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Township of Langley Official Community Plan | Introduction
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Township of Langley Official Community Plan | Introduction
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THE CORPORATION OF THE TOWNSHIP OF LANGLEY
LANGLEY OFFICIAL COMMUNITY PLAN
BYLAW 1979 NO. 1842
Adopted by Council on October 1, 1979
CONSOLIDATED FOR CONVENIENCE ONLY
THIS IS A CONSOLIDATED BYLAW PREPARED BY THE CORPORATION OF THE
TOWNSHIP OF LANGLEY FOR CONVENIENCE ONLY. THE TOWNSHIP DOES NOT
WARRANT THAT THE INFORMATION CONTAINED IN THIS CONSOLIDATION IS
CURRENT. IT IS THE RESPONSIBILITY OF THE PERSON USING THIS CONSOLIDATION
TO ENSURE THAT IT ACCURATELY REFLECTS CURRENT BYLAW PROVISIONS.
AMENDMENTS
BYLAW NO./NAME
MAP/TEXT
CHANGE
DATE OF
ADOPTION
1836 (Walnut Grove Community Plan)
Map/Text
November 26, 1979
2284 (Murrayville Land Use)
Map/Text
November 13, 1984
2323 (Northwest Langley Community Plan)
Map/Text
July 29, 1985
2354 (Temporary Tourist) Repealed by Bylaw No. 5000
Text
September 16, 1985
2475 (Brookswood/Fern. CP) Repealed by Bylaw No. 5300
Map/Text
August 31, 1987
2527 (Fort Langley Community Plan)
Map/Text
October 26, 1987
2572 (Walnut Grove)
Text
April 18, 1988
2556 (Gloucester)
Map/Text
October 28, 1988
2661 (Murrayville Community Plan)
Map/Text
April 17, 1989
2602 (Browse)
DP Area
November 27, 1989
2812 (Gloucester)
Map/Text
June 25, 1990
2895 (Gloucester)
Map
June 25, 1990
2856 (Berry, Berry and Paterson) Repealed by Bylaw No. 5000
DP Area
October 1, 1990
2952 (Shin) Repealed by Bylaw No. 5000
DP Area
October 1, 1990
2827 (Crimson Poultry Ranch Ltd.) Repealed by Bylaw No. 5000
DP Area
October 15, 1990
2765 C.P.M. Services Inc.)
DP Area
December 10, 1990
2912 (Waska / Zigarlick / Jeanotte Ent / Bel Inv./ M202
Hldgs) Repealed by Bylaw No. 5000
Map/DP
Area
March 28, 1991
3008 (Willowbrook Community Plan)
Map/Text
October 7, 1991
2830 (Fraser Pulp Chips Ltd) Repealed by Bylaw No. 5000
DP Area
June 15, 1992
3228 (Smith) Repealed by Bylaw No. 5000
Map/Text
April 26, 1992
2647 (Rieding Projects)
Map
September 14, 1992
3042 (Redwood Farms) Repealed by Bylaw No. 5000
DP Area
October 26, 1992
3179 (Brookswood/Fernridge) Repealed by Bylaw No. 5300
DP Area
November 9, 1992
3250 (Rural Plan)
Map/Text
July 12, 1993
3291 (Mulders) Repealed by Bylaw No. 5000
DP Area
October 18, 1993
Township of Langley Official Community Plan | Introduction
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BYLAW NO./NAME
MAP/TEXT
CHANGE
DATE OF
ADOPTION
3401 (Stage 1 Control Plan)
Map
December 5, 1994
3452 (Canadian Reformed Church) Repealed by Bylaw No.
5000
Map/DP
Area
February 12, 1996
3652 (Stage 9 - Redwoods)
Map
May 26, 1997
3779 (Regional Context Statement) Repealed by Bylaw No.
5000
Map/Text
August 24, 1998
3741 (Langley Mennonite Fellowship) Repealed by Bylaw No.
5300
DP Area
April 20, 1998
3800 (Willoughby Community Plan)
Map/Text
May 4, 1998
3911 (SW Gordon Estates Neighbourhood Plan)
Map/Text
June 19, 2000
3990 (Carvolth Business Park)
Map
May 7, 2001
4013 (Routley Neighbourhood Plan)
Map/Text
June 11, 2001
3991 (Carvolth Business Park)
Map/Text
July 30, 2001
4030 (Yorkson Neighbourhood Plan)
Map/Text
July 16, 2001
4109 (Langley Tech Campus)
Map
August 16, 2004
4475 (NE Gordon Estates Neighbourhood Plan)
Map/Text
February 6, 2006
4085 (Interfor)
Map/Text
March 6, 2006
4375 (Langley Christian School)
Map
March 27, 2006
4485 (Streamside Protection) Repealed by Bylaw No. 5000
Text
March 27, 2006
4321 (High Point)
Map
May 1, 2006
4529 (Streamside Protection Amendment) Repealed by
Bylaw No. 5000
Text
July 24, 2006
4584 (Willoughby Business Parks) Repealed by Bylaw No.
5000
Map
October 15, 2007
4553 (High Density Development) Repealed by Bylaw No. 5000
Text
December 17, 2007
4585 (Yorkson Neighbourhood Plan Update) Repealed by
Bylaw No. 5000
Map
February 4, 2008
4682 (Wildlife Habitat)
Text
November 3, 2008
4803 (Climate Action Planning) Repealed by Bylaw No. 5000
Text
May 3, 2010
4824 (Aldergrove Core Area Plan)
Text
September 13, 2010
4825 (Jericho Sub-Neighbourhood Plan)
Text
May 30, 2011
4877 (Sandhill)
Map
November 7, 2011
4931 (Heritage) Repealed by Bylaw No. 5000
Text
June 25, 2012
4994 (Carvolth and Yorkson Amendment) Repealed by Bylaw
No. 5000
Map
May 27, 2013
4875 (Hendricks)
Map
July 22, 2013
5100 (Latimer Office Park)
Map
September 28, 2015
5000 (2013 Official Community Plan)
Map/Text
December 12, 2016
5300 (Brookswood-Fernridge Community Plan)
Map/Text
October 23, 2017
5334 (Williams Amendment)
Map
October 1, 2018
5854 (Streamside Protection & Enhancement Clarification)
Text
April 3, 2023
5793 (Bath Investments Ltd.)
