Doc 1_Reg_Phoenix Construction Systems DP

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REPORT TOMAYOR AND COUNCIL

PRESENTED: JULY 20, 2009 REGULAR MEETING REPORT: 09-104FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 08-22-64SUBJECT: DEVELOPMENT PERMIT APPLICATION NO. 100578

(PHOENIX CONSTRUCTION SYSTEMS LTD.)

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

RECOMMENDATION SUMMARY:That Council authorize issuance of Development PermitNo. 100578 subject to 6 conditions.

RATIONALE:The proposed development complies with the WilloughbyCommunity Plan, Routley Neighbourhood Plan and theCD-39 zone of the Township of Langleys ZoningBylaw.


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DEVELOPMENT PERMIT APPLICATION NO. 100578(682163 BC LTD/PHOENIX CONSTRUCTION LTD.)Page 2 . . .

RECOMMENDATION:

That Council authorize issuance of Development Permit No. 100578 to Phoenix ConstructionSystems 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 Townships Street Tree and Boulevard Treatment program, to theacceptance of the Manager of Parks Design and Development;

c) Landscaping, Playground/Child Friendly Amenity Area and Greenway design andconstruction details to be secured by letter of credit at the building permit stage to theacceptance of the Manager of Parks Design and Development;

d) Provision of final tree retention, protection and replacement plans in accordance with theTownships Tree Protection Bylaw to the acceptance of the Manager of Parks Design andDevelopment;

e) Greenway landscaping to be in substantial compliance with Schedule Q and providedetails for crossing of the bio-ditch, to the acceptance of the Manager of Parks, Design andDevelopment;

f) Signage to be in substantial compliance with Schedule H;

Although not part of the Development Permit requirements, the applicant is advised that prior toissuance 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 theacceptance of the General Manager of Engineering;

h) Provision of a site specific Erosion and Sediment Control Plan in accordance with theErosion and Sediment Control Bylaw, to the acceptance of the General Manager of Engineering.

i) Payment of supplemental Development Permit application fees, and Development CostCharges;

EXECUTIVE SUMMARY:

Phoenix Construction Ltd. has applied for a Development Permit to construct sixty-twotownhouse units in the Routley neighbourhood of Willoughby. The development complies withthe Townships land use policies and, in staffs opinion, with the Development Permit guidelinesof the Willoughby Community Plan and Routley Neighbourhood Plan (Attachments A and B). Italso complies with the requirements of the CD-39 zone of the Townships Zoning Bylaw.Issuance of Development Permit No. 100578 is recommended subject to six (6) conditions, plusthree (3) conditions to be applied at the Building Permit stage. The subject Development Permit

application is a resubmission of Development Permit No. 100302 issued by Council in July2005, which has since lapsed.

PURPOSE:

The purpose of this report is to provide recommendations to Council with respect toDevelopment Permit Application No. 100578 proposing a 62 unit townhouse development in the7200 block of 199A Street.


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Rendering - SUBMITTED BY APPLICANT (View from 200 Street)

SUBJECT


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ZONING BYLAW NO. 2500


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Site Plan- SUBMITTED BY APPLICANT


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ADDITIONAL INFORMATION:

REFERENCE:

Owners/Applicants: 682163 B.C. LTD. (Jasbir Sandhu)228-11020 No. 5 RoadRichmond, BCV7C 4E4

Agent: Phoenix Construction Systems LTDNirmal Takmar 103-12889 84 AveSurrey, BCV3W 0K5

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

District Plan BCP20221Area: 1.088 ha (2.689 acres)

Existing Zoning: Comprehensive Development Zone CD-39

Willoughby Community Plan: Residential

Routley Neighbourhood Plan: Residential Bonus Density 1Maximum Permitted Density 30 units per hectare(12 units per acre)

Agricultural Land Reserve:Not in ALR

E.S.A. Designation: E.S.A. # 061 Willoughby and Willowbrook Area(Rating # 3)

BACKGROUND/HISTORY:

In 2004 a 3.48ha (8.6 acres) parcel of land located at 19915 72 Avenue and 7279 200 Streetwas rezoned to facilitate the subdivision of 32 R-CL fully serviced single family lots (including 10coach houses) and 62 townhouse units. A 1606m 2 (0.40 acre) site on 72 Avenue was alsorezoned to C-2 (Community Commercial). Subsequently, on July 25, 2005 Development PermitNo. 100302 was issued for the 62 unit townhouse project, which has since lapsed.

All Development Permit works must be substantially commenced within 2 years of the date of issuance by Council or the Permit expires. As the townhouse portion of the development has yetto commence construction a new development permit needs to be issued.


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DISCUSSION/ANALYSIS:

The current Development Permit (No. 100578) request is very similar to the previously issuedDevelopment Permit. In accordance with the Councils policy a site plan, representative building

elevations, rendering, landscaping plan and signage plan have been submitted in support of thenew Development Permit.

