9181 Church Street

B.
REPORT TO
MAYOR AND COUNCIL
PRESENTED:
FROM:
SUBJECT:
JANUARY 16, 2017 - PUBLIC HEARING

REPORT:
COMMUNITY DEVELOPMENT DIVISION
FILE:
HERITAGE ALTERATION PERMIT APPLICATION NO. 100849
(MCDONALD / BALDWIN LE INC. / 9181 CHURCH STREET)
PROPOSAL:
Heritage Alteration Permit application for

development of a three (3) storey commercial /
residential mixed use building comprised of 278 m2
(2,988 ft2) of commercial space and four (4)
residential units located at 9181 Church Street in
Fort Langley. The proposed Heritage Alteration
Permit incorporates variances to the height, lot
coverage and siting provisions of the Zoning Bylaw.
RECOMMENDATION SUMMARY:
That Council authorize issuance of Heritage

Alteration Permit No. 100849 subject to ten (10)
conditions, plus eight (8) conditions to be met prior
to issuance of a building permit.
RATIONALE:
The proposal is in keeping with the Fort Langley

Community Plan and associated Heritage
Conservation Area Guidelines, and the sites
Community Commercial Zone C-2, with the
exception of the requested height and lot
coverage variances.
17-03
11-33-0122

Page 2 . . .
B.1
RECOMMENDATION:
That Council authorize issuance of Heritage Alteration Permit No. 100849 to Hugh and
Joanne McDonald for property located at 9181 Church Street, subject to the following
conditions:
a. Provision of an As-Found report for the existing building on the subject site to the
acceptance of the Township;
b. Section 104.5(2) of the Townships Zoning Bylaw 1987 No. 2500 (Height of Buildings
and Structures) being varied to permit a building greater than two (2) storeys as shown
in Schedules D and E;
c. Section 602.4 of the Townships Zoning Bylaw 1987 No. 2500 (Lot Coverage) being
varied from a maximum of 60% provided at least 50% of the required parking is provided
within the building or underground to a maximum of 66% provided at least 50% of the
required parking is provided within the building or underground;
d. Section 602.5(b) of the Townships Zoning Bylaw 1987 No. 2500 (Siting of Buildings and
Structures) being varied from 3.0 metres from a rear lot line to 0.65 metres from a rear
lot line as shown in Schedules B and C;
e. Building plans being in substantial compliance with Schedules A through H;
f. Landscape plans being in substantial compliance with Schedules I through K and the
Townships Street Tree and Boulevard Planting Policy to the final acceptance of the
Township;
g. 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;
h. All signage being in compliance with Schedules D through F, the Fort Langley
Building Faade Design Guidelines, and the Townships Sign Bylaw;
i. Rooftop mechanical equipment being located so that it is not visible from adjacent roads
or alternatively screened from view by compatible architectural treatments to the
j. All refuse areas to be located in an enclosure and screened in substantial compliance
with Schedule G 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 a Demolition Permit for the existing building on the site to the acceptance of
the Township;
b. Provision of an exterior lighting impact plan prepared by an electrical engineer in
compliance with the provisions of the Townships Exterior Lighting Impact Policy to the
c. Landscape and boulevard improvements being secured by letter of credit at Building
Permit;
d. A Servicing Agreement being entered into with the Township to secure required road
and utility upgrades and connections in accordance with the Townships Subdivision and
Development Servicing Bylaw, to the acceptance of the Township;
e. 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;
f. A Highways Use Permit being secured for any projections (i.e. awnings and signage)
onto municipal roads, if any, to the satisfaction of the Township;
g. Submission of a geotechnical report prepared by a geotechnical engineer to the
acceptance of the Township; and,

Page 3 . . .
B.1
h. Payment of additional heritage alteration permit application fees, and applicable

Development Cost Charges and Building Permit Administration Fees.
EXECUTIVE SUMMARY:
Baldwin LE Inc. has applied on behalf of Hugh and Joanne McDonald for a heritage alteration
permit for a three (3) storey mixed use building (commercial / residential), known as
The Albion, containing four (4) residential units and 278 m2 (2,988 ft2) of commercial space.
The site is zoned Community Commercial Zone C-2.
As the proposed development is located in the Fort Langley Heritage Conservation Area (HCA),
a Heritage Alteration Permit is required to ensure the protection of the heritage character of the
commercial core of Fort Langley. The proposed development is in keeping with the HCA
requirements as outlined in the Fort Langley Community Plan and the Townships land use
policies with the exception of the variances to the maximum permitted height (number of
storeys), lot coverage and siting. Issuance of Heritage Alteration Permit 100849 including
variances is recommended subject to ten (10) conditions and eight (8) conditions to be applied
at the building permit stage.
PURPOSE:
This report is to provide information and recommendations regarding proposed Heritage

Alteration Permit No. 100849 for a mixed use building located at 9181 Church Street in
Fort Langley.
B.1

Page 4 . . .
SUBJECT

Page 5 . . .
B.1
SUBJECT

Page 6 . . .
ZONING BYLAW NO. 2500
B.1

Page 7 . . .
RENDERINGS SUBMITTED BY APPLICANT
B.1

Page 8 . . .
SITE PLAN SUBMITTED BY APPLICANT (NORTH AT TOP OF PAGE)
GROUND FLOOR PLAN SUBMITTED BY APPLICANT (NORTHEAST AT TOP OF PAGE)
B.1

Page 9 . . .
B.1
REFERENCE:
Owner:
Hugh and Joanne McDonald

7121 - 230 Street
Langley, BC V2Y 2K1
Applicant:
Baldwin LE Inc.
20177 97 Avenue
Langley, BC V1M 4B9
Consultant:
Site Lines Architecture Inc.

PO Box 249
200 - 23160 96 Avenue
Fort Langley, BC V1M 2R6
Legal Description:
Lot 15 District Lot 19 Group 2 New Westminster District

Plan 578A
Location:
9181 Church Street
Lot Area:
748 m2 (8,052 ft2)
Existing Zoning:
Community Commercial C-2
Fort Langley Community Plan:
Commercial
BACKGROUND/HISTORY:
The subject site is designated for Commercial uses in the Fort Langley Community Plan and
located within the Fort Langley Heritage Conservation Area. The site is currently zoned
Community Commercial Zone C-2 which allows for commercial uses and residential uses
accessory to permitted commercial uses.
DISCUSSION/ANALYSIS:
The subject site is currently occupied by a single family residence that the applicant proposes to
demolish to allow for construction of a mixed use development. The three (3) storey building
proposed is comprised of 278 m2 (2,988 ft2) of commercial (retail and office) space and 540 m2
(5,813 ft2) of residential space (four (4) units ranging in size from 120 m2 (1,291 ft2) to 153 m2
(1,647 ft2)). The application is considered in relation to the requirements of the Zoning Bylaw
(both the Administration section and the C-2 Community Commercial Zone section), and the
Fort Langley Community Plan and requirements for the Heritage Conservation Area.
ADJACENT USES:
The site is located in the same block of Church Street as St. Georges Church which is a
registered heritage property.
Northeast:
Southwest:
Southeast:
A parking lot, beyond which is a grocery store (Lees Market) (zoned Community
Commercial Zone C-2).
A vacant portion of a lot, beyond which is the Fort Langley Post Office (zoned
Post Office Zone P-6).
Church Street, beyond which are single family homes (zoned Residential Zone
R-1E) and St. Georges Church (zoned Institutional Zone P-1);

