REPORT TO

MAYOR AND COUNCIL

PRESENTED: MAY 25, 2009 – REGULAR MEETING REPORT: 09-68

FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 10-32-0071
SUBJECT: DEVELOPMENT PERMIT APPLICATION NO. 100574
(SACRE-DAVEY ENGINEERING)

PROPOSAL:
Development Permit for a 579 m2 (6,237
ft2) multi-tenant commercial building
located at 22575 – Fraser Highway.

RECOMMENDATION SUMMARY:
That Council authorize issuance of
Development Permit No. 100574 subject
to seven (7) conditions.

RATIONALE:
The proposed development complies
with the Murrayville Community Plan
(and its Development Permit guidelines)
and with the site’s Service Commercial
C-3 zoning.
DEVELOPMENT PERMIT APPLICATION NO. 100574
(SACRE-DAVEY ENGINEERING)
Page 2 . . .

RECOMMENDATION:
That Council authorize issuance of Development Permit No. 100574 for property located at
22575 – Fraser Highway, subject to the following conditions:

a) Building plans being in substantial compliance with Schedules “A” through “E”;
b) Landscape plans being in substantial compliance with Schedule “F” and in compliance with
the Township’s Street Tree and Boulevard Treatment Program to the acceptance of the
Manager of Parks Design and Development;
c) Provision of a final tree management plan incorporating tree replacement details in
compliance with the Township’s Tree Protection Bylaw, to the acceptance of the Manager of
Parks Design and Development;
d) Rooftop mechanical equipment to be located so that it is not visible from adjacent roads, or
alternatively screened from view by compatible architectural treatments;
e) Garbage facilities to be located within screened enclosures and screened from view by
compatible architectural treatment;
f) All signage being in substantial compliance with Schedules “A” through “G” and the
Township’s Sign Bylaw;
g) Fascia signage consisting of channel lettering;

Although not part of the Development Permit requirements, the applicant is advised that prior to
issuance of a Building Permit the following items need to be finalized:

h) Landscaping and boulevard treatment being secured by letter of credit at the Building Permit
stage;
i) 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 Manager of Permits and Licenses;
j) Submission of an on-site servicing and stormwater management plan in accordance with the
Subdivision and Development Control Bylaw to the acceptance of the General Manager of
Engineering;
k) Submission of an Erosion and Sediment Control Plan in accordance with the Erosion and
Sediment Control Bylaw to the acceptance of the General Manager of Engineering;
l) Payment of supplemental Development Permit fees, applicable Development Cost Charges
and Building Permit administration fees.

EXECUTIVE SUMMARY:
Sacre-Davey Engineering has applied on behalf of 625692 B.C. Ltd. for a Development Permit
to construct a 579 m2 (6,237 ft2) multi-tenant commercial building at 22575 – Fraser Highway.
The proposed development complies with the Township’s land use policies and, in staff’s
opinion, with the Development Permit guidelines of the Murrayville Community Plan (Attachment
A). Issuance of Development Permit No. 100574 is conditional upon seven (7) conditions, plus
five (5) Building Permit conditions.

PURPOSE:
This report provides information and recommendations to Council concerning Development
Permit No. 100574 for property located at 22575 – Fraser Highway in the Murrayville
Community Plan area.
DEVELOPMENT PERMIT APPLICATION NO. 100574
(SACRE-DAVEY ENGINEERING)
Page 3 . . .

SUBJECT
DEVELOPMENT PERMIT APPLICATION NO. 100574
(SACRE-DAVEY ENGINEERING)
Page 4 . . .

ZONING BYLAW NO. 2500

DEVELOPMENT PERMIT APPLICATION NO. 100574
(SACRE-DAVEY ENGINEERING)
Page 5 . . .

RENDERING – SUBMITTED BY APPLICANT

DEVELOPMENT PERMIT APPLICATION NO. 100574
(SACRE-DAVEY ENGINEERING)
Page 6 . . .

SITE CONTEXT PLAN – SUBMITTED BY APPLICANT

DEVELOPMENT
AREA
DEVELOPMENT PERMIT APPLICATION NO. 100574
(SACRE-DAVEY ENGINEERING)
Page 7 . . .

SITE PLAN – SUBMITTED BY APPLICANT

DEVELOPMENT
AREA
DEVELOPMENT PERMIT APPLICATION NO. 100574
(SACRE-DAVEY ENGINEERING)
Page 8 . . .