Map
April 15, 2024
5994 (Family-Friendly Units)
Text
April 29, 2024
6015 (Family-Friendly Units Exemption)
Text
May 13, 2024
6200 (2025 OCP Update)
Map/Text
December 1, 2025
Township of Langley Official Community Plan | Introduction
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6116 (Small-Scale Multi-Unit Housing (SSMUH)
Development Permit Area Designation)
Text
April 27, 2026
Township of Langley Official Community Plan | Introduction
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LANGLEY OFFICIAL COMMUNITY PLAN BYLAW 1979 NO. 1842
AMENDMENT (2025 OCP UPDATE) BYLAW NO. 6200
SCHEDULE "A"
Township of Langley Official Community Plan | Introduction
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TABLE OF CONTENTS
1.1
ABOUT LANGLEY .............................................................................................................. 3
1.2
HISTORICAL CONTEXT ...................................................................................................... 3
1.3
REGIONAL CONTEXT ........................................................................................................ 5
1.4
PURPOSE OF THE OCP ..................................................................................................... 5
1.5
PLANNING PROCESS ........................................................................................................ 7
1.6
SHAPING A SUSTAINABLE FUTURE ....................................................................................10
1.7
SUSTAINABILITY UMBRELLA .............................................................................................13
1.8
VISION ............................................................................................................................15
1.9
GOALS ...........................................................................................................................16
1.10
PLAN STRUCTURE AND HIERARCHY ..................................................................................20
1. LAND USE AND COMMUNITY STRUCTURE ....................................................................21
2.1
URBAN DEVELOPMENT AREA ............................................................................................23
2.2
RURAL LAND USE STRUCTURE AND DESIGNATIONS ...........................................................25
2.3
URBAN COMMUNITY STRUCTURE AND CENTRES ...............................................................28
2.4
URBAN LAND USE DESIGNATIONS ....................................................................................33
2.5
URBAN COMMUNITY AND NEIGHBOURHOOD DESIGN ..........................................................36
2. SUSTAINABILITY POLICIES .............................................................................................41
SOCIAL AND CULTURAL POLICIES ..................................................................................................43
3.1
HOUSING ........................................................................................................................44
3.2
INCLUSION AND INVOLVEMENT .........................................................................................48
3.3
HEALTH AND LEISURE ......................................................................................................50
3.4
EMERGENCY MANAGEMENT AND PUBLIC SAFETY ..........................................................52
3.5
ARTS, CULTURE, AND HERITAGE ......................................................................................54
ECONOMIC POLICIES ...................................................................................................................57
3.6
ECONOMIC DEVELOPMENT ...............................................................................................58
3.7
EMPLOYMENT LANDS.......................................................................................................60
3.8
ROAD NETWORK AND GOODS MOVEMENT ........................................................................62
3.9
WALKING, CYCLING, AND TRANSIT....................................................................................65
3.10
INFRASTRUCTURE ASSET MANAGEMENT ...........................................................................67
3.11
SOLID WASTE .................................................................................................................69
3.12
WATER RESOURCES ........................................................................................................71
ENVIRONMENTAL POLICIES ..........................................................................................................74
3.13
ECOLOGICAL SERVICES ...................................................................................................75
3.14
PARKS AND OPEN SPACE ................................................................................................78
3.15
LANDS SUBJECT TO HAZARDOUS CONDITIONS ..................................................................80
3.16
ENERGY .........................................................................................................................81
3.17
CLIMATE ACTION AND EMISSIONS .....................................................................................84
3. IMPLEMENTATION ............................................................................................................86
4.1
MUNICIPAL POLICY FRAMEWORK .......................................................................................87
4.2
MONITORING AND EVALUATION ........................................................................................89
4.3
CONSULTATION ...............................................................................................................90
4.4
FINANCING DEVELOPMENT ...............................................................................................91
4.5
PLAN INTERPRETATION ....................................................................................................93
MAPS
94
MAP 1 - LAND USE .....................................................................................................................95
95
Township of Langley Official Community Plan | Introduction
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MAP 2 - SEWAGE EXTENSION AREAS ...........................................................................................96
MAP 3 - CENTRES .......................................................................................................................97
MAP 4 - WILLOWBROOK REGIONAL CENTRE ..................................................................................98
MAP 5 - WILLOUGHBY AND ALDERGROVE TOWN CENTRES .............................................................99
MAP 6 - CARVOLTH FREQUENT TRANSIT DEVELOPMENT AREA...................................................... 100
MAP 7 - ROAD CLASSIFICATIONS ................................................................................................ 101
MAP 8 - DESIGNATED TRUCK ROUTES ........................................................................................ 102
MAP 9 - SANITARY SYSTEM ....................................................................................................... 103
MAP 10 - WATER SYSTEM ......................................................................................................... 104
MAP 11 - WATERCOURSE CLASSIFICATION ................................................................................. 105
MAP 12 - RECREATIONAL GREENWAY PLAN ................................................................................ 106
MAP 13 - FLOOD HAZARD AREA ................................................................................................. 107
MAP 14 - SLOPE HAZARD AREA ................................................................................................ 108
SCHEDULE 2 ADAPTABLE HOUSING REQUIREMENTS ................................................... 109
SCHEDULE 3 DEVELOPMENT PERMIT AREAS: STREAMSIDE PROTECTION AND
ENHANCEMENT ............................................................................................ 115
SCHEDULE 4 DEVELOPMENT PERMIT AREA: FORM AND CHARACTER GUIDELINES
FOR SMALL-SCALE MULTI-UNIT HOUSING (SSMUH) ............................... 135
Township of Langley Official Community Plan | Introduction
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LIST OF TABLES
Table 1 Reflecting the Sustainability Charter in the OCP ..........................................................14
Table 2 Terminology ................................................................................................................29
Township of Langley Official Community Plan | Introduction
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Acknowledgement
The Township of Langley is on the traditional territories of the Coast Salish People, and
wishes to acknowledge its growing relationships with the q̓ ʷɑ:n̓ ƛ̓ ən̓ (Kwantlen), q̓ ic̓ əy̓
(Katzie), Máthxwi (Matsqui), and se'mya'me (Semiahmoo) First Nations.
Township of Langley Official Community Plan | Introduction
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Introduction
The Official Community Plan lays out the future vision for the Township of Langley. Our world in
thirty years will look different than it does today. We must reflect on this future as part of our
planning exercises in order to anticipate what the Township may need in 2050 in terms of
housing, employment, transportation, and recreation; and what the environment that supports
us may need in terms of conservation, responsible resource consumption, and preservation.
The Township's population is expected to continue growing over the next 30 years, but it will
also age and become more culturally diverse. Housing affordability is, and will continue to be, a
major challenge for many living in the Township. Strong population growth and limited land
availability are making housing expensive in Langley and throughout the Lower Mainland.
Changing demographic characteristics and housing affordability will have impacts on the
character and form of housing that will be needed over the next few decades. If we want
residents to live in homes that are affordable and address the various needs required by family
size, ability, and age, we must plan for this future. If we also want individuals and families to be
able to work and play in the Township, we must plan for complete communities where good jobs
are located close to home, recreation, and cultural activities are plentiful, and neighbourhoods
are well connected with a range of transportation modes.
There will also be challenges for the Township with respect to public expectations and the
municipality's role for delivering an increasing number of programs and services.
A growing population will cause natural resources to be in greater demand. To protect
resources for use by this generation and those in the future, we need to develop communities
that are more sustainable--compact, resilient, and energy efficient. Climate change and the
alteration of long-term weather patterns are necessitating changes in how we design our
1. INTRODUCTION
Township of Langley Official Community Plan | Introduction
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communities via land use, buildings, transportation, and infrastructure servicing systems. We
must also preserve valuable ecological and agricultural lands, and change our individual and
collective behaviours to focus on conservation.
The Official Community Plan (OCP) is designed to address these challenges and work towards
a sustainable future for the Township of Langley. The OCP provides a high-level, long-term
vision for the municipality, comprised of objectives, principles, and policies to guide planning
and land use decisions. The OCP is integrated with other community plans and functional plans
(e.g. transportation plans, parks and recreation plans, housing strategies) that are developed by
the Township.
There are requirements under the provincial Local Government Act that must be addressed in
the OCP. Some of these include:
-
residential development to meet housing needs for a period of at least five years
-
proposed locations, amount and type of commercial, industrial, institutional, agricultural,
recreational, and public utility land uses
-
restrictions on the use of land that is subject to hazardous conditions or that is
environmentally sensitive to develop
-
approximate location of proposed road, sewer, and water systems
-
approximate location and type of public facilities (e.g. schools, parks, disposal sites)
-
affordable housing policies
-
targets for reducing greenhouse gas emissions
The Official Community Plan includes a Regional Context Statement in response to
requirements of Metro Vancouver's Regional Growth Strategy (RGS). The OCP also contains a
Development Permit Area (DPA) for streamside protection and enhancement.
As part of the development of an OCP, there are requirements to consult with the public. The
activities completed for this OCP update are outlined in Section 1.6.
This OCP document is organized as follows:
1. Introduction - sets the context for the Township of Langley, discusses population,
employment, and household projections, and outlines the overall vision for the OCP.
