ITEM 11

Township of
Langley

IP5 F LAN CL EY
MEMORANDUM
at 1873
II iAN 182016
DISTRIBUTED
LJOCOU1CILNCIL

TO: MAYOR AND COUNCIL DATE: JANUARY 18, 2018

FROM: COMMUNITY DEVELOPMENT DIVISION FILE NO: 11-33-0120/5/6

SUBJECT: STATEW000 PROPERTIES LTD.

DEVELOPMENT APPLICATIONS

This memorandum is in response to Council direction, and aims to provide Mayor and Council with
information regarding Statewood Properties Ltd. development applications.

Until recently, Statewood Properties Ltd. had three (3) active development applications in Fort Langley
(see Attachment A Statewood Properties Projects). The applicant has recently withdrawn all three
—

(3) development applications. The following information relates to the three (3) applications:

1. 9148, 9150 & 9166 Clover Road, 23272 Mary Street and 9121, 9123 & 9135 Church Street
(11-33-0120/Heritage Alteration Permit No, 100845)— Clover, Mary. Church

The applicant proposed re-development of a 0.56 ha (1.39 ac) site zoned Community
Commercial C-2 in the Fort Langley Heritage Conservation area, for a mixed use building
containing: a 27 room hotel; 2 live-work units; 1,622 m2 (17,456 ft2) of commercial space; and
34 residential units (see Attachment B Rendering),
—

As part of the review of the proposal, staff identified a number of variances that would be
required to be approved by Council, for the subject proposal to proceed:

a) building height was proposed as three (3) storeys with a total average height of 16.5 m
(54.1ff) rather than two (2) storeys and 9 m (29.5ff) as permitted by the Zoning Bylaw;
b) proposed lot coverage at 88.1% rather than the 60% permitted by the 0-2 zone;
c) variance to the location of use to accommodate the proposed ground floor residential units;
and
d) variances to landscape and siting provisions.

Staff also provided the applicant with comments related to transportation, connectivity,
servicing and access, including the provision of a lane (or alternate solution), with a view to:
enhancing the pedestrian realm; supporting a compact pedestrian shopping area; minimizing
driveway crossings of sidewalks; maximizing on-street parking opportunities; providing
acceptable locations for garbage, recycling facilities and delivery vehicles; providing alternative
access; supporting safe sight-lines, turning movements and access for emergency, delivery
and service vehicles (including over height) without blocking adjacent roads; and creating
direct connectivity between adjacent sites, while supporting full development potential of the
block, consistent with historic and recent development patterns in the area.

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 STATEWOOD PROPERTIES LTD.
DEVELOPMENT APPLICATIONS
January 18, 2018
Page 2

Most recent staff comments were provided on December 22, 2017. The applicant withdrew the
application on January 10, 2018.

2. 9181, 9199. 9205, 9213, & 9217 Clover Road and 9226 & 9232 McBride Street (11-33-0126 /
Heritage Alteration Permit No. 100884) Clover and McBride
—

The applicant proposed re-development of a 0.6 ha (1.5 ac) site zoned Community
Commercial (0-2) and Residential Zone (R-1E) located in the Fort Langley Heritage
Conservation area to accommodate a mixed-use development (including retention of the
‘Fort Grocery’ heritage building) consisting of 2,202 m2 (23,702 if2) of retail/restaurant space,
866 m2 (9321 if2) of office space, 9 townhouses, 2 live/work units and 17 apartment units
(see Attachment C Rendering).
—

As part of the review of the proposal, staff identified a number of amendments and variances
that would be required to be approved by Council, for the subject proposal to proceed:

a) Fort Langley Community Plan amendment to increase the density in the Multi-Family area
from 30 units per hectare (12 units per acre) to 69 units per hectare (28 units per acre) and
to accommodate a brewery / distillery use;
b) rezoning to a new Comprehensive Development Zone to address the variety of uses
proposed;
c) building heights proposed at three (3) and four (4) storeys with a maximum height of 12m
(39.4 if) rather than two storeys and 9 m (29.5 if) as permitted by the Zoning Bylaw; and
d) variances to landscape and siting provisions.

Staff provided the applicant with general written comments on October 27, 2017; as well as
more specific transportation related comments, including the Clover Road and Mary Street
intersection (in conjunction with File No. 11-33-0120, noted under point 1 above) as recently as
December 22, 2018. The applicant withdrew the Fort Langley Community Plan amendment
and rezoning applications November 24, 2017, and withdrew the Heritage Alteration Permit
application December 27, 2017.

3. 9150 Clover Road (11-33-0125 / Heritage Alteration Permit No. 100579)

The applicant proposed re-development of a 374m2 (4,026 if2) site zoned Community
Commercial C-2 in the Fort Langley Heritage Conservation area for a mixed use building
containing 1 (one) residential unit and 1 (one) commercial unit at 134 m2 (1,442 if2) (see
Attachment D Rendering).
-

Staff most recently shared clarification and informational comments with the applicant
November 1, 2017. The applicant withdrew the application November21, 2017.

