresses - the Mavis Street - Glover Road intersection Billy Brown Rd needs a proper designation. I like the landscaping, playground, garden area with greenhouse, firepit and trails. I like the 1, 11/2, and 2 storey aspect and that it is less dense at the Edal St end. I like the designs with the master bedroom on the main floor. Double garages are good, plus visitor parking (will it be monitored so that residents are not using it as an "extra" space?) No burm to block railway noise? Design features are attractive Gay St (exterior and interior).
There has been a lot of work applied to these concept drawings. The reflected elements of the surrounding heritage buildings are appreciated. On one of the renderings I noticed a symbol for a mailbox near the Hope barn. I truly hope the mail for the residents will be collected from our village post office. The P.O. is an integral part of village life and as it is important in building community and furthering relationships and sharing. I feel it a most important part of the Fort Langley experience. - A previous viewing of the railway facing north building had a lovely stone fireplace facing Mavis. I did not notice it on the set of drawings. I believe it was intended to balance the street facade to the Hope Carriage house and found it aesthetically pleasing - perhaps it was forgotten? We understand the renderings were coloured in a sepia tone for further deliberation. During our initial round table meetings with the community I recall strong discussion to avoid a COMPLEX like visual and a more integrated texture to the surrounding neighbourhoods. Some variations in colours and tones would be welcome. - The number of trees kept on the site is very encouraging and it is our understanding many more will be put in place. Thank you. - I did not have time to fully review the activity & play area facing the Nash St CN area - it looks inviting and exciting. Thank you. At this point I have no objections to anything. Very important to retain 96 Ave as many trees as possible. Looks like a great addition to the neighbourhood. The variations in the building styles compliment the heritage of the town. The thought that went in to the areas surrounding the development is appreciated - the more trees the better! Good Job. It about time. I like it! I was interested in the floor plans and glad to see that some 227 Cres plans accommodate a bedroom on the main floor. Very attractive development. The homes, landscaping and site layout all look great! I hope the Billy Brown Rd project proceeds ASAP! 222 St Looks good. It will be a definite "plus" for the town. Great that there will be "main" floor master bedrooms in some of the units, something missing in Bedford. So, my guess, we will see interest from empty nesters, depending on price point. Hopefully parking (visitor) will be adequate, or decent driveway parking. Very pleasant development - keeps the character of historic area. Gasoline Alley Plans really reflect the general concerns / densities presented in the Billy Brown Rd March community meeting. I love the idea of the master suite on the main floor - so densities for the aging demographics. Good variety of floor plans / size to choose from. And esp the landscaped public area with greenhouses, fire pit - so appealing Looks like a great use of the site - nice work on the heritage look! Main floor masters would suggest an older demographic & the project will provide a good alternative to Bedford. Very pleased with what we see so far. At present we live on Edal and Edal St would be interested in purchasing one of your new homes. Hopefully a rancher or 11/2 storey. Please keep us informed so we can plan the sale of our home when the time comes. I approve! I think the development would be a positive addition to Fort Langley. I like that a lot of the units have the master on the main floor because this makes it a suitable housing option for the elderly.