2. Land Use - provides details on the rural and urban land use designations and the urban
development area.
3. Sustainability Policies - outlines policy directions to contribute towards a socially,
culturally, economically, and environmentally sustainable community.
4. Implementation - describes how we are going to achieve the goals, objectives, and
policies in the OCP.
The OCP contains three schedules:
-
Schedule 1: Regional Context Statement
-
Schedule 2: Adaptable Housing Requirements
-
Schedule 3: Development Permit Areas: Streamside Protection and Enhancement
Township of Langley Official Community Plan | Introduction
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1.1 About Langley
The Township of Langley is a "community of communities" with a unique rural and urban mix. It
is one of the largest municipalities in British Columbia with an area of 316 square kilometres
(122 square miles). The Township is home to nearly 150,000 residents (2024) in six urban
centres. Respecting its rural heritage and agricultural character while ensuring a reasonable
rate of urban growth, the Township of Langley is aspiring to provide the highest possible quality
of life for its residents, rural and urban alike.
1.2 Historical Context
Evidence suggests that human occupation of the Langley area dates back several millennia to a
period when First Nations people, now known as the Sto:lo, populated the area. The first written
account of European contact with the area's original inhabitants was recorded by Simon Fraser
of the North West Company in 1808, who observed native settlement along Langley's
waterways.
The Hudson's Bay Company established a post at
Derby in 1827 to supply its interior posts with trade
goods, equipment, and locally grown or harvested
food, and to receive furs for shipment to overseas
markets. The Company utilized several farming
locations, initially to grow food for local consumption at
Derby and Fort Langley and subsequently to supply
agricultural commodities to international markets from
an expansive farm located on the Milner plateau. The
Derby Fort's vulnerability to flooding and its distance
from the Company's commercial farming activities in
Milner led to the fort's relocation to Fort Langley in
1839.
During the 1850s, gold was discovered on the bars of
the Fraser River, allowing Fort Langley to briefly serve
as a gold rush staging ground. The resulting influx of
people from the US, Britain, Europe, and Asia
contributed to the beginnings of early village settlement
in Fort Langley outside the fort's palisade walls.
Fearing that American interests drawn to Fort Langley
might lead to annexation of the area by the US, James
Douglas, the Governor of Vancouver Island,
proclaimed BC a Crown Colony at Fort Langley on
November 19, 1858.
As settlement continued, it moved from locations near
the Fraser River to inland areas. Changing fashions
and competition from newly arriving farmers and
merchants from Europe and eastern North America led
to the sale of the Hudson Bay Company's expansive
Milner farm, by auction, in 1878.
Early settlers faced numerous challenges, such as clearing the massive cedar and fir trees in
the absence of a viable road system, yet settlement increased and Langley was incorporated as
Township of Langley Official Community Plan | Introduction
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a municipality in 1873. A road network that was little more than a series of trails was developed
and small service centres emerged in Murrayville and Milner. Three railways reached Langley in
the first decade of the twentieth century-- the Great Northern, the BC Electric Railway, and
Canadian Northern (later Canadian National) Railway. The BC Electric Railway served local
needs by connecting stations throughout Langley and the Fraser Valley to New Westminster--
BC's capital city, also on the Fraser River--which facilitated the growth of Aldergrove, Milner,
and Langley Prairie (now the City of Langley).
Close proximity to Vancouver has brought strong urban development pressure to the Township
of Langley, beginning with the construction of the Fraser Highway in the 1920s and the Patullo
Bridge in 1937. The City of Langley was incorporated as a separate municipality in 1955. Rapid
population growth began in the 1960s after construction of the Port Mann Bridge and the Trans-
Canada Highway, and growth has continued into the twenty-first century.
Langley's growth has resulted in the development of a number of urban communities within a
rural agricultural landscape. Brookswood and Aldergrove grew rapidly in the 1970s. Walnut
Grove was established as a new urban community in the 1980s, and Willoughby began
urbanizing in the first decade of this century. The 2012 Port Mann Bridge replacement has
increased access to Langley within the region and contributed to its prevalence as a growth
centre in Metro Vancouver south of the Fraser River.
Growth provides opportunities for economic development, but also poses challenges in
accommodating the change it brings to a community. These challenges include:
-
protecting agricultural land and environmentally sensitive areas, such as watercourses and
wildlife habitat
-
developing healthy, livable, and complete communities that provide affordable housing for
all age groups and a high quality of life
-
providing transportation, servicing infrastructure, schools, and recreation facilities to
support growth
-
providing land for industrial, business, and employment purposes
In addition to dealing with challenges related to growth, consideration needs to be given to
reducing greenhouse gas emissions and preparing for and adapting to climate change.
Township of Langley Official Community Plan | Introduction
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1.3 Regional Context
The Township of Langley is located within the Lower Mainland area of British Columbia, in the
southeastern portion of the Metro Vancouver region. Location, climate, and setting have
combined to attract people and business to the region, resulting in strong growth pressures
throughout the region. However, due to physical constraints (water, topography, the Agricultural
Land Reserve, environmentally sensitive areas for wildlife, and the international border), land for
urban development is limited.
Under Section 429 of the Local Government Act, a Regional Board may adopt a regional growth
strategy to guide decisions on growth, change, and development within its regional district.
Metro Vancouver adopted its strategy, Metro 2050: Regional Growth Strategy Bylaw, on
February 24, 2023. Metro Vancouver's Regional Growth Strategy (RGS) is based on a
philosophy of sustainability, providing land use policies to guide the future development of the
region and support the efficient provision of transportation, regional infrastructure, and
community services.
The RGS was developed in response to a number of challenges facing Metro Vancouver.
Continued growth in the region is expected, but development in a compact form, not urban
sprawl, could reduce congestion and improve the viability of public transportation and urban
centres. An aging and growing population will require provision of appropriate housing and
access to employment, services, and amenities. Adequate space for industry and commerce
and an efficient transportation system are needed to maintain economic growth. There are
many natural resources in the region that need to be protected to support biodiversity, provide
the water, land, and air resources that are essential to life, and offer recreational opportunities
for residents. The agricultural land base also requires protection to allow food production. Risks
from natural hazards and climate change need to be mitigated.
To respond to these challenges, the RGS has five goals:
1. Create a compact urban area
2. Support a sustainable economy
3. Protect the environment, address climate change, and respond to natural hazards
4. Develop diverse and affordable housing choices
5. Support sustainable transportation choices
Each goal is supported by a number of strategies, including actions for municipalities to
undertake through their planning processes. The RGS also provides parcel-based land use
designation maps and outlines general land uses permitted in each designation. Any change to
these designations requires an amendment to the RGS.
1.4 Purpose of the OCP
The Township of Langley's Official Community Plan (OCP) provides a long-term vision for
sustainable growth and development. It defines the kind of community that residents want and
the best way to achieve the desired outcome. The OCP serves to inform residents about the
activities that are likely to occur in their neighbourhoods, and makes it possible for residents to
play a larger role in determining how their communities will develop over time.
The OCP fits within a broader legislative and policy framework, including the Local Government
Act, Metro Vancouver's Regional Growth Strategy, and the Township of Langley's Sustainability
Charter. Adopted by Council in 2008, the Township of Langley Sustainability Charter is a high-
level policy instrument used to guide the community towards a sustainable future. The OCP is a
Township of Langley Official Community Plan | Introduction
Page 6
corporate policy instrument used to implement the Sustainability Charter. Accordingly, the OCP
Vision, Goals, and Policies align with those in the Sustainability Charter.
