REPORT TO

MAYOR AND COUNCIL

PRESENTED: APRIL 20, 2009 - PUBLIC HEARING REPORT: 09-53

FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 10-24-0081
SUBJECT: DEVELOPMENT PERMIT APPLICATION NO. 100568
(WHITE WILLOW INVESTMENTS LTD.)

PROPOSAL:
Development Permit for two industrial manufacturing
buildings, 3216 m2 (34,620 ft.2) and 2832 m2 (30,480 ft.2)
in size for White Willow Investments Ltd. in the 3100
block of 262B Street in the Aldergrove Industrial area.

RECOMMENDATION SUMMARY:
Development Permit No. 100568 may be issued to White
Willow Investments Ltd. subject to conditions
incorporated into Development Permit No. 100568.

RATIONALE:
The proposal complies with the Aldergrove Community
Plan, General Industrial Zone M-2, and the Development
Permit guidelines.
DEVELOPMENT PERMIT APPLICATION NO. 100568
(WHITE WILLOW INVESTMENTS LTD.)
Page 2 . . .

RECOMMENDATION:
That Council authorize issuance of Development Permit 100568 to White Willow Investments
Ltd. for property located at 3102 – 262B Street, in accordance with Attachment B, subject to the
following conditions:

a) Building plans being in substantial compliance with Schedules “A” through “F”;
b) Final on-site landscaping plans being in substantial compliance with Schedule “G”, 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) Landscaping to be secured by letter of credit at the building permit stage;
d) All garbage facilities to be located within buildings or screened; and
e) Rooftop mechanical equipment to be located so as not to be visible from adjacent roads, or
alternatively to be screened from view by compatible architectural treatments.

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:

f) Payment of supplemental Development Permit application fees, Parks Design &

Development ISDC Review fee, and Development Engineering Site Servicing Review fee;
g) Provision of a site specific Erosion and Sediment Control Plan in accordance with the
Erosion and Sediment Control Bylaw, to the acceptance of the General Manager of
Engineering;
h) Submission of a water capacity study ensuring the adequacy of fire protection to the
acceptance of the General Manager of Engineering;
i) Confirmation of sewer capacities to the acceptance of the General Manager of Engineering;
and
j) Provision of an adequate turn around at the south end of 262B Street to the acceptance of
the General Manager of Engineering.

EXECUTIVE SUMMARY:
Development Permit No. 100568 may be issued to White Willow Investments Ltd. to permit two
industrial manufacturing buildings with accessory office space in the Aldergrove Industrial area.
The development complies with the Township’s land use policies and, in staff’s opinion, with the
Development Permit guidelines of the Aldergrove Community Plan (see Attachment A).

PURPOSE:
This report is to provide recommendations concerning proposed Development Permit No.
100568 for property located at 3102 – 262B Street in the Aldergrove Industrial area.
DEVELOPMENT PERMIT APPLICATION NO. 100568
(WHITE WILLOW INVESTMENTS LTD.)
Page 3 . . .

SUBJECT
DEVELOPMENT PERMIT APPLICATION NO. 100568
(WHITE WILLOW INVESTMENTS LTD.)
Page 4 . . .

ZONING BYLAW NO. 2500

DEVELOPMENT PERMIT APPLICATION NO. 100568
(WHITE WILLOW INVESTMENTS LTD.)
Page 5 . . .

Site Plan- SUBMITTED BY APPLICANT

DEVELOPMENT PERMIT APPLICATION NO. 100568
(WHITE WILLOW INVESTMENTS LTD.)
Page 6 . . .

