Official Community Plan Bylaw No. 3200 – Consolidated
Langley, British Columbia
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Official
Community
Plan
The City of Langley is located within the
traditional and unceded territories of the
Katzie, Kwantlen, Matsqui and Semiahmoo
First Nations.
01. INTRODUCTION
1
LEGISLATIVE AUTHORITY
3
HISTORY & CONTEXT
3
OCP UPDATE PROCESS
5
02. VISION & THEMES
11
VISION
12
5 BIG THEMES
13
03. GROWTH, LAND USE & DESIGN
15
GROWTH PROJECTIONS
16
LAND USE DESIGNATIONS
20
DESIGNATION OVERLAYS
28
DESIGNATIONS & ZONES
29
URBAN DESIGN PRINCIPLES
30
04. POLICIES
33
AFFORDABLE LIVING & DIVERSE HOUSING FOR ALL GENERATIONS
34
A HIGHLY CONNECTED CITY ALIGNED WITH RAPID TRANSIT
40
A SAFE AND INCLUSIVE CITY RICH WITH COMMUNITY AMENITIES
48
A RESPONSIVE ECONOMY THAT CREATES NEW JOBS
56
ENVIRONMENTAL SOLUTIONS TO FIGHT CLIMATE CHANGE
62
05. DEVELOPMENT PERMIT AREAS
69
06. IMPLEMENTATION
95
ENGINEERING SERVICES POLICIES
96
ALIGNMENT WITH OTHER PLANS
97
MONITORING PROGRESS
98
07. REGIONAL CONTEXT STATEMENT
99
08. MAPS
115
APPENDICES
APPENDIX A: NICOMEKL RIVER DISTRICT NEIGHBOURHOOD PLAN
APPENDIX B: DISTRICT POLICIES
TABLE OF CONTENTS
01
01. INTRODUCTION
Introduction - 2
photo credit: Downtown Langley Business Association
Introduction - 3
LEGISLATIVE AUTHORITY
The legislative authority for the City to adopt an Official Community Plan (OCP)
comes from the Local Government Act. Part 14, Divisions 3 and 4 of the Act
outlines the required content of an Official Community Plan and describes the
procedures a municipality must follow in order to adopt a Plan.
This OCP has been prepared in compliance with the legislation.
HISTORY & CONTEXT
For millennia Indigenous peoples have inhabited the land on which Langley City
is located. The Nicomekl River, which bisects the city in half was a key landscape
and ecological feature that helped sustain Indigenous livelihoods in the area for
travel, trade, food, and agricultural practices. In fact, the word nəq̓ əməq̓ əl̕ (or the
anglicized "Nicomekl") comes from the hən̓ q̓ əmin̓ əm̓ language meaning "always
flooding", signalling the powerful and dynamic nature of this small but mighty
watercourse. The four main Indigenous groups who occupy the land now known as
Langley City are the Katzie, Kwantlen, Matsqui, and Semiahmoo peoples.
The Nicomekl River offers a snapshot of journeys past: items left behind by
Indigenous groups along its banks, perhaps en-route from the coast to the fishing
grounds of the lower Fraser Canyon. A route travelled later by European explorers
and now marked forever in our history as Portage Park.
The establishment of the fur trading fort nearby brought change to the area in the
1830s with increased agricultural activity in the Langley Prairie and the need for
resources to support trading activities. Gold miners travelled through what would
become Langley City in the late 1850's and 60's to seek their fortunes in the Fraser
Canyon and beyond. Some stayed on and were joined by groups of people coming
west in search of opportunity and the new settlers began to work the land.
A few decades later Langley Prairie found itself at the nexus of change again with
the arrival of the Vancouver, Victoria and Eastern Railway in 1908 and the British
Columbia Electric Railway in 1909. With it came the first business, a general store
opened by an enterprising Quebec migrant. Other businesses soon followed, and
the area grew to be the heart of the municipality. This continued growth precipitated
the move that shaped history forever when the City separated from Township of
Langley in 1955, forging a new, independent future. It was a time where everyone
knew each other. We were there to celebrate the good times and to catch one
another should we stumble or fall on hard times.
The scope of Langley City's Official Community Plan, and the process taken to update it.
Introduction - 4
With a rich history and still strong downtown core, Langley City continues to
maintain the attractive small-town feel of its Langley Prairie roots. Now home to
more than 27,000 residents, it also serves a market area of 10 times its population
from surrounding communities. Strategically located, Langley City is a designated
regional centre, and the geographic hub connecting Metro Vancouver with the
Fraser Valley. Supportive government and social services, an attractive, pedestrian-
oriented centre with restaurants, shops and services surrounded by the last of the
region's affordable land means the city is brimming with potential.
Over the next few decades, Langley City is slated for strong population and job
growth. With its compact urban fabric, vibrant historic downtown, a beautiful city
across the Nicomekl River valley, and large base of commercial and industrial
employment lands, investment in fixed rail rapid transit in the form of SkyTrain is
sure to be a major success.
Langley City is also home to key regional highways and transit routes. It is host to a
major national freight rail corridor, complete with spur lines that serve the core of its
industrial lands. Large manufacturers with a national reach and a significant amount
of smaller, local companies have made Langley City their home base, making it a
hub for the regional economy of both Metro Vancouver and the Fraser Valley, with
room yet to grow.
This future is only made brighter with a forward-thinking land use plan that
emphasizes missing middle and multifamily housing types, targeted mixed use
nodes for walkable and complete neighbourhoods, and plentiful employments lands
ready to be intensified. Development and growth will accompany rich community
amenities for all users, making Langley City one of the most walkable cities in the
region and an exciting destination full of beautiful public places.
Introduction - 5
OCP UPDATE PROCESS
A four phase process was used to create this Official Community Plan and began in
earnest in the Spring of 2019.
PLANNING
Phase 1 produced a significant amount of background research, allowing us
to understand and dive into the local challenges and opportunities. This phase
examined the ways in which the OCP can properly integrate with the City's existing
'Nexus of Community' vision and all other relevant City strategies, plans, and policies.
Phase 2 launched the project with broad public outreach and targeted stakeholder
promotion. This phase introduced key issues and trends from the background
research. At the end of the phase, a key directions report was developed detailing
preliminary land use and policy options.
Phase 3 began with drafting the OCP. Once completed, it will be tested in the
community both online and at an open house in a second round of engagement.
The feedback from the activities will help refine the draft OCP.
Phase 4 focuses on making final adjustments to the OCP and guiding it through a
bylaw adoption process in accordance with the Local Government Act.
PHASE 1
Background
Research
PHASE 2
Explore
Options
PHASE 3
Develop
Policies &
Regulation
PHASE 4
Finalize the
Plan & Bylaw
COMMUNITY & STAKEHOLDER ENGAGEMENT
Introduction - 6
COMMUNITY ENGAGEMENT
This OCP was completed with broad and far reaching community engagement.
Throughout the update process, input and feedback from community residents and
stakeholders was sought, summarized, and incorporated into reports and policy-
making, shaping this plan from start to finish.
The first step focused on informing residents of the process and gaining high level
feedback on four major topics: housing, transportation, jobs, and the environment.
Activities included neighbourhood meetings at local schools and community popups
at two major festivals (Community Day and Arts Alive).
The second step presented the background research to the community and began
with a land use and housing forms charrette to understand where growth would
best be suited. The results of the charrette were summarized in an online survey
and broad policy directions were tested with four stakeholder groups (businesses,
community organizations, the development industry, and environmental groups).
The third step introduced the draft Official Community Plan to the community. A
virtual open house was held where residents were provided the opportunity to
comment on the contents of the draft and ask questions to the project team. An
online survey was also available for a month long period, which gauge the level of
support for the various parts of the OCP. Government agencies and stakeholders
were also contacted to provide feedback on the draft. All of the input was
summarized in a report to Council with a list of recommended changes to the draft.
The fourth and final step involved official referrals to senior levels of government,
local First Nations, government agencies, and neighbouring municipalities. The
engagement process concluded with a public hearing.
Introduction - 7
Introduction - 8
ENGAGEMENT BY THE NUMBERS
OVERARCHING THEMES
POP-UPS
312
INTERACTIONS
CHARRETTE
PARTICIPANTS
OPEN HOUSE
ATTENDEES
SURVEYS
RESPONDENTS
DEEP DIVE
WORKSHOPS
WORKSHOP
PARTICIPANTS
58
50
2
861
49
4
CRIME AND SAFETY ARE
CRITICAL ISSUES
2
FOCUS ON IMPROVING HOUSING
AND TRANSPORTATION
PARKS & GREEN SPACES ARE
HIGHLY VALUED
4
MAINTAIN & IMPROVE EASY ACCESS
TO SHOPS & SERVICES
1
3
2
ENGAGEMENT RESULTS
The following pages illustrate the depth of engagement activities held over the
course of the OCP update process and the key findings that helped shape this plan.
VIRTUAL
OPEN HOUSE
OPEN HOUSE
ATTENDEES
115
1
Introduction - 9
Affordable Living & Diverse
Housing for all Generations
A Responsive Economy that
Creates New Jobs
A Safe & Inclusive Community
Rich with Cultural Destinations
Environmental Solutions to
Fight Climate Change
A Highly Connected City
Aligned with Rapid Transit
1. Gentle density south of the Nicomekl.
2. Provide affordable housing.
3. Transit-Oriented Development.
1. Prioritize SkyTrain.
2. Improve public transit.
3. Safe and comfortable walking,
rolling, and cycling.
4. Vehicle infrastructure is a lower
priority.
1. More amenities are needed for a growing population.
2. Housing and transportation are critical.
3. Increase social connection.
1. Support for neighbourhood commercial
nodes.
2. Need banks, cafes, restaurants within
walking distance.
3. Protect downtown Langley's unique
character.
4. Ensure Langley City continues to be a
jobs centre.
1. 82% believe it is important for Langley
City to reduce its greenhouse gases and
adopt strong measures to address
climate change.
2. Protecting biodiversity and maintaining
large trees is key.
3. Reduce waste, more sustainable
transportation, greener buildings.
KEY DIRECTIONS
02
02. VISION & THEMES
Vision & Goals - 12
VISION
As you step off the rail platform in the heart of a bustling downtown, a vibrant
Langley City emerges. It is a complete and inclusive community, where all feel
safe, capable, and valued. There are affordable living options for residents
and plentiful jobs and investment opportunities. Langley City boasts a strong,
responsive and forward-thinking economy, generated by technological innovation
and supportive local services and educational facilities.
Langley City is also rich with cultural, entertainment and recreational destinations
that strengthen community connections, support healthy lifestyles and create
unique and memorable experiences that appeal to locals and tourists alike.
Langley City's growth is shaped around rapid transit, its well-established
Downtown, and the City's greatest natural asset, the Nicomekl River. Economic
development and job growth is also balanced and integrated with new community-
wide amenities, environmental solutions that fight climate change, ecological
restoration, people-friendly streets and great public places that welcome, connect
and nurture all users.
Through this OCP and its five big themes, Langley City will achieve its vision as
the Nexus of Community and continue to be a highly livable and vibrant City into
the future.
NEXUS OF COMMUNITY
The four pillars of the Nexus of Community, which was adopted by Council in
2018 as a bold new vision for the future of Langley City, are foundational to this
Official Community Plan.
COMMUNITY
CONNECTION
EXPERIENCES
INTEGRATION
Vision & Goals - 13
Affordable Living & Diverse
Housing for all Generations
A Responsive Economy that
Creates New Jobs
A Safe & Inclusive Community
Rich with Cultural Destinations
Environmental Solutions to
Fight Climate Change
A Highly Connected City
Aligned with Rapid Transit
5 BIG THEMES
The OCP contains over 150 policies that collectively aim to achieve this vision, and
these policies are organized according the Five Big Themes that have emerged as
key directions from the OCP consultation process.
03
03. GROWTH, LAND USE &
DESIGN
Growth, Land Use & Design - 16
GROWTH PROJECTIONS
POPULATION, JOBS & HOUSEHOLDS
As Langley City was developing this OCP, Metro Vancouver was updating its
Regional Growth Strategy, called Metro 2040, and looking to extend its timeline to
2050, now called Metro 2050. With that came new growth projections that have
been developed in consultation with member municipalities.
The update to the Regional Growth Strategy is intended to align and manage
growth policies with Transport 2050 (Translink's new Regional Transportation
Strategy), which once completed will guide the future of Metro Vancouver's
transportation system for the next 30 years.
This comprehensive regional outlook provides Langley City the opportunity to
coordinate municipal growth projections with regional ones up to 2050. The
following population, employment, and household forecasts account for many
factors including the proposed SkyTrain extension through Surrey and into Langley
City. They also take into consideration the changing nature of employment markets,
an aging workforce, immigration, and increasing automation. While this OCP was
completed during the Covid-19 pandemic, the short term impacts of this pandemic
are not anticipated to measurably affect these long term projections.
By 2050, it is expected Langley City will be home to:
41,438 residents - an increase of 48% or 13,353 residents, from 2019.
22,185 jobs - an increase of 36% or 5,892 jobs, from 2019.
20,125 households - an increase of 56% or 7,259 households, from 2019.
YEAR
POPULATION
JOBS
HOUSEHOLDS
2019
28,085
16,293
12,866
2035
35,481
20,087
16,901
2050
41,438
22,185
20,125
Figure 1. Population Projections
Growth, Land Use & Design - 17
HOUSING NEEDS
A housing needs report was completed in parallel to this plan and explored both
quantitative and qualitative data to help understand the current state of housing and
the types of units that will be required in the future.
With an outlook of 5 years, the housing needs report determined the following net
new units would be required by 2024.
Unit Type
Net New Units Required
(2024)
0-1 bedroom
575
2 bedrooms
442
3 bedrooms
169
4+ bedrooms
167
Figure 2. Housing Unit Needs (2024)
The housing needs report also identified key observations and needs that are
addressed in this OCP, including:
-
Single detached homes are not attainable for a large majority of
Langley City resident income groups.
-
Need for a greater variety of ownership housing, with an emphasis
on townhouses.
-
Affordable rental options, especially within the primary rental
market.
-
More aging-in-place housing options and seniors housing for an
aging population.
-
More below-market/non-market, supportive and partnership-based
housing options.
Growth, Land Use & Design - 18
ASSIGNMENT OF GROWTH
This OCP is a departure from historical patterns of growth assigned in Langley
City's past. Former OCPs focused on a concentric model of growth radiating from
the historic core of the community, outwards to the boundaries of the City. With
a SkyTrain extension planned and the need for a more diverse range of housing
options and complete communities (especially south of the Nicomekl River), growth
is slated to take on a bold new structure.
Key elements of the new land use plan include:
-
The highest densities, tallest buildings and greatest mix of uses
around the 196 Street and 203 Street SkyTrain stations and along
the Fraser Highway corridor.
-
Townhomes along future frequent bus routes.
-
Gentle infill housing forms like secondary accessory units north of
Grade Crescent.
-
An "Innovation Boulevard" along Glover Road, connecting
Historic Downtown Core to the Kwantlen Polytechnic University to
encourage student housing, tech businesses, start-ups, and maker
spaces.
-
Five new neighbourhood commercial nodes for small scale
shops and businesses to enhance walkability in residential
neighbourhoods.
-
Single family homes that can host smaller single detached lots and
suites.
The land use plan holds a capacity of dwelling units that is intentionally larger than
the projected need. This is to provide flexibility in the development market, account
for unpredictable future market and demographic changes, and to help address
current affordability challenges in Langley City.
Unit Type
Current Units
Total Capacity
Apartment
7,260
24,713
Duplex &
Townhouse
1,945
6,094
Single
Detached
3,760
3,046
Figure 3. Total Capacity by Land Use Designation
Growth, Land Use & Design - 19
Considering future growth in Langley City will rely almost exclusively on the
redevelopment of existing built up properties, factors such as existing uses, land
values versus value of improvements, building age, and distance from planned
SkyTrain stations, located near 196 Street and 203 Street, will have a major impact
on redevelopment potential. This means many properties that may be designated
for future growth may not see the potential within the life of this plan.
This is why the total build out of the land use plan is not intended to occur by 2050.
Nonetheless, to show how the land use plan includes more than enough capacity to
meet the needs of Langley City's projected growth, Figure 3 presents total capacity
for apartment units, duplexes and townhouses, and single detached homes.
LOCAL FACTORS AFFECTING DEVELOPMENT
While there are significant opportunities within Langley City to leverage
underutilized properties and ensure projected growth can be accommodated, here
are some local factors that require a greater level of regulation and limits on the
extent of development within affected areas.
Airport Zoning Regulation (AZR)
Located just outside of Langley City's eastern boundary, is the Langley Regional
Airport (YNJ) which serves light private planes and helicopters. As mandated by
the federal Aeronautics Act, and enforced by Transport Canada, an Airport Zoning
Regulation (AZR) is in place over all properties within a 4 kilometer radius of
YNJ, to ensure safe and unobstructed aircraft operations (shown on Map 16). A
key component of the AZR, the Outer Surface, limits the maximum height of any
object to 53.95 metres geodetic on properties within the 4 kilometer radius. The
Approach and Transitional Surfaces are layered onto the Outer Surface and may
further limit maximum building heights on properties within these surfaces. Property
owners with an Aeronautics Act covenant (which applies the AZR) on their property
are strongly encouraged to consult with Transport Canada regarding maximum
allowable building height on their property prior to submitting a development
application involving a building over 4 storeys, in addition to consulting with Nav
Canada and YNJ on their development proposal and its construction.
Floodplain Elevation Bylaw
The Nicomekl River bisects the City into two halves and is a very dynamic
watercourse prone to flooding. Logan Creek, a tributary of the Nicomekl that runs
through the northeast corner of the City also experiences high levels of water
that often exceed its banks into the surrounding area. Langley City's Floodplain
Elevation Bylaw provides detailed regulations to keep buildings, people and their
belongings within them safe from recurring floods. Properties that are subject to the
Floodplain Elevation Bylaw are shown on Map 17.
Growth, Land Use & Design - 20
LAND USE DESIGNATIONS
Each parcel in the City is assigned a land use designation as shown in Map 3.
The following table provides direction for the type of development allowed in
each designation.
TRANSIT-ORIENTED CORE
TRANSIT-ORIENTED RESIDENTIAL
PURPOSE
Create a vibrant transit-oriented area with
high densities and a mix of uses in close
proximity to future SkyTrain stations, and
existing high-frequency transit
BUILDING
TYPE &
HEIGHT
Multi-storey buildings up to 15 storeys.
(Taller buildings may be achieved on
properties not located within the Airport
Zoning Regulation (AZR) as mandated
by the Aeronautics Act and Transport
Canada. Lower maximum building heights
may be required for properties within the
Langley Regional Airport (YNJ) Outer and
Approach Surfaces, according to the AZR)
USES
- Mixed Use: Residential & Commercial
- Multi-Unit Residential
- Commercial
DENSITY
Maximum 5.5 FAR
PURPOSE
Create a high density residential area with
limited ground level commercial within
close proximity to future SkyTrain stations,
and existing high-frequency transit.
BUILDING
TYPE &
HEIGHT
Multi-storey buildings up to 15 storeys.
(Lower maximum building heights may be
required for properties within the Langley
Regional Airport (YNJ) Approach Surface,
according to the AZR)
USES
- Mixed Use: Residential & Commercial
- Multi-Unit Residential
DENSITY
Maximum 4.5 FAR
Growth, Land Use & Design - 21
HISTORIC DOWNTOWN CORE
CIVIC CENTRE
PURPOSE
Retain a lively shopping destination
with a fine grain retail ground floor and
commercial or residential units above.
BUILDING
TYPE &
HEIGHT
Multi-storey buildings with a maximum 4
storey building form along Fraser Highway.
Taller building forms over 4 storeys are
possible if they are set back from Fraser
Highway, or if they are located along 56th
Avenue, Glover Road, 206th Street and
Douglas Crescent.
USES
- Mixed Use: Residential & Commercial
- Commercial
DENSITY
Maximum 5.5 FAR
PURPOSE
Enable a mixed use civic hub that
complements Langley City Hall and Timms
Community Centre
BUILDING
TYPE &
HEIGHT
Multi-storey buildings up to 15 storeys in
height, or the AZR, whichever is less.