F.4 1
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Love the bungalow - master on the main is perfect. Basement very appealing to empty nesters - with grandkids wanting to down size. An additional 12 homes on a site which has 40 seems to fit well and I Wright St am glad there will be no outside (additional) entrances so that the suites could be added and double the site occupancy. I was glad to hear an arborist has evaluated the trees and that the dangerous ones will be gone. I like the exterior designs, particularly the one which looks like F.L. Station. I would prefer more adventurous colours there's a lot of those chosen colours around. Having the street and sidewalk on Mavis Street tidied up and enlarged is a good move by the Township. In all, things look good. Thank you for the opportunities to participate. Looks great! Hope it gets started soon! Looks good. This is an excellent initiative. The plan, although extensive, is respectful of the environment and the heritage of Fort Langley.We are very supportive of the thoughtful work being done here! Especially significant is the care being taken to accommodate persons with mobility difficulties. This is quite revolutionary and to be commended. Thank you! There will be at least a 25% increase in traffic. With this development & Bedford when will we see improved public transit? - How about an easement through the fire dept property to 96th for traffic? - Looks nice & I am in favour of development The proposed development looks generally well structured and thought out, but I can't help but feel that the intersection of Glover and Mavis will be overwelmed by the additional traffic generated, particularly once the Woodward and IGA redevelopments are completed as well. Generally speaking, its a lovely development. Being in the heritage conservation area, I believe that's important to stick to the building Faade Guidelines to ensure that the development blends in with our town. And, I hope that the residents of this development are able to use the Post Office instead of having a mailbox on the property. The Post Office is a community gathering place and if mailboxes come to town, I worry that it will open the door for removal of our post office. Incredibly thoughtful design & concept plus the added reputation as a first class builder/developer. Would be nice to see a few units for some downsizers (around 1500 sf ? or so) w/main floor mstr plus convertible den/bed (could be too pricey for us sadly). - How about digging out some patio space off lower level? Just a thought. Pro: - Heritage character retained in design - improved trail access like community garden & development of park space - another kind of option for buyers (townhouse) is good Con: Sound issues with CNR line - how does community benefit? "contained" strata community. How to integrate into community? Public spaces? Small park? - Hope Carriage House needs $ help. Contribution? Ft Langley Coquitlam
Loves: - Community Gardens - Basements w/o outside access (to discourage suites) - single story & Master on Main - improved access to Bedford pedestrian overpass - North elevation & look!! * Marketing geared to empty nesters would be great! Concerns or minor issues: - McBride street view looks a little plain parking seems light even tho providing more than the 11 recommen'd - still traffic thru Mavis Glover intersection unavoidable. I guess, maybe Township can re-route trucks away from town someday to offset!! Bigger covered patios for "porch living" would be desirable particularly fronting on McBride St. Are ensuites a bit too big? perhaps give a little more space to the Master Bedrooms 1. Road improvements @ Mavis/Glover and McBride/Glover? Will be much busier. I assume the Mavis/Glover intersection will have full-time lights (vs current pedestrian operated). 2. Would like to see more trees left? 3. Who will build connector trail from the development to the rail overpass? 4. Thank you for listening to the community concerns - keeping buildings under 2 stories is important. Also, it's already hard enough to get into the cafes, don't need too many more people taking tables!! My concerns / changes were addressed from initial open house. - Do not like bedrooms abutting each other in the design (unit per unit). Lack of parking fronting garage for some units Like: The building '9' layout. Double garages, landscaping, amenities Dislike: Density, strata zoning, proximity to R/R tracks - No burm! Not enough visitor pkg spaces Very good use of the existing lands. Beautiful design of development. A great fit for Fort Langley. Well done! I like the homes, the master on the main design appeals. It should work for us - though have to see it in 3D, the actual homes. Well, I've lived in Fort Langley since 1994 and if we have to move forward then I like your efforts here to make this development fit into our existing community. I like the look of the building (however the outside colour scheme looks a little dark?) I like the plans of the homes and that there are several to choose from. The development of the Fort to Fort trail and gardens on the north side of the development is gorgeous! Interested in the prices - want to let my brother know. One Issue - I forgot - corner of Mavis and Glover is going to be crazy busy. We are pleased with the design as shown. This will be a welcome addition to the Fort. Looks good. The development is appropriate in character & design for the Fort Langley townsite. Interface with neighbouring properties is not overwhelming & should fit in well with the community as the landscaping matures. Looks great. Good for the Fort. I like the plan. Good project. Well planned. My future address. Hi Lanson, The development looks beautiful. I was just wondering if the increase in population has any baring on the Township's decision to put sidewalks on 96th Ave? Kind Regards, We like the idea of a master bedroom on the main floor. - Happy to see the trail connects to the Bedford Train overpass. - Fits with the rest of Fort Langley.