Page 10 . . .
Northwest:
B.1
A lane, beyond which are the Coulter Berry mixed use building (zoned
Comprehensive Development Zone CD-100), and Beatniks Bistro and
Fort Trading Co. mixed use building (zoned Community Commercial Zone C-2).
All three projects were developed with Heritage Alteration Permits.
Beatniks Bistro incorporated retention of an existing historic residence as
part of the sites redevelopment.
HERITAGE ALTERATION PERMIT:
The Fort Langley Community Plan designates the subject property as part of a Heritage
Conservation Area (HCA) for the purpose of protecting the heritage character of downtown
Fort Langley. The General Building Guidelines (Attachment B) for the HCA encourage new
development and building alterations that complement and enhance buildings with heritage
value and the heritage character of the area. In a HCA, a Heritage Alteration Permit (HAP) is
required for both new construction and demolitions and is similar to a Development Permit in
that Council is provided the opportunity to review the form, character and siting of the proposed
development. The proposal is required to demonstrate conformance with the general building
guidelines for the HCA. Supporting information detailing the proposed development
(renderings, site plan, building elevations, landscape plans, signage plan, colour palette and
materials board) are provided in Attachment A.
The applicant proposes to construct a three (3) storey mixed use building with retail space
(136 m2 / 1,464 ft2) on the ground floor fronting Church Street along with a lobby entrance for
the second floor residential units and office. Signage and storefront windows are proposed for
the retail space and a path is provided along the southwestern side of the building to provide
access to indoor, covered and outdoor parking spaces proposed to be located at the rear of the
building. The building is designed with two (2) storey elements flanking the drive aisle in the
rear parking area to screen the parking and to ensure development of an attractive and active
lane. Office space (143 m2/1,535 ft2), accessed from the rear, and two (2) residential units are
proposed on the second storey. The third storey is occupied by two (2) residential units. A
basement area for storage and mechanical/electrical equipment is proposed.
The building is sited with a minimal setback from the northeastern property line, shared with
Lees Market, resulting in the requirement for non-combustible construction. The design
incorporates architectural cladding and faux windows to provide architectural interest to the fire
wall. The retention of the existing trees in the landscaping on the Lees Market site will also
provide screening and visual interest. The southwest elevation, which can be viewed from the
south from Church Street and the lane across the Post Office lot, are designed to provide visual
interest by incorporating material changes and building elements, such as windows and large
decks. Portions of the existing early wood shed at the northwest corner of the site will be
retained for its heritage character and to minimize the disturbance to the mature tree adjacent to
it proposed for retention. The shed will be modified for use as the garbage enclosure for the
development.
The general building design guidelines for the Fort Langley Heritage Conservation Area require
that new buildings blend harmoniously with the historic elements of the streetscape and that
decorative styles which are out of place with the architectural evolution of Fort Langley are
avoided. In consideration of the sites context, the design rationale for the project is based on
the concept of a large family home or big house, following aspects of the form and character of
the Craftsman style homes that were prevalent in the area in the early twentieth century. The
architects design rationale (Attachment C) states:

Page 11 . . .
B.1
The design intent for the above mentioned project is to provide a historic looking
structure that could have been in place for years. The development maintains the
required area and amenities to make the project vibrant for life in Fort Langley. The
imagery is that of a large family house, with a commercial aspect to the frontage along
Church Street, for the ground level spaces. The imagery of a large home is further
strengthened by using a single garage door to access the covered parking, even
though the garage has parking for the 4 residential suites that are located on the upper
2 floors.
Given the residential character of Church Street, it made sense to let that context
inform the design. Within that parameter, the historical references focused on the
Hope House from Fort Langley and the Trethewey house in Abbotsford. Even though
3 floors were required to make the development feasible, much effort was put into
making it appear like a two storey structure with living space in the attic.
The office component at the rear of the building takes on its own form, that appears like
an addition to the large house, yet is complementary to the materials and window
treatments of the main structure. This sort of addition has precedent in many historic
downtown settings around British Columbia and although slightly contrasting in form,
will appear like a logical and integral part of the house structure.
Building components reflect the materials used on both the Hope and Trethewey
House, which are stone, horizontal cladding and shingle cladding. Window
configurations reflect the historical period of both reference homes.
Colours are chosen from the Historical Palette created by Benjamin Moore Paints.
They are sharp, yet subtle, meant to fit the neighbourhood and not overpower.
The proposed Heritage Alteration Permit (HAP) includes approval in principle for the removal of
the existing residence and development of a replacement building on the site. Although the
existing residence had been considered for the heritage inventory as a heritage character site in
2006, it was never formally added. In light of this past interest however, the applicant prepared
an As-Found Report that will be provided to the Langley Centennial Museums archives for
future research purposes. The report has also been shared with the Heritage Advisory
Committee for their information.
Proposed Variances:
The applicant is requesting three (3) variances to the Zoning Bylaw related to lot coverage,
height (number of storeys) and siting provisions described in the following text.
Although the proposed development complies with the measured height restriction for the area
(9m / 29.5ft), a variance is requested to Section 104.5 (2) Height of Buildings and Structures
of the Zoning Bylaw to increase the total number of storeys in the building from two (2) storeys
to the proposed three (3) storeys. Surrounding buildings range in height from one (1) storey
(Post Office and commercial fronting Glover Road) to three (3) storeys (Coulter Berry Building).
Buildings such as Lees Market and the Fort Trading Co. are one (1) storey with a large roof and
two (2) storeys respectively. The image below, provided by the applicant, shows how the
proposed building will relate to adjacent developments to the north and northeast.

Page 12 . . .
B.1
The proposed third storey of the building is designed to be enclosed in the roof structure to
reduce the overall scale and mass of the building. Staff notes that the proposed overall height
of the building (8.6 m / 28 ft) does not exceed the permitted maximum overall building height of
9.0 m (29.5 ft) and does not accommodate an increase in density.
The applicant is also requesting a variance to Section 602.4 of the Zoning Bylaw to allow an
increase in lot coverage to 66% from the allowable 60%. The Zoning Bylaw provides for the lot
coverage to be increased from 40% to 60% if 50% of the parking is provided within the building
or underground. Staff notes that 8 of the required 12 parking spaces (66%) are provided within
the building. The applicant provides the following rationale for these proposed variances to
height and lot coverage:
Both variances are meant to allow for the viability of developing an infill lot in Fort
Langley. The increased lot coverage was requested to allow for transferring as much
area from the 3rd floor to the other 2 floors to reduce the massing on the 3rd floor attic
spaces.
The Community Commercial C-2 zone requires a setback from the rear lot line of 3.0 metres. In
this case, the applicant is proposing to provide the garbage enclosure 0.65 metres (2.1 ft) from
the rear property line. Staff notes that the proposed garbage enclosure makes use of portions
of an existing shed on the property and allows for retention of an existing tree at the northwest
corner of the site.
Signage:
The fascia signage for the first floor commercial tenant and the second floor office tenant, and
the building identification signage for the development is detailed in Attachment A. The signs
are proposed to be painted wood lettering with painted continuous plywood backing.
Illumination will be provided by traditional, gooseneck fixtures that will downlight the wall
signage. Substantial compliance with the sign program shown in Attachment A, in addition to
the Townships Sign Bylaw and Section 4 of the Fort Langley Building Faade Guidelines, is a
condition of the Heritage Alteration Permit.
B.1

Page 13 . . .
Access and Parking:
The amount of parking required to be provided on site is determined by the uses proposed on
the site and the parking generation numbers applied to those uses. Within Fort Langleys
commercial area, the Zoning Bylaw allows for a 50% reduction in the parking required for
commercial uses. In addition, the Fort Langley Off-Street Parking Bylaw 1995 No. 3472 grants
credits for existing parking spaces and allows for payment of cash-in-lieu of providing parking
spaces. The applicant is utilizing the 50% reduction in parking required for commercial uses,
but is not utilizing any of the additional parking reductions allowed in the Fort Langley Off-Street
Parking Bylaw. Parking requirements for the site are calculated as follows:
Proposed Use
Spaces Required
Retail (1 space/20 m2): 136 m2

Office (1 space/28 m2): 145 m2
Subtotal:
Less 50% Commercial Reduction:
Total Commercial Parking Required:
7 Spaces
5 Spaces
12 Spaces
-6 Spaces
6 Spaces
Residential (1.5 spaces/unit): 4 Units

Total Residential Parking Required:
6 Spaces
6 Spaces
Total Parking Required:

Total Parking Provided:
12 Spaces
12 Spaces
Vehicle access is provided to the site from the laneway at the rear of the lot. The applicant
proposes to meet the parking requirements of the Zoning Bylaw by providing seven (7) at grade
enclosed parking spaces, one (1) covered parking space and four (4) outdoor spaces at the rear
of the building.
Public Consultation:
In accordance with the Developer Held Public Information Meeting Policy, the applicant held a
Public Information Meeting on December 6, 2016 from 5:30 to 8:30 pm at the Fort Langley
Community Hall. Thirty-nine (39) people signed in at the Public Information Meeting and
23 people provided written comments to the developer. The applicants summary of the
Public Information Meeting and response to comments is included as Attachment D to this
report.
Heritage Review Panel / Heritage Advisory Committee:
On November 30, 2016, the Fort Langley Heritage Review Panel met to provide comment on
the Heritage Alteration Permit application for this proposal. The panel expressed support for
the proposal based on its overall character and compatibility with the Fort Langley Heritage
Conservation Area. The Heritage Advisory Committee supported the comments of the panel
for the project on January 4, 2017.
Application Referral:
Staff forwarded the proposal to the Fort Langley Community Association and the Fort Langley
Business Improvement Association. The Fort Langley Business Improvement Association
indicated that they had no comment on the proposed development. The Fort Langley
Community Association provided the comments included with this report as Attachment E
and recommend that Council consider reviewing the parking requirements for Fort Langley,
in particular in relation to the 50% reduction to required commercial parking spaces, as they
indicated concern for the overall parking issues faced in Fort Langley.

