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B.1 REPORT TO MAYOR AND COUNCIL PRESENTED: JANUARY 16, 2017 - PUBLIC HEARING REPORT: 17-03

B.1

REPORT TO MAYOR AND COUNCIL

PRESENTED:

JANUARY 16, 2017 - PUBLIC HEARING

REPORT:

17-03

FROM:

COMMUNITY DEVELOPMENT DIVISION

FILE:

11-33-0122

SUBJECT:

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 m 2 (2,988 ft 2 ) 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.

lot coverage and siting provisions of the Zoning Bylaw. RECOMMENDATION SUMMARY: That Council authorize issuance of

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 site’s Community Commercial Zone C-2, with the exception of the requested height and lot coverage variances.

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HERITAGE ALTERATION PERMIT APPLICATION NO. 100849 (MCDONALD / BALDWIN LE INC. / 9181 CHURCH STREET) Page 2

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 Township’s 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 Township’s 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 Township’s 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 Township’s 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 Façade Design Guidelines, and the Township’s 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 acceptance of the Township;

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 Township’s Exterior Lighting Impact Policy to the acceptance of the Township;

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 Township’s 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,

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HERITAGE ALTERATION PERMIT APPLICATION NO. 100849 (MCDONALD / BALDWIN LE INC. / 9181 CHURCH STREET) Page 3

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 m 2 (2,988 ft 2 ) 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 Township’s 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.

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HERITAGE ALTERATION PERMIT APPLICATION NO. 100849 (MCDONALD / BALDWIN LE INC. / 9181 CHURCH STREET) Page 4

SUBJECT
SUBJECT

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HERITAGE ALTERATION PERMIT APPLICATION NO. 100849 (MCDONALD / BALDWIN LE INC. / 9181 CHURCH STREET) Page 5

SUBJECT
SUBJECT

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HERITAGE ALTERATION PERMIT APPLICATION NO. 100849 (MCDONALD / BALDWIN LE INC. / 9181 CHURCH STREET) Page 6

ALTERATION PERMIT APPLICATION NO. 100849 (MCDONALD / BALDWIN LE INC. / 9181 CHURCH STREET) Page 6

ZONING BYLAW NO. 2500

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HERITAGE ALTERATION PERMIT APPLICATION NO. 100849 (MCDONALD / BALDWIN LE INC. / 9181 CHURCH STREET) Page 7

APPLICATION NO. 100849 (MCDONALD / BALDWIN LE INC. / 9181 CHURCH STREET) Page 7 RENDERINGS –

RENDERINGS – SUBMITTED BY APPLICANT

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HERITAGE ALTERATION PERMIT APPLICATION NO. 100849 (MCDONALD / BALDWIN LE INC. / 9181 CHURCH STREET) Page 8

(MCDONALD / BALDWIN LE INC. / 9181 CHURCH STREET) Page 8 SITE PLAN – SUBMITTED BY

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

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

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

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HERITAGE ALTERATION PERMIT APPLICATION NO. 100849 (MCDONALD / BALDWIN LE INC. / 9181 CHURCH STREET) Page 9

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 m 2 (8,052 ft 2 )

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 m 2 (2,988 ft 2 ) of commercial (retail and office) space and 540 m 2 (5,813 ft 2 ) of residential space (four (4) units ranging in size from 120 m 2 (1,291 ft 2 ) to 153 m 2 (1,647 ft 2 )). 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. George’s Church which is a registered heritage property.