ADDITIONAL INFORMATION:
Owner: 625692 B.C. LTD.
Serafino and Beverly Oliviero
16587 Parkview Place
Surrey, BC V4N 1Y8

Applicant: Sacre-Davey Engineering

315 Mountain Highway
North Vancouver, BC V7J 2K7

Legal Description: Lot 1 Section 32 Township 10 New Westminster

District Plan BCP4386
PID: 025-612-549

Location: 22575 – Fraser Highway

Total Site Area: 0.81 ha (2.01 acres)

Development Area: 0.29 ha (0.72 acres)

Existing Zoning: Service Commercial Zone C-3

Murrayville Community Plan: Commercial

E.S.A. Designation: E.S.A.# 076 – Upland, Murray and Anderson

Creek Areas (Rating - #3)

BACKGROUND/HISTORY:
The subject site is designated “Commercial” in the Murrayville Community Plan and zoned
Service Commercial Zone C-3. The subject site is also designated a mandatory Development
Permit area allowing Council the opportunity to review the form, character and siting of the
proposed development.

The subject property and the adjacent lots to the east and west are intended to function as a
single commercial development. Two commercial buildings have already been constructed; one
located on the lot immediately to the east (MTF Price Matters) and the second on the northern
portion of the subject site adjacent to 48 Avenue (multiple tenants). The current application
proposes the third building of the overall development on the southern portion of the subject site
(adjacent to Fraser Highway). A fourth building is anticipated in the future on the southwestern
corner of the site, with a fifth building eventually being constructed on the lot immediately to the
west. All of the buildings are being developed in accordance with an overall site plan previously
approved by Council at the time of a previous Development Permit in 2000.
DEVELOPMENT PERMIT APPLICATION NO. 100574
(SACRE-DAVEY ENGINEERING)
Page 9 . . .

On August 28, 2006 Council issued Development Permit No. 100436 for the proposed multi-
tenant commercial building (the subject of this application). Since the development was not
substantially commenced within two years after the date of issuance, Sacre-Davey Engineering
was required to submit a new application. The current proposal is similar to the proposal
previously approved by Council in 2006, apart from the addition of sidewalks within the site and
the enhancement of the architectural treatment of the elevation adjacent to Fraser Highway.

DISCUSSION/ANALYSIS:
Sacre-Davey Engineering has applied for a Development Permit to construct a one storey 579
m2 (6,237 ft2) multi-tenant commercial building on the southeast portion of the subject site
located at 22575 – Fraser Highway. The proposed multi-tenant commercial building is the third
of five buildings to be constructed as part of the overall development, and the second on the
subject property.

Adjacent Uses:
Surrounding land uses include:

North: 48 Avenue, beyond which is land zoned Rural Zone RU-3 and located within the
Agricultural Land Reserve (ALR), outside the Murrayville Community Plan Area;
South: Fraser Highway, beyond which are properties zoned Service Industrial Zone
M-1B;
East: MTF Price Matters zoned Service Commercial Zone C-3; and
West: A vacant lot zoned Service Commercial Zone C-3.

Development Permit:
In accordance with Council’s policy, a rendering, a site plan, building elevations, a landscape
plan, and a signage plan have been submitted detailing the proposed development’s form,
character and siting. Development Permit No. 100574, including Schedules “A” to “G”, are
attached to this report as Attachment B.

The proposed one storey 579 m2 (6,237 ft2) multi-tenant commercial building (Building “B”) is
sited on the southern portion of the site, with a north-south orientation. Entrances to the
individual units will be provided on both the east and west sides of the building. As the
proposed building is visible from all directions, the applicant has treated all of the elevations with
similar architectural treatment.

Given that the subject property and the adjacent lots to the east and west are intended to
comprise one commercial development, Building “B” has been designed to match the existing
buildings. Exteriors consist of Stone Grey concrete walls and a Charcoal cornice along the
length of the roof line. The cornice introduces vertical variety along the east and west façades
(facing the parking areas) and along the south façade (facing Fraser Highway). The south
elevation also features an articulated façade to provide upgraded views from Fraser Highway.

Storefront windows will be located next to the entrance doors on the east and west elevations
with additional windows located on the north and south elevations. Clear window glazing will be
utilized with window frames painted Regent Grey. Canopies (Lakeland Blue) will be located
above the doors and windows on all of the building elevations. Garbage facilities will be located
on the north side of Building “B” in a screened enclosure not visible from Fraser Highway.
DEVELOPMENT PERMIT APPLICATION NO. 100574
(SACRE-DAVEY ENGINEERING)
Page 10 . . .