Local Government Act
The Local Government Act (LGA) defines an official community plan as a statement of
objectives and policies to guide decisions on planning and land use management. Section 472
of the LGA gives the authority to a local government to adopt official community plans to include
policies and map designations for residential, commercial, industrial, institutional, agricultural,
recreational, environmental, and public utility land uses. Policies for affordable housing, rental
housing, and special needs housing, as well as targets and actions to reduce greenhouse gas
emissions, are required.
Metro Vancouver 2050 Regional Growth Strategy
The Regional Growth Strategy (RGS) identifies a vision and a set of policies to help achieve five
regional goals, and outlines the roles of the regional government and local governments to
implement the regional strategy within a collaborative decision-making framework. A Regional
Context Statement, provided as Schedule 1, links a municipal OCP to the RGS by identifying
how the OCP works toward achieving the goals and strategies of the RGS. Schedule 1 lists the
municipal actions as in the RGS and provides information on the sections of the OCP that
address those requirements or discusses how the OCP will be made consistent with the RGS
over time.
Sustainability Charter
In 2008, Township Council adopted the Sustainability Charter to provide a high-level policy
framework to integrate and balance competing community expectations. The Sustainability
Vision is to build a legacy for future generations by leading and committing the community to a
lifestyle that is socially, culturally, economically, and environmentally balanced. To achieve the
Sustainability Vision, there are fifteen goals that represent key aspects for the community to
achieve. One of the goals is to develop livable and vibrant communities by:
-
focusing on compact urban form and mixed-use neighbourhoods
-
managing growth consistent with overall community needs
-
encouraging high-quality design
-
providing flexible, affordable, and mixed housing options
-
making communities pedestrian- and bicycle-oriented
Figure 1 illustrates the Township's policy framework as it relates to the Sustainability Charter,
the OCP, its component community plans and neighbourhood plans, and various function plans.
Community and Neighbourhood Plans apply to specific areas in the Township of Langley.
These plans contain the specific policies about future land uses, amenities, and mobility
networks. Functional plans, which typically apply Township-wide, describe policies and
programs relevant to a specific topic or function of the Township.
Township of Langley Official Community Plan | Introduction
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Figure 1 Policy framework.
1.5 Planning Process
The Township's first OCP was adopted in 1979. It provided broad policy directions for the
municipality to progress from a primarily rural community to a suburban one. For example, the
plan guided development of low-density residential neighbourhoods (considered best practice at
the time) and provision of basic municipal services such as water, sewer, and roads. Since then,
the Township's population has grown from about 44,000 to over 150,000 in 2025. Numerous
amendments have been made to the OCP to reflect the changing directions in community
planning, land development, market demand, and legislative changes.
In 2012, Council embarked on a process to prepare a comprehensive update to the OCP, with
the primary intent to outline a sustainable approach to development for the community. The
process included background research, community consultation, and the creation of updated
policies (Part 2 to Part 4 of this document).
In 2023, the Province of British Columbia (BC) amended the Local Government Act (LGA) via
Bills 44, 46 and 47 intended to provide more housing supply. Bill 44 includes requirements for
local governments to plan for housing proactively. Per the legislation, local governments must
update their Housing Needs Reports to forecast housing needs over 20 years and update their
Official Community Plans (OCP) to reflect the Housing Needs Report, with the first review and
update completed by December 31, 2025.
In response, the Township undertook an update to the OCP to comply with the new legislation
and engagement program to inform and update community members throughout the process.
Township of Langley Official Community Plan | Introduction
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Background Research
Figure 2 Timeline for background research.
Extensive research was conducted to obtain background information on all aspects of the
community. Part of the work was based on a number of significant policy documents that were
adopted by Council in recent years. These include:
-
Sustainability Charter, 2008
-
Wildlife Habitat Strategy, 2008
-
Employment Lands Study, 2009
-
Master Transportation Plan, 2009
-
Age-Friendly Evaluation, 2010
-
Water Management Plan, 2010
-
Arts & Cultural Services Plan, 2011
-
Economic Development Strategy, 2012
-
Heritage Strategy, 2012
-
Agricultural Viability Strategy, 2013
-
Climate Action Strategy, 2021,
-
Age- and Dementia-friendly Action Plan, 2021
-
Child Care Action Plan, 2021
-
Social Sustainability Strategy, 2021
-
Housing Action Plan, 202
-
Community Forest Management Strategy, 2022
-
Community Wildfire Response Plan, 2023
Township of Langley Official Community Plan | Introduction
Page 9
Community Consultation
Figure 3 Timeline for community consultation.
An open and participatory community consultation process was used to prepare the OCP. This
included a community telephone survey, an online engagement website, focus group
discussions, workshops with Council and senior management, consultation with government
agencies, public open houses, and the bylaw approval process prescribed by the Local
Government Act.
Langley Tomorrow Survey: The Township has polled its residents periodically since 1990 to
determine opinions and attitudes on various municipal issues. Langley Tomorrow surveys were
conducted in 1990, 1993, 1995, 1996, 2002, and 2006. The 2012 Langley Tomorrow survey
was conducted with an emphasis on growth and planning issues that should be addressed in an
OCP update. Conducted in March 2012, it consisted of 1,000 telephone interviews of randomly
selected households throughout the Township.
Online Engagement Website: An online survey was developed to collect community input on the
development of the OCP, providing an opportunity for all residents to help shape the future of
their community. The survey was available online from June 6 to June 30, 2012. The survey
results were used to inform the vision and goals of the OCP. The online survey also served as a
vehicle for collecting names and contact information of people who wanted to be further
engaged in the OCP process.
Focus Group Discussions: Four Setting Directions workshops were held in June 2012 to identify
opportunities and challenges in the community, sketch out shared goals, and brainstorm
strategies to move ahead. Residents and community stakeholders were invited to these
workshops to talk about key issues, which formed the basis for the new vision and goals. The
workshops were more interactive and in-depth than the online engagement website.
Workshops with Council and Senior Management: From July to September 2012, workshops
were conducted with Council and senior managers of the Township to commence work on a
draft OCP vision and possible policy choices, based on the results of online engagement and
focus group discussions.
Consultation with Government Agencies: Government agencies were consulted during the
planning process. These included the BC Agricultural Land Commission, Metro Vancouver, First
Nations, Fraser Health Authority, and neighbouring municipalities (City of Abbotsford, City of
Langley, City of Surrey, and District of Maple Ridge). Opportunities were provided for these
agencies to comment on the draft OCP.
Public Open Houses: In May 2013, four Public Open Houses were held to obtain feedback on
the draft OCP from the entire community. Approximately 120 people participated in the events
and provided comment on the draft OCP. In addition, during the consultation process, the draft
OCP was available for download on the Township website.
Township of Langley Official Community Plan | Introduction
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Bylaw Process: In June 2013, a bylaw was introduced to amend the OCP, pursuant to Sections
464 and 477 of the Local Government Act. A Public Hearing was held on July 8 and 22, 2013.
The OCP was given third reading on July 22, 2013. In November 2013, the Greater Vancouver
Regional District Board did not accept the Township of Langley Regional Context Statement. A
dispute resolution process ensued, which pursuant to provincial regulations, resulted in a
Settlement Agreement endorsed by both parties. Subsequently, a revised Regional Context
Statement was adopted by Township Council on November 7, 2016 and accepted by the
Greater Vancouver Regional District Board on November 25, 2016. Township Council adopted
the new OCP on December 12, 2016.
During the entire planning process, all public events were advertised in the local newspapers,
and on the Township website, Facebook, and Twitter. Including those who participated in the
Langley Tomorrow survey, more than 1,200 voices shared their perspectives on the future of
Langley and contributed their ideas on how best to achieve their shared vision for the new OCP.