ADDITIONAL INFORMATION:

REFERENCE:
Owners/Applicants: Phillip McLean (Director)
White Willow Investments Ltd.
Box 11117
1500 – 1055 W. Georgia Street
Vancouver, BC
V6E 4N7

Agent: Glenn Froese

Krahn Engineering Ltd.
#201 – 34609 – Delair Road
Abbotsford, BC
V2S 2E1

Location: 3102 – 262B Street

Area: 1.0 ha (2.47 acres)

Existing Zoning: General Industrial Zone M-2

(Minimum lot size: 1858 m2 / 0.46 acres)

Aldergrove Community Plan: Industrial

Agricultural Land Reserve: Not in ALR

E.S.A. Designation: E.S.A.# 098 – Aldergrove

(Rating - #3)

BACKGROUND/HISTORY:

The subject 1.0 ha (2.47 acres) site is designated “Industrial” in the Aldergrove Community Plan
and is currently zoned General Industrial Zone M-2. Development in Aldergrove is regulated by
Development Permit Guidelines which designate all industrial areas as mandatory Development
Permit areas (see Attachment A).

Two existing industrial buildings (machine shop and steel fabrication shop) located on the
subject site are proposed to be demolished. These will be replaced with two new proposed
industrial buildings to be used by Quest Drilling.

A previous building permit application was issued for the subject property in 1992 but
construction did not proceed. In 2004 Development Permit No. 100304 was issued but again
construction of the project never proceeded. A new application has now been submitted for a
Development Permit to allow construction of the two new buildings.
DEVELOPMENT PERMIT APPLICATION NO. 100568
(WHITE WILLOW INVESTMENTS LTD.)
Page 7 . . .

DISCUSSION/ANALYSIS:
White Willow Investments Ltd. proposes the construction of two industrial buildings with
accessory office space for Quest Canada Drilling. Quest Canada Drilling is an international oil
drilling company and will use the buildings for off season repair of equipment and machinery.
Fifty persons are expected to be employed. Construction of both buildings will be of two storey
concrete tilt up. In accordance with Council’s policy, a rendering, site plan, building elevations
and a landscape plan have been submitted detailing the proposed development’s form,
character and siting. Proposed Development Permit 100568 is attached as Attachment B.

Exterior finishing of both buildings will consist of tilt up concrete walls (painted a shade of light
tan) with vertical accent bands (metal flashing in black with yellow trim) including large vertical
features of glazed glass in aluminum storefront frames. The main entrance of proposed building
“A” will face east and is to be highlighted by an articulation in roofline height, reflective window
glazing and a pedestrian canopy. Building “A” will include 474m2 (5,100ft2) of accessory office
space, while Building “B” will include 186m2 (2,000ft2) of accessory office space.

Total building coverage will be approximately 60% of the site. Six (6) overhead bay doors will be
located on building A and five (5) on building B. All overhead bay doors will be internally facing
and painted light tan to complement the design scheme of the remainder of the buildings.
Proposed garbage facilities will be located along the northern property line; and be fenced and
landscaped so as not to be visible from 262B Street or adjacent properties. The area between
the proposed buildings will be asphalt surfaced to allow for parking and internal vehicle
circulation.

Adjacent Uses:
Surrounding land uses include:

North: Two (2) general industrial parcels (0.28 acres and 1.92 acres in size respectively)
zoned General Industrial (M-2);
South: 30A Avenue, beyond which is one (1) SR-2 zoned parcel (designated for future
Industrial use) and the Aldergrove Fire Hall (zoned P-1);
East: Aldergrove Village Shopping Centre (zoned C-2); and
West: Alum-Tek Management Ltd. (2.0 acres in size) and zoned M-2.

Access and Parking:

Access to the subject site will be via a driveway from 262B Street and one from 30’A’ Avenue.
Both accesses will be gated for security purposes. A previous requirement to extend 262B
Street to 30A Avenue was reviewed by Township staff and found to be no longer required. The
rationale was that if 262B Street was connected to the Fraser Highway it would potentially
create a short cut to an uncontrolled intersection. Full turnaround access at the south end of
262B Street will however be required at the building permit stage to meet Township
requirements. The proposed driveways will allow access to the parking spaces serving the
main entrance and office portions of the proposed buildings as well as the loading area and
garbage facilities. The applicant is proposing to provide a total of fifty six (56) parking spaces on
site (in compliance with the Zoning Bylaw requirement).
DEVELOPMENT PERMIT APPLICATION NO. 100568
(WHITE WILLOW INVESTMENTS LTD.)
Page 8 . . .