USES
- Mixed Use: Institutional, Commercial,
Residential
- Institutional
DENSITY
Maximum 5.5 FAR
Growth, Land Use & Design - 22
MIXED USE
MIXED EMPLOYMENT
PURPOSE
Provide an attractive gateway into Langley
City's core area with mixed use buildings
framing and animating Fraser Highway.
BUILDING
TYPE &
HEIGHT
Multi-storey buildings up to 12 storeys,
with building faces up to 4 storeys fronting
Fraser Highway.
(Lower maximum building heights may be
required for properties within the Langley
Regional Airport (YNJ) Approach Surface,
according to the AZR).
USES
- Mixed Use: Residential & Commercial
- Residential
DENSITY
Maximum 3.5 FAR
PURPOSE
Allow the greatest flexibility and diversity of
employment uses, including office,
research and post secondary educational
uses.
BUILDING
TYPE &
HEIGHT
Buildings up to 6 storeys.
USES
- Mixed Use: Light Industrial &
Commercial
- Light Industrial
- Commercial
- Accessory caretaker dwelling unit
DENSITY
Up to 3.0 FAR
Growth, Land Use & Design - 23
SERVICE COMMERCIAL
INDUSTRIAL
PURPOSE
Provide service commercial uses serving a
regional scale.
BUILDING
TYPE &
HEIGHT
Regional retail and commercial services,
with limited office and industrial uses on
the Langley Bypass.
USES
- Commercial
- Light Industrial
DENSITY
up to 0.5 FAR
PURPOSE
Protect and enhance a range of industrial
employment uses that serve a local and
regional scale.
BUILDING
TYPE &
HEIGHT
Buildings up to 6 storeys.
USES
- Industrial
- Accessory Residential
- Accessory Commercial
DENSITY
Variable
Growth, Land Use & Design - 24
UNIVERSITY DISTRICT
AGRICULTURE
PURPOSE
Enable a vibrant and mixed use higher
education campus with related residential,
and commercial uses.
BUILDING
TYPE &
HEIGHT
Multi-storey buildings up to 8 storeys.
(Building heights may exceed 8 through the
development of a campus master plan and/
or for landmark buildings on Glover Road).
USES
- Mixed Use: Institutional, Residential,
and/or Commercial
- Multi-Unit Residential
- Tourist Accommodation
DENSITY
Maximum 4.0 FAR
PURPOSE
Maintain existing agricultural activities and
prevent non-farm development.
BUILDING
TYPE &
HEIGHT
Buildings that support agricultural
practices.
USES
- Agriculture
- Residential with accessory units
DENSITY
Minimum lot size of 2.0 hectares.
Subdivision of these lands is not
supported.
Growth, Land Use & Design - 25
MID RISE RESIDENTIAL
LOW RISE RESIDENTIAL
PURPOSE
Medium density residential areas
serving as a transition from the Transit-
Oriented neighbourhoods towards lower
building heights in the Nicomekl River
Neighbourhood Plan area.
BUILDING
TYPE &
HEIGHT
Multi-storey buildings up to 12 storeys.
USES
- Multi-Unit Residential
DENSITY
Maximum 3.5 FAR
PURPOSE
Mix of low rise and townhouse residential
areas oriented towards the Nicomekl River
floodplain.
BUILDING
TYPE &
HEIGHT
Multi-storey buildings between 3-6 storeys.
USES
- Multi-Unit Residential
DENSITY
Maximum 2.6 FAR
Growth, Land Use & Design - 26
GROUND-ORIENTED RESIDENTIAL
URBAN RESIDENTIAL
PURPOSE
Provide a range of missing middle housing
options adjacent to future frequent transit
routes and great park amenities.
BUILDING
TYPE &
HEIGHT
Townhomes, rowhomes, and du- tri-
fourplexes.
USES
- Multi-Unit Residential
- Accessory Commercial
- Live/Work
DENSITY
Up to 1.2 FAR
PURPOSE
Provide gentle infill options such as
secondary accessory units and small lot
subdivision in a single detached form.
BUILDING
TYPE &
HEIGHT
Single Detached Homes and Plex-Homes/
Small Scale Multi Family Housing Units
USES
- Residential
- Live/Work
DENSITY
Minimum lot size of 350m2 and a minimum
12 metre frontage width
Growth, Land Use & Design - 27
SUBURBAN RESIDENTIAL
PARKS & OPEN SPACES
PURPOSE
Allow lower density single detached homes
in a suburban setting.
BUILDING
TYPE &
HEIGHT
Single Detached Homes and Plex-Homes/
Small Scale Multi Family Housing Units
USES
- Residential
DENSITY
Minimum lot size of 557m2
PURPOSE
Protect and enhance park spaces and
environmentally sensitive areas.
BUILDING
TYPE &
HEIGHT
Schools, recreation facilities, and caretaker
buildings. Small-scale commercial and
institutional uses such as cafes and
museums may be supported in select City
parks.
USES
- Recreation areas & school lands
- Protected areas
- Small-scale commercial and
institutional uses
- Accessory residential dwelling
DENSITY
Variable
Growth, Land Use & Design - 28
DESIGNATION OVERLAYS
This Plan's land use map (Map 3) includes several designation overlays which add
further detail to a specific geographic area.
CORNER COMMERCIAL
Provides new neighbourhood commercial nodes for small scale shops and
businesses to enhance walkability in residential neighbourhoods. Parcels marked
by the Corner Commercial overlay may be developed as mixed use projects with
commercial ground floor units.
NEW PARK AND OPEN SPACE
In places that are expected to experience significant growth, this overlay requires
new development to contribute land towards new park and open space. This is a
key component in the implementation of the OCP's Parks & Open Spaces Network
(Map 11).
NEW CIVIC FACILITY
In anticipation of population growth, the areas identified for a new civic facility are
intended to host community buildings that establish a civic, arts and/or cultural
presence.
POTENTIAL STUDY AREAS
These are potential study areas of service commercial lands that, after further
study, could potentially change to the Transit-Oriented Core land use around
Fraser Highway, Highway 10 and 200 Street, and for potential industrial uses in the
Langley Bypass corridor.
Growth, Land Use & Design - 29
DESIGNATIONS & ZONES
The following land use designation and zone concurrence table establishes
the relationship between what is envisioned for the future through land use
designations and the applicable zones that will make it happen. The table includes
draft zones that are currently under consideration for an updated Zoning Bylaw.
These new zones are intended to enable the form of development envisioned
by the corresponding land use. Comprehensive Development zones may be
considered on a case by case basis.
The zone names and other details in the below table may be updated according
to the adopted new Zoning Bylaw, to ensure consistency between the OCP and
Zoning Bylaw. This table is meant to be aspirational and may not always reflect the
exact land use regulations and zones of each property.
LAND USE
DESIGNATIONS
Transit-
Oriented
Core
Transit-
Oriented
Residential
Civic
Centre
Mixed Use
Mid Rise
Residential
Low Rise
Residential
Mixed
Employment
University
District
APPLICABLE
ZONES
C1, C3
C1, R5
C1, P1
C1, R4
R4
R2, R3
M1, I1,
I2, C2
U1, P3
MAX. FAR
5.5 FAR
4.5 FAR
5.5 FAR
3.5 FAR
3.5 FAR
2.6 FAR
3.0 FAR
4.0 FAR
LAND USE
DESIGNATIONS
Historic
Downtown
Core
Ground-
Oriented
Residential
Urban
Residential
Suburban
Residential
Service
Commercial
Industrial
Agriculture
Parks &
Open Space
APPLICABLE
ZONES
C1
R1, R2
R1
R1
I1, I2, C2
I1, I2, I3
A1
P1, P2,
P3, P4
FAR RANGE
5.5 FAR
1.2 FAR
min
350m2
lots
min
557m2
lots
0.5 FAR
n/a
n/a
n/a
Growth, Land Use & Design - 30
URBAN DESIGN PRINCIPLES
Urban design involves the design of buildings and 'the spaces between them' -
streets, paths, plazas and parks, with the aim of creating livable, attractive and
human-scaled neighbourhoods.
In a well-established and growing city like Langley City, urban design plays a
critical role in ensuring new development supports walking, cycling, and transit use,
enhances neighbourhood character and the environment, and is safe, welcoming
and accessible for all people.
These four urban design principles will be used to shape new development within
key land use areas of the City, through the Development Permit Area Guidelines in
this OCP.
Growth, Land Use & Design - 31
PRINCIPLES
1. PEOPLE-FRIENDLY BUILDINGS AND
STREETS
Buildings front streets with 'active' ground floors
(windows, entrances, patios, high-quality materials,
landscaping) and weather protection to create
interesting and comfortable streetscapes, and
blocks and neighbourhoods are well-connected with
generous sidewalks, comfortable bike paths, and
other features that enable people to easily and safely
move through the City.
2. GREAT PUBLIC PLACES
Public plazas, parks and new streetscapes
accompany redevelopment, as human-scaled,
comfortable 'outdoor living rooms' and 'people places'
that are animated with active uses (stores, cafes,
water/play features, and public art) and are designed
as safe, accessible, and flexible spaces for all users
and a variety of activities.
3. INCLUSIVE, MEMORABLE AND
SUSTAINABLE DESIGNS
Buildings and public places are accessible and
welcoming to all users, use high-quality materials
and architecture to create memorable buildings and
spaces that enhance neighbourhood character and
sense of community, and are designed to conserve
energy, reduce environmental impacts and protect
ecosystems. Interpretative signs are used as powerful
reminders of Indigenous culture and languages.
4. GOOD NEIGHBOURS
New buildings are 'good neighbours' to adjacent
buildings and public places, by stepping back as
they get higher to foster human scale and maximize
sunlight at ground level, and being designed to
provide reasonable transitions and relationships
between buildings and reduce privacy, shadowing,
and access impacts.
04
04. POLICIES
Policies - 34
1. AFFORDABLE LIVING &
DIVERSE HOUSING FOR ALL
GENERATIONS
As Langley City continues to grow, each
neighbourhood will accommodate new residents, with
a greater diversity of uses and densities in strategic
locations across the City. Langley City will include
more affordable and varied housing types throughout
the community, while respecting and retaining
the special character in its neighbourhoods and
maintaining a healthy balance between ownership
and rental housing options.
Housing will accommodate a diversity of households,
from young adults, couples, young families, single
parents, to aging adults who choose to age in
place. To do this, this OCP Theme and its Strategic
Directions support increasing supply and mix of
tenures, missing middle housing, renewing purpose-
built rental housing, and fostering strategic housing
partnerships.
STRATEGIC DIRECTIONS
1. Designate a mosaic of land uses.
2. Develop a broader range of zones.
3. Create missing middle options.
4. Increase supply and mix of tenures.
5. Renew purpose-built rental housing.
6. Foster strategic housing partnerships.
Policies - 35
POLICIES
WHAT THE CITY WILL DO
Diverse Housing
1.1.
Residential Development Options
Direct residential development as shown in the Land Use Designation Map
(Map 3), including to the following areas:
1.1.1. The highest densities and tallest buildings in the Transit-Oriented
Core, Transit-Oriented Residential, Civic Centre, and Mid Rise
Residential areas;
1.1.2. Decreasing density and height of buildings further away from the
Transit-Oriented Core, including in the Historic Downtown Core,
Mixed Use, and Low Rise Residential areas;
1.1.3. Townhomes, as well as duplexes, triplexes and quadplexes, along
future frequent bus routes on 200 and 208 Street and select areas
south of the Nicomekl River in the Ground-Oriented Residential area;
1.1.4. Gentle infill housing forms like secondary accessory units in the
Urban Residential and Suburban areas.
1.2.
New Zones
Create new zones in the Zoning Bylaw to allow:
1.2.1. High-density mixed-use buildings in the "Core" areas around planned
SkyTrain stations, located near 196 Street and 203 Street;
1.2.2. Mid-rise residential buildings up to 12 storeys;
1.2.3. Low-rise residential buildings up to 6 storeys;
1.2.4. Townhouses along future frequent bus routes;
1.2.5. Compact lots with secondary suites and garden suites north of
Grade Crescent; and,
1.2.6. Single detached home lots with secondary suites or garden suites.
Policies - 36
1.3.
Minimum Densities
Require minimum site densities of approximately 3.0 FAR within Transit-
Oriented Core areas around planned SkyTrain stations, located near 196
Street and 203 Street.
1.4.
Diverse & Balanced Housing
Encourage a diversity of housing types and tenures that meet the needs of
population and the demographic challenges faced by the City:
1.4.1. Ensure new development contributes to a balanced ratio of
ownership and rental housing over time;
1.4.2. Facilitate the formation of innovative housing models, such as co-op
and affordable home ownership housing; and
1.4.3. Support the creation of equitable housing options for groups with
specific needs, such as Indigenous peoples, recent immigrants and
those with special needs.
1.5.
Panhandle Subdivision
Consider subdivision which results in a panhandle lot only if:
1.5.1. Topographical or other physical constraints prevent conventional lot
forms;
1.5.2. The subject lands are part of a land assembly and the panhandle
arrangement is temporary, to be replaced by conventional access;
and
1.5.3. The proposed lot will not have adverse impacts on the use, privacy,
and enjoyment of surrounding property owners, as determined by
the Approving Officer.
Policies - 37
Rental and Non-Market Housing
1.6.
Density Bonus
Enable Density Bonusing, as set out in this OCP, Zoning Bylaw and Council
Policy, to provide community amenities in exchange of increased residential
density. These amenities could include affordable and non-market housing,
and other on-site amenities (or contributions to amenities), including those
identified in Policy 3.31 of this OCP and by Council.
1.7.
Affordable Housing Location
Consider locations near transit, jobs and/or services for affordable housing
(mixed income neighbourhoods).
1.8.
Incentives for Affordable Housing
Provide incentives for projects with significant components of purpose-built
rental and non-market housing. This could include parking reductions and
other incentives.
1.9.
Support Subsidized Housing
Support subsidized housing, supportive housing, and non-market rental
housing for vulnerable populations, such as seniors, low-income families with
children, and individuals with special needs.
1.10. City-Owned Land
When developing projects on City-owned land, consider working with non-
profit housing organizations to include on-site non-market housing.
1.11. Aging in Place
Explore and encourage different housing types that are suitable to aging in
place, including smaller multi-unit residential and townhouses in walkable and
transit-accessible locations, and supportive housing for seniors.
1.12. Housing for Diverse Cultural Groups
Explore and encourage different housing types that cater to the diverse
household formations of different cultural groups.
Policies - 38
WHAT WE WILL REQUIRE DEVELOPERS TO DO
1.13. Master Planning
Require all proposed developments on sites greater than 2 acres, involving
multiple phases and/or as identified in Appendix B to prepare a master plan
showing current and future phases, access, parking, loading, open spaces,
relationship to other properties and other items as required by the City.
1.14. Property Assembly
Require properties to be assembled into development parcels in a manner
that does not result in orphaned properties, according to OCP policies
applying to specific District Plan areas and, whenever possible, creates
the opportunity for off-street parking and loading access to be taken from a
lane or local road. ("Orphaned properties" refers to lots that are below the
smallest minimum lot size permitted in the zones associated with a site's
land use designation)
1.15. Mixed Tenure Redevelopments
Strongly encourage the multi-phase redevelopments of large existing
rental properties to include phases with strata units to create mixed tenure
communities.
1.16. Rental Housing
Protect the City's existing rental housing and enhance future rental
residential developments.
1.16.1. Replace existing purpose-built rental housing one-to-one with rental
housing, secured with a Housing Agreement.
1.16.2. Seek innovative and flexible rental housing developments that
include stratified and purpose built units, mixed rental (ie. market
and below market) buildings and mixed tenure (rental and strata)
buildings.
1.17. Specific Unit Types
Encourage residential developments to provide studio, one-bedroom, and
three-bedroom or larger units, as per the needs identified in the Housing
Needs Assessment.
1.18. Tenant Relocation Plans
Require development permits for redevelopment or major renovations
resulting in permanent relocation of tenants in existing residential rental
units to provide a Tenant Relocation Plan. At a minimum, and along with
Council Policy regarding tenant relocation, the Tenant Relocation Plan must
include the following components:
1.18.1. Early communication with tenants;
1.18.2. Designating a relocation coordinator;
1.18.3. Financial compensation provided based on length of tenancy and
Residential Tenancy Act;
1.18.4. Arrangement, at the choice of the applicant, for an insured moving
company or a flat rate payout for moving expenses;
1.18.5. Assistance finding new accommodations and relocation; and,
1.18.6. Existing tenants shall be provided Right of First Refusal to move
back into the new building or at the new non-market rents in
circumstances when the replacement unit is social housing.
Policies - 39
1.19. Adaptable Units
Residential developments with five units or more are required to have 20%
of single-level units adaptable across all unit sizes.
1.20. Strata Conversion
Prohibit rental buildings from being converted to strata unless Langley's
rental vacancy rate reaches or exceeds 4%, as determined by CMHC. An
on-site or cash contribution to affordable housing in the City will also be
required, according to Council policy.
WHAT WE WILL WORK WITH OTHERS TO DO
1.21. Partner with Non-Profits & Senior Governments
Explore opportunities for partnerships with non-profit housing organizations,
First Nation governments, and senior governments on affordable housing
initiatives.
1.22. Regional Housing Needs
Work jointly with the Township of Langley, City of Surrey, and Metro
Vancouver to understand and address housing needs.
Policies - 40
2. A HIGHLY CONNECTED CITY
ALIGNED WITH RAPID TRANSIT
While the City remains largely car dependent today,
with 86% of people commuting using a car, truck, or
van (driving or as a passenger), the planned SkyTrain
connection, with two stations in the City of Langley, is
a golden opportunity to re-envision how people move
around Langley City. With a compact and walkable
downtown, and new routes for high-frequency transit
and cycling, Langley City can transform into a place
where people choose and enjoy getting around by
walking, rolling, cycling, and public transit.
STRATEGIC DIRECTIONS
1. Integrate sidewalks, paths, and trails in all places.
2. Place destinations in proximity of homes.
3. Provide a journey that is safe and pleasant.
4. Encourage cycling and transit for longer distances.
5. Leverage rapid transit investment.
Figure 4. Hierarchy of Transportation
Policies - 41
POLICY
WHAT THE CITY WILL DO
Prioritize People, Not Cars
2.1.
Hierarchy of Transportation
Use the Hierarchy of Transportation and Mobility Priorities (Figure 4) as the
framework for transportation planning. Make transportation investment, space
allocation, and improvement decisions based on this new Hierarchy:
1. Walking and mobility aids
2. Bicycling and rolling
3. Public transit
4. Goods movement
5. Multiple Occupant Vehicles
6. Single Occupant Vehicles
2.2.
Core and Shoulder Areas
Establish "Core" and "Shoulder" areas around the planned SkyTrain
stations, located near 196 Street and 206 Street, to use in aligning land use
and transportation planning:
2.2.1. Define "Core" areas as within an approximate 400m radius of the
planned SkyTrain stations, located near 196 Street and 203 Street,
and including Transit Oriented Core land use areas (Map 4); and,
2.2.2. Define "Shoulder" areas as within an approximate 400m to 800m
radius of the planned SkyTrain stations, located near 196 Street and
203 Street (Map 4).
2.3.
Align Land Use and Transportation
Align transportation planning with land use planning, including:
2.3.1. Leveraging investment in the future Surrey-Langley SkyTrain
extension, through requiring Transit-Oriented Development in the
Core and Shoulder areas;
2.3.2. Encouraging new commercial nodes, as per the Land Use
Designations Map (Map 3); and,
2.3.3. Focusing new transit-oriented development and ground-oriented
multifamily housing along high frequency transit corridors.
Policies - 42
2.4.
Slower Streets
Seek opportunities for road diets and design local streets for slower vehicle
traffic and safer neighbourhoods.
2.5.
Update Standard Street Designs
Update the Subdivision and Development Servicing Bylaw, including the
Standard Drawings:
2.5.1. The update should focus on creating an environment that is safe and
welcoming for the most vulnerable users first, and encourage people
to walk, cycle, roll, and take transit, rather than prioritizing faster
vehicle traffic.
2.5.2. The update should be based on the new Hierarchy of Transportation
and Mobility Priorities.
2.5.3. The update should include flexible and context-sensitive standards,
allowing for varying designs based on the neighbourhood context
and specific needs, ensuring all standards are fully accessible for
people with disabilities.
2.6.