In 2025, in response to new provincial legislation introduced in 2023 and 2024, the Township
initiated an update to the Official Community Plan. This update focused on housing, amenities,
and climate action. This process included already-underway work related to updating the
Brookswood-Fernridge Community Plan, which conducted an engagement program in 2024,
and work to prepare a new Willoughby Community Plan, which included community
engagement and involvement in 2023 and 2024 during the 200 Street 2040 planning study
process. Engagement continued in 2025 with open houses in the spring and fall related to
updates to the rest of the Community Plans and OCP. Information was also shared on the
Township website, through newsletters and advertising, and online information sessions.
1.6 Shaping a Sustainable Future
Community consultation (telephone survey, online survey, and workshops) undertaken in 2013
provided citizen input on the development of the OCP, allowing all residents the opportunity to
help shape the future of Langley. Results from this consultation, summarized below, have
informed the policies contained in this document.
The survey used two methods to gather feedback
from the public. The first was a ranking exercise that
asked respondents to select their top five priorities
(regarding issues and opportunities to be addressed
in the OCP) from a list of twelve, and to place those
top five priorities in ranked order. The second
exercise asked respondents to use a five-point
scale to indicate their level of agreement with
statements about directions and elements in the
community.
The majority (58%) of respondents were female. The
age of respondents was distributed fairly evenly
between three age categories, though no responses
were identified as being completed by youth (19 and
under).
Figure 4 Community Survey demographics.
Township of Langley Official Community Plan | Introduction
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The twelve priorities were ranked as follows, from most to least important:
1. Land use and growth
2. Fiscal management/taxes
3. Transportation, roads, and traffic
4. Water quality
5. Jobs and economic development
6. Parks and green space
7. Housing diversity and affordability
8. Infrastructure
9. Local food and agriculture
10. Heritage, arts, and culture
11. Leisure and recreation
12. Climate change
Figure 5 Community priorities.
Respondents were then asked to show how much they agreed or disagreed with a series of
statements about directions and elements for the community by using a five-point scale to
indicate their level of agreement.
The following list presents the top five statements with the highest support (actual statements
are shown in italics):
-
Proximity of Trails - All residents should have access to the following: Trails.
-
Water Quality - There needs to be safeguards in place to protect the quality and quantity of
water in the Township.
-
Proximity of Libraries - All residents should have access to the following: Library.
-
Urban Design - Urban areas should include pedestrian-oriented streetscapes and small
urban plazas for people to gather, encouraging walking and interaction and contributing to
the Township's sense of place.
-
Proximity of Swimming Pools - All residents should have access to the following:
Swimming Pool.
Least supported statements (actual statements are shown in italics):
-
Public Transit - I would take public transit if there was a bus within walking distance from
my home.
-
Fiscal Management and Taxes - I would accept a modest increase in taxes to create better
quality services in the community.
Township of Langley Official Community Plan | Introduction
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-
Intensive Farming - Intensive farming activities (such as large chicken broiler operations,
greenhouses, and mushroom barns) should be integral parts of the rural landscape.
-
Reduce Demand for Roads - Traffic congestion should be managed through decreasing
the demand on roads, rather than increasing the supply of roads.
-
Density - Preamble: The current OCP designates about 25% of the Township for urban
development. (The remainder, about 75% of the land base, is in the Agricultural Land
Reserve.) Within the existing urban boundary there is sufficient land for development for
the next 25 to 30 years.
I think the Township should accommodate higher density within the urban boundary by
allowing more new townhouses and apartments than single family homes.
One question that did not follow the rating scale was on population growth rate, asking
respondents what the growth rate should be. The 1979 Official Community Plan set a maximum
long-term population growth rate of 3% per year. In actuality, the growth rate has varied from a
high of 5% to a low of 1%. Roughly 73% of respondents felt the maximum long-term population
growth rate of 3% provided by the 1979 OCP should be retained, or made only slightly altered
(higher or lower). Only 5% thought it should be much higher, and 22% felt it should be much
lower than 3%.
Respondents identified land use and growth as the number one priority. However, the level of
support for increasing density in the developable parts of the Township was the lowest of all the
statements (46% agreed). Additionally, respondents were concerned that there isn't enough
land in the urban area to support density demands. There was a lot of support for mixing land
uses: mixing land uses within walking distance (87% support) is preferred to mixing uses within
the same block (60% support).
Fiscal management/taxes was ranked as the second highest priority, though the statement
regarding modest increases in taxes to support better quality services was supported by a slight
majority of respondents (51% agreed).
In regards to transportation, roads, and traffic, initiatives to reduce reliance on private vehicles
received mixed support. Walking and cycling were strongly supported (83% agreed). Traffic
demand management and public transit had polarized responses: 49% agreed while 44%
disagreed with traffic demand management, and 58% agreed while 32% disagreed about public
transit.
There was a very high level of agreement on the importance of water quality. It placed second in
the level of support received (97% of respondents agreed) and was fourth in priority.
Jobs and economic development was slightly above the mid-point in priorities, and received a
high level of support for provision of jobs close to home (88% agreed).
Parks and green space was a mid-level priority. While there was no specific question in the
elements section on this topic, proximity to trails received the highest level of support as a
statement (97% agreed).
A majority of respondents supported increasing housing diversity and affordability (69%
agreed). This topic was a mid-ranking priority.
While water, sewer, and drainage infrastructure ranked as mid-level priorities, there was a high
level of agreement that developers should pay the cost of these items (77% agreed).
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Although agriculture is part of Langley's economy and identity, respondents were fairly neutral
about the role of intensive agriculture in the rural landscape. Less than 48% of respondents
supported intensive agriculture. Support was much higher for urban agriculture (78% agreeing).
As an overall priority, indicated by this survey, agriculture ranked fairly low relative to other
issues in the community. However, in a survey of agricultural viability conducted in 2011, 95% of
respondents thought agriculture was very important or somewhat important in the community.
With respect to heritage, arts, and culture there was strong support for making heritage a key
aspect of the community (80% agreed), and also support for arts and cultural expression (77%
agreed). Maintaining the character of a small, friendly community was supported by most
respondents (80% agreed). Urban design that included pedestrian-oriented streetscapes and
small urban plazas for people to gather received very high levels of support (91% agreed).
Leisure and recreation ranked as a lower priority. Proximity to libraries had a fairly high level of
support (88% agreed), as did proximity to swimming pools (90% agreed). Proximity to
basketball, tennis, and volleyball courts had slightly less support than the other two (80%
agreed).
Climate change action was highly supported by respondents. Roughly 64% of respondents
supported the Township taking a leadership role in dealing with climate change. However, it
ranked as the lowest priority of the other categories provided.
1.7 Sustainability Umbrella
The Sustainability Charter (2008) outlines the sustainability vision for the Township: "...to build a
legacy for future generations by leading and committing the community to a lifestyle that is
socially, culturally, economically and environmentally balanced." It outlines guiding principles
and defines goals and objectives under the three pillars of sustainability: social-cultural,
economic, and environmental. It also aims to integrate strategic municipal initiatives on three
levels: sustainability integration, corporate goals integration, and policy-action integration.
The goals and policies articulated in the Sustainability Charter are reflected in this Official
Community Plan document. Three sustainability goals from the Charter are used as examples
to show how each pillar of sustainability is reflected in the OCP (Table 1). The OCP articulates
myriad policies that reflect the Sustainability Charter and, in turn, the various community plans,
neighbourhood plans, and functional plans and strategies that echo policies in the OCP
therefore also reflect the Sustainability Charter. (This is discussed further in Section 1.4,
Purpose of the OCP.)
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Sustainability
Pillar
Sustainability
Charter Goal
OCP Policy Examples
Social-
Cultural
Celebrate our
heritage
Encourage the conservation of Langley's historically
significant buildings, sites, landscapes, streetscapes, and
areas consistent with the built and natural attributes of
these resources and areas.