Northeast:

A parking lot, beyond which is a grocery store (Lee’s Market) (zoned Community

Southwest:

Commercial Zone C-2). A vacant portion of a lot, beyond which is the Fort Langley Post Office (zoned

Southeast:

Post Office Zone P-6). Church Street, beyond which are single family homes (zoned Residential Zone R-1E) and St. George’s Church (zoned Institutional Zone P-1);

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HERITAGE ALTERATION PERMIT APPLICATION NO. 100849 (MCDONALD / BALDWIN LE INC. / 9181 CHURCH STREET) Page 10

Northwest:

A lane, beyond which are the Coulter Berry mixed use building (zoned Comprehensive Development Zone CD-100), and Beatnik’s Bistro and Fort Trading Co. mixed use building (zoned Community Commercial Zone C-2). All three projects were developed with Heritage Alteration Permits. Beatnik’s Bistro incorporated retention of an existing historic residence as part of the site’s 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 m 2 / 1,464 ft 2 ) 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 m 2 /1,535 ft 2 ), 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 Lee’s 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 Lee’s 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 site’s 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 architect’s design rationale (Attachment C) states:

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HERITAGE ALTERATION PERMIT APPLICATION NO. 100849 (MCDONALD / BALDWIN LE INC. / 9181 CHURCH STREET) Page 11

“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 Museum’s 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 Lee’s 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.

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HERITAGE ALTERATION PERMIT APPLICATION NO. 100849 (MCDONALD / BALDWIN LE INC. / 9181 CHURCH STREET) Page 12

(MCDONALD / BALDWIN LE INC. / 9181 CHURCH STREET) Page 12 The proposed third storey of

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 3 rd floor to the other 2 floors to reduce the massing on the 3 rd 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 Township’s Sign Bylaw and Section 4 of the Fort Langley Building Façade Guidelines, is a condition of the Heritage Alteration Permit.

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HERITAGE ALTERATION PERMIT APPLICATION NO. 100849 (MCDONALD / BALDWIN LE INC. / 9181 CHURCH STREET) 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 Langley’s 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 m 2 ): 136 m 2

7

Spaces

Office (1 space/28 m 2 ): 145 m 2

5

Spaces

Subtotal:

12

Spaces

Less 50% Commercial Reduction:

-6 Spaces

Total Commercial Parking Required:

6

Spaces

Residential (1.5 spaces/unit): 4 Units

6

Spaces

Total Residential Parking Required:

6

Spaces

Total Parking Required:

12

Spaces

Total Parking Provided:

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 applicant’s 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”.

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HERITAGE ALTERATION PERMIT APPLICATION NO. 100849 (MCDONALD / BALDWIN LE INC. / 9181 CHURCH STREET) Page 14

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 Township’s 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 Township’s 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.

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HERITAGE ALTERATION PERMIT APPLICATION NO. 100849 (MCDONALD / BALDWIN LE INC. / 9181 CHURCH STREET) Page 15

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 Township’s 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 Township’s 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 Township’s 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 Council’s 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 Architect’s Design Rationale Applicant’s Summary of December 6, 2016 Developer Held Public Information Meeting Comments from the Fort Langley Community Association Comments from School District 35

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ATTACHMENT A

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

Development Permit No. 100849

This Permit is issued this

day of

2017 to:

1. Hugh and Joanne McDonald

Name:

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:

CIVIC ADDRESS:

Lot 15 District Lot 19 Group 2 New Westminster District Plan 578A

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 acceptance of the Township;

b. Section 104.5(2) of the Township’s 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 Township’s 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 Township’s 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 Township’s 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 Façade Design Guidelines, and the Township’s 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 acceptance of the Township;

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

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b. Provision of an exterior lighting impact plan prepared by an electrical engineer in compliance with the provisions of the Township’s Exterior Lighting Impact Policy to the acceptance of the Township;

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 Township’s 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

Attachments:

DAY OF

,

2017.