Page 14 . . .
B.1
Tree Protection:
Four (4) significant trees exist on the subject property. One (1) tree is proposed to be retained
at the northeast corner of the site. The applicant is proposing to retain portions of the existing
shed at the base of the tree as the garbage enclosure for the site to minimize the disturbance to
the tree. Continual assessment of the tree through the design and construction process is
required. Staff notes that minor changes to the design of the garbage enclosure may be
required to ensure retention of the tree. In accordance with the Subdivision and Development
Servicing Bylaw (Schedule I Tree Protection), two (2) replacement trees are required to be
planted. The applicant is proposing to plant four (4) trees on the subject 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 issuance of a Building Permit.
Landscaping:
The on-site landscape plan proposes low shrub and groundcover plantings and vine covered
trellises on the Church Street side of the development. A pedestrian path along the
southwestern property line passes a vertical planting wall fixed to the southern wall of the
building. The rear parking area is proposed to be landscaped with trees, shrubs and
groundcovers. A final landscape plan to the satisfaction of the Township is required as a
condition of the Heritage Alteration Permit.
Child Friendly Amenity Area:
Section 111.5 of the Townships Zoning Bylaw requires provision of one or more Child Friendly
Amenity Areas for apartment/condominium developments where more than four (4) residential
units are proposed. As there are only four (4) residential units proposed in the subject
development, a Child Friendly Amenity Area is not required. Staff notes that the applicant has
included decks for each of the residential units providing access to private outdoor space.
Parks and Schools:
The subject site is located within 40 metres of the Fort Langley National Park, 100 metres of
Marina Park, 700 metres of Fort Langley Community Park and 1000 metres of the Salmon River
Natural Area. The Langley Fine Arts school site is located within 650 metres of the subject site.
The application was forwarded to School District 35 for comment. Their response
(Attachment F) notes that there is sufficient capacity in the catchment schools (Fort Langley
Elementary and DW Poppy Secondary) to support the proposed development.
Servicing:
Full urban services front the subject site. As a condition of Building Permit, the applicant will be
required to enter into a Servicing Agreement with the Township to secure off-site improvements
and service connections to the satisfaction of the Township. Prior to work commencing on the
site, site-specific servicing and stormwater management plans (including detention/infiltration)
must be submitted in accordance with the Townships Subdivision and Development Servicing
Bylaw to the acceptance of the Township. In addition, an erosion and sediment control plan is
required in accordance with the Erosion and Sediment Control Bylaw to the acceptance of the
Township.
Transit:
Bus service is available at 96 Avenue and Glover Road approximately 200 metres to the
southwest of the subject property.

Page 15 . . .
B.1
Exterior Lighting Impact Policy:
As per the Exterior Lighting Impact Policy, an exterior lighting impact study is required for all
commercial developments located within 150 metres of residential zoned lands. The subject site
is located across the street from residential properties to the southeast. Compliance with the
exterior lighting policy will be secured through provision of an Exterior Lighting Impact Plan prior
to building permit issuance.
Environmental Considerations:
The Townships Sustainability Charter includes environmental objectives to protect and enhance
rivers, streams, wildlife habitat and environmentally sensitive areas in the Township. These
environmental objectives are supported by policy and guidance outlined in the Townships
Environmentally Sensitive Areas Study, Wildlife Habitat Conservation Strategy, Streams
Protection Bylaw, Erosion and Sediment Control Bylaw, and Subdivision and Development
Servicing Bylaw (Schedule I Tree Protection) which promote sound environmental
management practices and outline Township environmental performance expectations. The
provision of stormwater management and sediment control measures, and compliance with the
Townships Subdivision and Development Servicing Bylaw (Schedule I Tree Protection)
satisfies the objectives of the Sustainability Charter. There are no watercourses on the subject
site.
Policy Considerations:
The subject site is designated Commercial in the Fort Langley Community Plan, zoned
Community Commercial (C-2) and located in the Fort Langley Heritage Conservation Area. The
proposal is consistent with the General Building Guidelines for the Fort Langley Heritage
Conservation Area and with the Community Commercial (C-2) zone, with the exception of
variances to height (maximum number of storeys), lot coverage and siting provisions. The
applicant has designed the building to provide architectural detail and massing to reduce any
impacts of the variances and to ensure that the proposed building respects the context of the
development site. Staff also notes that variances were previously approved by Council for the
adjacent Coulter Berry Building and nearby Reid Block building, which both exceed the two
storey height provision of the Zoning Bylaw and the 60% lot coverage (66.4% and 64.4%
respectively). The requested variances have been incorporated into the subject Heritage
Alteration Permit.
Staff have notified the surrounding property owners that this Heritage Alteration Permit is being
considered at Councils next meeting, and that the public may attend and speak to the matter
should they deem it necessary.
Respectfully submitted,
Teresa Hanson
SENIOR DEVELOPMENT PLANNING
for
COMMUNITY DEVELOPMENT DIVISION
ATTACHMENT A
ATTACHMENT B
ATTACHMENT C
ATTACHMENT D
ATTACHMENT E
ATTACHMENT F
Heritage Alteration Permit 100849 and Schedules A through K

Fort Langley Community Plan Heritage Conservation Area General
Building Guidelines
Architects Design Rationale
Applicants Summary of December 6, 2016 Developer Held Public
Information Meeting
Comments from the Fort Langley Community Association
Comments from School District 35
B.1
ATTACHMENT A
THE CORPORATION OF THE TOWNSHIP OF LANGLEY
Development Permit No. 100849
This Permit is issued this __________day of _________________ 2017 to:
1. Name:
Hugh and Joanne McDonald
Address: 7121 230 Street

Langley, BC V2Y 2K1
2. This permit applies to and only to those lands within the Municipality described as follows
and to any and all buildings, structures and other development thereon:
LEGAL DESCRIPTION:
Lot 15 District Lot 19 Group 2

New Westminster District Plan 578A
CIVIC ADDRESS:
9181 Church Street
3. This Permit is issued subject to compliance with all of the Bylaws of the Municipality of
Langley applicable thereto, except as specifically varied or supplemented by this permit as
follows:
a. Provision of an As-Found report for the existing building on the subject site to the
b. Section 104.5(2) of the Townships Zoning Bylaw 1987 No. 2500 (Height of Buildings
and Structures) being varied to permit a building greater than two (2) storeys as shown
in Schedules D and E;
c. Section 602.4 of the Townships Zoning Bylaw 1987 No. 2500 (Lot Coverage) being
varied from a maximum of 60% provided at least 50% of the required parking is
provided within the building or underground to a maximum of 66% provided at least
50% of the required parking is provided within the building or underground;
d. Section 602.5(b) of the Townships Zoning Bylaw 1987 No. 2500 (Siting of Buildings
and Structures) being varied from 3.0 metres from a rear lot line to 0.65 metres from a
rear lot line as shown in Schedules B and C;
e. Building plans being in substantial compliance with Schedules A through H;
f. Landscape plans being in substantial compliance with Schedule I through K and the
Townships Street Tree and Boulevard Planting Policy to the final acceptance of the
Township;
g. 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;
h. All signage being in compliance with Schedules D through F, the Fort Langley
Building Faade Design Guidelines, and the Townships Sign Bylaw;
i. Rooftop mechanical equipment being located so that it is not visible from adjacent roads
or alternatively screened from view by compatible architectural treatments to the
j. All refuse areas to be located in an enclosure and screened in substantial compliance
with Schedule G 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 a Demolition Permit for the existing building on the site to the acceptance of
the Township;
DEVELOPMENT PERMIT NO. 100849