Consider conservation incentives that foster community
interest in the retention and revitalization of Langley's
urban and rural buildings.
Undertake a mapping and management plan of Langley's
archaeological potential to support the provincial
government's role in managing archaeological resources.
Economic
Strengthen
our economy
Explore a business diversification program to retain and
expand existing local businesses and also attract new
businesses, entrepreneurs, and investment from outside
the community.
Encourage the use of productive ALR lands for
agricultural uses by:
-
establishing appropriate buffers and edge planning
between urban and agricultural lands
-
working with farmers to expand local markets
Improve retention of post-secondary graduates through
support for co-op education programs in a variety of
fields.
Environmental Respect our
rural
character and
rural heritage
Consider land acquisition to conserve high-value wildlife
habitat areas and corridors, in partnership with other
organizations.
Integrate park planning and design into broader
community planning initiatives related to land use,
residential development, transportation, and community
amenity provision.
Ensure neighbourhood plan boundaries are consistent
with watershed or drainage catchment boundaries,
wherever possible.
Table 1 Reflecting the Sustainability Charter in the OCP
Township of Langley Official Community Plan | Introduction
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1.8 Vision
The Vision of the Township of Langley Official Community Plan is:
The Township of Langley is a self-contained "community of
communities" evolved through thoughtful renewal and sustainable
development practices, in order to provide the best possible quality
of life for residents in the rural and urban areas.
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1.9 Goals
The vision for a strong, self-contained community has several key complementary elements,
which are expressed as plan goals. The description supporting each goal provides a brief
explanation of its importance, followed by the desired state that Langley is aspiring to reach.
The goals of the Township of Langley Official Community Plan are:
1. Manage sustainable growth.
As part of the RGS, the Township of Langley accepts its
share of the region's population and employment
growth. To manage this growth sustainably, the rate of
growth should not be so fast that it outpaces the ability
to provide amenities and services, but it should not be
so slow that residents wait an unreasonably long time
before the population reaches a size necessary to
support a full range of amenities and services.
Growth will be managed so that employment,
recreation, residential and amenity needs can be met
locally without compromising the Township's agricultural
or ecological integrity.
2. Promote agriculture and enhance farm viability.
With approximately 75% of our land base in the
Agricultural Land Reserve, the Township of Langley has
a thriving farm community. Langley residents have a
direct connection to the land that sustains them, and
local food production is considered a very important
aspect of a self-contained community.
Agricultural land provides for secure local food
resources and a base for an important local industry.
Non-farm use of agricultural land may be supported for
sound reasons leading to improved overall sustainability
of the community in a manner that minimizes impacts to
agriculture, subject to the approval of the Agricultural
Land Commission.
Township of Langley Official Community Plan | Introduction
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3. Provide flexible, affordable, and mixed housing options.
Flexible housing encourages residents to age in place.
Affordable housing allows multiple generations to live
near each other as they move through various stages of
life. Mixed housing results in diversity and choice within
a socially inclusive community.
There will be a diverse range of housing options for
people of different abilities, incomes, and ages.
4. Maintain a balance between local job opportunities and
labour force growth.
Offering employment opportunities in the community
allows residents the option of working close to home,
thereby reducing commuting time, costs, and pollution,
while also making local centres vibrant places. Local
jobs are a prerequisite for a resilient local economy.
The Township of Langley has been able to meet its
longstanding objective to provide one job for every
resident in the labour force. There is sufficient
employment land in the community to continue to create
good jobs close to home. While most of the job
opportunities will be in the urban areas, new agri-
businesses have the potential to provide employment
growth in the ALR, which occupies approximately 75%
of the land base.
5. Encourage high-quality urban design.
Urban neighbourhoods and communities in Langley are
transitioning from a traditional auto-oriented suburban
form to a more sustainable form of development that
includes transit, bicycle, and pedestrian facilities. Urban
design is the key to a high quality of life in high-density
residential and mixed-use neighbourhoods.
Strong urban design will shape the development of
mixed-use centres and provision of amenities in a way
that creates great places and strengthens community
character.
Township of Langley Official Community Plan | Introduction
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6. Identify infrastructure needs and ensure efficient
delivery of services.
The Township of Langley provides basic infrastructure
services, which include clean water, sanitary sewer,
storm drainage, roads, and street lighting. Other
services include garbage collection, fire and police
protection, libraries, recreational facilities, and
community planning. Future delivery and management
of these assets and services will be based on the
general direction laid out in this document.
7. Increase biodiversity and natural capital.
Natural resources, such as land, water, and forests,
provide humans and other species with diverse benefits
that are imperative for survival and well-being.
Environmental stewardship has focused on protecting
and enhancing rivers, streams, environmentally
sensitive areas, and wildlife habitat. Future development
in Langley is important, but it must respect the natural
environment.
When planning new neighbourhoods, additional
emphasis will be placed on the provision of green
infrastructure, which is an interconnected network of
natural ecosystems, parks, open spaces, and trails. The
green infrastructure network will link the community's
ecological health and the well-being of Langley
residents, providing a framework on which new
neighbourhoods can be based.
8. Enable low-carbon living.
Low-carbon refers to using energy sources and
technologies that produce power with substantially
lower amounts of carbon dioxide emissions than is
presently emitted from conventional fossil fuel power
generation.
Buildings will tap into renewable energy sources such
as solar, wind, and geo-thermal. Most residents will
have the opportunity to take alternative modes of
transportation to get around, including walking, cycling,
and transit. Climate action planning and implementation
will be part of regular municipal activities.
Township of Langley Official Community Plan | Introduction
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9. Protect and manage heritage resources.
The Township of Langley is built on traditional territories
of the q̓ ic̓ əy̓ (Katzie), q̓ ʷɑ:n̓ ƛ̓ ən̓ (Kwantlen), Máthxwi
(Matsqui) and Se'mya'me' (Semiahmoo) First Nations.
Langley is recognized as one of the oldest settlements
in British Columbia.
Protecting and managing our diverse historic and
cultural resources will contribute to the community's
unique sense of place, while providing a framework for
sustainable community development.
10. Ensure fiscal accountability.
The Township strives to demonstrate integrity and
good judgment when making decisions and conducting
business on behalf of residents and business and
property owners. By ensuring that public money is
spent appropriately, we enhance the strength of our
organization and optimize municipal performance--
ensuring that we provide the highest quality of services
to residents, business owners and property owners.
Development will pay for a reasonable share of the
costs associated with growth. The plan's policies will
provide a framework for planning and implementing the
Capital Works, Community Amenity Contribution
(CAC), Development Cost Charge (DCC), and Amenity
Cost Contribution (ACC) programs.
11. Support meaningful community engagement.
Good planning requires transparent and collective
decision making for the long-term good of the
community. Meaningful community engagement during
the planning process (especially at the neighbourhood
level) promotes greater understanding and more
responsive decisions.
Ongoing and long-term partnerships with agencies
such as Metro Vancouver, TransLink, Langley School
District, neighbouring municipalities, Township
Advisory Committees and First Nations will be
supported and strengthened.
Township of Langley Official Community Plan | Introduction
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1.10 Plan Structure and Hierarchy
The OCP consists of this base document, which sets a framework for planning in the entire
Township, as shown on Map 1, and a number of component community plans, which provide
more detailed policies for specific areas of the Township. The component plans include the
following, as amended from time to time:
Aldergrove Community Plan
Bylaw No. 1802
Brookswood/Fernridge Community Plan
Bylaw No. 5300
Fort Langley Community Plan
Bylaw No. 2527
Gloucester Industrial Park
Bylaw No. 2556
Langley Town Centre Plan
Bylaw No. 3361
Murrayville Community Plan
Bylaw No. 2661
Northwest Langley Community Plan
Bylaw No. 2323
Rural Plan
Bylaw No. 3250
Walnut Grove Community Plan
Bylaw No. 1836
Willoughby Community Plan
Bylaw No. 3800
Willowbrook Community Plan
Bylaw No. 3008
Some community plans require that neighbourhood plans be completed before development
can proceed. These neighbourhood plans will be adopted as part of the OCP.