Update Master Transportation Plan
Update the Master Transportation Plan to align with this Plan and the
Regional Transportation Strategy, including protected multi-modal facilities
on 200 Street and 208 Street.
2.7.
Wayfinding
Create a comprehensive direction system that is easy to understand and
navigate for people walking, cycling, rolling, and taking transit. Prioritize
signage and mapping in and around planned SkyTrain stations, located near
196 Street and 203 Street, Historic Downtown Langley, and the Nicomekl
River District. Signage and mapping should be located at regular intervals
along pathways and transit corridors. This should be reinforced through
public art and urban design.
Policies - 43
Walking, Cycling, and Rolling
2.8.
Prioritize Investments
Prioritize investments in new and enhanced infrastructure for walking,
cycling, and rolling in the Core and Shoulder areas of the planned SkyTrain
stations, located near 196 Street and 203 Street, and around schools and
parks.
2.9.
Build Direct Connections
Reduce travel distances by creating more direct connections to destinations.
This includes building connections by providing multiple direct route options,
reducing block sizes, and adding mid-block crossings where necessary.
2.10. Enhance the Sidewalk Network
Maintain and enhance the sidewalk network to support people of all ages and
abilities, especially as aging street infrastructure is rebuilt, replaced, and/or
new developments are constructed. When enhancing or retrofitting existing
streets, ensure sidewalks are continuous and wide with no interruptions or
obstacles, and ensure accessibility for people using mobility aids and strollers.
2.11. Complete the Sidewalk Network
Complete the sidewalk network by filling in sidewalk gaps, widening narrow
sidewalks, and ensuring accessibility for people using mobility aids and
strollers. Efforts should be prioritized in more densely populated areas, around
schools and mixed use centres, near transit stops, by parks and public open
spaces, and where safety may be compromised.
2.12. Signal Priority
Give pedestrians priority with signal timings, including pedestrian head starts.
Ensure crossing times are long enough to allow all ages and abilities to cross
intersections safely.
Policies - 44
2.13. Bicycle Infrastructure
Bicycle routes should be all ages and abilities, and designed as protected
bike lanes or bikeways wherever possible. The use of local streets may be
used to expand the network.
2.14. Bicycle Network
Develop and maintain a continuous and complete network of bicycle routes in
accordance with the Active Transportation Map (Map 5). The network should
connect as many residents as possible to major employment, education,
amenity, and service centres.
2.15. Ensure Comfort
Ensure infrastructure for walking, cycling, and rolling is comfortable for all
ages and abilities through excellent urban design, including amenities such
as seating at regular intervals, interpretive signage, street trees, and public
art.
2.16. Trails and pathways
Improve the network of trails and pathways identified in the Parks, Recreation
and Culture Master Plan and the Nicomekl River District Neighbourhood Plan.
2.17. Bicycle Parking
Provide safe, secure, weather protected, and conveniently located bicycle
parking facilities at key locations, including major transit locations.
Policies - 45
Vehicles and Parking
2.18. Road Network
Develop and maintain a hierarchical road network in accordance with the
Road Network Map (Map 7).
2.19. Road Network Improvements
Complete major road improvements as recommended in the Master
Transportation Plan and Nicomekl River Neighbourhood Plan.
2.20. Public Parking
Develop a public parking strategy, complete with potential parking pricing
approaches, to manage public and on-street parking in Core and Shoulder
areas (Map 4).
2.21. Reduce Parking Requirements
Reduce minimum vehicle parking requirements in the Zoning Bylaw to
correspond with improved transit service, sustainable modes of transportation,
and public parking strategies, and periodically review parking requirements
as a part of future Zoning Bylaw updates and in response to SkyTrain being
constructed and becoming operational, and in manner that reflects the City of
Langley context.
2.22. Shared Parking
Consider a City-owned parkade in the downtown area to reduce parking
requirements in nearby developments. Nearby developments or residents
should be able to purchase long-term parking space within the parkade.
Policies - 46
WHAT WE EXPECT DEVELOPERS TO DO
2.23. Enhance Connectivity Through Projects
Enhance connectivity through large projects by providing pathways for
people walking, cycling, and rolling.
2.24. Active Ground Floor
Require building ground floors to be designed as active, interesting and
attractive interfaces with the public realm, to encourage pedestrian activity
and make walking more comfortable and pleasant.
2.25. Bicycle Parking
Provide safe, secure, weather protected, and conveniently located bicycle
parking facilities in all developments. Wherever possible, put the bicycle
parking at grade and next to the lobby or main entrance.
2.26. Vehicle Parking
Do not oversupply vehicle parking. Use Transportation Demand
Management strategies to reduce parking where possible in the Core and
Shoulder areas of the planned SkyTrain stations, located near 196 Street
and 203 Street.
2.27. Electric Vehicles
Update the Zoning Bylaw to require vehicle parking in new developments to
be electric vehicle ready with energized Level 2 outlets.
Policies - 47
WHAT WE WILL WORK WITH OTHERS TO DO
Public Transit
2.28. Frequent Transit Network
Work with TransLink, senior levels of government, BC Transit, and other partners to
build a long-term transit network in accordance with Map 6, including:
2.28.1. The planned Surrey-Langley SkyTrain extension; and,
2.28.2. Frequent Transit and/or Rapid Bus routes along 200 Street and 208 Street.
2.28.3. Inter-regional transit connections to the east.
2.28.4. Transit priority measures.
2.28.5. Bus network integration with the planned SkyTrain extension.
2.29. Transit Exchange
Work with TransLink and other partners to advance plans for bus facilities at SkyTrain
stations, including relocating the Langley Centre Exchange to the vicinity of the 203
Street SkyTrain Station.
2.30. Transit Amenities
Work with TransLink and other partners to increase the quality of transit shelters and
amenities at transit stops and exchanges.
2.31. Align Land Use and Transportation
Collaborate with TransLink to ensure alignment between land use, density and
transportation, both in the planning for major trip generating developments and other
initiatives involving TransLink, as well as through the development of a Supportive
Policies Agreement (SPA) in the case of SkyTrain extension to Langley Centre.
2.32. SkyTrain Stations and Guideway Design
Collaborate with TransLink and the Province to:
2.32.1. Ensure station entrances and surrounding areas are designed to be safe,
accessible, easy to use and inviting for SkyTrain users and include innovative
art, lighting, landscaping, and public space elements to integrate the station
into the urban fabric; and,
2.32.2. Ensure the guideway right-of-way corridor is designed to provide a safe,
accessible, and comfortable pedestrian experience, and feature innovative
lighting, public art, landscaping, and public space elements that integrate the
guideway into the urban fabric and streetscapes.
Walking, Cycling, and Rolling
2.33. Collaborate with Adjacent Municipalities
Collaborate with the Township of Langley and City of Surrey to plan routes and
infrastructure for walking, cycling, and rolling.
2.34. Partner with School District
Partner with School District No. 35 on safe routes for walking cycling, rolling, and
taking transit to schools, and explore the development of Safe and Active School
Travel Plans.
2.35. Seek Grants
Seek grant opportunities for planning, infrastructure, and communications for walking,
cycling, and rolling.
2.36. Carshare, Bikeshare, Scooter
Seek to collaborate with companies providing carshare, bikeshare, and scooter
services in order to investigate expanding those services to the City.
Policies - 48
3. A SAFE AND INCLUSIVE CITY
RICH WITH COMMUNITY
AMENITIES
Parks, recreation facilities, arts and cultural facilities,
and other public spaces are important amenities
for residents. These facilities support the quality of
life, health, wellbeing, and safety of residents. They
provide places for gathering, entertainment, cultural
enrichment and recreation for families, social groups,
and individuals of all ages and incomes. These parks,
recreation facilities, arts and cultural facilities, and
other public spaces serve many different uses in a city
and will continue to help define the shape and feel of
Langley City and its neighbourhoods.
Langley City has long been - and will continue to
be - home to diverse residents. Its long and rich First
Nations history, along with an increasing diversity
of residents, business owners, and community
members, will be nurtured and celebrated.
STRATEGIC DIRECTIONS
1. Create safe and attractive public places.
2. Offer excellent parks, recreational spaces,
and programming.
3. Build a Performing Arts Centre as a cultural hub.
4. Incorporate child care into land use regulation.
5. Nurture cultural diversity and relationships.
Policies - 49
Policies - 50
POLICY
WHAT THE CITY WILL DO
Parks and Public Spaces
3.1.
Public Space System
Maintain, enhance and expand the parks and public space system shown in
the Parks and Open Space Map (Map 11) guided by the Parks, Recreation
and Culture Master Plan.
3.2.
New Public Space
Acquire new parkland and open spaces where there is a lack of these
amenities within walking distance, and within areas experiencing significant
redevelopment. Also use density bonusing and density transfers to create
open spaces on large privately-owned development sites, and use statutory
rights of way to enable public access and use of these new open spaces.
Consider urban types of parks, such as plazas, when assessing new parkland
and open space needs. These public open spaces should be designed for
a diversity of everyday use and special events, and according to applicable
Development Permit Guidelines in this OCP.
3.3.
SkyTrain Stations
Prioritize the Core and Shoulder areas of the planned SkyTrain stations,
located near 196 Street and 203 Street (as defined in Policy 2.2) for acquiring
new parkland and public space. Identify public space networks that link these
planned SkyTrain stations to commercial nodes, parks, greenways, and other
community amenities.
3.4.
Universal Design
Use principles of universal design when designing parks, trails, and public
spaces, and ensure accessibility for all ages and abilities.
3.5.
Public Space Amenities
Design and build infrastructure (such as benches, lighting, waste bins, bike
racks, public art) to support the trail system, parks, and other public spaces.
3.6.
Wayfinding
Create a common standard for wayfinding and interpretive signs. Install
wayfinding and interpretative signage throughout the trail system, and other
parks and public spaces.
3.7.
Expand and Connect the Trail System
Expand the trail system, including bike routes and greenways, and connect it
to Metro Vancouver regional greenways, TransLink's Major Bike Network, and
the transit system. Consider additional key destinations when updating the
Parks, Recreation, & Culture Master Plan.
3.8.
Creeks
Take advantage of opportunities to acquire parkland along creeks, especially
north of the Nicomekl River, as a key way to achieve more connectivity and
access to nature.
3.9.
Road Frontage
Attempt to acquire land with road frontage for parks that do not presently have
road frontage through the development process.
Policies - 51
3.10. Sports Fields
Improve existing sports fields.
3.11. Design for the Winter
Design for winter usage when designing parks and public spaces, and ensure
a diversity of spaces across the City are usable during the winter and when
Nicomekl trails are flooded.
3.12. Local Art and History
Consider incorporating local art and history into the design of public spaces,
buildings and landscapes, including elements that support the revival of the
hən̓ q̓ əmin̓ əm̓ language.
3.13. Incentives for Programming
Create incentives and programs to encourage community organizations, local
residents, and local businesses to create art, public events, and programming
for public spaces. This could include a neighbourhood grant program and
funding neighbourhood ambassadors.
3.14. Active Ground Floor
When designing parks and public spaces, incorporate active adjacent ground
floor uses whenever possible and according to the applicable Development
Permit Guidelines in this OCP.
3.15. Safety and Security
Design parks and public spaces to foster well-being and social connection,
and to promote safety, access and security for all. Apply an equity lens during
design to ensure that safety for the most marginalized users is given priority.
3.16. Neighbourhood Identity
Support initiatives that strengthen and enhance neighbourhood identity and
character.
Policies - 52
Heritage, Arts & Culture
3.17. Performing Arts Centre
Support a Performing Arts Centre as a cultural hub for Langley City. The
Performing Arts Centre should include design and program elements for
community access, and consider complimentary mixed uses (eg. housing,
restaurant/café, child care, gallery spaces and other community amenities) in
the design of the building. Ensure that the diversity of people who do and will
live in Langley City are engaged in the process and prioritized for the usage.
3.18. Inclusive Cultural Resources and Activities
Ensure cultural resources and activities provided by the City are inclusive
through:
3.18.1. Responding to the cultural needs and aspirations of Langley City's
diverse population through culturally relevant programs, services,
and facilities;
3.18.2. Initiatives that foster and strengthen relationships with First Nations;
3.18.3. Encouraging cultural expression - through events, public art, and
other means - that reflect diverse community interests and needs.
3.19. Social and Cultural Gathering Spaces
Create spaces for social or cultural gatherings when designing parks and
public spaces, including specific amenities that provide the opportunity for
residents to engage in culturally-oriented activities or recreation.
3.20. Heritage Buildings & Landscapes
Encourage the conservation of important heritage buildings and landscapes
of interest as community resources to be revitalized and adaptively reused,
through:
3.20.1. Encouraging the use of historical names of individuals and buildings
in the naming of public open spaces and new developments;
3.20.2. Incorporating historical references by way of markers and
interpretive signage, and a special wayfaring and public art program
that builds on historical roots; and,
3.20.3. Consider the use of Heritage Revitalization Agreements (HRAs)
for redevelopment applications that involve buildings with heritage
values, as identified by a heritage building assessment.
Policies - 53
3.21. Diverse Engagement
Ensure the diversity of people who do and will live in Langley City are engaged
in the process of design.
City for All
3.22. Community Services
Align social services with community needs and population growth through:
3.22.1. Supporting greater access to health care, child care, family resources,
settlement and integration, local employment services, and more.
3.22.2. Working with local and regional partners, including senior levels of
government and non-profits, in the delivery of these services.
3.23. Child Care Spaces
Facilitate the development of an adequate number of high-quality, accessible,
and affordable child care spaces that meet the needs of residents and
workers.
3.24. Zoning for Child Care
Update the Zoning Bylaw to allow child care uses in all commercial and
residential zones, and consider permitting child care uses in industrial and
mixed employment zones.
3.25. Children, Youth, and Families
Recognize children and youth as citizens who contribute in their own way
towards the quality of urban life. Approach their needs and the needs of
families through coordinated amenities and services, public spaces, and
through social development infrastructure such as health, education,
employment, and housing.
3.26. Older Adults
Consider the needs of older adults to promote active aging, aging in place,
and provide a continuum of care to ensure they remain socially connected,
active, and supported in their home and community.
Policies - 54
WHAT WE EXPECT DEVELOPERS TO DO
3.27. Private Green Space for Residential Developments
Developers are expected to provide high quality private outdoor spaces
in their residential or commercial developments for residents, employees,
customers, and other users of the development. The scale, design and
location of these spaces will be determined through the approval process
but should generally include seating areas, trees and landscaped areas,
garden plots, dog relief areas, and children's play areas.
3.28. Public Open Space
Acquire public parkland/open space or equivalent cash-in-lieu from
landowners as a part of subdivision and/or rezoning, at the discretion of the
City and as required in applicable Neighbourhood and District Plans in this
OCP.
3.29. Amenity Contributions
Development applications that involve an increase in residential density on a
property should contribute to community amenities on site or through cash-
in-lieu.
3.30. Density Bonusing
Property owners may increase their maximum permitted density, within
specific land use areas identified in this OCP and by the Zoning Bylaw, in
exchange for additional community amenity contributions.
3.31. Community Amenities
Community amenities, for the purpose of this Plan and the Zoning Bylaw
(including use of density bonuses), include:
3.31.1. Public artwork that is accessible at no cost to the public and
maintained in good repair for the life of the development;
3.31.2. Childcare facilities;
3.31.3. Community facilities (e.g., community centres, libraries, and arts
facilities);
3.31.4. Affordable and/or special needs housing;
3.31.5. Public realm improvements;
3.31.6. Parks and open spaces beyond other requirements;
3.31.7. Improvements to buildings or properties with heritage value; and,
3.31.8. Other community amenities identified by Council.
Policies - 55
WHAT WE WILL WORK WITH OTHERS TO DO
3.32. Government-to-Government Relationships
Strengthen government-to-government relationships with Kwantlen,
Matsqui, Katzie, and Semiahmoo First Nations.
3.33. Health Care Facilities
Encourage the retention and expansion of health care facilities and services
to meet the needs of City residents.
3.34. Schools
Collaborate with School District No. 35 in supporting, upgrading, and
expanding City schools to meet the needs of City residents as educational
facilities and centres of civic activity in neighbourhoods.
3.35. Regional Greenways
Cooperate with Metro Vancouver on the development of regional greenways
for recreation including the Nicomekl River corridor.
3.36. Public Space Stewardship
Collaborate with and encourage community organizations, local residents,
and local businesses to help design and adopt public spaces through
maintenance and programming the public spaces.
3.37. Grants
Seek grant opportunities and partnerships to provide amenities such as
child care and cultural programming.
3.38. Arts Programs
Partner with and promote arts programs in City schools and at Kwantlen
Polytechnic University to support arts-based initiatives for Historic
Downtown Langley.
3.39. Community Amenity & Services Coordination
Collaborate with the Township of Langley and the City of Surrey
to coordinate providing community amenities and services in new
redevelopment areas near shared municipal boundaries.
Policies - 56
4. A RESPONSIVE ECONOMY
THAT CREATES NEW JOBS
Langley City is a job magnet. In 2016, over 2,000
more workers commuted into the City than commuted
out of the City. Langley City also provides significant
industrial and mixed employment areas that will allow
a range of future industrial and commercial uses.
Although all employment land in the City is developed,
the Metro Vancouver Regional Growth Strategy
identifies that there is capacity for an additional 6,000
jobs within Langley Regional City Centre over the next
30 years.
Langley City can continue to grow and intensify
its economic base while fostering innovation and
encouraging circular economic systems across
business and industry. Ultimately, this will cement its
role as a job magnet and as the Nexus of Community.
KEY DIRECTIONS
1. Attract office space and the technology sector.
2. Establish an Innovation Boulevard.
3. Protect and intensify the industrial land base.
4. Support small and local businesses.
Policies - 57
POLICY
WHAT THE CITY WILL DO
Employment Land Supply
4.1.
Commercial Development
Direct commercial development to Transit-Oriented Core, Historic Downtown
Langley, Mixed Use, Mixed Employment, and Service Commercial areas as
shown in the Land Use Designation Map (Map 3).
4.2.
New Zones
Create new zones in the Zoning Bylaw to allow a Mixed Employment Zone,
Transit-Oriented Core Zone, University District Zone, and neighbourhood
commercial/mixed-use buildings.
4.3.
Tourist Accommodation
Expand tourist accommodations and facilities such as hotels and convention
centres near Historic Downtown Langley and Kwantlen Polytechnic
University.
4.4.
Mixed Employment
Expand allowable uses within Mixed Employment areas to include post-
secondary uses.
4.5.
Neighbourhood-Focused Commercial
Allow small-scale, neighbourhood focused commercial development in the
Transit-Oriented Residential and University District land use designations,
and at the five Corner Commercial nodes identified in the land use plan.
4.6.
Incentivize Office
Update the Zoning Bylaw to incentivize the development of office space
within the Core and Shoulder areas of the planned SkyTrain stations,
located near 196 Street and 203 Street (as shown on the Land Use
Designations - Map 3) by:
4.6.1. Exempting one floor of office space from Floor Area Ratio
calculations; and,
4.6.2. Considering no minimum parking requirements for office space.
4.7.
Industrial Land Supply
Maintain a core supply of land in the Industrial area as shown in the Land Use
Designation Map (Map 3) to ensure the City's economic diversity and vitality.
4.8.
Subdivision of Industrial
Discourage further subdivision of existing industrial lands to ensure their
viability and attractiveness for future investment and redevelopment.
4.9.
Industrial Definition
Define "industrial" more exclusively in the Zoning Bylaw with fewer non-
industrial and general employment uses that can dilute the industrial land base.
4.10. Industrial Development
Direct industrial development to Industrial and Mixed Employment areas as
shown in the Land Use Designation Map (Map 3).
Policies - 58
4.11. Employment Densification
Encourage the intensification of use and redevelopment of industrial and
mixed employment lands in order to maximize employment and taxation
benefits.
4.12. Light Industrial
Allow light industrial zoning or uses in some service commercial areas
(i.e. Langley Bypass east of 204), expanding the areas light industrial
businesses can operate.
Maintain and Enhance the Historic Downtown
4.13. Maintain Small Business Sizes
Update the Zoning Bylaw to:
4.13.1. Include a maximum lot size and maximum commercial retail unit size
in the Historic Downtown Langley Core area (as shown in the Land
Use Designation Map (Map 3) in order to maintain the small-scale
retail character of the area.