(McDonald / Baldwin LE Inc.)
Page 2 . . .
B.1
b. Provision of an exterior lighting impact plan prepared by an electrical engineer in

compliance with the provisions of the Townships Exterior Lighting Impact Policy to the
c. Landscape and boulevard improvements being secured by letter of credit at Building
Permit;
d. A Servicing Agreement being entered into with the Township to secure required road
and utility upgrades and connections in accordance with the Townships Subdivision
and Development Servicing Bylaw, to the acceptance of the Township;
e. 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;
f. A Highways Use Permit being secured for any projections (i.e. awnings and signage)
onto municipal roads, if any, to the satisfaction of the Township;
g. Submission of a geotechnical report prepared by a geotechnical engineer to the
acceptance of the Township; and,
h. Payment of additional heritage alteration permit application fees, and applicable
Development Cost Charges and Building Permit Administration Fees.
4. The land described herein shall be developed strictly in accordance with the terms,
conditions and provisions of this Permit and any plans and specifications attached as a
Schedule to this Permit which shall form a part hereof.
This Permit is not a Building Permit.
All developments forming part of this Development Permit shall be substantially
commenced within two years after the date the Development Permit is issued.
This permit shall have the force and effect of a restrictive covenant running with the land
and shall come into force on the date of an authorizing resolution passed by Council.
It is understood and agreed that the Municipality has made no representations, covenants,
warranties, guarantees, promises or agreement (verbal or otherwise) with the developer
other than those in this Permit.
This Permit shall enure to the benefit of and be binding upon the parties hereto and their
respective heirs, executors, administrators, successors and assigns.
AUTHORIZING RESOLUTION PASSED BY COUNCIL THIS ____ DAY OF ________, 2017.
Attachments:
SCHEDULE A
SCHEDULE B
SCHEDULE C
SCHEDULE D
SCHEDULE E
SCHEDULE F
SCHEDULE G
SCHEDULE H
SCHEDULE I
SCHEDULE J
SCHEDULE K
Rendering
Site Plan
Ground Floor Plan
Building Elevations (Church Street and Northeast)
Building Elevations (Southwest and Lane)
Signage and Building Details
Garbage Enclosure
Colour and Materials
Landscape Plans
Landscape Plans
Landscape Details
SCHEDULE A
RENDERING
B.1
SCHEDULE B
SITE PLAN
B.1
SCHEDULE C
GROUND FLOOR PLAN
B.1
SCHEDULE D
BUILDING ELEVATIONS (CHURCH STREET AND NORTHEAST)
B.1
SCHEDULE E
BUILDING ELEVATIONS (SOUTHWEST AND LANE)
B.1
SCHEDULE F
SIGNAGE AND BUILDING DETAILS
B.1
SCHEDULE G
GARBAGE ENCLOSURE
B.1
SCHEDULE H
COLOURS AND MATERIALS
B.1
SCHEDULE I
LANDSCAPE PLANS
B.1
SCHEDULE J
LANDSCAPE PLANS
B.1
SCHEDULE K
LANDSCAPE DETAILS
B.1
B.1
Attachment B
EXCERPT FROM THE FORT LANGLEY COMMUNITY PLAN
5.1
#3204
93/03/05
HERITAGE CONSERVATION AREA

The area shown on Map 4 is designated a heritage conservation area under
Section 945 (c) of the Municipal Act for the protection of municipal heritage sites.
As noted previously in this plan, heritage is a very important element in the community. Fort
Langley was the first settlement in the Township and one of the earliest towns in B.C. as
well as its first capital. Fort Langley's heritage significance is enhanced by several buildings
of heritage interest in the heritage conservation area, including two that have been
designated as heritage sites.
The purpose of heritage conservation area designation is to protect the heritage character of
downtown Fort Langley. This will be accomplished by encouraging new development and
alterations that complement and enhance buildings with heritage value and the heritage
character of the area.
General building design guidelines are as follows:
a) historic buildings should be renovated and restored in a manner appropriate to their
individual period and style and, whenever possible, original forms, materials and
details should be uncovered or left in place and preserved;
b) new construction and infill projects should be designed to blend harmoniously with
historic elements of the streetscape; and
c) decorative styles which are out of place with the architectural evolution of Fort
Langley should be avoided.
#3710
97/12/01
New signs that are not covered by a heritage alteration permit require a permit under the
Sign Bylaw and must conform to the general building design guidelines.
#5063
14/04/28
A heritage alteration permit is not required for:

a) faade improvements (any reconstruction or improvements including new siding,
doors, windows, cornices or awnings or canopies to an elevation of an existing
building) or signage that is in conformity with the general building design guidelines;
b) minor additions that are less than 50m2 (538 ft2) in floor area, do not front a road
(other than a lane) and are in conformity with the general building design guidelines;
or
c) minor additions that are less than 50m2 (538 ft2) in floor area, do not front a road
(other than a lane) and are constructed in a similar style and of similar materials as
the existing building.
The Fort Langley Building Faade Design Guidelines are non-binding policy guidelines for
the Fort Langley Heritage Conservation Area. They are not part of the Fort Langley
Community Plan and may be amended or repealed by Council resolution.
B.1
ATTACHMENT C
Design Rationale for 9181 Church Street, Fort Langley The Albion
Revised December 14, 2016
Project Description
The proposed development on the subject property is mixed use with commercial on the ground floor
and partially on the 2nd floor and 4 residential units on the remaining portion of the 2nd floor and 3rd
floor attic space. Vehicle access is required from the lane, therefore parking for the site is at the rear
of the development.
Project Context
The subject property is unique in its context in Fort Langley. To the west of the property is the back of
commercial developments along Glover Road, to the north a parking lot for Lees Market, to the south,
an open, park like lot, owned by Canada Lands for the post office, and to the east, single family
residences across Church Street. To decide on the appropriate form and character for the project, the
context had to be considered.
Planning Rationale
The project is requesting two variances. The first being the addition of a 3rd attic floor. The other
variance is increased lot coverage from 60% to 66%. Both variances are meant to allow for the viability
of developing an infill lot in Fort Langley. The increased lot coverage was requested to allowing for
transferring as much area from the 3rd floor to the other 2 floors to reduce the massing on the 3rd floor
attic spaces.
Design Rationale
The design intent for the above mentioned project is to provide a historic looking structure that
could have been in place for years. The development maintains the required area and amenities
to make the project vibrant for life in Fort Langley. The imagery is that of a large family house,
with a commercial aspect to the frontage along Church Street, for the ground level spaces. The
imagery of a large home is further strengthened by using a single garage door to access the
covered parking, even though the garage has parking for the 4 residential suites that are
located on the upper 2 floors.
Given the residential character of Church Street, it made sense to let that context inform the design.
Within that parameter, the historical references focused on the Hope House from Fort Langley and the
Trethewey House in Abbotsford. Even though 3 floors were required to make the development
feasible, much effort was put into making it appear like a 2 storey structure with living space in the attic.
B.1
The office component at the rear of the building takes on its own form, that appears like an addition to
the large house, yet is complimentary to the materials and window treatments of the main structure.
This sort of addition as precedent in many historic downtown settings around British Columbia and
although slightly contrasting in form, will appear like a logical and integral part of the house structure.
Building components reflect the materials used on both the Hope and Trethewey House, which are
stone, horizontal cladding and shingle cladding. Window configurations reflect the historical period of
both reference homes.
Colours chosen are from the Historical palette created by Benjamin Moore Paints. They are sharp, yet
subtle, meant to fit into the neighbourhood and not overpower.
ATTACHMENT D
B.1
Teresa Hanson
Senior Development Planner
Township of Langley
20338-65 ave.
V2Y 2J1
January 2 nd, 2017
Dear Ms. Hanson
Re: 9181 Church Street, Fort Langley
On December 6th, we held a very successful Public Information meeting(PIM) at the Fort Langley Community Hall to
disclose the development project planned for our property at 9181 Church Street . The PIM was advertised in the
Langley Times in two successive issues prior to the event. In addition, address labels were obtained through the
Township of Langley, to provide notice to all those residents within close proximity of our site. The mail-out occurred
two weeks prior to the meeting, via Canada Post. I personally contacted the Fort Langley Community association to
alert them to the meeting, as well as adjacent business owners. Subsequent to the PIM, I was invited to meet with
the Fort Langley Community association on December 19th, which I have also done.
The PIM was hosted by myself, and was staffed by Ms. Dana Crosson Landscape architect intern with VDZ + assoc.,
and Mr. Gord Klassen, registered architect from Sitelines architecture in Fort Langley. We had 39 registered
attendees, - who agreed to sign in, and/or complete a form. We also had approximately 6-10 people who did not
sign-in, but did review the presentation panels and discuss the project with our consultants. Most of the attendees
were Fort Langley Residents. Colour graphics, architectural plans, elevations, and 3dimensional renderings were
shared with the public to fully convey the scale and character of the project.
The written responses indicate a positive reaction from the community. 84% of written feedback included a
supportive response to the architecture and scale of the project. The prominent concern seemed to be how we
were designing The Albion to fit into Fort Langley. Many of the participants documented their appreciation for
the architecture and the concept of building a large house, with separate condominiums within. Of the 23
completed feedback forms, we had 21 positive responses towards project design, and 2 that were negative. I have
attached a summary to this letter and have forwarded the original response forms separately. I have also included
a summary of critical comments made by all attendees.
The PIM made us feel confident that the project will be well received by the community. We received constructive
and helpful input that we believe can be incorporated into our curren t plans. This constructive feedback included:
concern for care of adjacent trees, re-use of some historic materials, specific material input, and adjusting the colour
scheme. We are eager to move forward to council, and to continue our process towards the physical development
of The Albion.
Sincerely,
Mark van der Zalm BA MLA