5300
23.10.17
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1. LAND USE AND COMMUNITY STRUCTURE
POLICY AREAS
2.1 Urban Development Area
2.2 Rural Land Use Structure and Designations
2.3 Urban Community Structure and Centres
2.4 Urban Land Use Designations
2.5 Urban Community and Neighbourhood Design
2. LAND USE AND COMMUNITY STRUCTURE
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This section concerns specific land use designations throughout the Township, including both
rural and urban land uses. Land use designations in the OCP provide a general framework for
development and include development permit areas that are applicable across the Township;
more explicit land use designations indicating specific land uses, densities, policies, and
development permit area guidelines are provided in more detailed plans at community and
neighbourhood levels.
Policies addressing rural land uses are described in this section. Additional and more specific
details for rural land uses can be found in the Rural Plan.
The rural land use designations are:
-
Agriculture
-
Rural
-
Rural Commercial Centre
-
Conservation and Recreation
The urban landscape is structured by urban centres of varying scales. These urban centres are:
-
Regional Centre
-
Town Centres
-
Community Centres
-
Neighbourhood Centres
-
Frequent Transit Development Areas
Policies addressing urban land uses are described in this section. Additional details regarding
urban land uses can be found within the number of community plans (listed in Section 1.10) and
neighbourhood plans adopted by Council.
The urban land use designations within these centres include:
-
Urban
-
Industrial
-
Employment
-
University District
Urban land use is concerned with community and neighbourhood design that looks at the
interrelationship between people, the built environment, and the natural environment. The urban
land use designations comprise the urban development area, and generally limit urban-type
development outside the area (as shown in Map 1). Land within the urban development area is
intended to provide housing, employment, shops and restaurants, and institutional, recreational,
and entertainment activities for most of the Township's population.
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2.1 Urban Development area
Langley is often referred to as a "community of
communities" as it consists of several urban centres
separated by large areas of agricultural land. This
structure serves to sustain unique communities and
keep most of the urban population close to the rural
area, reinforcing the importance of rural heritage to
Langley's identity. There are also challenges, such as
the cost of providing efficient services to separated
communities, and the existence of a long urban-rural
interface that has the potential for urban and rural
developments to negatively affect each other.
The intent is to provide urban land uses and major transportation and infrastructure works within
the urban development area. Subject to other objectives and policies in this Plan and the Rural
Plan, rural areas will generally be protected for agricultural, rural, and conservation and other
supportive purposes.
Objectives
-
Identify areas for urban land uses
-
Protect rural areas from urban development
-
Provide buffers between urban and rural land uses
Policies
2.1.1. Locate urban development, including residential, commercial, industrial, and institutional
uses, within the urban development area. The urban development area is shown on
Map 1 and is recognized as the extent of urban development in the Township of
Langley.
2.1.2. Discourage urban development outside the urban development area to preserve
agricultural land, the rural landscape, and the environment. New development that may
be permitted outside the urban development area must conform to the policies of the
relevant land use designation and the Rural Plan.
2.1.3. Continue to manage the urban-agricultural interface to protect the viability of agricultural
operations and minimize conflicts between urban and rural areas along the boundary of
the urban development area as shown on Map A-1, by including provision of setbacks,
landscaped buffers, informational signage, and restrictive covenants and transitional
land uses.
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2.1.4. Pursue the development of an arbour ribbon between the urban and rural areas. The
arbour ribbon would consist of a linear green space, on the urban side of the ALR edge
that incorporates trails, parks, buffers, and landscaping.
2.1.5. Recognize the impact of major transportation corridors on the community and give
consideration to appropriate development options on major east-west transportation
corridors, including along the Fraser Highway, at interchanges along the Trans-Canada
Highway and at a key node along 16 Avenue.
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2.2 Rural Land Use Structure and Designations
About 75% of the Township area is outside the urban
development area, rural in nature and mostly within the
Agricultural Land Reserve (ALR). This area is to
remain rural with priority given to agricultural
production on lands within the ALR. Land outside the
urban development area is included in one of the
following designations, as shown on Map 1:
- Agriculture
- Rural
- Rural Commercial Centre
- Conservation and Recreation
These land use designations provide a general framework for rural development. The Rural
Plan provides more explicit land use designations indicating specific land uses, densities,
policies, and design guidelines.
Most of the rural area is designated Agriculture in the OCP, reflecting the fact that most of the
area is in the Agricultural Land Reserve (ALR). Larger portions of land that are not in the ALR
are designated Rural. The community of Milner is one of the Township's earliest settlements.
While Milner is within the urban development area and designated Urban for the purposes of the
RGS, it will continue to reflect its history, location, and character as a rural community. Two
other rural centres are also identified in the Rural Plan.
The Conservation and Recreation designation recognizes regional parks and other major open
space, and conservation and recreation areas in the Township.
Objectives
-
Identify the type, location, and intent of rural land uses outside the urban development area
-
Maintain the character of rural areas
-
Encourage agricultural uses
Policies
Agriculture
2.2.1. Areas designated as Agriculture shall be used primarily for agricultural uses and
supporting services to protect the agricultural land base and support food production.
Food production and other forms of agriculture are encouraged within this area.
2.2.2. Implement and update the Agricultural Viability Strategy.
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2.2.3. Limit the subdivision of agricultural land, as set out in the Rural Plan, subject to the
approval of the Agricultural Land Commission for land within the ALR. Commercial,
industrial, and institutional uses are not encouraged in this designation, except in
conformity with the Rural Plan and subject to the approval of the Agricultural Land
Commission.
2.2.4. Service Agriculture areas with on-site sewer systems. Community sewer systems may
be considered to service Sewerage Areas shown on Map 2, subject to land use and
density being consistent with the Agriculture designation of the RGS. Extension of sewer
services into other Rural areas not shown on Map 2 will be considered for building
footprints only in cases where servicing is needed to address public health issues,
protect natural assets, or service agriculture and agri-industrial uses.
2.2.5. Consider developing agro-industrial areas in appropriate locations to accommodate
industrial uses directly related to agriculture. Existing industrial uses are identified on
Map 1. New commercial, industrial, and institutional uses are discouraged in this
designation, except in conformity with the Regional Context Statement (Schedule 1) and
the Rural Plan. Direct new agro-industrial uses to Industrial areas within the urban
development area.
Rural
2.2.6. Areas designated as Rural are intended to maintain the existing rural residential
character of the area. Rural residential development and agricultural uses are permitted
in conformity with the provisions of the Rural Plan and the Zoning Bylaw, unless
otherwise approved by the Agricultural Land Commission. Development at gross
densities based on the current Zoning Bylaw is permitted within the Salmon River
Uplands area as defined in the Rural Plan, subject to the approval of the Agricultural
Land Commission where applicable.
2.2.7. Commercial, industrial, and institutional uses are discouraged in this designation, except
in conformity with the Regional Context Statement (Schedule 1) and the Rural Plan.
2.2.8. Service Rural areas with on-site sewer systems. Community sewer systems may be
considered to service Sewerage Areas shown on Map 2, subject to land use and density
being consistent with the Rural designation of the RGS. Extension of sewer services into
other Rural areas not shown on Map 2 will be considered for building footprints only in
cases where servicing is needed to address public health issues, protect natural assets,
or service agriculture and agro-industrial uses.
2.2.9. Consider undertaking more detailed plans to provide a vision and appropriate policies for
the Salmon River Uplands and Fraser Highway corridor areas.