Billy Brown Rd Sailes Ave
Bedford Trail Gay St Bedford Trail 207 B St 221 St 96th Ave
96 Ave Hudson Bay St Marr Street Casimir
Overall, an excellent development that is long overdue for the subject site. 1. The amenities look great. 2. The pathway to finish the connection to the Bedford Landing overpass is great to see. 3. Love the density with many larger units with master bedrooms on the main floor to permit aging in place near the commercial core of the village. Fort Langley is lucky to have this moving forward. Thanks! Very nice project. Just what Fort Langley needs! Well planned & thought out. Go for it! Master on main * green space * 18 clusters * location * fire pit * open house preconstruction * Lanstone Homes * I like the one bedroom on main floor as will be more accessible to the aging population. The biggest concern will be the train noise and vibrations. Until one lives here they do not realize how often even at night. The other concern is traffic going to Mavis and overall shortage of parking for businesses. I understand it's felt people that live here walk but we also get a lot of tourists. During day a lot of dump trucks through Glover, Mavis and definitely takes away from ambience. Great looking project, looks like it will fit into Fort Langley along with the other new development happening. Glad to hear they listened to public input. Like preconstruction open house opportunity to meet architects, owners, builders. Hit demographic need with Master on Main. Would enjoy opportunity to help with hard finishes & show home. Like the home designs. Would like finished basements incl. Looks like nice plan! Nice appearance & landscape plan. Good mix of elevations. Perimeter gives sense of community & privacy. I like the concept & the plan as presented. We like it. Well designed. Our town needs developments like this, as long as the Old Barn remains. Please contact us we are interested in a unit already. Well thought out planning. I like the way it retains the character of Fort Langley. I also like the way it connects to the trail network. Excellent addition to the community. As part of a pioneer family in Fort Langley, I am very interested in this development for our permanent home. With having such strong roots here we are very serious about moving back home.Being notified at the earliest possible date for presale is important to us so as to make our choice & secure our home.
F.4 2
212 St 59 Ave Muench Trail Wright St Billy Brown Rd 212 St
53 Comments Forms were submitted representing 60 people
McBRIDE STATION: Invitation to Planning Session
The Lombardy Campground property on McBride Street has been purchased by a local builder, Lanstone Homes. The site together with the adjacent lands behind the Fire Hall totals 1.8 hectares and is designated as Multi-Family in the Fort Langley Official Community Plan.
Prior to making any formal development application for the site, Lanstone Homes would like to obtain the input from the community about site redevelopment possibilities. To assist with the public consultation process Lanstone Homes has engaged architect, Colin Hogan of Focus Architecture and landscape architect, Mark van der Zalm of VDZ and Associates. Lanson Foster of Lanstone Homes, a long time resident of Langley, understands that Fort Langley is a very special place and wants to ensure that plans formulated for the site are in keeping with the communitys character. The property has an interesting history with connections to the Charles Hope family and the CN station. McBride St was named for BCs 16th premier by Charles Hope. Mavis Ave, the northern boundary of the site, was known as Station Road when the station was located further to the west. The Fort Langley Community Hall has been booked for the evening of Thursday March 1, 2012 for an open community planning session. Kurt Alberts, a retired urban and regional planner and 30 year resident of Fort Langley, has agreed to chair the session. The round table discussion is intended to allow community input on form, character, density and other matters that the community would like the architects to take into account when preparing plans for the property. The session is scheduled from 7 to 9 pm and anyone interested in participating is invited to attend. While the session is open to all, it is requested that you please register to attend. This will help with the logistics of tables, chairs, coffee, etc. If you are willing to spend some time and share your thoughts on site redevelopment, please register by email: info@mcbridestation.ca or register by phone: call Kurt Alberts at 604 888-4395. Visit the McBride Station website: www.mcbridestation.ca
McBRIDE STATION: Invitation to Open House
Lanstone Homes thanks everyone who provided suggestions about the
redevelopment of the Lombardy Campground property and adjacent lands behind the Fire Hall. With the input from the community planning session on March 1, 2012, our architects have been busy working on plans for the site. Plans for the 1.8 hectare site include a variety of town homes, most with master bedroom on the main floor, ranging in height from one to two storeys. Architectual elements for units on McBride Street were drawn from both the original Hope House and the nearby Hope Carriage House. Before making a formal development application for the site, Lanstone Homes would like to obtain comments from the community on the plans for the site. In this regard a public open house has been scheduled for: Thursday, June 21, 2012 from 2 to 8 pm at the Fort Langley Community Hall. We hope you will be able to drop by on June 21 to have a look at our plans. Your feedback will be appreciated. The McBride Station plans will also be posted on our website. Visit the McBride Station website: www.mcbridestation.ca
Yours sincerely, Lanson Foster
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THE CORPORATION OF THE TOWNSHIP OF LANGLEY LANGLEY OFFICIAL COMMUNITY PLAN BYLAW 1979 NO. 1842 AMENDMENT (FORT LANGLEY COMMUNITY PLAN) BYLAW 1987 No. 2527 AMENDMENT (McBRIDE STATION) BYLAW 2013 NO. 5001
EXPLANATORY NOTE Bylaw 2013 No. 5001 amends the Fort Langley Community Plan by including a portion of the subject lands into the Heritage Conservation Area identified on Map 4 of the Fort Langley Community Plan.