4.13.2. Review commercial parking requirements for small-lot properties in
the Historic Downtown Langley.
4.14. Incentivize Maintenance
Incentivize the maintenance and upgrading of existing small and local
businesses, such as through:
4.14.1. Façade improvement grant program;
4.14.2. Streamlining permit process; and,
4.14.3. Revitalization tax exemption.
Policies - 59
Innovation Boulevard
4.15. Innovation Boulevard Plan
Create an Innovation Boulevard Master Plan for the Innovation Boulevard
District to guide and facilitate the development of an Innovation Boulevard
along Glover Road between the Civic and Historic Cores and Kwantlen
Polytechnic University. The Plan should study innovation corridors
elsewhere and:
4.15.1. Explore the most effective means of incentivizing and attracting
innovative businesses (green enterprise and those that contribute to
the circular economy, etc).
4.15.2. Design Glover Road to be an innovative multimodal corridor
on which scooters, bikes, transit and emerging transportation
technologies could transport people between KPU, 203 Street
SkyTrain Station and Downtown, and as a high-profile, convenient
transportation gateway into the City and the Downtown Core.
4.16. Creative and Innovative Uses
Encourage creative and innovative uses and development in the Innovation
Boulevard area along Glover Road.
4.17. Innovative Zone
Create an "Innovation Zone" in the Zoning Bylaw where some regulations
are relaxed to encourage flexibility, creativity, and risks.
4.18. Home-Based Businesses
Allow and encourage home-based businesses throughout Langley City.
Policies - 60
WHAT WE EXPECT DEVELOPERS TO DO
4.19. Creative Ideas
In the Commercial, Mixed Employment, Industrial, and University District
areas as shown in the Land Use Designation Map 3, developers should
align their proposals with the Economic Development Strategy and include
project components that speak to its goals and objectives.
4.20. New Corner Commercial Nodes
Develop new neighbourhood-scale Corner Commercial nodes:
4.20.1. A mixed use village at 203 Street at Portage Park;
4.20.2. A mixed use corner development at 200 Street and 50 Avenue;
4.20.3. A mixed use corner development at 200 Street and 56 Avenue;
4.20.4. A mixed use corner development at 208 Street and 48 Avenue; and,
4.20.5. A commercial food and beverage use at 207 Street and 53A Avenue.
WHAT WE WILL WORK WITH OTHERS TO DO
4.21. Collaborate with Businesses
Collaborate with the Greater Langley Chamber of Commerce, Downtown
Langley Business Association, and post secondary institutions on economic
development related strategies and projects.
4.22. University
Collaborate with Kwantlen Polytechnic University to develop an innovation
hub or space to support the concept of an Innovation Boulevard.
4.23. Innovation Anchors
Seek to attract innovative businesses, post secondary institutions, and
business hubs to Langley City to act as "anchors" for the Innovation
Boulevard, the Historic Downtown Core, and the 196 and 203 SkyTrain
station areas.
4.24. High-Amenity Community
Invest in creating a high-amenity community to attract businesses and
workers (e.g., arts and cultural facilities, high-quality parks and public
spaces, recreation facilities, childcare and schools).
Policies - 61
Policies - 62
5. ENVIRONMENTAL SOLUTIONS
TO FIGHT CLIMATE CHANGE
The Official Community Plan plays an important role
in managing land use and development to maintain
the health and well-being of the community and its
environment in perpetuity. Planning for sustainability
considers the impacts on natural systems that
result mainly from human activity and how to avoid
or mitigate these impacts. Aligning land use and
transportation choices is also critical to ensuring a
sustainable future.
The Nicomekl River corridor in Langley City is a key
regional connection between larger contiguous habitat
reserves within neighbouring agricultural lands. The
Nicomekl riparian corridor and its tributaries is the
highest value and most sensitive environmental
feature within the City, and has been used for fishing,
travel, and other activities for thousands of years.
This important corridor and other natural features in
Langley City will be enhanced and protected through
this Plan.
STRATEGIC DIRECTIONS
1. Align land use and transportation.
2. Protect and enhance the natural environment.
3. Adopt the Step Code and encourage green design.
4. Reduce parking requirements.
5. Produce more urban food.
6. Incorporate green infrastructure and technology.
Policies - 63
POLICY
WHAT THE CITY WILL DO
Sustainability
5.1.
Commitment to Sustainability
Support the commitment to sustainability as articulated in the City of
Langley's Sustainability Framework: "The City of Langley is committed to
demonstrating leadership that inspires its citizens and partners to work
towards a sustainable future. Together we can build and sustain a safe
community that is inviting to all and filled with healthy, active residents of all
ages who are connected to an environment that is protected and cherished."
5.2.
Sustainability Initiatives
Pursue sustainability initiatives in accordance with the goals and organizing
structure provided by the City of Langley's Sustainability Framework.
Mitigation of Climate Change
5.3.
Community GHG Emissions Reductions Target
In line with Metro Vancouver Climate 2050 targets, adopt the following
targets 1) a 45% reduction of community greenhouse gas emissions from
2010 levels by 2030, and 2) a carbon neutral community by 2050.
5.4.
Corporate GHG Emissions Reductions Target
Pursue carbon neutral corporate operations as agreed in the Climate
Action Charter.
5.5.
Emissions Modelling
Update the GHG emissions modelling and strategies in the Community
Energy and GHG Emissions Plan.
5.6.
Align Land Use and Transportation
Align transportation planning with land use planning to support sustainable
transportation choices, as in the Land Use Designations Map (Map 3) and
policies in Policy Section 2 (A Highly Connected City Aligned With
Rapid Transit).
Policies - 64
Flooding Hazards
5.7.
Flooding Hazards
Identify floodplain hazards and impacts to infrastructure systems, including
transportation, water, and economic. In particular, ensure habitable space
and storage in the floodplain is at or above the flood construction levels and
update flood construction levels to account for the impacts of climate change.
Sustainable Infrastructure
5.8.
Infrastructure Standards
Apply regularly updated climate change considerations to infrastructure
design, lifecycle planning, and maintenance, including updating
infrastructure standards to take into account impacts from climate change.
5.9.
Green Infrastructure
Enable, encourage, and explore incentives for innovative approaches to
green infrastructure and storm water management, including reducing hard
surface areas and on-site stormwater retention and treatment.
5.10. Integrated Storm Water Management Planning
Land use planning and development proposals shall reflect watershed plans
and Integrated Storm Water Management Planning. Update the Integrated
Storm Water Management Plan to provide direction for adaptation to more
intense and frequent precipitation events.
5.11. Closed Loop Systems
Support and enable closed loop systems for new and existing civic
infrastructure, where waste is minimized and natural processes are
integrated into systems and services.
5.12. Natural Asset Management
Recognize and value the contribution of municipal natural assets to provide
valuable services to the community. Evaluate natural assets within the same
asset management system as engineered infrastructure to recognize the
quantifiable value they provide to the community. Integrate natural assets into
the City's framework for operating budgets, maintenance, and regular support.
Policies - 65
5.13. Green Streets and Places
Prioritize significant tree plantings and green boulevard treatments along
arterials, collectors and public open spaces as a part of capital projects and
update the City's Subdivision and Development Bylaw to implement similar
approaches for developer-funded street frontage improvements.
Protect and Enhance the Natural Environment
5.14. Environmentally Sensitive Areas
Protect and enhance environmentally sensitive areas and watercourses,
including through strengthened Development Permit Area Guidelines to
support the management of environmentally sensitive areas as identified in
the Natural Environment Development Permit Area (Map 13).
5.15. Environmental Stewardship
Promote environmental stewardship practices and initiatives, and educate
Langley citizens on local flora and fauna, including the species of fish in
watercourses and species at risk. This could be done through interpretive
signs, flyers, and awareness campaigns.
5.16. Streamside Development
Amend the Zoning Bylaw to include minimum Streamside Protection and
Enhancement Areas next to watercourses.
5.17. Ecological Greenways
Establish, enhance, and restore recreational greenways and ecological
links between existing natural areas and public open spaces, increasing
connections between habitats (Map 11).
5.18. Re-Wilding
Use natural landscaping that increases ecological diversity, supports
pollinators, and reduces water usage in City-owned land, including parks,
public spaces, and street rights-of-way (e.g., boulevard landscaping).
5.19. Urban Forest
Create an Urban Forest Strategy in order to expand and strengthen the
existing tree canopy.
5.20. Food and Agriculture
Expand and create new community gardens on City property, private
property and publicly accessible land as opportunities arise, and explore
other appropriate agricultural practices on private property.
5.21. Pollutant Interceptors
Adopt a program for installation of pollutant interceptors on-site and at
outfalls on an environmentally determined priority basis.
Policies - 66
WHAT WE WILL EXPECT DEVELOPERS TO DO
5.22. Environmentally Sensitive Areas
Development Permits are required for development within environmentally
sensitive areas (Map 13).
5.23. Hazardous Areas
Development Permits are required for development within hazardous areas
(Map 12).
5.24. Storm Water Infrastructure
On-site retention/detention of storm water is required both in new and renewal
projects.
5.25. Green Buildings
New buildings are required to be designed and constructed to conform to the
BC Energy Step Code.
5.26. Integrated Storm Water Management Planning
Development projects shall adhere to watershed plans and Integrated Storm
Water Management Plans.
5.27. Re-Wilding
Design and install landscaping that increases ecological diversity, supports
pollinators, and reduces water usage.
5.28. Community Gardens
Community gardens on vacant lots and within new developments are
encouraged.
5.29. Tree Retention
Wherever possible, mature trees (greater 20cm DBH) should be protected
when developing/redeveloping a property. Tree retention and protection
during construction may be required on-site and on adjoining properties.
Policies - 67
WHAT WE WILL WORK WITH OTHERS TO DO
5.30. Kwantlen First Nation
As per the Nicomekl Neighbourhood Plan, collaborate with Kwantlen First
Nation on salmon habitat restoration and water management.
5.31. Local Environmental Organizations
Partner and work with local environmental organizations on habitat
protection and restoration.
5.32. Other Governmental Bodies
Cooperate with senior government agencies (DFO, MOE), adjacent
municipalities and Metro Vancouver on environmental protection and
research initiatives.
5.33. Habitat Enhancement
Pursue habitat enhancement projects in partnership with conservation
groups and other government agencies.
05. DEVELOPMENT PERMIT
AREAS
05
Development Permit Areas - 70
INTRODUCTION
DEVELOPMENT PERMIT AREAS
While some Development Permit Area guidelines apply city-wide ("General
Guidelines"), others apply to specific Land Uses. See the Maps section to reference
the boundaries within which Development Permit Area Guidelines apply.
APPLICATION
Section 488.1 of the Local Government Act authorizes the City of Langley to
designate development permit areas for the following purposes:
- Protection of the natural environment, its ecosystems and biological diversity;
- Protection of development from hazardous conditions;
- Protection of farming;
- Revitalization of an area in which a commercial use is permitted;
- Establishment of objectives for the form and character of intensive residential
development;
- Establishment of objectives for the form and character of commercial, industrial
or multi-family residential development;
- Establishment of objectives to promote energy conservation;
- Establishment of objectives to promote water conservation; and,
- Establishment of objectives to promote the reduction of greenhouse gas emissions.
Development Permit Areas - 71
GENERAL EXEMPTIONS
The requirement to obtain a Development Permit does not apply for all
Development Permit Areas in the following cases:
Minor Building Additions, Renovations, or Facade Updates
Building additions (including renovation-based) of 200 m2 or less,
renovations, façade or landscape plan updates which, in the opinion
of the Director of Development Services, comply with the respective
Development Permit Area Guidelines.
Required Fencing
Fencing required by the City of Langley or other senior government agencies.
Hazardous Tree Removal
The removal of trees or other landscaping materials which constitute an
immediate danger or hazard as confirmed by an independent
arborist's report.
Minor Site Clearing
Minor site preparation necessary to undertake topographic and
similar surveys that aid site and servicing planning work (except in
Environmentally Sensitive Areas).
Minor Construction & Renovations
Developments where the estimated value of construction, as determined
by the Chief Building Inspector, is less than $100,000.
Building Envelope Repair
Building envelope repair work which, in the opinion of the Director of
Development Services, complies with the respective Development Permit
Area Guidelines.
Tenant Improvements
Interior renovations that do not result in any substantive change to the
external appearance of the building.
Minor Site Improvements
Minor site improvements including landscaping and paving of parking
areas, provided that the value of work is less than $10,000.
Incidental Subdivision
Subdivisions required by the City for road dedication or other municipal
purposes.
Development Permit Areas - 72
GENERAL ENVIRONMENTAL
GUIDELINES
AREA
These guidelines apply for development on all properties within the
City of Langley.
PURPOSE
These guidelines are intended to act as objectives to promote
energy and water conservation and the reduction of greenhouse gas
emissions in order to implement the strategic directions and policies of
this OCP that aim to fight climate change.
GUIDELINES
Habitat protection + Enhancement
1.
Discourage development where mature trees or large tree
stands
are located.
2.
Provide landscaping that includes wildlife habitat, e.g. pollinator
plants, migrating bird rest areas.
Stormwater
3.
On-site stormwater management, including daylighting,
detention and infiltration, should be
considered in site planning.
4.
Use permeable pavers in large paved areas
(parking lots and large pedestrian plazas)
where appropriate and feasible.
Water
5.
Use recycled water/rainwater for irrigation
(e.g., rain barrel program).
6.
Choose drought resistant native plantings for
landscaping to reduce water use.
7.
Mulch planting beds to a depth of 50 mm to
reduce water loss.
8.
Limit the area of grass within a landscaped
area to a maximum of 50%.
9.
Incorporate water use reduction features
in buildings and on site (e.g., include grey
water recycling system and install low-flow
fixtures etc.).
Development Permit Areas - 73
Energy
10. Landscape design should consider 'green infrastructure'
services, including shading, windbreaks and stormwater
management. Deciduous plantings provide shade in the hot
summer months while allowing for increased solar gain and
providing windbreaks to reduce heat loss in winter months.
11.
Where feasible, minimize the use of low albedo (heat-absorbing)
surfacing materials to reduce the heat island effect (i.e. use
lighter-coloured, more reflective materials).
12. Reduce the heat island effect of a building's roof and heat
transfer into the building by using green roofs (which also buffer
rainwater flows), Energy Star-rated or high albedo roofing
material or other appropriate roofing treatments and materials.
13. Buildings should be sited in such a way as to maximize sunlight
into the building and to avoid adverse microclimatic effects on
and off site related to wind and shadowing.
14. Improve energy efficiency, e.g. by following the BC Step Code
and energy standards such as Energy Efficient LEED.
15. Use renewable energy features such as solar, air source heat
pumps, and geothermal energy, where feasible.
16. Include energy efficient fixtures and appliances (e.g. Energy
Star) in buildings and on site.
17. Utilize programmable thermostats in individual units (residential
and commercial).
Construction Disturbance, Material and Waste Reduction
18. Minimize construction disturbance by protecting areas (e.g. tree
retention areas) with fencing.
19. Use construction materials with recycled content where possible.
20. Re-use existing building materials where possible.
21. Ensure construction waste is recycled where feasible.
Development Permit Areas - 74
GENERAL FORM & CHARACTER
GUIDELINES
AREA
These guidelines apply to development on all properties designated
Transit-Oriented Core, Transit-Oriented Residential, Mid Rise
Residential, Low Rise Residential, Low Rise Mixed Use, Ground-
Oriented, Historic Downtown Core, Mixed Employment, Civic Centre,
Corner Commercial, Service Commercial, and Industrial.
PURPOSE
These guidelines are intended to act as objectives for the form and
character of commercial, industrial, and multi-family residential
development, in order to implement the strategic directions and
policies of this OCP that aim to create walkable, human-scale,
attractive, and safe neighbourhoods.
ADDITIONAL EXEMPTIONS
The following exemptions are in addition to the General Exemptions.
Single Detached Dwellings
The construction or alteration of single detached dwellings or
accessory buildings.
R1 Zone Subdivisions
The subdivision of land for R1 Zone development.
Development Permit Areas - 75
SITE PLANNING
Pedestrian Circulation + Accessibility
1.
New development shall tie into and extend existing
networks and infrastructure (pedestrian, cycling,
vehicular).
2.
Break up large development sites into a finer-grain
block pattern with smaller sites and/or buildings,
with publicly accessible streets, lanes and walkways
through them.
3.
Clearly defined and well lit pedestrian connections
shall be provided between site functions (buildings,
parking, loading, pedestrian spaces) and to connection
points outside the site (e.g. sidewalks and bus stops).
4.
Development should provide secure bicycle parking
adjacent to primary building entrances.
5.
Primary pedestrian spaces should be well lit and
visible and should be linked to a comprehensive
pedestrian network (e.g. to sidewalks, greenways,
bicycle paths).
6.
Provide fully accessible building and open space
designs, including a site's pathways with smooth and
saw cut treatments and primary building entrances for
persons with disabilities.
7.
Clearly signaled transitions between the public, semi-
public, semi-private, and private realms shall be
defined to enhance both the privacy of residences
and the pedestrian experience, and may include:
landscape terracing (e.g. grading retaining), structures
(e.g. fences, pergolas, retaining), planting (e.g. low
hedges) and/or changes in surfacing materials.
Building siting + Orientation
8.
Buildings are required to front and engage public streets and open spaces with active
and attractive designs.
9.
Integrate existing mature trees and vegetation in site design wherever possible.
10. All site designs should locate and orient buildings and open space so as to reduce
shadowing on open spaces and minimize other impacts on adjacent buildings and sites,
considering access to daylight and sunlight, ventilation, quiet, visual privacy, and view.
11.
Design buildings and spaces between them to create comfortable sense of enclosure,
through defining street and open space edges with buildings that create a street/open
space width to building height ratio of between 1 to 1 to 2 to 1 (for example, building
height should be at least half of the width of the adjoining street or open space).
12. Consider perimeter block or 'quadrangle' building layouts to create semiprivate amenity
spaces and courtyards in the block interior, and comfortable, framed public open spaces
in multi-phase commercial or mixed-use redevelopments.
public
semi-public
semi-private
private
Development Permit Areas - 76
25m
25m
13. Site and building design may complement
adjacent building forms by mirroring and/or
aligning with neighbouring roof lines, heights,
scale of building masses, building and landscape
forms, extending or addressing outdoor spaces.
14. Orient interior amenity uses towards central
amenity areas.
15. For development on the edge of a land use
change: site and orient buildings so as to best
integrate them with and complement adjacent
land uses. For instance, loading and service
areas should not abut residential properties.
16. Separation between tall building towers (above
the 8th storey in Mid Rise Residential areas
and 10th storey in Transit Oriented Core and Transit Oriented
Residential areas) should be 25 meters or greater.
17. Where possible, tall buildings should be oriented north-south to
reduce shadowing impacts.
18. High visibility corner locations should feature buildings that front
both streets with active ground floors and feature signature
public open space features and spaces (eg. corner cut plazas).
19. Encourage zero interior lot line residential buildings in the
Downtown Historic Core, Transit-Oriented Core and Residential
and Mixed Use land use areas, provided they include enhanced
public open and amenity spaces.
Vehicular Access + Parking
20. Provide all parking in secured parkades and minimize above-
grade projection of parkade structures.
21. Provide drop-off and loading areas and accessible parking at
grade near primary building entrances, where possible.
22. Structured parking and parking lots should be located at the
back of buildings, where possible.
23. Where above-ground structured parking is required along street
frontages:
-
the ground floor shall be wrapped by active retail or ground-
oriented residential units to maintain an active and attractive
streetscape; and,
-
storeys above the ground floor shall be, wherever possible,
wrapped by residential units or other active uses; or
shall be wrapped with an attractive façade treatment that
complements the overall architectural design of the entire
building and includes durable materials and glazing.
Development Permit Areas - 77
24. Above-grade parkade walls must be tiered to reduce massing at grade
level, and treated and/or screened with brick/stone, stamped concrete/
masonry or other cementitious material facing, colour treatments,
landscaping, landscaped berms, public art or combination thereof. Exposed
concrete parkade walls are prohibited.
25. Surface parking lots should be broken up into smaller parking areas with
dedicated pedestrian pathways buffered by significant landscaping for the
safe movement of pedestrians to and from on-site destinations and public
sidewalks. A minimum of one tree is required for every six parking spaces.