President Baldwin LE inc.
administered by:
developer with Baldwin LE

architect Sitelines inc.
landscape architect VDZ+A inc.
Township planner - observer
Other comments:
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
Positive:
21
84%
8%
13
1
2
3
4
5
6
7
8
9
10
11
12
Positive
Site neighbour
notice in mail
39
25
Negative:
What are your first impressions of the architectural design for the Albion?
Q3
Q4
Where do you live?
Q2
positive responses from people who filled out a feedback form

Negative responses from people who filled out a feedback form
How did you hear about the open house?
Q1
Number of Attendees who signed in:

Feedback form Responses:
Mark van der Zalm

Gord Klassen
Dana Crosson
Teresa Hanson
Baldwin LE/Applegrove Developments inc.

Dec.6th Public Information Meeting: Fort langley Community Hall 5:30-8:30pm * summary
11
No Opinion
Township Resident
Word of mouth
Other
other
Newspaper Ad
Social Media Other

2
2
Very nice addition to Fort Langley

Fantastic Design, very positive heritage assimilation
Good to see some creative work happening in Fort langley
Love the design - keeps well with Fort Langley tradition
Amazing to get so much onto the lot and the parking is not obvious. Good use of space
Glad to hear it conforms with site requirements. Glad there parking provided, like 2 bedroom units downtown.
Like its house-like look.
A beautiful setup with consideration of existing nearby trees
It looks like a promising setup fo businesspeople with clientele on the second floor.
Nice fill-in for a small lot
I appreciate the overall design and efforts to make the building fit into Fort Langley from a style point of view
I like the store-front east elevations along church. The hardi and stone combo will look so good! I love the name too!
Looks good, good luck!!
I am ambivalent about the height - Gratifying attempt to soften the impact
Very nice setup
Really like the house like roof line - refreshing from all of the flat-tops.
Love the respect to lot coverage - not going to the lot lines and respect for the height guidelines
Would like to see more respect paid to Hope house: Shaker tiles instead of brick, wood detail in soffit
Would like to see more shingles on side to be more like hope house, add external 'beams'under soffice like Hope House
Would like larger windows to appear more heritage
Looks like Bedford landing and I like the Reid Block but this (style) does not fit in.
Expect 2 stories not 3
Parking for commercial is not adequate
Hope the building isn't as dark as it looks (in the renderings).
it looks like its staircases to the second and third floors - any thought on an elevator?
street parking is hard to find in Fort Langley
The neighbours on both sides are flat (parking and lawn) the massing of this building will be evident
I'd like to see other tree species along Church st.
Put in Maple trees - too many locust trees in the village
Negative
TOL resident within 5km
Email
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FOIPPA s. 22
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B.1
Developer Led Public Information Meeting

Township of Langley Project No: 11-33-0122
Baldwin LE inc. has applied to the Township of Langley for a Development Permit to allow for a mixed use
building at 9181 Church Street in Fort Langley. The project will be developed in a Craftsman Style
architecture to mimic a large home. The following variances are being sought: Variance to section 602.4
of the Zoning Bylaw to allow an increase in lot coverage from 60% to 66%. Variance to Section 104.5.2 of
the Zoning Bylaw to allow an increase in the number of storeys of the building from 2 to the proposed 3.
The overall height of the building will remain below the zoning maximum of 9.0m.
.
You are invited to attend a public information meeting to view the development proposal and provide
comments and feedback prior to Township Councils consideration of this application.
December 6th at 5:30pm 8:30pm
At the Fort Langley Community Hall: 9167 Glover Rd, Langley, BC V1M
Downstairs meeting room.
.
For more information, contact: Mark van der Zalm / Baldwin LE inc. @ 604.882.0024 ext. 22
www.albionfortlangley.com
B.1
Developer Led Public Information Meeting

Township of Langley Project No: 11-33-0122
Baldwin LE inc. has applied to the Township of Langley for a Development Permit to allow for a mixed use
building at 9181 Church Street in Fort Langley. The project will consist of 4 residential condominiums, a
commercial unit at Church Street, and an office Space located on the second floor. The project will be
developed in a Craftsman Style architecture to mimic a large home. The following variances are being
sought: Variance to section 602.4 of the Zoning Bylaw to allow an increase in lot coverage from 60% to
66%. Variance to Section 104.5.2 of the Zoning Bylaw to allow an increase in the number of storeys of the
building from 2 to the proposed 3. The overall height of the building will remain below the zoning
maximum of 9.0m.
The Developer has experience in the village of Fort Langley having been the project manager for the
recently completed Reid Block building at Mavis st. and Church St.. There has been care taken to integrate
the Commercial and Residential aspects of Church street into an attractive building that attempts to fit
into the existing streetscape.
You are invited to attend a public information meeting to view the development proposal and provide
comments and feedback prior to Township Councils consideration of this application.
December 6th at 5:30pm 8:30pm
At the Fort Langley Community Hall: 9167 Glover Rd, Langley, BC V1M
Downstairs meeting room.
Format : Come and Go Open house setting with an opportunity to engage with the
Development team and related Design Consultants.
For more information, contact: Mark van der Zalm / Baldwin LE inc. @ 604.882.0024 ext. 22
REQUIREDSETBACKS:
RESIDENTIAL 1.5X4UNITS=6SPACES
COMMERCIAL
OFFICE 145.20SM/28SM=5.1
RETAIL 136.30SM/20SM=6.8
TOTAL/2=11.9/2=6STALLS
REQUIREDPARKING:
FRONT(EAST)
REAR(WEST)
SIDE(NORTH)
SIDE(SOUTH)
REQUIRED PROVIDED
0M
0.65M
3M
7.34M
0M
0.0M
0M
1.2M
TOTALPARKING=12SPACES(6COVERED)
SMALLCAR=12X0.2=2.4STALLS
8.99MPROPOSED(SEEEASTELEVATION)
9.00MALLOWED
ALLOWED60%COVERAGE
PROPOSED66%COVERAGE:
(497.00SM/747.68SM=0.66)
LOTCOVERAGE:
BUILDINGHEIGHT
RESIDENTIAL 540.00SM
COMMERCIAL 277.56SM
8,048.39SF(747.68SM)
0.185ACRES
LOTSIZE:
BUILDINGAREA:
C2
LT15,DL19,NWD,PLNWP578A
9181CHURCHSTREET,FORTLANGLEY
ZONING:
LEGALDESCRIPTION:
CIVICADDRESS:
SYNOPSIS
ELEV.
27
MECHANICAL
UP
EXIT
UP
56
VESTIBULE
4BICYCLE
STORAGE
LOCKER
4BICYCLE
STORAGE
LOCKER
A4.01
BasementPlan
1:50
PROPERTYLINE
30.66m
55
BIKEPARKING
4BICYCLE
STORAGE
LOCKER
6'101/2"
27'6"
8.59m
4BICYCLE
STORAGE
LOCKER
1.50m
email
web
address
phone
fax
toll free
1
2
3
4
5
6
7
8
2016.06.21
2016.06.23
2016.06.27
2016.07.07
2016.07.11
2016.09.29
2016.10.04
2016.11.30
NO. DATE
2016-12-02 9:23:29 AM
AT FORT LANGLEY
9.16m
A1
153
chec
C COPYRIGHT. ALL RIGHTS RESER
Contractors are responsible to ensure t