SCHEDULE A

Rendering

SCHEDULE B

Site Plan

SCHEDULE C

Ground Floor Plan

SCHEDULE D

Building Elevations (Church Street and Northeast)

SCHEDULE E

Building Elevations (Southwest and Lane)

SCHEDULE F

Signage and Building Details

SCHEDULE G

Garbage Enclosure

SCHEDULE H

Colour and Materials

SCHEDULE I

Landscape Plans

SCHEDULE J

Landscape Plans

SCHEDULE K

Landscape Details

B.1

SCHEDULE A RENDERING
SCHEDULE A
RENDERING

B.1

SCHEDULE B SITE PLAN
SCHEDULE B
SITE PLAN

B.1

SCHEDULE C GROUND FLOOR PLAN
SCHEDULE C
GROUND FLOOR PLAN

B.1

SCHEDULE D BUILDING ELEVATIONS (CHURCH STREET AND NORTHEAST)
SCHEDULE D
BUILDING ELEVATIONS (CHURCH STREET AND NORTHEAST)

B.1

SCHEDULE E BUILDING ELEVATIONS (SOUTHWEST AND LANE)
SCHEDULE E
BUILDING ELEVATIONS (SOUTHWEST AND LANE)

B.1

SCHEDULE F SIGNAGE AND BUILDING DETAILS
SCHEDULE F
SIGNAGE AND BUILDING DETAILS

B.1

SCHEDULE G GARBAGE ENCLOSURE
SCHEDULE G
GARBAGE ENCLOSURE

B.1

SCHEDULE H COLOURS AND MATERIALS
SCHEDULE H
COLOURS AND MATERIALS

B.1

SCHEDULE I LANDSCAPE PLANS
SCHEDULE I
LANDSCAPE PLANS

B.1

SCHEDULE J LANDSCAPE PLANS
SCHEDULE J
LANDSCAPE PLANS

B.1

SCHEDULE K LANDSCAPE DETAILS
SCHEDULE K
LANDSCAPE DETAILS

B.1

B.1 EXCERPT FROM THE FORT LANGLEY COMMUNITY PLAN #3204 93/03/05 5.1 HERITAGE CONSERVATION AREA The area

EXCERPT FROM THE FORT LANGLEY COMMUNITY PLAN

#3204

93/03/05

5.1 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

#5063

14/04/28

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.

A heritage alteration permit is not required for:

a) façade 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 50m 2 (538 ft 2 ) 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 50m 2 (538 ft 2 ) 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 Façade 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

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 2 nd floor and 4 residential units on the remaining portion of the 2 nd floor and 3 rd 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 Lee’s 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 3 rd “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 3 rd floor to the other 2 floors to reduce the massing on the 3 rd 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.

feasible, much effort was put into making it appear like a 2 storey structure with living space in the attic.

Even though 3 floors were required to make the development

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.

Teresa Hanson Senior Development Planner Township of Langley 20338-65 ave. V2Y 2J1 January 2 n

Teresa Hanson Senior Development Planner Township of Langley 20338-65 ave. V2Y 2J1

January 2 nd , 2017

B.1

Dear Ms. Hanson Re: 9181 Church Street, Fort Langley On December 6 th , 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 19 th , 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 Albionto fitinto 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.
Sincerely,
Mark van der Zalm BA MLA
President Baldwin LE inc.

39

25

Negative:

Positive:

Baldwin LE/Applegrove Developments inc. Dec.6th Public Information Meeting: Fort langley Community Hall 5:30-8:30pm * summary

developer with Baldwin LE architect Sitelines inc. landscape architect VDZ+A inc. Township planner - observer

Other comments:

Number of Attendees who signed in:

Feedback form Responses:

Mark van der Zalm Gord Klassen Dana Crosson Teresa Hanson

Q4

administered by:

 

2

           

Social Media Other

2

         

Newspaper Ad

4

other

 

Other

2

 

Word of mouth

9

Township Resident

1

No Opinion

0

 

Email

3

TOL resident within 5km

11

Negative

2

 

notice in mail

5

Site neighbour

13

Positive

21

84%

8%

How did you hear about the open house?

 

Where do you live?

 

What are your first impressions of the architectural design for the Albion?

 

positive responses from people who filled out a feedback form

Negative responses from people who filled out a feedback form

Q1

 

Q2

 

Q3

     
2 3 4 5 6 7 8 9 10 11 12 1 Would like to
2
3
4
5
6
7
8
9
10
11
12
1 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

B.1

2 3 4 5 6 7 8 9 10 11 12 13 14 15 16
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
1 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
B.1 FOIPPA s. 22
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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 Council’s consideration of this application.