26. Off-street parking and loading access should always be taken from the
lowest order road. Where this is not possible, driveways accessing from
arterial roads or fronting streets should be consolidated to minimize the
number of access points.
27. Loading and service areas, including garbage and recycling facilities, must
be concealed, preferably within a building, and accessed from a lane or rear
of the building. Minor, on street loading areas may be considered provided
that they do not create conflict with the pedestrian-oriented nature of an
area and/or vehicle movements.
Crime Prevention Through Environmental Design (CPTED)
28. Apply CPTED principles to building and open space design, in accordance
with the City's CPTED checklist.
ARCHITECTURE
Massing + Articulation
29. Incorporate "good neighbour transitions" by stepping building heights and
massing to relate to adjacent buildings and open spaces to soften height
transitions, mitigate adverse microclimatic effects (wind tunnels, shadowing)
and maintain view corridors.
30. Reduce the apparent mass of buildings through roof design and façade
articulation, materials, and colours.
Development Permit Areas - 78
31. Break up long building faces with architectural breaks, such as building
projections and recesses. Uniform building faces over 50 metres are prohibited.
32. Design buildings to include three recognizable 'base', 'middle' and 'top'
elements, achieved through cornices or other architectural features, projections,
building step backs, and changes in building shape/massing, materials, colours
and window/balcony placement, and design. A step back or material/colour
change is encouraged to differentiate the ground floor of a commercial or mixed-
use building from the rest of the façade; this approach is also encouraged with
multifamily buildings, where a step back or material/colour change can occur
above the 1st or 2nd storey.
33. Step back building façades, above the 6th storey, along streets and public open
spaces, through the use of façade articulation, balcony design, cornices/reveal
lines and material and colour changes. In the Transit Oriented Core and Transit
Oriented Residential land uses this step back can be located at the top of the
8th storey for taller buildings. This step back does not apply to high-rise tower
portions of 'tower and podium' buildings as described in Guideline 34.
34. Design high-rise buildings in a tower and podium form. The podiums shall be
at least 6 metres high and the ground level shall include
windows and entrances that address streets and open
spaces. Taller podium buildings are supported if there
is reasonable vertical and horizontal façade articulation
that provide variations, breaks, massing step backs and
landmark architecture and enhanced public open and
amenity space designs. Where podium buildings are taller
than 4 storeys, design tower components to be visually
distinct from podium buildings, through façade features and
articulations that extend from the ground floor to the top of
towers, and stepping podium building facades back from
adjoining tower facades.
35. All building portions that are taller than 8 storeys within
the Mid-rise Residential, Mixed Use and University District
land uses should have a floorplate of approximately 750
m² or less to achieve a slender, landmark shape. This
floorplate also applies to building portions taller than 10
storeys in the Transit Oriented Residential and Transit
Oriented Core land uses.
Entrances
36. Orient building entrances toward - and make them visible to - fronting street(s).
37. Entrances shall be prominent feature on a building face, and may be recessed
while ensuring visibility between entry doors and the street and sidewalk.
Facades + Roofs
38. Avoid blank or undifferentiated facades, particularly along fronting streets and
primary pedestrian paths. Where they cannot be avoided, blank facades visible
from roads should be treated with landscape, architectural feature(s), material
and colour variations, or artwork so as to cover at least 50% of the blank
surface.
Development Permit Areas - 79
39. Use high quality exterior finishes to create attractive facades and
ensure building envelope integrity. Designs that complement the
surrounding areas and durable and low maintenance materials like
stone, brick, metal, and cementitious tile/siding are encourgaged.
Stucco and other similar materials are prohibited.
40. Provide balconies and roof gardens as amenity space.
41. RCABC certification is required for flat roofs.
Materials
42. High quality and durable exterior finishes should be used to ensure
the integrity of the building envelope.
43. All asphalt shingle roofing material shall have a minimum 40 year
product warranty - alternative materials shall be assessed on a
case by case basis.
44. Utilize reflective roof materials that reduce urban heat island effects.
LANDSCAPE ARCHITECTURE
Landscape Design
45. Landscape plans and designs shall be prepared by a registered
BC Landscape Architect in accordance with, or exceeding, BCNTA/
BCSLA standards
Material selection: Softscapes
46.
All trees shall be a minimum 6.0 cm caliper.
47.
Street trees shall comply with the City of Langley Street Tree Master
Plan.
48.
Landscape designs and plant selection should consider opportunities
for seasonal interest (e.g. colourful foliage and/or flowering at various
times of the year).
49.
Structural diversity in plant composition - including combinations of
groundcovers, shrubs or various heights and trees - is encouraged.
50.
Plant selection should emphasize local and native plants and/or
similarly well-adapted plants to the regional climate and microclimate.
Material Selection: Hardscapes
51.
Material selection should reflect an extension of overall functional
design and should emphasize local, natural, and climate appropriate
materials.
52. Pedestrian areas shall feature distinct surface treatments (concrete,
brick, or stone) from vehicular parking and maneuvering areas.
53. Outdoor furniture shall be composed of steel coated or similar non-
fade/no-rot materials to ensure long-term usability and durability.
Development Permit Areas - 80
54. All wood applications shall be pressure treated.
Landscape Elements: Fencing
55. Fencing located along a street edge should be low and/or not
create a solid barrier (i.e. it should be visually transparent)
56. Where applicable, fencing shall be wrought iron, aluminum, or
an approved alternate. Wood fencing, chainlink fencing and
barbed/razor wire treatments are prohibited.
Screening
57. Screen parking and service areas which are visible from a street,
lane or adjacent residential uses, preferably with evergreen
vegetation and/or architectural treatments that complement the
building.
Community Gardens
58. Proponents must submit a garden site plan, including garden
beds, plots, equipment and maintenance, sheds, water
connections, etc.
59. Site compost and waste bins, along with sheds and maintenance
areas away from public right-of-ways.
60. Provide an ornamental perimeter garden between the
community garden and the adjacent lands and street to buffer
with the neighbourhood.
61. Gardens shall include provisions for accessibility for seniors
and/or persons with disabilities with fully accessible paths and
be designed with clear site lines to ensure easy surveillance of
garden interiors from adjoining spaces and user safety.
Public Art
62. Consider both free standing and integrated public art
opportunities. Where appropriate, add public art embellishments
to practical elements in the public realm, such as walls, planters,
benches and other seating elements, paving and steps, signage,
and weather protection and lights mounted on buildings.
SPECIAL CONSIDERATIONS
Lighting
Development Permit Areas - 81
very bad
not this
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best
63. Lighting should mitigate light pollution, directing lighting
downwards though use of full cut off fixtures. Exceptions may
be made for accenting signage, architectural elements, and
landscape features.
64. On-site lighting should be sufficient to provide clear orientation
and personal safety and site security. Ensure continuous lighting
along mandatory connections: between parking, entrances and
public sidewalks and clearly identify their termini (entrances,
parking and loading areas, etc.).
65. Do not light areas that are not intended for nighttime use. Focus
lighting on priority pathways that provide connection between
key destinations that people use at night.
66. Encourage innovative lighting approaches, including the use
of LED strip and accent lighting and neon-like applications, for
landmark buildings and spaces within the Historic Downtown,
Transit-Oriented Core areas adjacent to the SkyTrain corridor,
and the Innovation Boulevard/KPU corridor. Ensure these
approaches do not result in nuisance light spill on adjacent
residential units and areas.
Signage
67. Signage should reflect or complement the site's architectural
character and be approved by the project architect, if applicable.
Utilities, Mechanical Services and Servicing
68. Mechanical / utility cabinets and transformer pads (units) shall
be located at the rear of the property, behind the building. Where
this is not achievable, units may be located at the edge of the
side or front setback and must be incorporated into landscaped
areas and screened from the street.
PUBLIC OPEN SPACE
Development Permit Areas - 82
69. Locate public open spaces, such as plazas, squares and pocket
parks, at the northeast and northwest corner of intersections,
along major streets and at public walkway connections that
intersect with streets, to take advantage of the south and west
aspects and create prominent and safe public places with clear
sightlines into, through and out of these spaces.
70. Wherever possible, design these spaces to have a minimum
width of about 15 metres and a maximum width of 30 metres.
These spaces can be located on a single property or shared
between assembled properties.
71. Ensure public open spaces are framed by buildings and/or
vertical elements on at least two sides.
72. Locate a building with an active ground floor (retail, restaurants,
café, patios) directly adjacent to and interfacing with at least
one side of these spaces. In larger plazas and open spaces,
pavilions are encouraged to create activity nodes and visual
interest. Pavilions shall be designed to have transparent glazing
on least three sides.
73. Adjoining buildings and vertical elements shall frame these
spaces with a minimum two storey expression.
74. All public plazas and squares will be designed to encourage
public gathering and shall include elements such as:
74.1 A hard-surface area of at least 50%.
74.2 Accessible 'one-level' designs that provide ease of access
and use for all users.
74.3 Seating and other appropriate street furniture.
74.4 Public art, water features and other elements that promote
pedestrian interest and provide shade and respite.
74.5 Generous use of trees to provide canopy, define pedestrian
spaces and provide comfort, shade and interest. Use of
other vertical elements to define pedestrian-scale spaces is
also encouraged.
74.6 Fronting buildings shall address the node with active
frontages, architecturally distinctive façades, and high-
quality streetscape treatments.
74.7 A portion with weather protection coverage to facilitate year-
round use.
74.8 A mix of hard and soft landscaping that does not impede
safety (ie. sightlines) and accessibility.
74.9 Sightlines to commercial uses and building entrances.
74.10 Pedestrian oriented lighting.
74.11 Three-phase electrical and non-potable water connections
74.12 Wayfinding.
DOWNTOWN AND COMMERCIAL FORM
& CHARACTER GUIDELINES
Development Permit Areas - 83
AREA
These guidelines apply to commercial development on all properties
designated Transit-Oriented Core, Transit-Oriented Residential, Mixed
Use, Historic Downtown Core, Civic Centre, and Corner Commercial.
PURPOSE
These guidelines are intended to act as additional objectives to the
General Form & Character Guidelines for commercial development in
areas where a compact, human-scaled, and pedestrian-oriented built
environment is key.
SITE PLANNING
Siting + Orientation
75. The siting of new buildings shall define the street wall by fronting
directly onto the street (at their zoning setback minimums) and/
or by aligning with adjacent buildings along the street, allowing
for variations of up to 1m for ground floors.
76. Wherever possible, locate off-site traffic control, utility and
transformer boxes away from major pedestrian pathways and
intersection waiting areas on adjoining public streets and open
spaces.
77.
In cases where a building cannot provide street wall definition,
street edge continuity shall be achieved through landscape
elements such as trees, fencing and hedging and/or architectural
features.
Outdoor Spaces
78. Establish "eyes on the street" and a strong street presence by
placing active uses in street-fronting ground floors or locating
active pedestrian outdoor spaces (e.g. plazas, courtyards)
to address fronting streets (e.g. extended porches, recessed
entries, and upper floor balconies).
79. Plazas and courtyards should be framed by buildings on
a minimum of two sides to create well defined edges. The
buildings should have active uses facing the plaza such as shop
entrances, food/beverage, or recreation with transparent window
glazing, entrances and patio/outdoor seating.
Vehicular Access + Parking
80. Off-street parking should be located underground or at the
back of buildings. "Tuck under" parking (e.g. open, ground-floor
parking) is preferred to surface parking.
ARCHITECTURE
Massing + Articulation
Development Permit Areas - 84
81. Reduce the apparent mass of buildings through building
orientation, articulation (e.g. balconies), roof treatment, and the
choice of exterior materials and colours.
82. Buildings along Fraser Highway east of 204th Street shall front
the street with a maximum 4 storey building height. Portions of
buildings on properties fronting Fraser Highway may be taller
than 4 storeys, provided these taller portions are set back from
the street wall through the use of a substantial balcony/terrace
or outdoor amenity area a minimum of 10 metres wide.
83. For commercial or mixed-use buildings, particularly along Fraser
Highway, 56th Avenue and Douglas Crescent streetscapes
between 204 Street and 206 Street:
∘
Encourage additional building face massing step backs
above the ground floor, through the use of façade articulation,
weather protection structures, material/colour changes, and
strong cornice lines, with an emphasis on locating balconies,
café/dining terraces, patios or outdoor amenity areas, on the
2nd floor and above, that overlook adjacent streetscapes.
∘
Building on the 'base, middle and top' building design ap
proach, align ground floor elements such as floor heights,
mid-cornice/horizontal building lines, window sills, weather
protection structures, and cornices/banding at the top of
ground floors with adjacent buildings to provide a robust, coor
dinated and pedestrian-friendly ground floor building expres
sion and commercial unit rhythm along key shopping streets.
∘
Design buildings with vertical columns, banding and features
that complement adjacent buildings and reinforce the appear
ance of a collection of narrow storefronts along key
shopping streets. Create façade articulation along primary
facades at intervals of 10-15 metres to reflect a pattern of
storefronts and/or residential units.
84. Design entrances to be safe, identifiable and attractive, e.g.
through use of roof elements that can also provide cover.
85. Single floor commercial buildings or single floor portions of
larger, multi-storey building complexes shall be designed to
exhibit a two-storey building height expression.
86. At least 50% of the ground floor building façade shall be glazed
to the exterior on street frontage sides.
Roofs
87. Where feasible, design rooftops to include gardens, "green roof"
technology, terraces, outdoor amenity spaces, and patios to
improve rooftop use, appearance and sustainable function.
88. Continuous weather protection (awnings/canopies) shall be
provided on all buildings along commercial streets. High quality,
weather-resistant structures are strongly encouraged, including
those incorporating glass, steel and non fabric elements.
Development Permit Areas - 85
89. Mechanical equipment on the roof of any building shall be
concealed by incorporating it within the building roof, or by
screening it in a way that is consistent with the character and
finishing of the building.
Materials + Colours
90. Finishing materials shall consist of glass and glazed window
wall systems, brick, stone, cementitious panels, architectural
concrete, pre-cast coloured concrete, or pre-finished metal.
Exposed, untreated concrete is prohibited. For buildings along
Fraser Highway, Douglas Crescent and 56 Avenue, between 204
and 206 Streets, the use of durable, warm colour materials, such
as brick and masonry, is strongly encouraged on ground floor
facades, and designers are encouraged to carry these material
treatments onto upper floor facades and features;
91. Building colours should provide visual interest.
LANDSCAPE ARCHITECTURE
Landscape Design
92.
Internal streets in large developments shall be lined with street
trees
SPECIAL CONSIDERATIONS
Lighting
93. Light sources should emit a warm tone of light.
94. Place lighting fixtures no higher than 6.0m from the ground
95. Where lamp standards and fixtures are exposed, the aesthetic
quality of these elements must be considered to ensure
integration with building and landscape design.
Signage
96. Signage throughout the downtown should be pedestrian oriented
with respect to location, orientation and scale.
97.
Rooftop, billboard and internally-lit plastic box signs are
discouraged. Pylon (standalone/freestanding) signs are prohibited
except on Service Commercial properties along the Langley
Bypass.
98. Update Sign Bylaw to include specific requirements for signage
in the Historic Downtown Langley.
Disruptive Impacts
99. Development fronting the SkyTrain guideway, and/or any
Development Permit Areas - 86
Provincial Highway, major arterial and railway, shall incorporate
measures to mitigate noise impacts and incorporate Canada
Mortgage and Housing Corporation's (CMHC) guidelines for
maximum acceptable levels of noise in dwellings, including
triple-glazed windows, additional wall insulation, sound
dampening or absorbing walls and cladding materials,
and concrete construction, solid glazed balconies, sound
absorptive landscaping and street tree plantings, and water
features.
100. Design mixed use developments to address any potentially
disruptive impacts such as noise, vibration or odor between
commercial and residential units, through the use of improved
insulation, ventilation system that exhaust at a locations with least
impact on both the sidewalk and residential livability, and sensitive
unit layout and room placement, (i.e. place noise-sensitive
residential rooms as far away as possible from commercial
areas).
MULTIFAMILY FORM & CHARACTER
Development Permit Areas - 87
GUIDELINES
AREA
These guidelines apply to residential development on all properties
designated Transit-Oriented Core, Transit-Oriented Residential, Mid Rise
Residential, Low Rise Residential, Low Rise Mixed Use, Ground-Oriented
Residential, Urban Residential, Suburban Residential, Historic Downtown
Core, and Civic Centre. These guidelines do not apply to single detached
homes, garden suites and carriage homes.
PURPOSE
These guidelines are intended to act as additional objectives to the
General Form & Character Guidelines for multifamily residential
development in areas where a compact, human-scaled, and pedestrian-
oriented built environment is key.
SITE PLANNING
Outdoor Spaces
101. All multi-family developments shall provide outdoor amenity
space, to include but not limited to, seating, landscaping, activities,
garden plots and children's play areas.
102. In multiple building developments, site buildings to wrap
courtyards and other landscaped spaces. Incorporate play areas
that are visible from ground-oriented and upper-storey dwellings.
Vehicular Access + Parking
103. Provide resident parking underground or in garages of ground-
oriented units.
104. Off-street parking shall be located underground or at the back of
buildings. "Tuck under" parking (e.g. open, ground-floor parking) is
preferred to surface parking.
Development Permit Areas - 88
105. Wherever possible, design driveways and lanes on private
property with a clear 8 metre width to accommodate Fire Truck
(Ladder) access and use. This 8 metre width can include a
driving surface and sidewalks, provided the entire 8 metre
width is constructed as a single monolithic slab and includes a
minimum 6 metre wide drive aisle.
ARCHITECTURE
Massing + Articulation
106. Building separation between multifamily apartments (4 storeys
and above) on the same parcel shall be a minimum of 10 -12
metres for the first 8 storeys, unless otherwise approved.
107. Reduce the apparent mass of buildings through building
orientation, articulation (e.g. balconies), roof treatment, and the
choice of exterior materials and colours.
108. Require ground floor units, wherever practical, to be ground
oriented with direct, gated access between units and public
streets and open spaces. These units should be elevated above
grade and include semi-private patios.
109. Require ground floor non-residential spaces (dining rooms, amenity
rooms, foyers, entrances), wherever practical, to provide clear
glazing, pedestrian access, patios and other features that visually
and physically interface with adjacent open space and streets.
Townhomes and Plex Homes
110a. Private patios and yards shall be provided for each unit. Private
yards are to measure a minimum of 4.5 metres deep, measured
outwards from the building face that directly abuts the private
yard. Yards fronting public streets may be reduced to 3 metres
deep, if additional landscaping and tree screening is provided.
110b. Where townhomes are directly adjacent to lots designated
Urban or Suburban Residential, building faces and balconies
shall be set back a minimum of 6 metres from shared property
lines. Smaller setbacks may be considered in side-to-side
building face conditions across property lines.
111. Avoid overly long rowhouse buildings (buildings should contain
no more than six units).
112. Individual units or small unit groupings are to be differentiated
to avoid monotonous repetition, through articulation of facades,
and variations in window, entry door, porch placement, roof
forms and lines, building materials, colours and design accents.
113. Facades of end or corner units facing streets, lanes and open
spaces are to be treated as front facades, with front entrances,
windows and porches, and similar façade articulation and
materials. Blank walls are prohibited.
114. For individual applications involving four or fewer units in one
Development Permit Areas - 89
building, encourage designs to reflect single detached home massing, facade treatments and roof lines.
Avoid 'mirror image' designs.
115. Minimize the appearance of garages and garage doors by recessing these features into the overall
façade and set behind building entrance features, porches or other façade projections. Where ever
possible, orient garages to internal driveways and lanes and away from street frontages.
116. Utilize high quality, low maintenance exterior cladding material such as cementitious siding, brick, stone,
treated wood on facades fronting streets, lanes and open spaces. Detailing and façade materials shall
be carried around side elevations to minimize blank/undifferentiated side yard elevations.
117. Building siting and design features, including balconies and rooftop patios, must consider privacy for on-
site and neighbouring users and prevent overlook into adjacent properties, yards, patios, and windows.
Rooftop patios shall not face properties designated Suburban or Urban Residential in the OCP. Rooftop
patios are to be designed to minimize sound transfer to rooms underneath the rooftop patio and adjacent
units, and provide opportunities for shade producing structures.