work is executed to the requirements
latest edition of the B.C. Building C
Drawings are to be read in conjunction

other, any discrepancies found on any dr
to be reported to the architect before co
work.
consultant
sheet no.
job no.
sb
2016.06.20
date
drawn
As indicated
scale
Basement Plan
title
DesignReview
DesignReview
PlanningMeeti
REVIEW
IssueforDP
CLIENTREVIEW
PlanningRevie
FLHeritageRevi
REVISIONS
DESCRIPTION
Suite 200 -
s i at r ec h i t el
BASEMENT PLAN
The Albion
The Albion
9.00m
4.46m
4.74m
8'0"
4'0"
9181 CHURCH STREET

B.1
REQUIREDSETBACKS:
RESIDENTIAL 1.5X4UNITS=6SPACES
COMMERCIAL
OFFICE 145.20SM/28SM=5.1
RETAIL 136.30SM/20SM=6.8
TOTAL/2=11.9/2=6STALLS
REQUIREDPARKING:
FRONT(EAST)
REAR(WEST)
SIDE(NORTH)
SIDE(SOUTH)
REQUIRED PROVIDED
0M
0.65M
3M
7.34M
0M
0.0M
0M
1.2M
TOTALPARKING=12SPACES(6COVERED)
SMALLCAR=12X0.2=2.4STALLS
8.99MPROPOSED(SEEEASTELEVATION)
9.00MALLOWED
ALLOWED60%COVERAGE
PROPOSED66%COVERAGE:
(497.00SM/747.68SM=0.66)
LOTCOVERAGE:
BUILDINGHEIGHT
RESIDENTIAL 540.00SM
COMMERCIAL 277.56SM
8,048.39SF(747.68SM)
0.185ACRES
LOTSIZE:
BUILDINGAREA:
C2
LT15,DL19,NWD,PLNWP578A
9181CHURCHSTREET,FORTLANGLEY
ZONING:
LEGALDESCRIPTION:
CIVICADDRESS:
PROPERTYLINE
MainFloorPlan
1:75
LANEWAY
A3.01
3.00m
TRANSFORMER
RETAIL
2.90m
SINGLEMANDOOR
12
2.44m
OFFICE
PROPERTYLINE
SMALLCAR
SMALLCAR
GATE
RETAIL
2.90m
11.87m
11
2.44m
0.50m
2 OFFICE
4.88m
SYNOPSIS
5.52m
6.43m
4.02m
10
COVEREDCARPORT
RETAIL
2.90m
UP
ELEV.
1.20m
0.60m
0.60m
UP
EXIT
UP
24.55m
TRENCHDRAIN
RETAIN3EXISTINGSHEDWALLS
ANDPORTIONOFFLOORSLAB
GARBAGEAREA
9.16m
56
2.75m
RES.
2.75m
OFFICE
VESTIBULE
6.50m
5.80m
27
61'7"
PATHWAY
0.30m
PARKING
EXIT
0.55m
RES.
2.75m
2.75m
RES.
4BICYCLE
STORAGE
LOCKER
6'101/2"
6
RES.
2.75m
ELEV.
53
0.60m
ELEV.RM
PROPERTYLINE
0.60m
30.66m
55
80
4BICYCLE
STORAGE
LOCKERELEC.
A4.01
BasementPlan
1:50
POSTOFFICEPARK
42'7"
RES.
2.75m
RES.
2.75m
27'6"
BIKEPARKING
4BICYCLE
STORAGE
LOCKER
66'10"
8.59m
UP
EXIT
UP
EXIT
38
LOBBY
4BICYCLE
STORAGE
LOCKER
LEE'SPARKINGLOT
6.72m
MECHANICAL
PATHWAY
6.00m
5.80m
1.50m
32'3"
EXISTINGFENCE
9.00m
4.46m
4.74m
18
RETAIL
FUTUREDEMISINGWALL
COVEREDENTRYAREA
1 2016.06.21
2 2016.06.23
3 2016.06.27
24'1"
4 2016.07.07
5 2016.07.11
6 2016.09.29
7 8.32m
2016.10.04
8
2016.11.30
GRAVELAREA
NO. DATE
email
web
address
phone
fax
toll free
TRELLACE
ABOVE
sb
A1.01
1530
c h e c k e d gk
C COPYRIGHT. ALL RIGHTS RESERVED
Contractors are responsible to ensure that all

work is executed to the requirements of the
latest edition of the B.C. Building Code.
Drawings are to be read in conjunction with each

other, any discrepancies found on any drawings are
to be reported to the architect before commencing
work.
consultant
sheet no.
job no.
drawn
2016.06.20
date
3'3"
As indicated
scale
Basement Plan
title
1.53m
DesignReview
DesignReview
PlanningMeeting
REVIEW
IssueforDP
CLIENTREVIEW
PlanningReview
FLHeritageReviewPanel
REVISIONS
DESCRIPTION
info@sitelines.ca
www.sitelines.ca
Suite 200 - 23160 - 96 Ave

Fort Langley, BC
Box 249 V1M 2R6
604 881 7173

604 881 7174
1 866 881 7173
SIDEWALK
AT FORT LANGLEY
42'2"
11'2"
8'0"
4'0"
SITE PLAN / MAIN FLOOR PLAN / SYNOPSIS
1.20m
The Albion
s i at r ec h i t el c it unr ee isn c .
CHURCHSTREET
The Albion
2016-12-02 9:23:29 AM
9181 CHURCH STREET

COVEREDENTRY
FORT LANGLEY,
BC
TRELLACEABOVE
6.70m
B.1
LevelTwoPlan
1:50
UP
14'7"
PATIOSPACE
OPEN
3.20m
77
BEDRM
70
MASTERBR
LIVINGROOM
3.01m
AT FORT LANGLEY
24'7"
ROOFOVER
UNITA
DESK
79
BATH
61
OFFICE
ENSUITE
66'10"
18'0"
KITCHEN
DEN
72
ENTRY
UP
62
UP
VESTIBULE
32'2"
KITCHEN
LAUNDRY
UNITB
78
ENSUITE
74
MASTERBR
75
BEDRM
24'5"
FP
PATIOSPACE
SHELF
LIVINGROOM
ROOFCOVER
CANOPY
1
2
3
4
5
6
7
8
2016.06.21
2016.06.23
2016.06.27
2016.07.07
2016.07.11
2016.09.29
2016.10.04
2016.11.30
NO. DATE
email
web
address
phone
fax
toll free
A1.
1530
chec
Drawings are to be read in conjunction wi

other, any discrepancies found on any draw
consultant
sheet no.
job no.
sb
2016.06.20
date
drawn
1 : 50
scale
Second Floor Plan
title
DesignReview
DesignReview
PlanningMeetin
REVIEW
IssueforDP
CLIENTREVIEW
PlanningReview
FLHeritageRevie
REVISIONS
DESCRIPTION
Bo
Suite 200 -
s i at r ec h i t el c
SECOND FLOOR PLAN
AM
The Albion
The Albion
23'1"
18'10"
16'8"
28'7"
16'0"
11'1"
BENCH
9181 CHURCH STREET
1.22m
B.1
LevelThreePlan
1:50
AT FORT LANGLEY
NOOKSPACE
HIDDENPANTRY
PATIO
MECHANICALAREA
8'3"
24'7"
PATIOSPACE
BEDROOM
MASTER
16'10"
KITCHEN
WALKINCLOSET
FP
UNITC
MAINBATH
COAT
ENSUITE
18'0"
LIVING
DINING
BUFFET
18'0"
LAUNDRY
DEN
BENCH
UP
UP
22'11"
26'3"
WALKIN
CLOSET
STORAGE
UNITD
DINING
FULLHEIGHTMILLWORK
LAUNDRY
ENSUITE
PATIOSPACE
LIVING
MASTER
14'2"
FIREPLACE
1
2
3
4
5
6
7
8
2016.06.21
2016.06.23
2016.06.27
2016.07.07
2016.07.11
2016.09.29
2016.10.04
2016.11.30
NO. DATE
email
web
address
phone
fax
toll free
A1.04
1530
checke


work.
consultant
sheet no.
job no.
sb
2016.06.20
date
drawn
1 : 50
scale
Third Floor Plan
title
DesignReview
DesignReview
PlanningMeeting
REVIEW
IssueforDP
CLIENTREVIEW
PlanningReview
FLHeritageReviewPan
REVISIONS
DESCRIPTION
info@
www.
Suite 200 - 23160