The parking area will be paved with asphalt (as shown on Schedule B). Concrete curbing and
landscaped areas will be used to formalize the driveway entrances to the loading area, parking
spaces, and loading bay doors of the existing and proposed buildings (see Schedules D and F).

Servicing:
Full urban services exist to the site (road, water, storm sewer and sanitary sewer). A site-
specific stormwater management plan, including siltation control, will be required as part of the
building permit application to deal with changes to the on-site drainage resulting from the
proposed development. A water capacity study must be provided to the acceptance of the
General Manager of Engineering proving the adequacy of available fire protection. This may
require additional offsite/onsite hydrants to be installed.

The east Langley area is experiencing water and sanitary sewer capacity problems. As such, a
review of site discharge rates is required at the building permit stage. Upon review, temporary
on-site storage and off-peak discharge of sewage may be required, subject to the acceptance of
the General Manager of Engineering. The applicant will be required to confirm the adequacy of
all services for the proposed use prior to issuance of a Building Permit.

Signage:
No signage is proposed for the development at this time. If in the future any signage is proposed
it will be required to comply with the Township’s Sign Bylaw.

Landscaping:

Plantings of trees (Magnolia and Maple), shrubs (Azalea, Abelia, Nandina, Rhododendron,
Spiraea, Landscape (Meidiland) rose, Viburnum and Pieris Japonica) and hedging (Northern
Whitecedar) are proposed along 30A Avenue and the lot perimeter. A 1.5m high cedar hedge
will be planted along the full length of the southern and northern property lines. Final landscape
plans are subject to the acceptance of the Manager of Parks Design and Development.

Tree Protection/Retention Plan:

A Tree Protection Plan and Evaluation report was provided by C. Kavolinas and Associates Inc.
on behalf of the applicant. The report states there are 76 significant trees on site, 16 of which
are proposed to be retained. On this basis a total of 44 replacement trees will be required along
with twelve (12) street trees as shown on the landscape plan (see Schedule G). Subsequent to
development a total of 72 trees will exist.

Exterior Lighting:

On January 12, 2004 Council adopted an “Exterior Lighting Impact Policy” intended to address
concerns regarding off-site lighting impacts from commercial/industrial developments located
adjacent to residential and rural properties.
As the subject site is located more than 150 metres from the nearest residential property not
designated as future Commercial/Industrial within the Aldergrove Community Plan, therefore an
Exterior Lighting Impact Plan is not required according to the Township’s Exterior Lighting
Impact Policy.
DEVELOPMENT PERMIT APPLICATION NO. 100568
(WHITE WILLOW INVESTMENTS LTD.)
Page 9 . . .

Environmental Considerations:
A site-specific stormwater management plan will be required as part of the building permit
application to deal with changes to on-site drainage resulting from the building and paved areas,
as well as sediment control. These items along with the provision of full urban services satisfy
the management guidelines identified in the Township’s Environmentally Sensitive Areas Study.
No watercourses exist on site.

Policy Considerations:
The proposed application complies with the “Industrial” land use policy designation of the
Aldergrove Community Plan and complies with the General Industrial M-2 zoning requirements.
The proposal, in staff’s opinion, complies with the Development Permit Guidelines of the
Aldergrove Community Plan (see Attachment A).
Staff have notified adjacent property owners that this Development Permit application is being
considered at its next meeting, and they may attend and speak to the matter should they deem
necessary. They have also been provided with a copy of this report.
Council’s consideration of the Development Permit request must be based on the form,
character and siting of the proposal. If Council concurs, staff recommends that the
Development Permit be issued as attached.