December 6 th at 5:30pm 8:30pm

At the Fort Langley Community Hall: 9167 Glover Rd, Langley, BC V1M Downstairs meeting room.

.

9167 Glover Rd, Langley, BC V1M Downstairs meeting room. . For more information, contact: Mark van

For more information, contact: Mark van der Zalm / Baldwin LE inc. www.albionfortlangley.com

@ 604.882.0024 ext. 22

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

the Commercial and Residential aspects of Church street into an attractive building that attempts to fit

There has been care taken to integrate

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 Council’s consideration of this application.

December 6 th 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

and related Design Consultants. For more information, contact: Mark van der Zalm / Baldwin LE inc.

www.albionfortlangley.com

FORT LANGLEY

1.50 m8.59 m 27' ‐ 6" 6' ‐ 10 1/2" MECHANICAL 27 VESTIBULE 56 4
1.50 m8.59
m
27' ‐ 6"
6' ‐ 10 1/2"
MECHANICAL
27
VESTIBULE
56
4 BICYCLE
4 BICYCLE
4 BICYCLE
4 BICYCLE
STORAGE
STORAGE
STORAGE
STORAGE
LOCKER
LOCKER
LOCKER
LOCKER
ELEV.
BIKE PARKING
55
30.66 m²
EXIT
UP
UP
PROPERTY LINE
m9.16
0"‐4'
0"‐8'
m4.74
m4.46
m9.00

0.65M

7.34M

TOTAL PARKING = 12 SPACES (6 COVERED) SMALL CAR = 12 X 0.2 = 2.4 STALLS

RESIDENTIAL ‐ 1.5 X 4 UNITS = 6 SPACES COMMERCIAL OFFICE ‐ 145.20 SM/28 SM = 5.1 RETAIL ‐ 136.30 SM/20 SM = 6.8 TOTAL / 2 = 11.9/2 = 6 STALLS

0.0M

1.2M

REQUIRED PROVIDED

8.99M PROPOSED (SEE EAST ELEVATION) 9.00M ALLOWED

9181 CHURCH STREET, FORT LANGLEY

LT 15, DL 19, NWD, PL NWP578A

(497.00 SM /747.68 SM = 0.66)

ALLOWED 60% COVERAGE PROPOSED 66% COVERAGE:

0M

0M

0M

3M

RESIDENTIAL ‐ 540.00 SM COMMERCIAL ‐ 277.56 SM

8,048.39 SF (747.68 SM) 0.185 ACRES

SYNOPSIS

SIDE (NORTH)

SIDE (SOUTH)

FRONT(EAST)

REAR (WEST)

C‐2

BUILDING HEIGHT

REQUIRED PARKING:

ZONING:

CIVIC ADDRESS:

LOT SIZE:

LOT COVERAGE:

BUILDING AREA:

REQUIRED SETBACKS:

LEGAL DESCRIPTION:

B.1

ZONING: CIVIC ADDRESS: LOT SIZE: LOT COVERAGE: BUILDING AREA: REQUIRED SETBACKS: LEGAL DESCRIPTION: B.1
ZONING: CIVIC ADDRESS: LOT SIZE: LOT COVERAGE: BUILDING AREA: REQUIRED SETBACKS: LEGAL DESCRIPTION: B.1