The third building anticipated on the subject site (Building “C”) is not part of the current
application, and will be subject to a subsequent Development Permit application. The area
designated for Building “C” will be seeded as interim cover until the area is developed in the
future.

The proposed development complies with the Service Commercial Zone C-3 provisions
concerning use, site coverage, building setbacks, building height and parking. Overall, in staff’s
opinion, the form, character and siting of the proposed development comply with the
Development Permit Guidelines of the Murrayville Community Plan (Attachment A).

Access and Parking:

Cross-access easements currently exist over the subject site and the properties immediately to
the east and west. The cross-access easements allow for shared access to both 48 Avenue
and Fraser Highway. The driveway on Fraser Highway is located on the western property line
and the driveway on 48 Avenue is located on the eastern property line. A second driveway on
48 Avenue exists on the property immediately to the west. This driveway will be available to the
subject site (and the property to the east) through registration of another cross-access
easement at the time of future development on the western property. Recent upgrades to the
intersection at Fraser Highway and 48 Avenue, which included the realignment of 48 Avenue,
have not impacted access to the subject site. Overall, the applicant is proposing to provide a
total of 119 parking spaces in compliance with the Township’s Zoning Bylaw (117 required).

As a condition of the previous Development Permit, a four (4) metre wide right of way was
provided to upgrade and widen Fraser Highway. As part of the upgrades, a sidewalk was
constructed on Fraser Highway adjacent to the subject site. As the sidewalk is higher than the
subject site, the applicant will be required to install a staircase on the southeast corner of the
development property to facilitate pedestrian access. Pedestrian movements have been further
accommodated with the provision of several sidewalks on-site providing connections to the
sidewalk on Fraser Highway.

Signage:
In accordance with the Township’s Sign Bylaw, tenant names will be displayed as channel
lettering fascia signage on both the east and west elevations. The size and location of these
signs are indicated on the building elevations (Schedules “D” and “E”). No freestanding signage
is proposed.

Servicing:
Full urban services (road, water, sanitary and storm sewer) exist to the site. A road right of way,
required for the widening of Fraser Highway, was secured with the previous Development
Permit.

At the Building Permit stage, the applicant will be required to obtain an Erosion and Sediment
Control Permit in accordance with the Erosion and Sediment Control Bylaw and prepare an on-
site servicing and stormwater management plan in accordance with the Subdivision and
Development Control Bylaw to the acceptance of the General Manager of Engineering.
DEVELOPMENT PERMIT APPLICATION NO. 100574
(SACRE-DAVEY ENGINEERING)
Page 11 . . .

Tree Protection:
In compliance with the Township’s Tree Protection Bylaw, the applicant has submitted a tree
summary schedule indicating that there are no trees located on the subject site as it was
cleared of vegetation approximately ten (10) years ago. As a result, 22 trees are required to be
planted, all of which are proposed to be planted on the development site. Final tree
replacement plans are subject to the acceptance of the Manager of Parks Design and
Development prior to issuance of a Building Permit.

Landscaping:
The landscape plan proposes the planting of trees, shrubs and groundcover in the sloped area
adjacent to Fraser Highway and in landscaped areas within the parking lot. Proposed trees are
Katsura and Red Oak; shrubs include Silverleaf Dogwood, Burning Bush, Mugo Pine,
Rhododendron and Viburnum; and groundcovers are Vancouver Jade Kinnickinnick and
Heather.

Landscaping currently exists on the northern portion of the property and was planted in
conjunction with a previous Development Permit for Building “A”. The area designated for
Building “C” will be seeded as interim cover pending future development. Landscape plans for
Building “C” will be addressed subject to a subsequent Development Permit.

Environmental Considerations:
The Township’s Environmentally Sensitive Areas (E.S.A.) Study identifies the lands as forming
part of the Upland, Murray and Anderson Creek Areas. No watercourses exist on the subject
site. A site-specific stormwater management plan is required as part of the Building Permit
application to deal with changes to on-site drainage resulting from the proposed development.
In addition, before any works are undertaken, an Erosion and Sediment Control Permit is
required in accordance with the Erosion and Sediment Control Bylaw to ensure that discharge
during construction is controlled. These items, along with the provision of full urban services
and compliance with the Township’s Tree Protection Bylaw, satisfy the management guidelines
identified in the Township’s E.S.A. Study.