Respectfully submitted,

William Ulrich
DEVELOPMENT PLANNER
for
COMMUNITY DEVELOPMENT DIVISION

WU/JG

ATTACHMENT A Aldergrove Community Plan Development Permit Guidelines

ATTACHMENT B Development Permit No.100568 text and Schedules A through G:
SCHEDULE A Rendering
SCHEDULE B Site Plan
SCHEDULE C Building A Floor Plan
SCHEDULE D Building A Elevations
SCHEDULE E Building B Floor Plan
SCHEDULE F Building B Elevations
SCHEDULE G Landscape Plans
DEVELOPMENT PERMIT APPLICATION NO. 100568
(WHITE WILLOW INVESTMENTS LTD.)
Page 10 . . .

ATTACHMENT A

Excerpt from the Aldergrove Community Plan

4.2 DEVELOPMENT PERMITS

(c) Development Permit Area "C" - Industrial
The area shown as Development permit Area “C” on the map entitled
“Designated Development Permit Areas” is designated a development permit
area under Section 945(4)(e) of the Municipal Act to establish objectives and
provide guidelines for the form and character of development.

The objective of this development permit area is to encourage the

development of an attractive industrial area. The development permit area
guidelines for this area are:

(i) New development should be designed to integrate with and be

compatible with existing development with respect to siting, exterior
finish and design of buildings and landscaping.
(ii) New development should be street fronting with building elevations that
provide visual interest. While parking areas may be located in front of
the building, parking and loading shall mainly be in the rear.
(iii) New buildings that are visible from adjacent roads or properties shall be
finished and treated similarly to the front elevation.
(iv) Rooflines of buildings shall be designed to screen rooftop equipment.

(v) Lots shall be landscaped to enhance the appearance of the development

and to screen parking, loading and storage areas and garbage
containers from adjacent roads and residential development. A
landscaping plan shall be submitted as part of a development permit
application. The landscaping plan shall show the location of the
vegetation or trees to be retained, planted or removed and the type and
size of materials to be used.
(vi) Signage shall be compatible with the building design and landscaping.”
 ATTACHMENT B

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

Development Permit No. 100568

This Permit is issued this _______ day of ____________, 2009 to:

1. NAME: White Willow Investments Ltd.

Inc. No. 373421

ADDRESS: PO Box 11117

1500 – 1055 West Georgia Street
Vancouver, BC V6E 4N7

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 18, Except: Part Subdivided by Plan 54098, Section 24,
Township 10
New Westminster District Plan 25034
PID #000-850-918

(hereinafter called the “said lands”)

CIVIC ADDRESS: 3102 – 262B 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) Building plans being in substantial compliance with Schedules “A” through “F”;
b) Final on-site landscaping plans being in substantial compliance with Schedule “G”, 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) Landscaping to be secured by letter of credit at the building permit stage;
d) All garbage facilities to be located within buildings or screened; and
e) Rooftop mechanical equipment to be located so as not to be visible from adjacent
roads, or alternatively to be screened from view by compatible architectural treatments.

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:

f) Payment of supplemental Development Permit application fees, Parks Design &

Development ISDC Review fee, and Development Engineering Site Servicing Review
fee;
g) Provision of a site specific Erosion and Sediment Control Plan in accordance with the
Erosion and Sediment Control Bylaw, to the acceptance of the General Manager of
Engineering;

ȱ
 h) Submission of a water capacity study ensuring the adequacy of fire protection to the
acceptance of the General Manager of Engineering;
i) Confirmation of sewer capacities to the acceptance of the General Manager of
Engineering; and
j) Provision of an adequate turn around at the south end of 262B Street to the acceptance
of the General Manager of Engineering.

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 Plan
SCHEDULE C – Building A Floor Plan
SCHEDULE D – Building A Elevations
SCHEDULE E – Building B Floor Plan
SCHEDULE F – Building B Elevations
SCHEDULE G – Landscape Plans
 SCHEDULE A
RENDERING
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 SCHEDULE B
SITE PLAN
ȱ
 SCHEDULE C
BUILDING A FLOOR PLAN
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 SCHEDULE D
BUILDING A ELEVATIONS
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 SCHEDULE E
BUILDING B FLOOR PLAN
ȱ
 SCHEDULE F
BUILDING B ELEVATIONS
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 SCHEDULE G
LANDSCAPE PLANS
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