www.albionfortlangley.com

POST OFFICE PARK

AT FORT LANGLEY

STREETCHURCH

LEE'S PARKING LOT 66' ‐ 10" 24' ‐ 1" EXISTING FENCE 8.32 m RETAIN 3
LEE'S PARKING LOT
66' ‐ 10"
24' ‐ 1"
EXISTING FENCE
8.32 m
RETAIN 3 EXISTING SHED WALLS
AND PORTION OF FLOOR SLAB
GRAVEL AREA
ELEC.
GARBAGE AREA
COVERED ENTRY AREA
80
ELEV. RM
53
GATE
LOBBY
SINGLE MAN‐DOOR
38
ELEV.
OFFICE
RES.RES.
3
4
5
UP
1. m53
0.60
m
2.75 m
0.55 m
2.75 m
2.75 m
0.60 m
SMALL CAR
SMALL CAR
TRANSFORMER
1
OFFICEOFFICE
2
PARKING
EXIT
m24.55
3.00 m
2.44 m
2.44 m
4.02 m
EXIT
FUTURE DEMISING WALL
UP
m11.87
RETAIL
m6.43
m5.52
2.90 m
2.90 m
0.50 m
2.90 m
1.20 m
0.60
m
2.75 m
0.30 m
2.75 m
2.75 m
2.75 m
18
0.60 m
m5.80
m6.00
m4.88
6789
RES.
12
1011
RES.RES.
RES.
RETAIL
RETAIL
RETAIL
UP
COVERED CAR PORT
EXIT
PATHWAY
TRELLACE
DRAINTRENCH
ABOVE
PATHWAY
m5.80
PROPERTY LINE
m6.50
42' ‐ 7"
32' ‐ 3"
3' ‐ 3"
7"‐61'
m6.72
m6.70
m1.20
ABOVETRELLACE
ENTRYCOVERED
2"‐11'
2"‐42'
SIDEWALK

LANEWAY

LINEPROPERTY

0.65M

7.34M

TOTAL PARKING = 12 SPACES (6 COVERED) SMALL CAR = 12 X 0.2 = 2.4 STALLS

RESIDENTIAL ‐ 1.5 X 4 UNITS = 6 SPACES COMMERCIAL OFFICE ‐ 145.20 SM/28 SM = 5.1 RETAIL ‐ 136.30 SM/20 SM = 6.8 TOTAL / 2 = 11.9/2 = 6 STALLS

0.0M

1.2M

REQUIRED PROVIDED

8.99M PROPOSED (SEE EAST ELEVATION) 9.00M ALLOWED

9181 CHURCH STREET, FORT LANGLEY

LT 15, DL 19, NWD, PL NWP578A

(497.00 SM /747.68 SM = 0.66)

ALLOWED 60% COVERAGE PROPOSED 66% COVERAGE:

0M

0M

0M

3M

RESIDENTIAL ‐ 540.00 SM COMMERCIAL ‐ 277.56 SM

8,048.39 SF (747.68 SM) 0.185 ACRES

SYNOPSIS

SIDE (NORTH)

SIDE (SOUTH)

FRONT(EAST)

REAR (WEST)

C‐2

BUILDING HEIGHT

REQUIRED PARKING:

ZONING:

CIVIC ADDRESS:

LOT SIZE:

LOT COVERAGE:

BUILDING AREA:

REQUIRED SETBACKS:

LEGAL DESCRIPTION:

B.1

ZONING: CIVIC ADDRESS: LOT SIZE: LOT COVERAGE: BUILDING AREA: REQUIRED SETBACKS: LEGAL DESCRIPTION: B.1
ZONING: CIVIC ADDRESS: LOT SIZE: LOT COVERAGE: BUILDING AREA: REQUIRED SETBACKS: LEGAL DESCRIPTION: B.1

www.albionfortlangley.com

AT FORT LANGLEY

1.22m 66' ‐ 10" 24' ‐ 5" ROOF COVER MASTER BR 74 PATIO SPACE OFFICE
1.22m
66' ‐ 10"
24' ‐ 5"
ROOF COVER
MASTER BR
74
PATIO SPACE
OFFICE
OPEN
61
UP
8"‐16'
10"‐18'
1"‐23'
ENSUITE
78
VESTIBULE
62
ENTRY
72
UP
UNIT B
FP
MASTER BR
70
m3.01
m3.20
KITCHEN
LIVING ROOM
ENSUITE
DEN
BEDRM
77
SHELF
BATH
LAUNDRY
KITCHEN
79
UP
PATIO SPACE
LIVING ROOM
DESK
BEDRM
75
UNIT A
ROOF OVER
14' ‐ 7"
24' ‐ 7"
18' ‐ 0"
32' ‐ 2"
BENCH
CANOPY
1"‐11'
0"‐16'
7"‐28'