118. Visually impermeable privacy screening is required between porches adjacent to units and patios,
including rooftop patios. Landscape screening and opaque fencing is required where individual unit yards
directly abut other unit yards on adjacent properties.
119. Require a minimum 9 metre separation distance between buildings that face each other. A minimum 8
metre separation may be considered for short distances, if necessary due to constrained sites.
120. Design internal driveways, lanes and pedestrian paths, wherever possible, to be pedestrian-friendly and
well-lit, and include decorative paving and traffic calming features, landscaping and trees.
121. Locate and screen outdoor cooling and heating apparatus and vents to minimize visual, aesthetic and
noise impacts.
122. Require low and vertically-aligned fencing and landscaping for units facing streets, lanes and public open
spaces.
123. Roofs are encouraged to reflect the designs of nearby buildings' roofs, especially when nearby roofs are
peaked.
124. When reducing the footprint of the 3rd floor of a plex-home, step backs are encouraged to be provided
in a way that maximizes sensitive interfaces with neighbouring buildings (e.g. greater step backs beside
shorter buildings).
125. Active transportation connectivity and access to transit should be considered as part of the site plan
layout and design.
126. Prioritize areas for vegetable gardens and flower beds as part of outdoor amenity spaces.
127. Landscape plans are to include additional trees wherever practical, aiming for a target of at least one new
tree per unit.
128. Townhome driveways are required to be either sized according to parking space dimensions in the
Zoning Bylaw or are not permitted.
LANDSCAPE ARCHITECTURE
Landscape Design
129. Utilize a layering of elements - including but not limited to ample landscaping, stoops, porches, patios and
street-facing stairs - to transition between private-use and the public realm.
130. A minimum landscape strip of 1.5 meters is required adjoining a public road.
Development Permit Areas - 90
SERVICE COMMERCIAL, MIXED
EMPLOYMENT AND INDUSTRIAL FORM &
CHARACTER GUIDELINES
AREA
These guidelines apply to commercial and industrial development on all
properties designated Mixed Employment, Service Commercial, and Industrial.
PURPOSE
These guidelines are intended to act as additional objectives to the General
Form & Character Guidelines for commercial and industrial development
in areas where auto-oriented uses are common and considerations around
safety and circulation are key.
SITE PLANNING
Siting + Orientation
131. Site buildings along the street edge to create definition, where possible.
132. If possible, design sites and site buildings with long-term pedestrian-
oriented re-development and infill in mind, wherever possible.
133. Pedestrian walkways though parking lots shall be provided to ensure
safe and convenient access to building entrances.
134. Minimize the number and width of curb cuts. Provide a maximum of
one curb cut for a mid-block sites and a maximum of two curb cuts, if
necessary for a corner sites.
Vehicular Access + Parking
Development Permit Areas - 91
135. Mitigate the impact of parking lots by locating them under
buildings, or at the back or side of buildings.
ARCHITECTURE
Office Building + Parks
136. Office buildings shall employ modern architectural forms utilizing
high quality glass and metal finishes.
56 Avenue & 200 Street
137. Buildings on 56 Avenue and buildings on 200 Street shall be
oriented to these respective streets with parking and service
access located to the rear.
138. Building facades along 56 Avenue and 200 Street shall be
articulated and glazed to present an attractive streetscape.
LANDSCAPE ARCHITECTURE
Landscape Design
139. Provide a minimum 3.0 metre wide landscaped area between
parking areas and drive isles and public streets / sidewalks by
planting trees, shrubs and low walls that screen cars from view
while allowing eye level visibility into the site.
140. New developments in these areas shall plant additional street
trees along their frontages, whether on the public right of way or
on-property.
141. Screen outdoor storage areas with shrubs and/or fencing.
Development Permit Areas - 92
HAZARD GUIDELINES
AREA
These guidelines apply to properties that have within them lands with
slopes of 20% or greater and land within 20m of slopes that are 20%
or greater, as shown on Map 12.
PURPOSE
These guidelines are intended to protect development from
hazardous conditions on lands with steep slopes where land slip and
erosion may impact the safety of people, property, and buildings.
1.
A geotechnical assessment report is required for development
on a parcel subject to this development permit to determine risks
from natural hazards and required mitigation measures to the
satisfaction of the City.
2.
Avoid developing on land with slopes over 30%.
3.
No development shall take place which is likely to result in
erosion, sloughing, excessive run-off or siltation within or
adjacent to the Development Permit Area.
4.
Buildings, structures and paved surfaces shall be located away
from areas subject to erosion, sloughing or landslip or damage
there from.
5.
Appropriate measures shall be put in place to direct surface run-
off away from areas subject to erosion and sloughing and from
downstream developed lands unless the downstream services
are designed to accommodate the increased storm water load.
6.
Contain any excessive run-off, erosion or siltation at the clearing
and construction stage and for the completed development.
7.
Buildings, structures and paved surfaces shall be sited so as
to preserve natural vegetation on the steeper slopes, minimize
cutting into slopes and avoid the use of retaining walls over 1.5
metres [4.92 ft.] in height.
8.
Terrace retaining walls with sufficient width to allow plantings
and maintenance. Lock style retaining walls are not permitted.
9.
Protect slopes identified as unsuitable for development by a
geotechnical report through dedication to the City, rezoning, or
Restrictive Covenants in accordance with Section 219 of the
Land Title Act.
Development Permit Areas - 93
ENVIRONMENTALLY SENSITIVE
AREA GUIDELINES
AREA
These guidelines apply to properties that have environmentally
sensitive areas (ESA) within them as shown on Map 13.
PURPOSE
These guidelines are intended to protect the natural environment, its
ecosystems, and biological diversity where healthy riparian habitat,
watercourses, and tree stands are key to achieving the OCP's key
directions and policies related to mitigating the impacts of climate
change and enhancing biodiversity.
1.
Development in ESAs ranked as moderate to high value is
prohibited.
2.
Development in ESAs ranked as moderately low to low value is
strongly discouraged and shall maintain ecological connectivity
and function where possible.
3.
Ensure development results in no net loss of habitat area.
Where loss of habitat is unavoidable, replace the value of lost
habitat at a ratio of 2:1.
4.
Locate and design development to protect, complement and
enhance ESA values, including natural areas, landforms, and
hydrological function.
5.
Applicants may be required to provide a detailed environmental inventory study
and/or environmental impact assessment in accordance with the requirements of
the B.C. Ministry of Environment.
6.
Applications affecting environmentally sensitive areas shall be reviewed in
consultation with the B.C. Ministry of Environment, the Department of Fisheries
and Oceans, and the Kwantlen First Nation (where applicable).
7.
Development must be set back from sensitive areas to minimize any impacts
on riparian habitat in accordance with the methods for determining streamside
protection and enhancement areas under the Riparian Areas Protection
Regulation, and the recommendations of a Qualified Environmental Professional
(QEP).
8.
Land development projects shall adhere to Land Development Guidelines for the
Protection of Aquatic Habitat prepared by the B.C. Ministry of Environment and
the Department of Fisheries and Oceans.
9.
Habitat protection boundaries shall be formalized through dedication to the City,
rezoning, or Restrictive Covenants in accordance with Section 219 of the Land
Title Act.
10. Applicants may be required to provide an arborist's report and tree replacement
plan, for the subject development site and potentially adjacent properties as well,
complete with security for replanting prior to issuance of a development permit.
11.
Any subdivision of land shall consider natural features including topography,
mature trees, creeks and ravines;
12. An arborist's report and tree replacement plan, complete with security for
replanting, may be required by the Approving Officer prior to subdivision approval.
06
06. IMPLEMENTATION
Implementation - 96
ENGINEERING SERVICES POLICIES
Engineering services comprise the basic infrastructure need for sustaining the City of
Langley and its residents, and the future growth as envisioned by the land uses and
policies of this OCP. The following objectives are key to successfully implementing the
OCP, and ensuring the needs of a growing City are met.
WATER SUPPLY
6.1.
Ensure an uninterrupted high quality water supply and distribution network to
serve the projected population for the year 2050.
SANITARY SEWER/WASTEWATER
6.2.
Ensure adequacy of the sanitary sewerage network for all new development
and employ required upgrades to accommodate and guide projected growth to
the year 2050.
STORMWATER MANAGEMENT
6.3.
Ensure system adequacy for facilitating anticipated changes in land use and
density.
6.4.
Require on-site retention/detention of storm water for redevelopment projects
(densities higher than single family).
6.5.
Identify appropriate storm water servicing requirements for single family home
developments in Suburban Residential land use areas.
6.6.
Proceed with future development and re-development while protecting and
enhancing the overall health of streams/creeks in the City.
SOLID WASTE MANAGEMENT
6.7.
Work with Metro Vancouver to achieve it's long term zero waste goals.
TRAFFIC/TRANSPORTATION
6.8.
Achieve transportation-related objectives outlined in the City's Official
Community Plan by contributing to a sustainable community and multi-modal
transportation access to and within the City.
Implementation - 97
ALIGNMENT WITH OTHER PLANS
Langley City has many plans and strategies that provide direction for planning and
development, the environment, transportation, engineering, and parks, recreation, and
culture. Some of these plans and strategies already generally align with the OCP and
may require a small update, while others may require a rethink in the approach and
the outcomes.
In other instances, there are gaps in strategic direction and oversight for important
geographic areas or topics within the city. Regardless, updates or creation of new
plans or strategies must consider and align with the OCP.
PLANS TO UPDATE
There are a number of plans that have a direct impact on the growth and development
of the city that should be updated following adoption of the OCP as part of the
implementation strategy. The following is a list of plans that must be updated and
undergo a critical review to align with the vision, policies and regulations of this OCP.
- Zoning Bylaw
- Affordable Housing Strategy
- GHG Targets & Reductions Strategy
- Parks, Recreation, & Culture Master Plan
- Master Transportation Plan
- Infrastructure & Servicing Master Plans
- Development Cost Charge Bylaw
- Economic Development Strategy
- Subdivision & Development Servicing Bylaw
- Engineering Design Criteria Manual
- Hazard Risk & Vulnerability Analysis
- Sign Bylaw
PLANS & STRATEGIES TO CREATE
The following plans and policies do not exist and would further support the vision,
policies, and regulations of this OCP.
- Community Safety & Policing Strategy
- Urban Forest Plan and/or Tree Management Bylaw
- Amenity Contributions and Bonusing Policy
- Glover Road Innovation Boulevard Plan
- Public Realm Plan for SkyTrain Guideway and Core & Shoulder Streets
- Heritage Resource Reference Guide
Implementation - 98
MONITORING PROGRESS
The long term vision described in this plan and its accompanying objectives and
policies will take many years to achieve. To ensure the City is headed in the right
direction, this section provides a high-level framework to help City Council, City staff,
and the broader community measure and monitor progress.
In order to measure and monitor progress, the following types of reports are expected
to be created by staff and received by Council:
- an annual summary detailing development activity and alignment with the OCP's
land use plan.
- a comprehensive OCP implementation report completed every five years.
Aligned with Census data, a baseline report can be completed using the 2021
Census. The comprehensive report should include a set list of indicators to
monitor against the OCP's five Goals. These indicators will be developed once the
OCP is adopted.
07. REGIONAL CONTEXT
STATEMENT
07
Regional Context Statement - 100
REGIONAL CONTEXT STATEMENT
The purpose of the Regional Context Statement is to identify the relationship
between the Official Community Plan and Metro Vancouver's Regional Growth
Strategy (RGS) and how the OCP will be made consistent with the RGS over time.
Metro Vancouver's RGS includes 5 goals to help shape land use and future
development across the region.
Goal 1 | Create a Compact Urban Area
Goal 2 | Support a Sustainable Economy
Goal 3 | Protect the Environment and Respond to Climate Change Impacts
Goal 4 | Develop Complete Communities
Goal 5 | Support Sustainable Transportation Choices
The following pages outline the relationship between the RGS & this plan, and more
specifically, the way in which this OCP's policies address each one of the five goals.
Regional Context Statement - 101
RGS GOAL 1: CREATE A COMPACT URBAN AREA
As a fully built out city 10km2 in area, Langley City can only grow through redevelopment and by
intensifying existing land uses. The land use policies within this OCP focus that growth in close
proximity to transit, park amenities, services, and infrastructure. (Chapter 3 - Growth, Land Use, &
Design)
Strategy 1.1 - Contain Urban Development within the Urban Containment Boundary (UCB)
Strategy 1.1.3a
Depict the UCB on a map
See Map 1 - Regional Context Map
Strategy 1.1.3b
Provide municipal population,
dwelling unit, and employment
projections and demonstrate how
municipal plans will work towards
accommodating the projected
growth within the UCB
See growth allocation in chapter 03. Growth, Land Use &
Design, aligned with the following projections and land use
capacity figures:
YEAR
POPULATION
JOBS
HOUSEHOLDS
2019
28,085
16,293
12,866
2035
35,481
20,087
16,901
2050
41,438
22,185
20,125
Unit Type
Current Units
Total Capacity
Apartment
7,260
24,713
Duplex &
Townhouse
1,945
6,094
Single
Detached
3,760
3,046
Strategy 1.2 - Focus Growth in Urban Centres and Frequent Transit Development Areas
(FTDA)
Strategy 1.2.6a
Provide population, dwelling unit
and employment projections for
Urban Centres and Frequent
Transit Development Areas
Approximately 91% of Langley City's new households and 99%
of jobs are anticipated to be located in the Langley Regional City
Centre by 2050.
YEAR
POPULATION
JOBS
HOUSEHOLDS
2019
17,694
16,130
9,392
2035
24,558
19,886
13,063
2050
30,074
21,960
15,997
Regional Context Statement - 102
Strategy 1.2.6b i
Identify location and boundaries
of Urban Centres
See Map 1 - Regional Context Map.
Strategy 1.2.6b ii
Focus growth and development
in Urban Centres
See Map 3 - Land Use and Policy 1.1 Residential
Development Options focusing growth and development within
areas aligned with the regional Urban Centre.
Strategy 1.2.6b iii
Encourage office development
See Policy 4.6 Incentivize Office
Strategy 1.2.6b iv
Reduce parking in Centres where
appropriate
See policies in policy section 2. A Highly Connected City
Aligned with Rapid Transit, including:
-
Policy 2.20 Public Parking
-
Policy 2.21 Reduce Parking Requirements
-
Policy 2.22 Shared Parking
-
Policy 2.26 Vehicle Parking
Strategy 1.2.6c i
Identify location
Strategy 1.2.6e
Ensure Industrial, Mixed
Employment, or Conservation
and Recreation policies prevail in
Urban Centres and FTDAs
See Map 3 - Land Use with respect to Industrial, Mixed Employment,
New Civic Facilities, New Park & Open Spaces and Map 11 - Parks &
Open Space.
See policies in policy section 3. A Safe & Inclusive City Rich with
Community Amenities, including:
-
Policy 3.2. New Public Space
-
Policy 3.3 SkyTrain Stations
-
Policy 3.31-3.32 Density Bonusing & Community Amenities
See policies in policy section 4. A Responsive Economy that Creates
New Jobs, including:
-
Policy 4.2. New Zones
-
Policy 4.4 Mixed Employment
-
Policies 4.7-4.10.
Regional Context Statement - 103
Strategy 1.2.6f i
Minimize the impacts of urban
uses on industrial activities
See Map 3 - Land Use.
Mixed Employment area helps buffer core area from adjacent land uses.
Strategy 1.2.6f ii
Encourage safe and efficient
transit, cycling, and walking
See Map 5 - Active Transportation
See policies in policy section 2. A Highly Connected City Aligned with
Rapid Transit
Strategy 1.2.6f iii
Implement transit priority
measures where appropriate
See policies in policy section 2. A Highly Connected City Aligned with
Rapid Transit including:
-
Policy 2.1 Hierarchy of Transportation
-
Policies 2.28-2.32 Public Transit
Strategy 1.2.6f iv
Support district and renewable
energy where appropriate
See General Environmental Guidelines in chapter 05. Development
Permit Areas and policy section 5. Environmental Solutions to Fight
Climate Change.
Strategy 1.3 - Protect rural areas from urban development
Strategy 1.3.3a
Identify rural areas and their
boundaries on a map
N/A - no Rural areas designated in City of Langley
Strategy 1.3.3b
Limit development to be
consistent with the intent for rural
land use (scale, form, density)
and is compatible with sewer
servicing
N/A - no Rural areas designated in City of Langley
Regional Context Statement - 104
Strategy 1.3.3c i
Specify the allowable density and
form for rural land uses
N/A - no Rural areas designated in City of Langley
Strategy 1.3.3c ii
Support agricultural uses within
and outside the ALR
See Map 3 - Land Use with respect to the agricultural land use
designation.
Regional Context Statement - 105
RGS GOAL 2: SUPPORT A SUSTAINABLE ECONOMY
Langley City is a job magnet. In 2016, over 2,000 more workers commuted into the City than commuted out
of the City. Langley City also provides significant industrial and mixed employment areas that will allow a
range of future industrial and commercial uses. The economic policies are outlined primarily in policy section
4. A Responsive Economy that Creates New Jobs.
Strategy 2.1 - Promote land development patterns that support a diverse regional economy and em
ployment close to where people live
Strategy 2.1.4a
Support economic development in urban
centres, frequent transit development
areas, industrial and mixed-employment
areas
See Policies in policy section 4. A Responsive Economy that
Creates New Jobs, including:
-
Policy 4.2. New Zones
-
Policy 4.4 Mixed Employment
-
Policies 4.7-4.10.
Strategy 2.1.4b
Support the development of office space
in Urban Centres, through policies such
as zoning that reserves land for office
uses, density bonus provisions to en
courage office development, variable
development cost charges, and/or other
financial incentives
See Policies in 4. A Responsive Economy that Creates New
Jobs, including:
-
Policy 4.6 Incentivize Office
Strategy 2.1.4c
Discourage major commercial and
institutional development outside Urban
Centres or FTDAs
See Map 3 - Land Use and chapter 03. Growth, Land Use
& Design which preclude major commercial or institutional
development outside the Urban Centre.
Strategy 2.1.4d
Show how the economic development
role of Special Employment Areas, post
secondary institutions and hospitals are
supported through
land use and transportation policies
The Innovation Boulevard (Policies 4.15 - 4.18) supports the
creation of an Innovation Boulevard Master Plan as a key
economic development strategy.
Kwantlen Polytechnic University is located within the City Centre
and is supported in Policies 4.15-4.18, and 4.22.
Strategy 2.2 - Protect the supply of industrial land
Strategy 2.2.4a
Identify Industrial areas and their
boundaries on a map
See Map 3 - Land Use Plan
Strategy 2.2.4b i
Support and protect industrial uses
See Policies in 4. A Responsive Economy that Creates New
Jobs, including:
-
Policies 4.7 - 4.12
Strategy 2.2.4b ii
Support appropriate accessory uses,
including commercial space and caretak
er units
See Policies in 4. A Responsive Economy that Creates New
Jobs, specifically:
-
Policy 4.9 Industrial Definition
Strategy 2.2.4b iii
Exclude uses which are inconsistent with
the intent of industrial uses
See Policies in 4. A Responsive Economy that Creates New
Jobs, specifically:
-
Policy 4.9 Industrial Definition
Strategy 2.2.4b iv
Encourage better utilization and
intensification of industrial areas for
industrial activities
See Policies in 4. A Responsive Economy that Creates New
Jobs, including:
-
Policy 4.9 Industrial Definition
-
Policy 4.11 Employment Densification
Regional Context Statement - 106
Strategy 2.2.4c
Identify the Mixed Employment areas and
their boundaries on a map.
See Map 3 - Land Use. While the Mixed Employment land use
designation has slightly shifted in locations, this OCP represents
a net increase in Mixed Employment designated lands.
Strategy 2.2.4d i
In Mixed Employment areas, support a
mix of industrial, commercial, office and
other related employment uses while
maintaining support for established
industrial areas
The Mixed Employment land use designation allows the greatest
flexibility and diversity of employment uses, including office,
research and post secondary educational uses. More specifically
it allows:
-
Mixed use: Light industrial & Commercial
-
Light industrial
-
Commercial
Strategy 2.2.4d ii
In Mixed Employment areas, allow
large and medium format retail, where
appropriate.
The Mixed Employment land use designation allows buildings up
to 6 storeys in height and up to 3.0 FAR in density.