Attachment A Map Statewood Properties Projects

—

Attachment B 11-33-0120 Rendering

Attachment C 11-33-0126 Rendering
Attachment D 11-33-0125 Rendering
AttachmentE Letter withdrawing application dated January 10, 2015
Attachment F Letter withdrawing application dated November 24, 2017
Attachment C Letter withdrawing application dated December 27, 2017
Attachment H Letter withdrawing application dated November 21, 2017
f:\data\tempest\prcsperc\plandev\dp\dp100845\201 80118 statewood 11-33-0120 dccx

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STATEWOOD PROPERTIES PROJECTS
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 statewoo
-S Attachment E

January 10,2018

Township of Langley
2033865 Avenue
Langley, BC
V2Y 3J1

AUN: Teresa Hansen

RE: WITHDRAWL OF HAP OF PROJECT 11-33-0120

Dear Ms. Hanson,

Based on the most recent staff communication, I have concluded that we may as well withdraw the
Heritage Alteration Permit for this application for the development otherwise known as Glover Mary
Church. This final withdrawal will officially conclude any attempt to redevelop any property of ours
within Fort Langley in a comprehensive way.

Please confirm your receipt of this letter. Please process the 50% application fees refund for the HAP.
Thank you for your attentive processing of this application, as far as it went.

Sincerely,

Eric Woodward
President

Cc: Cohn Hogan, Architect AIBC, Focus Architecture

#205-280 Nelson Street Vancouver, SC V68 2E2

-
-

statewood.com
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 Attachment F

siatewood PROPERTIES
LTD

November 24, 2017

Township of Langley
20338 65 Avenue
Langley, BC
V2V 311

AUN:Teresa Hansen
RE: WITHORAWLOF OCR AMENDMENT AND REZONING COMPONENTS OF PROiE 11-33-0126

Dear Ms. Hanson,

Based on the comments within the file review for project 11-33-0216, we have decided that we must
withdraw the OCP amendment and rezoning components of this application.

We will be removing the two residential lots facing McBride Street from the proposal. As a result, a
comprehensive development zone will no longer be necessary to accommodate the need to rezone and
consolidate these lots with the C-2 lots along Glover Road. We will also remove any contemplation of a
microbrewery/microdistillery as one of the proposed uses on the site.

Therefore, I believe that we can proceed solely with a Heritage Alteration Permit with variances for
height and a 3rd floor. There will no variance requested for site coverage. I have instructed the
consultant team to ensure there is no need to request any landscaping variances, or for a decreased rear
yard setback.

Please confirm your receipt of this letter. Please process the 50% application fees refund as you can for
the OCR amendment and rezoning components. Thank you for your attentive proces5ing of this
application to date. We are working diligently to respond to the comments received and provide a
revision for your review as soon as possible.

Sincerely.

Eric Woodward
President

Cc: Cohn Hogan, Architect AIBC, Focus Architecture

#205-280 Nelson SIred Vancouver, BC V6B 2E2

. -

staiewood.com
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 Attachment G

statewood LTO

December 27, 2017

Township of Langley
20338 65 Avenue
Langley, BC
V2Y 311

AHN:Teresa Hansen
RE: WITHDRAWL OF HAP OF PROJECT 11-33-0126

Dear Ms. Hanson,

Based on the most recent staff communication, I have concluded that we may as well withdraw the
Heritage Alteration Permit for this application, in addition to the previous withdrawal of its OCP
amendment and rezoning components. This final withdrawal will officially conclude any attempt to
redevelop this property in a comprehensive way.

Please confirm your receipt of this letter. Please process the 50% application fees refund for the HAP.
Thank you for your attentive processing of this application, as far as it went.

Sincerely,

Eric Woodwai
President

Cc: Cohn Hogan, Architect AIBC, Focus Architecture

#205-280 Nelson Street Vancouver. BC V68 2E2

- -

statewood.com
31
 Attachment H

siatewool PROPERTIES
LTD

November 21, 2017

Township of Langley
20338 65 Avenue
Langley, BC
V2Y 3)1

AUN: Teresa Hansen

RE: WITHDRAWL OF COOL SMALL BUILDING HAP APPLICATION. DEVELOPMENT PERMIT NO. 100879

Dear Ms. Hanson,

Given the Township of Langley’s stated servicing requirements not allowing for a basement and 100%
infiltration for a 2,000 square feet building footprint, requiring costly connection to storm services not
available at the subject property, required removal of the mezzanine to prevent a 3”’ floor variance even
though it is not a 3rd floor as defined by the BCBC, and the required removal of any functional basement
floor area for the location of mechanical equipment, the economic feasibility to continue with this
project no longer exists.

Therefore, please consider this correspondence our formal withdrawal of Permit No. 100879, located at
9180 Glover Road. We will not be pursuing this redevelopment application any further.

In addition, as stated in previous correspondence, we have concluded that staff support for any our
proposals is impossible for us to achieve, even for a no variance application such as this one.

Please confirm your receipt of this letter. Please process the 50% application fees refund as you can.
Thank you for your attentive processing of this application, as far as it went.

Sincerely,

Eric Woodw
President

Cc: Steven Cross, Architect AIBC, Cross Architecture

#205-280 Nelson Screel Vancouver, BC V6B 2E2

- -

stalewood.com
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