WHEREAS it is deemed necessary and desirable to amend Langley Official Community Plan Bylaw 1979 No. 1842; NOW THEREFORE, the Municipal Council of the Corporation of the Township of Langley, in Open Meeting Assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Fort Langley Community Plan) Bylaw 1987 No. 2527 Amendment (McBride Station) Bylaw 2013 No. 5001. The Langley Official Community Plan Bylaw 1979 No. 1842 as amended is further amended by replacing the Heritage Conservation Area (Map 4) with Schedule A attached to and forming part of this Bylaw.
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Bylaw No. 5001 Page 2
SCHEDULE A BYLAW NO. 5001
THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (McBRIDE STATION) BYLAW 2013 NO. 5002
EXPLANATORY NOTE Bylaw 2013 No. 5002 rezones a 1.81 hectare (4.47 acre) site located at 9215 McBride Street to Comprehensive Development Zone CD-94 to accommodate a 52 unit townhouse development.
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 (McBride Station) Bylaw 2013 No. 5002. 2. The Township of Langley Zoning Bylaw 1987 No. 2500 as amended is further amended by: a. Adding to the Table of Contents and to Section 104.1 Zones the words Comprehensive Development Zone CD-94 after the words Comprehensive Development Zone CD-93 b. Adding to Section 110 after the words CD-93 the words CD-94 1.8 ha c. By adding after Section 993 Comprehensive Development Zone CD-93 the following as Section 994 Comprehensive Development Zone CD-94 994 Comprehensive Development Zone CD-94 Uses Permitted 994.1 In the CD-94 Zone only the following uses are permitted and all other uses are prohibited: (1) accessory buildings and uses (2) accessory home occupations subject to Section 104.3(l) (3) townhouses Density 994.2 The density permitted shall be no greater than 30 units per hectare. Lot Coverage 994.3 Buildings and structures shall not cover more than 40% of the lot area. Siting of Buildings and Structures 994.4 Siting of buildings and structures shall be in accordance with the provisions of the Development Permit. Height of Buildings and Structures 994.5 The height of buildings and structures shall not exceed two (2) storeys.
Bylaw 5002 Page 2 . . .
Parking and Loading 994.6 Parking and loading shall be provided in accordance with Section 107 and be in accordance with the provisions of the Development Permit. Subdivision Requirements 994.7 All lots created by subdivision shall comply with Section 110 of this Bylaw and the Township of Langley Subdivision and Development Servicing Bylaw 2011 No. 4861, as amended. Landscaping, Screening and Fencing 994.8 Landscaping areas, landscaping screens and fencing shall be provided in accordance with the Development Permit. Child Friendly Amenity 994.9 Child Friendly Amenity areas shall be provided in accordance with Section 111.5 and in accordance with the Development Permit. Development Permit Requirements 994.10 An application for a Development Permit shall be submitted to Council for its consideration prior to issuance of a Building Permit. 3. The Township of Langley Zoning Bylaw 1987 No. 2500 as amended is further amended by rezoning the lands described as: Lot 2 District Lot 79 Group 2 New Westminster District Plan BCP45831 Lots 3-7 and 9-12 Block 4 District Lot 79 Group 2 New Westminster District Plan 1976 That approximate 0.5 acre portion of lane and road dedicated on subdivision plan 1976 lying west and south of 9215 McBride Street as shown delineated on Schedule A attached to and forming part of this Bylaw to Comprehensive Development Zone CD-94. READ A FIRST TIME the READ A SECOND TIME the PUBLIC HEARING HELD the READ A THIRD TIME the RECONSIDERED AND ADOPTED the Mayor day of day of day of day of day of , 2013. , 2013. , 2013. , 2013. , 2013.
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Bylaw 5002 Page 3 . . .
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