Strategy 2.2.4d iii
In Mixed Employment areas, concentrate
commercial and other major trip-
generating uses in urban centres and
Frequent Transit Development Areas
The Mixed Employment land use designation is entirely within the
regionally designated Langley Regional City Centre.
Strategy 2.2.4d iv
Where Mixed Employment areas are
located within Urban Centres or Frequent
Transit Development Areas, support
higher density commercial development
and allow employment and service
activities
The Mixed Employment land use designation allows buildings up
to 6 storeys in height and up to 3.0 FAR in density.
Strategy 2.2.4d v
In Mixed Employment areas, allow
low density infill / expansion based
on currently accepted local plans and
policies in Mixed Employment areas and
support increases in density only where
the Mixed Employment area has transit
service or where an expansion of transit
service has been identified in TransLink's
strategic transportation plans for the
planned densities.
All Mixed Employment lands are in close proximity to future
planned SkyTrain stations. As such, the Mixed Employment land
use designation allows buildings up to 6 storeys in height and up
to 3.0 FAR in density.
Strategy 2.2.4d vi
In Mixed Employment areas, exclude
residential uses, except for an accessory
caretaker unit.
The Mixed Employment land use designation excludes residential
uses, but allows a caretaker dwelling unit.
Strategy 2.2.4e
Include policies that help reduce
environmental impacts and promote
energy efficiency.
See Sustainability policies (5.1 - 5.2), Mitigation of Climate
Change policies (5.3 - 5.6), Sustainable Infrastructure policies
(5.8 - 5.13) in 5. Environmental Solutions to Fight Climate
Change and General Environmental Guidelines in chapter 05.
Development Permit Areas
Regional Context Statement - 107
Strategy 2.3 - Protect the supply of agricultural land and promote agricultural viability with an
emphasis on food production
Strategy 2.3.6a
Specify the Agricultural areas and their
boundaries on a map
See Map 3 - Land Use Plan
Strategy 2.3.6b i
Assign appropriate regional land use
designations that support agricultural
viability and discourage non-farm uses
that do not complement agriculture.
See agricultural areas in Map 3 - Land Use Plan and the
Agriculture land use designation in chapter 03. Growth, Land
Use & Design which maintains existing agricultural activities and
prevents non-farm development.
Strategy 2.3.6b ii
Discourage subdivision of agricultural
land leading to farm fragmentation
The Agriculture land use designation includes a minimum lot size
of 2.0 hectares and does not support further subdivision.
Strategy 2.3.6b iii
Where possible, maintain and improve
transportation, drainage and irrigation
infrastructure to support agricultural
activities.
See Map 10 - Storm Drainage System
Strategy 2.3.6b iv
Manage the agricultural-urban interface
to protect the integrity and viability of
agricultural operations
The focus of agricultural policies in the OCP is to expand food
production (i.e. community gardens) in urban areas given the very
few agricultural parcels that exist in Langley City.
See Policy 5.19 Food and Agriculture
Strategy 2.3.6b v
Demonstrate support for economic
development opportunities for agricultural
operations
See Policy 5.19 Food and Agriculture
Strategy 2.3.6b vi
Encourage the use of agricultural land,
with an emphasis on food production
See Policy 5.19 Food and Agriculture
Strategy 2.3.6b vii
Support educational programs that
provide information on agriculture
See Policy 5.19 Food and Agriculture
Regional Context Statement - 108
RGS GOAL 3: PROTECT THE ENVIRONMENT AND RESPOND TO
CLIMATE CHANGE IMPACTS
The Official Community Plan plays an important role in managing land use and development to maintain the
health and well-being of the community and its environment in perpetuity. The environmental policies are
outlined primarily in Policy Section 5. Environmental Solutions to Fight Climate Change.
Strategy 3.1 - Protect Conservation and Recreation lands
Strategy 3.1.4 a
Identify Conservation and Recreation
areas and their boundaries on a map
See Map 3 - Land Use Plan
Strategy 3.1.4b i
Support the protection of Conservation
and Recreation areas that are consistent
with public service infrastructure,
including drinking water supply
See Map 3 - Land Use Plan with respect to Parks & Open Space
& New Parks & Open Space land use designations, and Map 10 -
Parks & Open Space.
See policy section 3. A Safe & Inclusive City Rich with
Community Amenities, which includes Parks and Public Spaces
policies (3.1 - 3.17).
Strategy 3.1.4b ii
Support the protection of Conservation
and Recreation areas that are consistent
with environmental conservation
The Parks & Open Space land use designation is intended to
protect and enhance park spaces and environmentally sensitive
areas.
See Map 11 - Parks & Open Space which aligns with Map 13 -
Natural Environment DPA, Environmentally Sensitive Areas.
Strategy 3.1.4b iii
Support the protection of Conservation
and Recreation areas that are consistent
with recreation, primarily outdoor
The Parks & Open Space land use designation is intended to
protect and enhance park spaces and environmentally sensitive
areas.
See Map 11 - Parks & Open Space which aligns with existing
and proposed new bike routes and trails on Map 5 - Active
Transportation.
Strategy 3.1.4b iv
Support the protection of Conservation
and Recreation areas that are consistent
with education, research and training
facilities.
The Parks & Open Space land use designation is intended to
protect and enhance park spaces and environmentally sensitive
areas. Schools and small-scale institutional facilities are allowed in
select City parks.
Strategy 3.1.4b v
Support the protection of Conservation
and Recreation areas that are consistent
with commercial uses, tourism activities,
and public amenities.
The Parks & Open Space land use designation is intended to
protect and enhance park spaces and environmentally sensitive
areas. Small-scale institutional and commercial uses are allowed
in select City parks.
Regional Context Statement - 109
Strategy 3.1.4b vi
Support the protection of Conservation
and Recreation areas that are consistent
with agricultural use
See Map 3 - Land Use Plan
Strategy 3.1.4c
Buffer Conservation and Recreation
areas from activities in adjacent areas
See chapter 05. Development Permit Areas which establish
several guidelines for development to ensure the protection of the
ESAs through buffering and landscaping strategies to maintain
privacy of adjacent lands.
Strategy 3.2 - Protect and enhance natural features and their connectivity
Strategy 3.2.4
Include policies and/or maps that
indicate how ecologically important
areas and natural features will be
managed.
See Development Permit Area guidelines for Hazards and
Environmentally Sensitive Areas as well as Map 12 - Natural
Hazards DPA and Map 13 - Natural Environmental DPA.
Strategy 3.2.5.
Develop and manage municipal
components of the Metro Vancouver
Regional Recreation Greenway Network
and connect community trails, bikeways
and greenways to the Regional
Recreation Greenway Network where
appropriate.
See Map 5. Active Transportation and policies in policy section
2. A Highly Connected City Aligned with Rapid Transit,
including:
-
Policies 2.8-2.12 Walking, Cycling, and Rolling
-
Policy 2.33 Collaborate with Adjacent Municipalities
Strategy 3.2.6
Identify measures to protect, enhance
and restore ecologically important
systems, features, corridors and
establish buffers where important.
See policies in policy section 5. Environmental Solutions to
Fight Climate Change, particularly policies 5.14 - 5.20.
See chapter 05. Development Permit Areas which establish
several guidelines for development to ensure the protection and
restoration of ESAs.
Strategy 3.2.7
Consider watershed and ecosystem
planning and/or Integrated Stormwater
Management Plans
See policies in policy section 5. Environmental Solutions to
Fight Climate Change, including:
-
Policy 5.10 Integrated Storm Water Management Planning
-
Policy 5.25 Integrated Storm Water Management Planning
Strategy 3.3 - Encourage land use and transportation infrastructure that reduce energy consumption
and greenhouse gas emissions, and improve air quality
Strategy 3.3.4a
Identify how municipalities will use their
land development and transportation
strategies to meet their GHG reduction
targets.
Assignment of Growth (Chapter 3) and land development policies
aim to concentrate development in high density, mixed use centres
to maximize energy efficiency and support walking, biking and
public transit use. Climate action policies including GHG emission
targets are outlined in policy section 5. Environmental Solutions
to Fight Climate Change.
Strategy 3.3.4b
Identify policies/programs that reduce
energy consumption and GHG
emissions, and improve air quality
from land use and transportation
infrastructure.
See policies in policy section 5. Environmental Solutions to
Fight Climate Change, including:
-
Policies 5.3 - 5.6 Mitigation of Climate Change
-
Policy 5.8 Infrastructure Standards
-
Policy 5.9 Green Infrastructure
-
Policy 5.12 Natural Asset Management
-
Policy 5.19 Urban Forest
-
Policy 5.21 Pollutant Interceptors
-
Policy 5.25 Green Buildings
Regional Context Statement - 110
Strategy 3.3.4c
Focus infrastructure and amenity
investments in Urban Centres and
Frequent Transit Development Areas
along TransLink's Frequent Transit
Network.
See Map 11 - Parks & Open Space with respect to locations for
new plazas or open spaces and greenways which are primarily
located within the Langley Regional City Centre.
See policies in policy section 3. A Safe and Inclusive City Rich
with Community Amenities, including:
-
Policies 3.2 - 3.3 Parks & Public Spaces
Strategy 3.3.4d
Implement land use policies and
development control strategies
which support integrated storm water
management and water conservation
objectives.
See policies in policy section 5. Environmental Solutions to
Fight Climate Change, including:
-
Policies 5.8 - 5.13
See General Environmental Guidelines in chapter 05.
Development Permit Areas
Strategy 3.4 - Encourage land use and transportation infrastructure that improve the ability to with
stand climate change impacts and natural hazard risks
Strategy 3.4.4
Include policies to encourage settlement
patterns that minimize risks associated
with climate change and natural hazards
See chapter 05. Development Permit Areas with respect to
guidelines for Hazards and Environmentally Sensitive Areas
as well as Map 12. Natural Hazards DPA and 13. Natural
Environmental DPA
See Policy 5.7 Flooding Hazards.
Strategy 3.4.5
Consider incorporating climate change
and natural hazard risk assessments into
the planning and location of municipal
utilities, assets and operations.
See policies in policy section 5. Environmental Solutions to
Fight Climate Change, including:
-
Policy 5.7 Flooding Hazards
-
Policy 5.8 Infrastructure Standards
See chapter 06. Implementation with respect to the List of Plans
to Update, including Hazard Risk and Vulnerability Analysis
(HRVA).
Regional Context Statement - 111
RGS GOAL 4: DEVELOP COMPLETE COMMUNITIES
As Langley City continues to grow, each neighbourhood will accommodate new residents, with a greater
diversity of uses and densities in strategic locations across the City. The complete community policies are
outlined primarily in Policy Section 1. Affordable Living & Diverse Housing for All Generations and Policy
Section 3. A Safe and Inclusive City Rich with Community Amenities.
Strategy 4.1 - Provide diverse and affordable housing choices
Strategy 4.1.7a i
Articulate the need for diverse housing
options
See policies in policy section 1. Affordable Living & Diverse
Housing for All Generations.
Strategy 4.1.7a ii
Increase the supply and diversity of the
housing stock through infill development,
compact housing forms and density.
See policies in policy section 1. Affordable Living & Diverse
Housing for All Generations, including:
-
Policies 1.1.1 - 1.1.4 Residential Development Options
-
Policies 1.4.1 - 1.4.3 Diverse & Balanced Housing
Strategy 4.1.7a iii
Create supply of affordable rental
housing, in collaboration with federal and
provincial governments.
See policies in policy section 1. Affordable Living & Diverse
Housing for All Generations, including:
-
Policies 1.6 - 1.12 Rental and Non-Market Housing
-
Policy 1.21 Partner with Non-Profits & Senior Governments
Strategy 4.1.7a iv
Encourage affordable housing
development through measures such
as reduced parking requirements,
streamlined approval processes, below
market leases of publicly owned property.
See policies in policy section 1. Affordable Living & Diverse
Housing for All Generations, including:
-
Policy 1.6 Density Bonus
-
Policy 1.8 Incentives for Affordable Housing
-
Policy 1.10 City-Owned Land
Strategy 4.1.8a
Implement Housing Action Plans which
assess local housing market conditions
by tenure
See chapter 03. Growth, Land Use & Design with respect to
Housing Needs.
See policies in policy section 1. Affordable Living & Diverse
Housing for All Generations, including:
-
Policy 1.15 Mixed Tenure Redevelopments
-
Policy 1.16 Rental Housing
-
Policy 1.17 Specific Unit Types
Langley City's Affordable Housing Strategy is noted as a "Plan to
Update" in chapter 06. Implementation.
Strategy 4.1.8b
Implement Housing Action Plans which
identify housing priorities
See chapter 03. Growth, Land Use & Design with respect to
Housing Needs.
See policies in policy section 1. Affordable Living & Diverse
Housing for All Generations, including:
-
Policy 1.4 Diverse & Balanced Housing
-
Policy 1.16 Rental Housing
-
Policy 1.17 Specific Unit Types
Langley City's Affordable Housing Strategy is noted as a "Plan to
Update" in chapter 06. Implementation.
Regional Context Statement - 112
Strategy 4.1.8c
Implement Housing Action Plans which
identify implementation measures within
the jurisdiction
See chapter 03. Growth, Land Use & Design with respect to
Housing Needs.
See policies in policy section 1. Affordable Living & Diverse
Housing for All Generations.
Langley City's Affordable Housing Strategy is noted as a "Plan to
Update" in chapter 06. Implementation.
Strategy 4.1.8d
Implement Housing Action Plans which
encourage the supply of new rental
housing
See chapter 03. Growth, Land Use & Design with respect to
Housing Needs.
See policies in policy section 1. Affordable Living & Diverse
Housing for All Generations, including:
-
Policy 1.4 Diverse & Balanced Housing
-
Policy 1.8 Incentives for Affordable Housing
-
Policy 1.15 Mixed Tenure Redevelopments
-
Policy 1.16 Rental Housing
-
Policy 1.20 Strata Conversion
Langley City's Affordable Housing Strategy is noted as a "Plan to
Update" in chapter 06. Implementation.
Strategy 4.1.8e
Implement Housing Action Plans which
identify opportunities to secure additional
affordable housing units (working with
other levels of government)
See chapter 03. Growth, Land Use & Design with respect to
Housing Needs.
See policies in policy section 1. Affordable Living & Diverse
Housing for All Generations, including:
-
Policies 1.6 - 1.12 Rental and Non-Market Housing
-
Policy 1.21 Partner with Non-Profits & Senior Governments
Langley City's Affordable Housing Strategy is noted as a "Plan to
Update" in chapter 06. Implementation.
Strategy 4.1.8f
Implement Housing Action Plans
which cooperate with and facilitate the
activities of the Metro Vancouver Housing
Corporation.
See policies in policy section 1. Affordable Living & Diverse
Housing for All Generations, including:
-
Policy 1.21 Partner with Non-Profits & Senior Governments
Langley City's Affordable Housing Strategy is noted as a "Plan to
Update" in chapter 06. Implementation.
Strategy 4.2 - Develop healthy and complete communities with access to a range of services and
amenities
Strategy 4.2.4a
Support compact, mixed use, transit,
cycling and walking oriented communities
See Map 3 - Land Use along with chapter 03. Growth, Land
Use & Design and policy sections 1. Affordable Living
& Diverse Housing for All Generations and 2. A Highly
Connected City Aligned with Rapid Transit
Strategy 4.2.4b
Locate community, arts, cultural,
recreational, institutional, medical/health,
social service, education facilities and
affordable housing development in Urban
Centres or areas with good access to
transit
See Map 3 - Land Use.
See policies in policy section 3. A Safe & Inclusive City Rich
with Community Amenities, including:
-
Policies 3.18 - 3.22 Heritage, Arts, & Culture
-
Policies 3.23 - 3.27 City for All
-
Policy 3.32 Community Amenities
Regional Context Statement - 113
Strategy 4.2.4c
Provide public spaces and other place-
making amenities for increased social
interaction and
community engagement.
See Map 11 - Parks & Open Space.
See policies in policy section 03. A Safe and Inclusive City
Rich with Community Amenities, including:
-
Policies 3.18 - 3.22 Heritage, Arts, & Culture
-
Policies 3.23 - 3.27 City for All
-
Policy 3.32 Community Amenities
Strategy 4.2.4d
Support active living through the
provision of recreation facilities, parks,
trails, and safe and inviting pedestrian
and cycling environments
See Map 11 - Parks & Open Space.
See policies outlined in policy section 03. A Safe and Inclusive
City Rich with Community Amenities, including:
-
Policies 3.1 - 3.17 Parks & Public Space
Strategy 4.2.4e
Support food production and distribution
throughout the region
See Policy 5.19 Food and Agriculture
Strategy 4.2.4f
Assess overall health implications
of proposed new communities,
infrastructure and transportation services,
including air quality and noise, with input
from public health authorities
Fraser Health Authority's Healthy Built Environment office has
been a key stakeholder throughout the OCP update process and
provided feedback on land use and healthy built communities.
See policies in policy section 3. A Safe and Inclusive City Rich
with Community Amenities, including:
-
Policy 3.23 Community Services
-
Policy 3.26 Children, Youth, and Families
-
Policy 3.34 Health Care Facilities
See chapter 05. Development Permit Areas, with respect to
Downtown and Commercial Form & Character Guidelines that
address disruptive impacts, including noise.
Strategy 4.2.4g
Support universally accessible
community design
See Policy 3.4 Universal Design.
Strategy 4.2.4h
Identify small scale Local
Centres in General Urban areas that
provide a mix of housing types, local-
serving commercial activities and good
access to transit
See Map 3 - Land Use with respect to the Corner Commercial
land use designation.
Strategy 4.2.4i
Recognize the Special Employment
Areas
See Policy 4.15 Innovation Boulevard Plan.
Regional Context Statement - 114
RGS GOAL 5: SUPPORT SUSTAINABLE TRANSPORTATION CHOICES
With a compact and walkable downtown, and new routes for high-frequency transit and cycling, Langley
City can transform into a place where people choose and enjoy getting around by walking, rolling, cycling,
and public transit. The sustainable transportation policies are primarily outlined in Policy Section 2. A Highly
Connected City Aligned with Rapid Transit. Also, Langley City will be updating its Master Transportation Plan
following the adoption of this Official Community Plan.
Strategy 5.1 - Coordinate land use and transportation to encourage transit, multiple-occupancy vehi
cles, cycling and walking
Strategy 5.1.6a
Identify land use and transportation
policies and actions, and describe how
they are coordinated, to encourage a
greater share of trips made by transit,
multiple-occupancy vehicles, cycling
and walking, and to support TransLink's
Frequent Transit Network
See Map 3 - Land Use, Map 4 - Core & Shoulder Lands,
Map 5 - Active Transportation, and Map 6 - Future Transit
Network.
Both the Transit-Oriented Core & Transit-Oriented Residential
designations are intended to support future SkyTrain stations
with the highest residential densities and greatest mix of uses.
The Ground Oriented designation along 200 and 208 Streets
aligns with Translink's future frequent bus routes.
See policies in policy section 2. A Highly Connected City
Aligned with Rapid Transit, including:
-
Policy 2.2 Core and Shoulder Areas
-
Policy 2.3 Align Land Use and Transportation
Strategy 5.1.6b
Support the development and
implementation of municipal and regional
transportation system and demand
management strategies.
See Map 6 - Future Transit Network.
See policies in policy section 2. A Highly Connected City
Aligned with Rapid Transit, including:
-
Policies 2.28 - 2.32 Public Transit
Strategy 5.1.6c
Identify policies and actions to manage
and enhance municipal infrastructure
to support transit, multiple-occupancy
vehicles, cycling and walking.
See policies in policy section 2. A Highly Connected City
Aligned with Rapid Transit, including:
-
Policy 2.5 Update Standard Street Designs
-
Policy 2.8 Prioritize Investments
-
Policies 2.28 - 2.32 Public Transit
-
Policies 2.33 - 2.36 Walking, Cycling, and Rolling
Strategy 5.2 - Coordinate land use and transportation to support the safe and efficient movement of
vehicles for passengers, goods and services
Strategy 5.2.3a
Identify routes on a map for the safe and
efficient movement of goods
See Map 7 - Road Network.
Strategy 5.2.3b
Identify land use and related policies
and actions that support optimizing the
efficient movement of vehicles
See Map 7 - Road Network.