B.1

7" 18' ‐ 0" 32' ‐ 2" BENCH CANOPY 1"‐11' 0"‐16' 7"‐28' B.1
7" 18' ‐ 0" 32' ‐ 2" BENCH CANOPY 1"‐11' 0"‐16' 7"‐28' B.1

www.albionfortlangley.com

FORT LANGLEY

8' ‐ 3" 16' ‐ 10" 18' ‐ 0" 22' ‐ 11" 14' ‐ 2"
8' ‐ 3"
16' ‐ 10"
18' ‐ 0"
22' ‐ 11"
14' ‐ 2"
ENSUITE
WALK IN CLOSET
ENSUITE
MECHANICAL AREA
DEN
MASTER
MASTER
LAUNDRY
COAT
WALK‐IN
CLOSET
LIVING
PATIO
FULL HEIGHT MILLWORK
LAUNDRY
MAIN BATH
BEDROOM
1"‐11'
4"‐16'
1"‐23'1"‐8'
FIREPLACE
UP
BUFFET
HIDDEN PANTRY
DINING
DINING
PATIO SPACE
KITCHEN
UNIT D
NOOK SPACE
UNIT C
UP
LIVING
PATIO SPACE
FP
STORAGE
24' ‐ 7"
18' ‐ 0"
26' ‐ 3"
BENCH
BUFFET
1"‐3'
2"‐11'
5"‐18'
7"‐25'

B.1

‐ 0" 26' ‐ 3" BENCH BUFFET 1"‐3' 2"‐11' 5"‐18' 7"‐25' B.1
‐ 0" 26' ‐ 3" BENCH BUFFET 1"‐3' 2"‐11' 5"‐18' 7"‐25' B.1

www.albionfortlangley.com

FORT LANGLEY

FIBERGLASS SHINGLES FIBERGLASS SHINGLES TOFINO SKY FIELDSTONE TOFINO SKY FIELDSTONE HARDIE HARDIE TRIM TRIM
FIBERGLASS SHINGLES
FIBERGLASS SHINGLES
TOFINO SKY FIELDSTONE
TOFINO SKY FIELDSTONE
HARDIE
HARDIE
TRIM
TRIM
(CHARCOAL)
(CHARCOAL)
BLACK METAL FRAMES
BLACK METAL FRAMES
(BM
(BM
- HC-172)
- HC-172)
CENTER OF MAIN ROOF
CENTER OF MAIN ROOF
HARDIE SHAKES
HARDIE SHAKES
(BM - HC-154)
(BM - HC-154)
HARDIE SHAKES
HARDIE SHAKES
(BM - HC-154)
(BM - HC-154)
PLANTING BOX
PLANTING BOX
HARDIE TRIM
HARDIE TRIM
(BM - HC-172)
(BM - HC-172)
Level 3 36868
Level 3 36868
HARDIE SIDING
HARDIE SIDING
(BM - HC-168)
(BM - HC-168)
BLACK METAL FRAMES
BLACK METAL FRAMES
TIMBER COLUMN
TIMBER COLUMN
(NATURAL DOUGLAS FIR)
(NATURAL DOUGLAS FIR)
HARDIE SIDING
HARDIE SIDING
(BM - HC-168)
(BM - HC-168)
Level 2 33820
Level 2 33820
TIMBER COLUMN
TIMBER COLUMN
(NATURAL DOUGLAS FIR)
(NATURAL DOUGLAS FIR)
TOFINO SKY FIELDSTONE
TOFINO SKY FIELDSTONE
Level 1
Level 1
EAST ELEVATION
m8.98
m8.98
HEIGHTBUILDINGOVERALL
HEIGHTBUILDINGOVERALL