Adjacent Uses:

Surrounding land uses include:

North: One (1) Residential lot 0.43ha (1.07 acres) zoned Suburban Residential ZoneSR-2 (but designated as Residential within the Willoughby Community Plan);

South: Petro-Canada gas station and convenience store, 0.53ha (1.31 acres) zonedCommercial C-3; and one (1) undeveloped Commercial C-2 lot, 0.18 ha (0.44acres);

East: 15 meter wide greenway, spanning the length of the subject property, totaling

2483.8m2

(26,736 ft2), dedicated at the time of rezoning, and 200 St;

West: Thirty-Two (32) Residential Compact lots zoned R-CL and R-CL(CH), ranging insize from 261.5m 2 (2814 ft 2) to 529.8m 2 (5703 ft 2), completed as part of previousrezoning and subdivision applications.

Density:

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

of the earlier overall rezoning.Development Permit (Number 100578):

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

The proposed townhouse development will consist of 62 units in 15 buildings on a total site areaof 1.04ha (2.58 acres), site coverage of 39%, and a net density of 59 units per hectare (24 unitsper acre) in accordance with the zoning provisions of the CD-39 Zone. The townhouse units willbe accessed from an internal roadway system (privately owned and maintained), which willconnect to 199A Street in two locations at the northwest and southwest corners of the site. Thetownhomes are proposed to be 2 and 3 stories high, stepping down to 2 stories at the buildingends to create a transition in scale to the pedestrian Greenway and adjacent lower densitydevelopment.


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Three different unit types are proposed as follows:

x 47 three bedroom A and A1 units (total area 6203.8 m 2/66,777 ft 2) with tandemgarages

x 11 three bedroom B and B1 units (total area 1884.5 m 2/20,285 ft 2) with double sideby side garages

x 4 three bedroom C units (total area 690.0 m 2/7427 ft 2) with double side by sidegarages

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

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

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

Child Friendly Amenity Area:

The proponent will also be providing a child friendly amenity area (playground facility) within thetownhouse development on the public open space area adjacent to 199A Street. The area willtotal 1252.7 square meters (13,484 ft 2) and will be available for the public to use. This item hasbeen included in the Development Permit (see Attachment B).

Servicing:

The development site has provided full municipal services in accordance with the TownshipsSubdivision and Development Control Bylaw. At the building permit stage the applicant will berequired to obtain an Erosion and Sediment Control Permit in accordance with the Erosion andSediment Control Bylaw and submit an servicing and stormwater management plan, to theacceptance of the General Manager of Engineering. No driveway access from 200 Street will bepermitted. No road dedication is required (previously provided).

Transit:

Transit has not yet been extended to the Routley area. Current service is provided along 200Street which is adjacent to the subject site. The road layout of Routley has however beendesigned to accommodate future transit routes in accordance with Translinks operatingpolicy/procedures which Council each year is given an opportunity for input.


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Tree Protection/Retention Plan:

A Tree Survey and Evaluation report was completed by Mike Fadum and Associates LTD. onbehalf of the applicant in March 2009. There were no significant trees identified on the site.Eighty-two (82) trees are proposed to be planted on site, as shown on the landscape plan

Schedules O and P in accordance with the Townships Tree Protection Bylaw. Final treeretention, protection, and replacement plans are subject to final acceptance of the Manager of Parks, Design and Development.

Environmental Considerations:

The Townships Environmentally Sensitive Areas (E.S.A.) Study identifies the property asforming part of the Willoughby and Willowbrook area. The applicant will be required to provideerosion and sediment control measures in accordance with the Erosion and Sediment ControlBylaw, to the acceptance of the General Manager of Engineering. As part of the requiredServicing Agreement, the applicant will be required to provide full urban services as well as astormwater management plan. The provision of these items and compliance with theTownships Tree Protection Bylaw satisfy the management guidelines identified in theTownships Environmentally Sensitive Areas Study. The original developer was also required toaddress environmental issues identified in the February 25, 2000 letter (included in the RoutleyNeighbourhood Plan) from the Department of Fisheries and Oceans (DFO) and the Ministry of Water, Land and Air Protection (MOWLAP). There are no watercourses on or adjacent to thesite.

Policy Considerations:

The subject Development Permit No. 100578 is a resubmission of an earlier DevelopmentPermit issued by Council in July 2005. Density, unit count and other site development itemsremain unchanged. The application complies with land use and density provisions of theWilloughby Community Plan and Routley Neighbourhood Plan, as well as with the existing CD-

39 zoning of the site. As Development Permit No. 100578 complies with these land use policies,and in staffs opinion, complies with the Development Permit Guidelines of the WilloughbyCommunity Plan (Attachment A), it is recommended that it be issued subject to the 6 conditionsdescribed in this report (and the 3 conditions noted at time of Building Permit).

Staff have notified adjacent property owners that this Development Permit application is beingconsidered at its next meeting, and they may attend and speak to the matter should they deemnecessary. They have also been provided with a copy of this report.