Fort L
Box 249
604
604
1 866
architectur
site lin
THIRD FLOOR PLAN
16-12-02 9:23:32 AM
The Albion
BUFFET
The Albion
23'1"
8'1"
16'4"
11'1"
25'7"
18'5"
11'2"
3'1"
9181 CHURCH STREET

FORT LANGLEY, BC
B.1
A0.03
NORTH ELEVATION
2 NorthElevation
1:50
TOFINO SKY FIELDSTONE
BLACK METAL FRAMES
HARDIE TRIM
(BM - HC-172)
HARDIE SHAKES
(BM - HC-154)
EastElevation
1:50
EAST ELEVATION
HARDIE SIDING
(BM - HC-168)
FIBERGLASS SHINGLES
(CHARCOAL)
TIMBER COLUMN
(NATURAL DOUGLAS FIR)
HARDIE SIDING
(BM - HC-168)
BLACK METAL FRAMES
PLANTINGBOX
HARDIE SHAKES
(BM - HC-154)
HALFFRAMEBLACKMETAL
WINDOWSWITHSIMULATED
GLASS(METAL)
HARDIE TRIM
(BM - HC-172)
PLANTINGBOX
HARDIE SHAKES
(BM - HC-154)
HARDIECLADDINGOVER
CONCRETEBLOCK
HARDIE TRIM
(BM - HC-172)
HARDIE TRIM
(BM - HC-172)
HALFFRAMEBLACKMETAL
WINDOWSWITHSIMULATED
GLASS(METAL)
BLACK METAL FRAMES
36868
33820
HARDIE SIDING
(BM - HC-168)
Level1
8210
Level2
TIMBER COLUMN
HARDIE SIDING
(BM - HC-168)
Level3
HARDIE TRIM
(BM - HC-172)
HARDIE SHAKES
(BM - HC-154)
CENTER OF MAIN ROOF
Level3
Roof
36868
39611
Level2
33820
Level1
8210
HARDIE SIDING
(BM - HC-168)
TIMBER COLUMN
NONCOMBUSTABLETRIM
8.98m
FIBERGLASS SHINGLES
(CHARCOAL)
email
web
address
phone
fax
toll free
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8
2016.06.21
2016.06.23
2016.06.27
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2016.07.11
2016.09.29
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2016.11.30
NO. DATE
9:23:56 AM
2016-12-02 9:45:13
AT FORT LANGLEY
DesignReview
DesignReview
PlanningMeeting
REVIEW
IssueforDP
CLIENTREVIEW
PlanningReview
REVISIONS
DESCRIPTION
info@sitelines.ca
www.sitelines.ca
Suite 200 - 23160 - 96 Ave

Fort Langley, BC
Box 249 V1M 2R6
604 881 7173

604 881 7174
1 866 881 7173


work.
consultant
A3.01
1530
job no.
sheet no.
checked
2016.06.20
date
drawn
1 : 50
scale
Elevations
title
The Albion
ELEVATIONS
9181 CHURCH STREET

FORT LANGLEY, BC
The Albion
OVERALLBUILDINGHEIGHT
B.1
TIMBER COLUMN
COLUMN
TIMBER
(NATURAL DOUGLAS
DOUGLAS FIR)
FIR)
(NATURAL
A1.05
HARDIE TRIM
(BM - HC-172)
WestElevation
1:50
A1.05
WestElevation
1:50
HARDIE TRIM
(BM - HC-172)
HARDIE SIDING
(BM - HC-168)
BLACK METAL FRAMES
BLACK METAL FRAMES
HARDIE SIDING
(BM - HC-168)
HARDIE TRIM
(BM - HC-172)
HARDIE TRIM
(BM - HC-172)
HARDIE SHAKES
(BM - HC-154)
HARDIE SHAKES
(BM - HC-154)
SouthElevation
1:50
FIBERGLASS SHINGLES
(CHARCOAL)
PLANTINGWALL
FIBERGLASS SHINGLES
(CHARCOAL)
SouthElevation
1:50
WEST ELEVATION
HARDIE SHAKES
(BM - HC-154)
SOUTH ELEVATION
TIMBER COLUMN
HARDIE
HARDIE SHAKES
SHAKES
(BM
(BM -- HC-154)
HC-154)
FIBERGLASS SHINGLES
(CHARCOAL)
PLANTINGWALL
ALLUMINIUMPLANTINGBOX
ALLUMINIUMPLANTINGBOX
HARDIE TRIM
(BM - HC-172)
HARDIE SHAKES
(BM - HC-154)
Level3
36868
Level2
Level1
8210
33820
TIMBER COLUMN
Level3
HARDIE SHAKES
(BM - HC-154)
HARDIE SHAKES
(BM - HC-154)
39611
Level1
8210
Roof
TIMBER COLUMN
Level2
Level2
Level3
Roof
39611
TIMBER COLUMN
Level2
Level1
8210
33820
2 Level3
2016.06.23
36868
3 2016.06.27
4 2016.07.07
5 2016.07.11
6 2016.09.29
BLACK METAL FRAMES
7 2016.10.04
HARDIE SIDING8 2016.11.30
2016.06.21
2016.06.21
2016.06.23
2016.06.23
2016.06.27
2016.06.27
2016.07.07
2016.07.07
2016.07.11
2016.07.11
2016.09.29
2016.09.29
2016.10.04
2016.10.04
2016.11.30
2016.11.30
A3.02
1530

work.
Level1 other, any discrepancies found on any drawings are

8210 to be reported to the architect before commencing
info@sitelines.ca
www.sitelines.ca
DesignReview
DesignReview
DesignReview
DesignReview
PlanningMeeting
PlanningMeeting
REVIEW
REVIEW
IssueforDP
IssueforDP
CLIENTREVIEW
CLIENTREVIEW
PlanningReview
PlanningReview
REVISIONS
DESCRIPTION
A3.02
CC COPYRIGHT.
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Contractors
Contractors are
are responsible
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that all
all
work
work isis executed
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requirements ofof the
the
latest
latest edition
edition ofof the
the B.C.
B.C. Building
Building Code.
Code.
Drawings
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with each
each
other,
other, any
any discrepancies
discrepancies found
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before commencing
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work.
work.
consultant
sheet no.
1530
c h e c k e d Checker
2016.06.20
date
SB
1 : 50
job no.
604 881 7173

604 881 7174
1 866 881 7173
Suite 200 - 23160 - 96 Ave
Fort Langley, BC
Box 249 V1M 2R6
scale
Elevations
title
c h e c k e d Checker
drawn
consultant
sheet no.
33820
job no.
SB
2016.06.20
date
drawn
1 : 50
1
2
3
4
5
6
7
8
NO. DATE
info@sitelines.caemail
www.sitelines.caweb
DesignReview
DesignReview
PlanningMeeting
REVIEW
IssueforDP
CLIENTREVIEW
PlanningReview
scale
36868
Elevations
title
604 881 7173phone

604 881 7174fax
1 866 881 7173toll free
ELEVATIONS
Suite 200 - 23160 - 96 Aveaddress

Fort Langley, BC
Box 249 V1M 2R6
REVISIONS
DESCRIPTION
39611
HARDIE TRIM 1 2016.06.21