B.1

m8.98 HEIGHTBUILDINGOVERALL HEIGHTBUILDINGOVERALL B.1 FIBERGLASS SHINGLES FIBERGLASS SHINGLES (CHARCOAL)
m8.98 HEIGHTBUILDINGOVERALL HEIGHTBUILDINGOVERALL B.1 FIBERGLASS SHINGLES FIBERGLASS SHINGLES (CHARCOAL)
FIBERGLASS SHINGLES FIBERGLASS SHINGLES (CHARCOAL) (CHARCOAL) HARDIE SHAKES HARDIE SHAKES (BM - HC-154) (BM -
FIBERGLASS SHINGLES
FIBERGLASS SHINGLES
(CHARCOAL)
(CHARCOAL)
HARDIE SHAKES
HARDIE SHAKES
(BM - HC-154)
(BM - HC-154)
HARDIE TRIM
HARDIE TRIM
HARDIE TRIM
HARDIE TRIM
(BM - HC-172)
(BM - HC-172)
(BM - HC-172)
(BM - HC-172)
Roof 39611
Roof
HARDIE SHAKES
HARDIE SHAKES
HARDIE SIDING
HARDIE SIDING
(BM - HC-154)
(BM - HC-154)
(BM - HC-168)
NON COMBUSTABLE TRIM
(BM - HC-168)
NON COMBUSTABLE TRIM
PLANTING BOX
PLANTING BOX
Level 3 36868
Level 3
HARDIE TRIM
HARDIE TRIM
(BM - HC-172)
(BM - HC-172)
HARDIE CLADDING OVER
HARDIE CLADDING OVER
CONCRETE BLOCK
CONCRETE BLOCK
TIMBER COLUMN
TIMBER COLU
(NATURAL DOUGLAS FIR)
(NATURAL DOUGL
BLACK METAL FRAMES
BLACK METAL FRAMES
HALF FRAME BLACK METAL
HALF FRAME BLACK METAL
HALF FRAME BLACK METAL
HALF FRAME BLACK METAL
WINDOWS WITH SIMULATED
WINDOWS WITH SIMULATED
WINDOWS WITH SIMULATED
WINDOWS WITH SIMULATED
GLASS (METAL)
GLASS (METAL)
GLASS (METAL)
GLASS (METAL)
HARDIE SIDING
HARDIE SIDING
(BM - HC-168)
(BM - HC-168)
TOFINO SKY FIELDSTONE
TOFINO SKY FIELDSTONE
Level 2 33820
Level 2
HARDIE SIDING
HARDIE SIDING
(BM - HC-168)
(BM - HC-168)
Level 1
L
8210
NORTH ELEVATION

www.albionfortlangley.com

WEST ELEVATION

AT FORT LANGLEY

HARDIE SHAKES HARDIE SHAKES (BM - HC-154) (BM - HC-154) HARDIE SHAKES HARDIE SHAKES (BM
HARDIE SHAKES
HARDIE SHAKES
(BM - HC-154)
(BM - HC-154)
HARDIE SHAKES
HARDIE SHAKES
(BM - HC-154)
(BM - HC-154)
FIBERGLASS SHINGLES
FIBERGLASS SHINGLES
(CHARCOAL)
(CHARCOAL)
FIBERGLASS SHINGLES
FIBERGLASS SHINGLES
(CHARCOAL)
(CHARCOAL)
Roof 39611
Roof 39611
HARDIE SHAKES
HARDIE SHAKES
(BM - HC-154)
(BM - HC-154)
HARDIE TRIM
HARDIE TRIM
(BM - HC-172)
(BM - HC-172)
Level 3 36868
Level 3 36868
ALLUMINIUM PLANTING BOX
ALLUMINIUM PLANTING BOX
HARDIE TRIM
HARDIE TRIM
(BM - HC-172)
(BM - HC-172)
BLACK METAL FRAMES
BLACK METAL FRAMES
TIMBER COLUMN
TIMBER COLUMN
(NATURAL DOUGLAS FIR)
(NATURAL DOUGLAS FIR)
HARDIE SIDING
HARDIE SIDING
(BM - HC-168)
(BM - HC-168)
TOFINO SKY FIELDSTONE
TOFINO SKY FIELDSTONE
Level 2 33820
Level 2 33820
TIMBER COLUMN
TIMBER COLUMN
(NATURAL DOUGLAS FIR)
(NATURAL DOUGLAS FIR)
Level 1
Level 1
PLANTING WALL
PLANTING WALL
8210
8210
SOUTH ELEVATION
South Elevation1