Exterior Lighting:
In compliance with the Township’s Exterior Lighting Impact Policy, an Exterior Lighting Impact
Plan will be required as a condition of the Development Permit (at the Building Permit stage) as
the subject site is located adjacent to rural properties in the Agricultural Land Reserve.

POLICY CONSIDERATIONS:
The proposed development complies with the “Commercial” designation of the Murrayville
Community Plan and complies with the Service Commercial Zone C-3 requirements. The
proposal, in staff’s opinion, also complies with the Development Permit Guidelines of the
Murrayville Community Plan (Attachment A). Issuance of Development Permit No. 100574 is
conditional upon seven (7) conditions, plus five (5) Building Permit conditions.
DEVELOPMENT PERMIT APPLICATION NO. 100574
(SACRE-DAVEY ENGINEERING)
Page 12 . . .

Staff have notified adjacent property owners that this Development Permit application is being
considered, and they may attend and speak to the matter should they deem it necessary. They
have also been provided with a copy of this report.

Council’s consideration of the Development Permit must be based on the form, character and
siting of the proposal. Staff recommend issuance of the Development Permit as attached
(Attachment B).

Respectfully submitted,

Patrick Ward
DEVELOPMENT PLANNER
for
COMMUNITY DEVELOPMENT DIVISION

PJW

ATTACHMENT A Murrayville Community Plan Development Permit Guidelines

ATTACHMENT B Development Permit No. 100574
SCHEDULE A – Rendering
SCHEDULE B – Site Context Plan
SCHEDULE C – Site Plan
SCHEDULE D – Building Elevations
SCHEDULE E – Building Elevations
SCHEDULE F – Landscape Plan
SCHEDULE G – Signage Plan
DEVELOPMENT PERMIT APPLICATION NO. 100574
(SACRE-DAVEY ENGINEERING)
Page 13 . . .

ATTACHMENT A

MURRAYVILLE COMMUNITY PLAN

 ATTACHMENT B

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

Development Permit No. 100574

This Permit is issued this __________day of _________________, 2009 to:

1. NAME & ADDRESS: 625692 B.C. LTD.

16587 Parkview Place
Surrey, BC V4N 1Y8

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 1 Section 32 Township 10 New Westminster District Plan

BCP4386
PID: 025-612-549

(hereinafter called the “said lands”)

CIVIC ADDRESS: 22575 – Fraser Highway

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) Building plans being in substantial compliance with Schedules “A” through “E”;
b) Landscape plans being in substantial compliance with Schedule “F” and in compliance with
the Township’s Street Tree and Boulevard Treatment Program to the acceptance of the
Manager of Parks Design and Development;
c) Provision of a final tree management plan incorporating tree replacement details in
compliance with the Township’s Tree Protection Bylaw, to the acceptance of the Manager of
Parks Design and Development;
d) Rooftop mechanical equipment to be located so that it is not visible from adjacent roads, or
alternatively screened from view by compatible architectural treatments;
e) Garbage facilities to be located within screened enclosures and screened from view by
compatible architectural treatment;
f) All signage being in substantial compliance with Schedules “A” through “G” and the
Township’s Sign Bylaw;
g) Fascia signage consisting of channel lettering;

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

h) Landscaping and boulevard treatment being secured by letter of credit at the Building
Permit stage;
i) 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 Manager of Permits and Licenses;
j) Submission of an on-site servicing and stormwater management plan in accordance with
the Subdivision and Development Control Bylaw to the acceptance of the General Manager
of Engineering;
k) Submission of an Erosion and Sediment Control Plan in accordance with the Erosion and
Sediment Control Bylaw to the acceptance of the General Manager of Engineering;
Development Permit No. 100574
Page 2

l) Payment of supplemental Development Permit fees, applicable Development Cost Charges

and Building Permit administration fees.

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

This Permit is not a Building Permit. All developments forming part of this 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 ________, 2009.

SCHEDULE A – Rendering
SCHEDULE B – Site Context Plan
SCHEDULE C – Site Plan
SCHEDULE D – Building Elevations
SCHEDULE E – Building Elevations
SCHEDULE F – Landscape Plan
SCHEDULE G – Signage Plan
 


SCHEDULEA
RENDERING

 
SCHEDULEB
SITECONTEXTPLAN

 
SCHEDULEC
SITEPLAN

 
SCHEDULED
BUILDINGELEVATIONS

 
SCHEDULEE
BUILDINGELEVATIONS

 
SCHEDULEF
LANDSCAPEPLAN

 
SCHEDULEG
SIGNAGEPLAN