(BM - HC-172)
NO. DATE
email
web
Roof
(BM - HC-168)
33820
36868
39611
FIBERGLASS SHINGLES
address
(CHARCOAL)
HARDIE SIDING
(BM - HC-168)
BLACK METAL FRAMES
HARDIE TRIM
(BM - HC-172)
Roof
FIBERGLASS SHINGLES
(CHARCOAL)
TIMBER COLUMN
HARDIE TRIM
(BM - HC-172)
HARDIE SHAKES
(BM - HC-154)
phone
fax
toll free
The Albion
FIBERGLASS
FIBERGLASS SHINGLES
SHINGLES
(CHARCOAL)
(CHARCOAL)
HARDIE SHAKES
(BM - HC-154)
9181 CHURCH STREET

FORT LANGLEY, BC
HARDIE SHAKES
(BM - HC-154)
9:24:21 AM
2016-12-02 9:45:30
The Albion
AT FORT LANGLEY
9:24:21 AM
2016-12-02 9:45:30
9181 CHURCH STREET

FORT LANGLEY, BC
The Albion
B.1
AT FORT LANGLEY
8 2016.11.30
NO. DATE
email
web
address
phone
fax
toll free
Author c h e c k e
drawn
A9.0

work.
consultant
sheet no.
1530
2016.06.20
date
job no.
1:1
scale
Renderings
title
FLHeritageReviewPa
REVISIONS
DESCRIPTION
info
www
Suite 200 - 2316

Fort L
Box 24
604
604
1 866
s i at r ec h i t el c it unr
RENDERINGS
The Albion
The Albion
9:24:24 AM
9181 CHURCH STREET

FORT LANGLEY, BC
B.1
B.1 E
ATTACHMENT
January 3, 2017
To:
Teresa Hanson | Senior Development Planner
Community Development Division | Township of Langley
20338 65 Avenue, Langley, BC V2Y 3J1
Dear Teresa.
On the evening of Tuesday, December 20th at our monthly meeting, the Fort Langley Community
Association had the pleasure of receiving an in-person presentation from Mark Van der Zalm
representing the development project The Albion (your project number 11-33-0122) located at 9181
Church Street. Some of the FLCA members also attended a previous Public Information Meeting held
by this developer on December 6, 2016.
We invited the public to attend our monthly meeting and used our social media accounts and direct
email list to provide information about the presentation we would be receiving on December 20.
The FLCA mandate is to represent the opinions of the residents and businesses of Fort Langley to the
Township Council and others and to provide the residents with information about issues of importance
to the Village.
To that end, we have compiled a list of questions/comments from attendees to our meeting (and
answers where answers were given). They are at the end of this letter and are in no predisposed order.
Our feedback comes down to only one issue: Through our 2016 public survey and now this meeting
(and the subsequent Lily Terrace meeting), clearly there is great concern for the overall parking issues
faced in Fort Langley by locals and tourists alike. While the proposal meets all parking requirements we
suggest to staff and council to consider reviewing the parking bylaw with the Fort Langleys 50%
relaxation in light of current and future developments. We are all aware that each approved
development once built, in real life increases the parking deficit of the commercial core. If latitude and
variance is given for lot coverage, height and number of floors, then the parking equation also needs to
be addressed.
It should be noted for smaller infill developments such as the Albion Block the impact is not as great
compared to larger past and future buildings which require lot consolidation creating higher densities
B.1
Meeting Attendees Comments:
- Very respectful of village style and bylaws
- Question about height. Answer: Just under 9 Metres high (mentioned later that the peaks of the
Albion Block will be around the same height as the peak of Lees Market)
- It was noted two variances being applied for : 1. A 3 rd story (within 9 metres allowable) 2. Lot coverage
of 66-67% (60% allowable).
- Question about one time it was thought this would have underground parking and the compromise is
that some parking is inside the building at grade.
- Question asked if they can add more parking in front on property rather than adding parking pressure
to Church Street. Answer: not possible.
- Comment/concern brought up by a tradesperson who has been at Lees often the past couple of weeks
and that Lees they have a dickens of a problem controlling who uses their parking lot. Further that
some delivery trucks are having difficulty making deliveries (service vehicles?) to Coulter Berry as the
space is too tight in the back area/laneway and they are having to drive up onto Lees parking lot curb to
make their turns. There is concern that parking is becoming an issue and service vehicles sizes/turn
radius are not being taken into consideration in planning (paraphrased slightly). Answer: a lot of
delivery vehicles servicing Fort Langley are coming early in morning to avoid traffic. Agreed that Lees
has a problem with Park and Walk Away.
- Comment liking the look of the building
- A lot of discussion on the parking problems in Fort Langley these days. Answer was that the
building/parking just meets the parking requirement (at the 50% requirement of the rest of the
Township)
- Question about suites being sold or rented out. Answer: the office space is for the owner/building use
himself, commercial would be maintained by him as well. The living spaces will be sold.
- Question about strata and things such as cleaning/garbage, etc.
- Question about setback. There seems to be an outstanding issue/question with TOL on the setback
and/or loading dock at the back.
- Comment about the fairness of application of the bylaws by a visitor.
- Another question about parking of tradespeople when the building being worked on. Answer:
contractors are very good about discussing options of working off hours as they know the parking
situation in Fort Langley.
- Question about the holly trees on the property. Answer: he has looked at that and there is a possibility
he can dig it up and move it to another property down in Glenn Valley (wrote that on his submission to
the TOL). Noted he has to protect the large tree on Lees property that is right up against his.
- Comment that the colours look dark overall. Answer: the pictures/drawings make it look darker than it
really will be. All colours are Heritage colours right out of guidelines.
B.1
- Question asked if this building could be feasible as a two story building. Answer: It would not be
economically viable, it needs all that square footage. Its a jigsaw puzzle: you can drive more $$ with
more commercial but that requires more parking spaces which are impossible on that lot side.
- Comment about even though its three story, the broken up roofline makes it look less so.
- Question about size of units inside and what configuration. (part of answer was two living units per
floor on 2nd and 3rd floor). 1400 sq feet of 2nd floor is office space as well.
- Question asked if any chance he could apply for a variance to get higher ceilings (and therefore higher
overall) . Answer: I would love to have more height but I feel I want to hit this height guideline. Just a
note that this question was asked from another developer.
- Question about future of Post Office and land space. Answer: No. Seems to be no way to get info on
what is planned for that land by the Post Office.
- Another question about parking guidelines being 50% of the requirements of the rest of the township
and is causing an increasing issue within Fort Langley. Does the developer have any other ideas he could
see that would help alleviate our parking issues? Answer: Its always a topic of conversation.with a
lot of people. The parking regulations right now allow this kind of new development.If you eliminate
this regulation (the 50% allowance), this size of development would not be possible. He would be a fan
to contributing to a parking fund but would want to know that money was going into a viable solution
and not some TOL general revenue account.
A long discussion on Parking issues and possible solutions ensued.
Final comment was an appreciation of how closely the developer tried to follow to the building
guidelines and that it fits right in to the style and mass of Fort Langley. This person finds comfort in
lower ceilings and likes that aspect rather than higher ceilings.
Respectively,
Andy Schildhorn
Chairperson
Fort Langley Community Association
B.1
ATTACHMENT F

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B.

JANUARY 16, 2017 - PUBLIC HEARING

Heritage Alteration Permit application for

That Council authorize issuance of Heritage

The proposal is in keeping with the Fort Langley

HERITAGE ALTERATION PERMIT APPLICATION NO. 100849

HERITAGE ALTERATION PERMIT APPLICATION NO. 100849

h. Payment of additional heritage alteration permit application fees, and applicable

This report is to provide information and recommendations regarding proposed Heritage

HERITAGE ALTERATION PERMIT APPLICATION NO. 100849

HERITAGE ALTERATION PERMIT APPLICATION NO. 100849

HERITAGE ALTERATION PERMIT APPLICATION NO. 100849

ZONING BYLAW NO. 2500

HERITAGE ALTERATION PERMIT APPLICATION NO. 100849

RENDERINGS SUBMITTED BY APPLICANT

HERITAGE ALTERATION PERMIT APPLICATION NO. 100849

SITE PLAN SUBMITTED BY APPLICANT (NORTH AT TOP OF PAGE)

GROUND FLOOR PLAN SUBMITTED BY APPLICANT (NORTHEAST AT TOP OF PAGE)

HERITAGE ALTERATION PERMIT APPLICATION NO. 100849

Hugh and Joanne McDonald

Site Lines Architecture Inc.

Lot 15 District Lot 19 Group 2 New Westminster District