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WALL 8210 8210 SOUTH ELEVATION South Elevation1 B.1 FIBERGLASS SHINGLES FIBERGLASS SHINGLES (CHARCOAL)
WALL 8210 8210 SOUTH ELEVATION South Elevation1 B.1 FIBERGLASS SHINGLES FIBERGLASS SHINGLES (CHARCOAL)
FIBERGLASS SHINGLES FIBERGLASS SHINGLES (CHARCOAL) (CHARCOAL) Roof 39611 Roof 39611 HARDIE SHAKES HARDIE SHAKES
FIBERGLASS SHINGLES
FIBERGLASS SHINGLES
(CHARCOAL)
(CHARCOAL)
Roof 39611
Roof 39611
HARDIE SHAKES
HARDIE SHAKES
TOFINO SKY FIELDSTONE
TOFINO SKY FIELDSTONE
(BM - HC-154)
(BM - HC-154)
HARDIE SHAKES
HARDIE SHAKES
(BM - HC-154)
(BM - HC-154)
Level 3 36868
Level 3 36868
HARDIE TRIM
HARDIE TRIM
(BM - HC-172)
(BM - HC-172)
BLACK METAL FRAMES
BLACK METAL FRAMES
TIMBER COLUMN
TIMBER COLUMN
(NATURAL DOUGLAS FIR)
(NATURAL DOUGLAS FIR)
HARDIE SIDING
HARDIE SIDING
(BM - HC-168)
(BM - HC-168)
Level 2 33820
Level 2 33820
HARDIE TRIM
HARDIE TRIM
(BM - HC-172)
(BM - HC-172)

www.albionfortlangley.com

FORT LANGLEY

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www.albionfortlangley.com FORT LANGLEY B.1
www.albionfortlangley.com FORT LANGLEY B.1
www.albionfortlangley.com FORT LANGLEY B.1

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www.albionfortlangley.com FORT LANGLEY B.1
www.albionfortlangley.com FORT LANGLEY B.1

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January 3, 2017

To:

B.1 January 3, 2017 To: Teresa Hanson | Senior Development Planner Community Development Division | Township

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 20 th 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.

by this developer on December 6, 2016.

Some of the FLCA members also attended a previous Public Information Meeting held

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 Langley’s 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

Meeting Attendees Comments:

- Very respectful of village style and bylaws

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- 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 Lee’s 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 Lee’s “they have a dickens of a problem controlling who uses their parking lot”.

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”.

Further that

- Comment liking the look of the building

- A lot of discussion on the parking problems in Fort Langley these days.

building/parking just meets the parking requirement (at the 50% requirement of the rest of the

Township)

Answer was that the

- 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 Lee’s 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.

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- 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. It’s 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 it’s 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 2 nd and 3 rd floor). 1400 sq feet of 2 nd 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”.

note that this question was asked from another developer.

Just a

- Question about future of Post Office and land space. what is planned for that land by the Post Office.

Answer: No. Seems to be no way to get info on

- 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: It’s always a topic of conversation…….with a

lot of people.

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.

The parking regulations right now allow this kind of new development…….If you eliminate

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. lower ceilings and likes that aspect rather than higher ceilings.

This person finds comfort in

Respectively,

Andy Schildhorn Chairperson Fort Langley Community Association

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