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

Respectfully submitted,

Colin MoorePLANNING TECHNICIANfor COMMUNITY DEVELOPMENT DIVISION

CM/JG

ATTACHMENT A Willoughby Community Plan Development Permit GuidelinesATTACHMENT B Development Permit No. 100578 text:

SCHEDULE A Rendering (View from 200 Street)SCHEDULE B Site PlanSCHEDULE C Building 1 and 2 ElevationsSCHEDULE D Building 3, 4, 5, 6, 7, 8 and 14 ElevationsSCHEDULE E Building 7, 8 and 9 ElevationsSCHEDULE F Building 10 and 11 ElevationsSCHEDULE G Building 12, 13 and 14 ElevationsSCHEDULE H Building 15 Elevations/Signage PlanSCHEDULE I Building 1, 2, 3, 4, 5, 6 Floor PlansSCHEDULE J Building 7 and 8 Floor PlansSCHEDULE K Building 9 and 10 Floor PlansSCHEDULE L Building 11 and 12 Floor Plans

SCHEDULE M Building 13 and 14 Floor PlansSCHEDULE N Building 15 Floor PlansSCHEDULE O Landscaping Plan NorthSCHEDULE P Landscaping Plan SouthSCHEDULE Q Greenway Details (200 Street)

ATTACHMENT C Council Report dated June 21, 2004


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ATTACHMENT A


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ATTACHMENT BTHE CORPORATION OF THE TOWNSHIP OF LANGLEY

Development Permit No. 100578

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

1. NAME: Phoenix Construction Systems LTD.

ADDRESS: 103, 12889, 84 AvenueSurrey, BC V3W 0K5

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

LEGAL DESCRIPTION: Lot 37 Section 22 Township 8New Westminster District Plan BCP20221

(hereinafter called the said lands)

CIVIC ADDRESS: 7200 block of 199A Avenue

3. This Permit is issued subject to compliance with all of the Bylaws of the Municipality of Langley applicable thereto, except as specifically varied or supplemented by this permit asfollows:

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 Townships Street Tree and Boulevard Treatment program, to theacceptance of the Manager of Parks Design and Development;

c) Landscaping, Playground/Child Friendly Amenity Area and Greenway design andconstruction details to be secured by letter of credit at the building permit stage to theacceptance of the Manager of Parks Design and Development;

d) Provision of final tree retention, protection and replacement plans in accordance withthe Townships Tree Protection Bylaw to the acceptance of the Manager of ParksDesign and Development;

e) Greenway landscaping to be in substantial compliance with Schedule Q and providedetails for crossing of the bio-ditch, to the acceptance of the Manager of Parks, Designand Development;

f) Signage to be in substantial compliance with Schedule H;

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

g) Provision of a site specific on-site servicing and stormwater management plan, to theacceptance of the General Manager of Engineering;

h) Provision of a site specific Erosion and Sediment Control Plan in accordance with theErosion and Sediment Control Bylaw, to the acceptance of the General Manager of Engineering;

i) Payment of supplemental Development Permit application fees, and Development CostCharges.


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Development Permit No. 100560(Northland Properties Corp.)Page 2

5. The land described herein shall be developed strictly in accordance with the terms, conditionsand provisions of this Permit and any plans and specifications attached as a Schedule to thisPermit which shall form a part hereof.

This Permit is not a Building Permit. All developments forming part of this DevelopmentPermit shall be substantially commenced within two years after the date the DevelopmentPermit is issued. This permit shall have the force and effect of a restrictive covenant runningwith the land and shall come into force on the date of an authorizing resolution passed byCouncil.

It is understood and agreed that the Municipality has made no representations, covenants,warranties, guarantees, promises or agreement (verbal or otherwise) with the developer other than those in this Permit.

This Permit shall enure to the benefit of and be binding upon the parties hereto and their respective heirs, executors, administrators, successors and assigns.

AUTHORIZING RESOLUTION PASSED BY COUNCIL THIS ____ DAY OF __________, 2009.

SCHEDULE A Rendering (As seen from 200 Street)SCHEDULE B Site PlanSCHEDULE C Building 1 and 2 ElevationsSCHEDULE D Building 3, 4, 5, 6, 7, 8 and 14 ElevationsSCHEDULE E Building 7, 8 and 9 ElevationsSCHEDULE F Building 10 and 11 ElevationsSCHEDULE G Building 12, 13 and 14 ElevationsSCHEDULE H Building 15 Elevations/Signage PlanSCHEDULE I Building 1, 2, 3, 4, 5, 6 Floor PlansSCHEDULE J Building 7 and 8 Floor PlansSCHEDULE K Building 9 and 10 Floor PlansSCHEDULE L Building 11 and 12 Floor PlansSCHEDULE M Building 13 and 14 Floor PlansSCHEDULE N Building 15 Floor PlansSCHEDULE O Landscaping Plan NorthSCHEDULE P Landscaping Plan SouthSCHEDULE Q Greenway Details (200 Street)


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