Title
Rezoning Application No. 100488 and
Development Permit Application No. 100904
(Carvolth Developments Ltd. / 20161 and 20187 - 86 Avenue)
Bylaw No. 5485
Report 19-102
File CD 08-26-0195
Recommended Action
That Council give first and second reading to Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Carvolth Developments Ltd.) Bylaw 2019 No. 5485 rezoning 2.0 ha (4.8 ac) of land located at 20161 and 20187 - 86 Avenue to Comprehensive Development Zone CD-138, to facilitate development of a four-storey office building with ground floor commercial and a three-storey office building, 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 extensions in accordance with the Township’s Subdivision and Development Servicing Bylaw, to the acceptance of the Township of Langley General Manager of Engineering and Community Development;
2. Provision of road dedications, widenings, and necessary traffic improvements for 86 Avenue in accordance with the Township’s Master Transportation Plan, Subdivision and Development Servicing Bylaw and the Carvolth Neighbourhood Plan, to the acceptance of the Township of Langley General Manager of Engineering and Community Development;
3. Completion of an erosion and sediment control plan and provision of security in accordance with the Erosion and Sediment Control Bylaw to the acceptance of the Township of Langley General Manager of Engineering and Community Development;
4. Dedication and construction of a 4.5 metre wide street greenway on the north side of 86 Avenue to the acceptance of the Township, including final acceptance of the greenway landscape design plans, sidewalk/trail alignment, signage, landscape details and security;
5. Provision of a final tree management plan incorporating tree retention, replacement, protection details, and security in compliance with Subdivision and Development Servicing Bylaw (Schedule I - Tree Protection), to the acceptance of the Township of Langley General Manager of Engineering and Community Development;
6. Registration of a common access easement with adjacent property (006-879-713) for future access purposes to the acceptance of the Township of Langley General Manager of Engineering and Community Development;
7. Registration of a non-disturbance restrictive covenant over watercourse area setbacks to the acceptance of the Township of Langley General Manager of Engineering and Community Development;
8. Registration of a public access statutory right of way (6.0 metre wide) for a north south trail connection;
9. Approval of the rezoning bylaw by the Ministry of Transportation and Infrastructure;
10. Compliance with the requirements of the Carvolth Greenway Amenity Policy to the acceptance of the Township of Langley General Manager of Engineering and Community Development;
11. Payment of applicable Neighbourhood Planning Administration fees, supplemental Rezoning fees, Site Servicing Review fee, ISDC review fee, Development Works Agreement (DWA) and Latecomer charges; and
12. Consolidation of the two (2) parent parcels to facilitate the proposed office development.
That Council at time of final reading of Rezoning Bylaw No. 5485 authorize issuance of Development Permit No. 100904 subject to the following conditions:
a. Building plans being in compliance with Schedules “A” through “I”;
b. Landscape plans being in substantial compliance with Schedules “K” through “P” and in compliance with the Township’s Street Tree and Boulevard Planting Policy to the acceptance of the Township;
c. Provision of a final tree management plan incorporating tree retention, replacement and protection details in compliance with the Township’s Subdivision and Development Servicing Bylaw (Schedule I - Tree Protection), to the acceptance of the Township;
d. All signage being in compliance with the Township’s Sign Bylaw and Schedule “I”
e. Rooftop mechanical equipment to be screened from view by compatible architectural treatments in compliance with Schedules “A” through “J”;
f. All refuse areas to be located in an enclosure and screened to the acceptance of the Township.
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:
a. Issuance of Energy Conservation and Greenhouse Gas Reduction Development Permit No. 101051;
b. Payment of supplemental Development Permit application fees, applicable Development Cost Charges, and Building Permit administration fees;
c. Landscaping and boulevard treatment being secured by letter of credit at the Building Permit stage;
d. Tree retention, replacement and protection in compliance with the Township’s Subdivision and Development Servicing Bylaw (Schedule I - Tree Protection) being secured by letter of credit, including payment of associated administration fees;
e. Written confirmation from owner and landscape architect or arborist that the tree protection fencing identified in the tree management plan is in place; and
f. Submission of a site specific on-site servicing and stormwater management plan in accordance with the Subdivision and Development Servicing Bylaw, and an erosion and sediment control plan in accordance with the Erosion and Sediment Control Bylaw, to the acceptance of the Township;
That Council authorize staff to schedule the public hearing for the rezoning bylaw in conjunction with the hearing for proposed Development Permit No. 100904 and further
That Council authorize proceeding with clearing and excavation of the subject site in advance of final reading and issuance of Development Permit No. 100904 subject to the following conditions, to the acceptance of the Township of Langley General Manager of Engineering and Community Development;
1. Provision of a final tree management plan incorporating tree retention, tree replacement and tree protection details, and security in compliance with the Subdivision and Development Servicing Bylaw (Schedule I - Tree Protection);
2. Completion of an erosion and sediment control plan and provision of security in accordance with the Erosion and Sediment Control Bylaw;
3. Provision of a shoring plan;
4. Provision of Water Sustainability Act approvals;
5. Provision of a bird nesting survey, in compliance with applicable regulations;
6. Provision of Traffic Management Plan and security to the acceptance of the Township;
7. Provision of an existing road condition;
8. Confirmation by the applicant, to the acceptance of the Township, that works undertaken prior to final reading of related bylaw and issuance of Development Permit are completely at applicant’s risk and expense and in no way fetter Council’s discretion in dealing with the rezoning and Development Permit applications; and
9. Provision of a security bond.
Explanation - Bylaw No. 5485
Bylaw 2019 No. 5485 rezones a 2.0 ha (4.8 ac) assembly located at 20161 and 20187 - 86 Avenue to Comprehensive Development Zone CD-138 to facilitate development of a four-storey office building with ground floor commercial space and a three-storey office building.