See policies in policy section 2. A Highly Connected City
Aligned with Rapid Transit, including:
-
Policies 2.18 - 2.22 Vehicles and Parking
Strategy 5.2.3c
Support the development of local
and regional transportation system
management strategies.
See Map 7 - Road Network.
See policies in policy section 2. A Highly Connected City
Aligned with Rapid Transit, including:
-
Policies 2.18 - 2.22 Vehicles and Parking
Strategy 5.2.3d
Identify policies and actions which
support the protection of rail rights-of-
way and access points to navigable
waterways
The City is a partner in Roberts Bank Rail Corridor Railway
Crossing Information System (RCIS)
Langley City's Transportation Master Plan identifies potential
future rail overpass locations.
08
08. MAPS
Maps - 116
LIST OF MAPS
1.
Regional Context
2.
Regional Land Use Designations
3.
Land Use Plan
4.
Core & Shoulder - Transit-Oriented Development
5.
Active Transportation
6.
Future Transit Network
7.
Road Network
8.
Water Distribution System
9.
Sanitary Sewer System
10. Storm Drainage System
11.
Parks & Open Space
12. Natural Hazard Development Permit Area
13. Natural Environment Development Permit Area
14. Nicomekl River District Neighbourhood Plan Area
15. District Areas
16. Airport Zoning
17. Flood Elevation Bylaw
Maps - 117
Richmond
Surrey
White Rock
Langley
Township
Langley
City
Maple Ridge
Pitt Meadows
Port
Coquitlam
Coquitlam
New
Westminster
Burnaby
Port Moody
Anmore
Belcarra
North Vancouver City
North
Vancouver
District
West
Vancouver
Tsawwassen
First Nation
Vancouver
Delta
Electoral
Area A
City Park
Nicomekl
Floodplain
Brydon
Lagoon
Nature
Trails
Uplands
Dog Off Leash
Park
Buckley
Park
Douglas
Park
Brydon
Park
Penzer
Park
Nicomekl
Park
Linwood
Park
Sendall
Gardens
Portage
Park
Rotary
Centennial
Park
Derek
Doubleday
Arboretum
Hunter Park
204 St
53 Ave
48 Ave
Langley Bypass
208 St
203 St
50 Ave
51 B Ave
46 A Ave
200 St
Logan Ave
Duncan Way
202 St
201 A St
Glover Rd
Grade Cres
46 Ave
Douglas Cres
Fraser Hwy
Michaud Cres
Fras
e
r Hwy
208 St
203 St
56 Ave
48 Ave
200 St
Langley Bypass
Langley Bypass
Grade Cres
Willowbrook Dr
0
500
1,000
Metres
Regional Context
Metro 2040 Urban Centres
Metro 2040 Urban Containment Boundary
Administrative Boundaries
City of Langley
Burrard Inlet
Boundary Bay
Fraser River
1.
Maps - 118
City Park
Nicomekl
Floodplain
Brydon
Lagoon
Nature
Trails
Uplands
Dog Off Leash
Park
Buckley
Park
Douglas
Park
Brydon
Park
Penzer
Park
Nicomekl
Park
Linwood
Park
Sendall
Gardens
Portage
Park
Rotary
Centennial
Park
Derek
Doubleday
Arboretum
Hunter Park
204 St
53 Ave
48 Ave
Langley Bypass
208 St
203 St
50 Ave
51 B Ave
46 A Ave
200 St
Logan Ave
Duncan Way
202 St
201 A St
Glover Rd
Grade Cres
46 Ave
Douglas Cres
Fraser Hwy
Michaud Cres
Fras
e
r Hwy
208 St
203 St
56 Ave
48 Ave
200 St
Langley Bypass
Grade Cres
Langley Centre
Langley Centre
(Willowbrook)
0
250
500
Metres
Regional Land Use
Designations
Regional City Centre
Agricultural
Conservation & Recreation
General Urban
Industrial
Mixed Employment
Proposed Addition of
Mixed Employment Lands
Proposed Removal of
Mixed Employment Lands
2.
Maps - 119
City Park
Nicomekl
Floodplain
Brydon
Lagoon
Nature
Trails
Uplands
Dog Off Leash
Park
Buckley
Park
Douglas
Park
Brydon
Park
Penzer
Park
Nicomekl
Park
Linwood
Park
Sendall
Gardens
Portage
Park
Rotary
Centennial
Park
Derek
Doubleday
Arboretum
Hunter Park
204 St
53 Ave
48 Ave
Langley Bypass
208 St
203 St
50 Ave
51 B Ave
46 A Ave
200 St
Logan Ave
Duncan Way
202 St
201 A St
Glover Rd
Grade Cres
46 Ave
Douglas Cres
Fraser Hwy
Michaud Cres
Fr
ase
r H
wy
208 St
203 St
56 Ave
48 Ave
200 St
Langley Bypass
Grade Cres
0
200
400
Metres
3. Land Use
Agriculture
Civic Centre
Ground Oriented
Historic Downtown
Core
Industrial
Low Rise Mixed Use
Low Rise Residential
Mid Rise Residential
Mixed Employment
Parks and Open
Space
Potential Study Area
Service Commercial
Suburban
Transit-Oriented Core
Transit-Oriented
Residential
University District
Urban Residential
Corner Commercial
New Civic Facility
New Park / Open Space
Maps - 120
!
!
City Park
Nicomekl
Floodplain
Brydon
Lagoon
Nature
Trails
Uplands
Dog Off Leash
Park
Buckley
Park
Douglas
Park
Brydon
Park
Penzer
Park
Nicomekl
Park
Linwood
Park
Sendall
Gardens
Portage
Park
Rotary
Centennial
Park
Derek
Doubleday
Arboretum
Hunter Park
204 St
53 Ave
48 Ave
Langley Bypass
208 St
203 St
50 Ave
51 B Ave
46 A Ave
200 St
Logan Ave
Duncan Way
202 St
201 A St
Glover Rd
Grade Cres
46 Ave
Douglas Cres
Fraser Hwy
Michaud Cres
Fra
ser
H
wy
208 St
203 St
56 Ave
48 Ave
200 St
Langley Bypass
Grade Cres
0
250
500
Metres
Core
5 min walk
Shoulder
10 min walk
!
Future Skytrain
Station
Future Rapid
Transit (Surrey)
Core and Shoulder Lands
4.
Maps - 121
City Park
Nicomekl
Floodplain
Brydon
Lagoon
Nature
Trails
Uplands
Dog Off Leash
Park
Buckley
Park
Douglas
Park
Brydon
Park
Penzer
Park
Nicomekl
Park
Linwood
Park
Sendall
Gardens
Portage
Park
Rotary
Centennial
Park
Derek
Doubleday
Arboretum
Hunter Park
204 St
53 Ave
48 Ave
Langley Bypass
208 St
203 St
50 Ave
51 B Ave
46 A Ave
200 St
Logan Ave
Duncan Way
202 St
201 A St
Glover Rd
Grade Cres
46 Ave
Douglas Cres
Fraser Hwy
Michaud Cres
Fra
ser
H
wy
208 St
203 St
56 Ave
48 Ave
200 St
Langley Bypass
Grade Cres
0
250
500
Metres
Existing Bike Route
Proposed Bike
Route
Paved Park Trail
Unpaved Park Trail
Active Transporation
Metro Vancouver
Regional Greenways
TransLink's
Major Bike Network
MoTI Bike Routes
Ex.
Pr.
Ex.
Pr.
5.
Maps - 122
!
!
"U
"U
"U
City Park
Nicomekl
Floodplain
Brydon
Lagoon
Nature
Trails
Uplands
Dog Off Leash
Park
Buckley
Park
Douglas
Park
Brydon
Park
Penzer
Park
Nicomekl
Park
Linwood
Park
Sendall
Gardens
Portage
Park
Rotary
Centennial
Park
Derek
Doubleday
Arboretum
Hunter Park
204 St
53 Ave
48 Ave
Langley Bypass
208 St
203 St
50 Ave
51 B Ave
46 A Ave
200 St
Logan Ave
Duncan Way
202 St
201 A St
Glover Rd
Grade Cres
46 Ave
Douglas Cres
Fraser Hwy
Michaud Cres
Fra
ser
H
wy
208 St
203 St
56 Ave
48 Ave
200 St
Langley Bypass
Grade Cres
0
250
500
Metres
"U
Existing Langley
Centre Transit
Exchange
"U
Future Langley
Centre Transit
Exchange
"U
Future Willowbrook
Transit Exchange
!
Future Skytrain
Station
Inter-Regional
Service
(Fraser Valley)
Potential Rapid Bus -
Alignments TBC
Rapid Transit
(Surrey)
Local Transit Route
Future Transit Network
Transit alignments and facility locations are conceptual and will require further
public engagement and collaboration with TransLink and BC Transit to finalize.
Lorem ipsum
6.
Maps - 123
City Park
Nicomekl
Floodplain
Brydon
Lagoon
Nature
Trails
Uplands
Dog Off Leash
Park
Buckley
Park
Douglas
Park
Brydon
Park
Penzer
Park
Nicomekl
Park
Linwood
Park
Sendall
Gardens
Portage
Park
Rotary
Centennial
Park
Derek
Doubleday
Arboretum
Hunter Park
204 St
53 Ave
48 Ave
Langley Bypass
208 St
203 St
50 Ave
51 B Ave
46 A Ave
200 St
Logan Ave
Duncan Way
202 St
201 A St
Glover Rd
Grade Cres
46 Ave
Douglas Cres
Fraser Hwy
Michaud Cres
Fras
e
r Hwy
208 St
203 St
56 Ave
48 Ave
200 St
Langley Bypass
Grade Cres
0
250
500
Metres
Road Network
Provincial
Highway
Arterial Road
Collector Road
Local Road
TransLink's Major Road Network
7.
Maps - 124
!(
City Park
Nicomekl
Floodplain
Brydon
Lagoon
Nature
Trails
Uplands
Dog Off Leash
Park
Buckley
Park
Douglas
Park
Brydon
Park
Penzer
Park
Nicomekl
Park
Linwood
Park
Sendall
Gardens
Portage
Park
Rotary
Centennial
Park
Derek
Doubleday
Arboretum
Hunter Park
204 St
53 Ave
48 Ave
Langley Bypass
208 St
203 St
50 Ave
51 B Ave
46 A Ave
200 St
Logan Ave
Duncan Way
202 St
201 A St
Glover Rd
Grade Cres
46 Ave
Douglas Cres
Fraser Hwy
Michaud Cres
Fras
e
r Hwy
208 St
203 St
56 Ave
48 Ave
200 St
Langley Bypass
Grade Cres
0
250
500
Metres
!(
Resevoir Location
Water Main
Water Distribution System
8.
Maps - 125
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City Park
Nicomekl
Floodplain
Brydon
Lagoon
Nature
Trails
Uplands
Dog Off Leash
Park
Buckley
Park
Douglas
Park
Brydon
Park
Penzer
Park
Nicomekl
Park
Linwood
Park
Sendall
Gardens
Portage
Park
Rotary
Centennial
Park
Derek
Doubleday
Arboretum
Hunter Park
204 St
53 Ave
48 Ave
Langley Bypass
208 St
203 St
50 Ave
51 B Ave
46 A Ave
200 St
Logan Ave
Duncan Way
202 St
201 A St
Glover Rd
Grade Cres
46 Ave
Douglas Cres
Fraser Hwy
Michaud Cres
Fras
e
r Hwy
208 St
203 St
56 Ave
48 Ave
200 St
Langley Bypass
Grade Cres
0
250
500
Metres
!(
Pump Station
!(
Manhole
Sanitary Sewer Main
Sanitary Sewer System
9.
Maps - 126
!
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City Park
Nicomekl
Floodplain
Brydon
Lagoon
Nature
Trails
Uplands
Dog Off Leash
Park
Buckley
Park
Douglas
Park
Brydon
Park
Penzer
Park
Nicomekl
Park
Linwood
Park
Sendall
Gardens
Portage
Park
Rotary
Centennial
Park
Derek
Doubleday
Arboretum
Hunter Park
204 St
53 Ave
48 Ave
Langley Bypass
208 St
203 St
50 Ave
51 B Ave
46 A Ave
200 St
Logan Ave
Duncan Way
202 St
201 A St
Glover Rd
Grade Cres
46 Ave
Douglas Cres
Fraser Hwy
Michaud Cres
Fras
e
r Hwy
208 St
203 St
56 Ave
48 Ave
200 St
Langley Bypass
Grade Cres
0
250
500
Metres
!(
Catch Basin
!(
Manhole
Storm Sewer Main
(Pipe)
Storm Drainage System
10.
Maps - 127
^_
^_
^_
^_
^_
^_
^_
City Park
Nicomekl
Floodplain
Brydon
Lagoon
Nature
Trails
Uplands
Dog Off Leash
Park
Buckley
Park
Douglas
Park
Brydon
Park
Penzer
Park
Nicomekl
Park
Linwood
Park
Sendall
Gardens
Portage
Park
Rotary
Centennial
Park
Derek
Doubleday
Arboretum
Hunter Park
204 St
53 Ave
48 Ave
Langley Bypass
208 St
203 St
50 Ave
51 B Ave
46 A Ave
200 St
Logan Ave
Duncan Way
202 St
201 A St
Glover Rd
Grade Cres
46 Ave
Douglas Cres
Fraser Hwy
Michaud Cres
Fra
ser
H
wy
208 St
203 St
56 Ave
48 Ave
200 St
Langley Bypass
Grade Cres
0
250
500
Metres
^_
Potential Location
for New Plaza or
Open Space
Potential Greenway
Plaza or Open
Space
Park
Parks and Open Space
School (School District No.35)
11.
Maps - 128
City Park
Nicomekl
Floodplain
Brydon
Lagoon
Nature
Trails
Uplands
Dog Off Leash
Park
Buckley
Park
Douglas
Park
Brydon
Park
Penzer
Park
Nicomekl
Park
Linwood
Park
Sendall
Gardens
Portage
Park
Rotary
Centennial
Park
Derek
Doubleday
Arboretum
Hunter Park
204 St
53 Ave
48 Ave
Langley Bypass
208 St
203 St
50 Ave
51 B Ave
46 A Ave
200 St
Logan Ave
Duncan Way
202 St
201 A St
Glover Rd
Grade Cres
46 Ave
Douglas Cres
Fraser Hwy
Michaud Cres
Fras
e
r Hwy
208 St
203 St
56 Ave
48 Ave
200 St
Langley Bypass
Grade Cres
0
250
500
Metres
Natural Hazard - Slope
between 20 and 29%
Natural Hazard - Slope
above 30%
Natural Hazard - Steep
Slope 20m Buffer
Natural Hazards DPA
12.
Maps - 129
City Park
Nicomekl
Floodplain
Brydon
Lagoon
Nature
Trails
Uplands
Dog Off Leash
Park
Buckley
Park
Douglas
Park
Brydon
Park
Penzer
Park
Nicomekl
Park
Linwood
Park
Sendall
Gardens
Portage
Park
Rotary
Centennial
Park
Derek
Doubleday
Arboretum
Hunter Park
204 St
53 Ave
48 Ave
Langley Bypass
208 St
203 St
50 Ave
51 B Ave
46 A Ave
200 St
Logan Ave
Duncan Way
202 St
201 A St
Glover Rd
Grade Cres
46 Ave
Douglas Cres
Fraser Hwy
Michaud Cres
Fras
e
r Hwy
208 St
203 St
56 Ave
48 Ave
200 St
Langley Bypass
Grade Cres
0
250
500
Metres
Natural Environment DPA
Environmentally Sensitive Areas
Environmentally Sensitive Area Ratings
Low Sensitivity Value
Moderately Low
Sensitivity Value
Moderate Sensitivity
Value
Moderately High
Sensitivity Value
High Sensitivity value
13.
Maps - 130
City Park
Nicomekl
Floodplain
Brydon
Lagoon
Nature
Trails
Uplands
Dog Off Leash
Park
Buckley
Park
Douglas
Park
Brydon
Park
Penzer
Park
Nicomekl
Park
Linwood
Park
Sendall
Gardens
Portage
Park
Rotary
Centennial
Park
Derek
Doubleday
Arboretum
Hunter Park
204 St
53 Ave
48 Ave
Langley Bypass
208 St
203 St
50 Ave
51 B Ave
46 A Ave
200 St
Logan Ave
Duncan Way
202 St
201 A St
Glover Rd
Grade Cres
46 Ave
Douglas Cres
Fraser Hwy
Michaud Cres
Fra
ser
H
wy
208 St
203 St
56 Ave
48 Ave
200 St
Langley Bypass
Grade Cres
0
250
500
Metres
Nicomekl River District
Neighbourhood Plan
Nicomekl River District
NeighbourhoodPlan
14.
Maps - 131
Lor
City Park
Nicomekl
Floodplain
Brydon
Lagoon
Nature
Trails
Uplands
Dog Off Leash
Park
Buckley
Park
Douglas
Park
Brydon
Park
Penzer
Park
Nicomekl
Park
Linwood
Park
Sendall
Gardens
Portage
Park
Rotary
Centennial
Park
Derek
Doubleday
Arboretum
Hunter Park
204 St
53 Ave
48 Ave
Langley Bypass
208 St
203 St
50 Ave
51 B Ave
46 A Ave
200 St
Logan Ave
Duncan Way
202 St
201 A St
Glover Rd
Grade Cres
46 Ave
Douglas Cres
Fraser Hwy
Michaud Cres
Fra
ser
H
wy
208 St
203 St
56 Ave
48 Ave
200 St
Langley Bypass
Grade Cres
Downtown
Langley
196
Station
Area
203
Station
Area
Fraser -
Industrial
Langley
Lions Senior
District
Old Yale
Seniors
District
200 St
Corridor
208 St
Corridor
Innovation
Boulevard
0
250
500
Metres
196 Station Area
200 St Corridor
203 Station Area
208 St Corridor
Fraser - Industrial
Downtown Langley
Innovation Boulevard
Langley Lions Seniors
District
Old Yale Seniors District
District Areas
Nicomekl River District
Neighbourhood Plan
(Appendix A)
15.
Maps - 132
City Park
Nicomekl
Floodplain
Brydon
Lagoon
Nature
Trails
Uplands
Dog Off Leash
Park
Buckley
Park
Douglas
Park
Brydon
Park
Penzer
Park
Nicomekl
Park
Linwood
Park
Sendall
Gardens
Portage
Park
Rotary
Centennial
Park
Derek
Doubleday
Arboretum
Hunter Park
204 St
53 Ave
48 Ave
Langley Bypass
208 St
203 St
50 Ave
51 B Ave
46 A Ave
200 St
Logan Ave
Duncan Way
202 St
201 A St
Glover Rd
Grade Cres
46 Ave
Douglas Cres
Fraser Hwy
Michaud Cres
Fras
e
r Hwy
208 St
203 St
56 Ave
48 Ave
200 St
Langley Bypass
Grade Cres
0
260
520
Metres
^
YNJ Langley Regional
Airport 07/25 Runway
Transitional Surface
Approach Surface
Outer Surface ( ~45m
height limit above runway
elevation)
Airport Zoning Regulation (AZR) Guidelines:
Approximate Height Limits Above Runway Elevation
-- All applications within the Outer
Surface with proposed buildings over
25m must determine actual allowable
building heights with Transport Canada.
-- All applications within the Approach
Surface or Transitional Surface must
determine
actual
allowable
building
heights with Transport Canada.
0 m
~23 m
~45 m
16.
Maps - 133
City Park
Nicomekl
Floodplain
Brydon
Lagoon
Nature
Trails
Uplands
Dog Off Leash
Park
Buckley
Park
Douglas
Park
Brydon
Park
Penzer
Park
Nicomekl
Park
Linwood
Park
Sendall
Gardens
Portage
Park
Rotary
Centennial
Park
Derek
Doubleday
Arboretum
Hunter Park
204 St
53 Ave
48 Ave
Langley Bypass
208 St
203 St
50 Ave
51 B Ave
46 A Ave
200 St
Logan Ave
Duncan Way
202 St
201 A St
Glover Rd
Grade Cres
46 Ave
Douglas Cres
Fraser Hwy
Michaud Cres
Fras
e
r Hwy
208 St
203 St
56 Ave
48 Ave
200 St
Langley Bypass
Grade Cres
0
250
500
Metres
Application Zone for Flood
Construction Level
200-Year Flood Extent
Flood Construction Level
17.