Rural Commercial Centres
2.2.10. Rural Commercial Centres are identified in the Rural Plan as Rural Commercial Centres
and the Agro-Service Centre. Areas designated as Rural Commercial Centres are
intended to provide retail and service commercial services for the rural area. The Agro-
Service Centre is intended to provide commercial and industrial operations related to
agriculture.
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2.2.11. Maintain Milner as a rural neighbourhood. A more detailed plan for Milner should be
completed that provides a vision for the neighbourhood, recognizes its historical
character, and provides appropriate land use policies.
2.2.12. Consider assembly uses such as places of worship and schools for Rural Commercial
Centres identified in the Rural Plan, with adequate services to support these uses.
2.2.13. Direct new commercial development, that conforms to the intent of the Rural Plan, to the
Rural Commercial Centres identified in the Rural Plan. Existing commercial uses are
identified in the Zoning Bylaw.
Conservation and Recreation
2.2.14. Areas designated as Conservation and Recreation are intended to preserve significant
ecological and recreational lands, including regional parks, major municipal parks, and
other conservation areas. Conservation and Recreation lands will be used for outdoor
recreation purposes and environmental and ecological conservation, including
educational, research, and training facilities associated with conservation and recreation.
2.2.15. Directly relate any commercial activities in Conservation and Recreation areas to the
intent of the designation. The location, scale, and design of buildings should respect the
natural environment and the use of the site.
2.2.16. In accordance with the intent of the RGS and subject to the necessary Agricultural Land
Commission approval, agricultural uses in areas designated as Conservation and
Recreation may be limited to primarily soil-based agriculture. Where necessary, buffer
Conservation and Recreation areas from activities in adjacent areas through setbacks,
vegetation or other appropriate means.
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2.3 Urban Community Structure and Centres
Langley's urban area consists of six urban
communities: Aldergrove, Brookswood-Fernridge, Fort
Langley, Murrayville, Walnut Grove, and
Willowbrook/Willoughby. Each of these communities is
unique in terms of history, character, density, land use,
and ultimate development capacity. To create a
sustainable urban area, the communities will be
designed based on the principles of centres,
walkability, and viable transit.
Centres provide focal points within the urban area for the location of commercial and higher-
density residential developments and various community amenities. Centres can provide
commercial retail, service, and office activities, as well as mixed forms of development that
typically incorporate commercial activities on the lower floors and residential above. Mixed-use
development allows for increased livability and vibrancy, with shops and restaurants that
provide daily needs drawing more people to the area.
Denser development and a mix of uses in centres will support non-automobile, active forms of
transportation. Walking, cycling, and especially transit infrastructure are made more efficient
and less expensive on a per person basis when supported by higher densities. Connections
between centres and surrounding neighbourhoods are made with an integrated grid road
system that supports alternate forms of transportation. This system is also interconnected with
parks and open spaces, including greenways, that enhance opportunities for walking and
cycling.
Clustering residential development within a five-minute walk (400 m to 500 m) of a centre
provides walkable neighbourhoods that allow residents the opportunity to shop for most of their
daily needs and work within a short distance of their homes--thus reducing travel time,
congestion, pollution from auto emissions, and costs associated with travel, infrastructure, and
maintenance.
Centres can vary in size and scale, from the Regional Centre that contains many large stores
serving the entire municipality and beyond, to Town Centres and Community Centres that
provide for the retail and office needs of the local community, to small Neighbourhood Centres
that consist of a few small shops serving the day-to-day needs of the local neighbourhood. The
type, amount, and density of development in each centre are dependent on the scale of the
centre.
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Terms used for centres in the Regional Growth Strategy are different from the terms used in this
document (Table 2).
Regional Growth Strategy (RGS)
Terminology
Langley Official Community Plan
(OCP) Terminology
Regional City Centre
Regional Centre
Municipal Town Centre
Town Centre
Local Centre
Community Centre
------
Neighbourhood Centre
Frequent Transit Development Area
Frequent Transit Development Area
Major Transit Growth Corridor
--
Table 2 Terminology
The Willowbrook Regional Centre (part of the Langley Regional City Centre in the Regional
Growth Strategy) is intended to be a primary focal point for regional-scale commercial and
mixed employment (commercial and industrial) activities, and to serve as a sub-regional
transportation hub. This designation also supports high- and medium-density housing, mixed-
use forms of development, institutional and entertainment activities, and community amenities.
Town Centres (Municipal Town Centres in the RGS) are located in Willoughby and Aldergrove,
and are intended to provide commercial (retail and office), institutional, and entertainment
activities, and community amenities all at a scale to best serve those communities. Town
Centres are designated to promote high- and medium-density housing.
Community Centres (Local Centres in the RGS) are the focal points for development in
Brookswood-Fernridge, Fort Langley, Murrayville, and Walnut Grove. Community Centres
provide a similar function to Town Centres, and, in the case of Fort Langley, also provide
tourism-related activities.
Neighbourhood Centres are smaller centres that will be provided where appropriate in
community plans and neighbourhood plans. They will consist of a limited number of commercial
establishments to serve the day-to-day needs of local residents and provide lower-density forms
of multi-family housing as defined in neighbourhood plans.
Frequent Transit Development Areas (FTDAs) focus growth along TransLink's proposed
Frequent Transit Network. The Frequent Transit Network is a network of corridors along which
transit is provided at least every 15 minutes in both directions, during the day and into the
evening for every day of the week. Frequent Transit Development Areas are focal points along
this network for higher-density forms of residential, commercial, and mixed-use development.
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Centres in the Township of Langley are shown on Map 3 Centres. The specific boundary of
Willowbrook Regional Centre is shown on Map 4, and those of Aldergrove Town Centre and
Willoughby Town Centre are shown on Map 5. The boundaries of the Carvolth Frequent Transit
Development Area are shown on Map 6.
Major Transit Growth Corridors include 200 Street, between the Carvolth FTDA and
Willowbrook. These areas extend approximately 1km in either direction from select key areas of
the Major Transit Network, anchored by an Urban Centre or FTDA. These corridors are
intended to support regional growth around transit, and be designed with transit-oriented
development principles and objectives.
In addition to the terminology used in Metro 2050, the Ministry of Transportation and Transit has
also introduced a land use planning approach called Transit Oriented Areas (TOAs). An 800m
radius around the future Willowbrook Station on the Surrey-Langley SkyTrain route has been
designated a TOA by the Province. The Township is required to ensure minimum development
densities, remove residential off-street parking minimums, and follow Provincial guidance in
these areas.
Objectives
-
Create a sustainable urban area by designing communities based on the principles of
centres, walkability, and viable transit.
-
Provide appropriate services and amenities at each scale of centre
Policies
2.3.1. The Regional Centre, Town Centres, Community Centres, and Frequent Transit
Development Areas are shown on Map 3. Specific boundaries of the Regional Centre,
Town Centres and Frequent Transit Development Areas are shown on Maps 4, 5 and 6.
2.3.2. Use the Regional Centre as the primary location for business and employment activities
for the Township, including:
-
high- and medium-density housing and mixed-use forms of development
-
regional-scale commercial (retail and office)
-
mixed employment activities (business parks and industrial activities)
-
entertainment
-
community amenities
-
parks, green space, and ecological services (as defined in Section 3.13)
-
transit (the Township will work with TransLink to establish a transit exchange in the
Regional Centre)
2.3.3. Provide services for the local community in Town Centres, including:
-
commercial
-
institutional
-
entertainment and recreation
-
high- and medium-density housing and mixed-use forms of development
-
community amenities
-
parks, green space, and ecological services (as defined in Section 3.13)
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2.3.4. Provide services for the local community in Community Centres, similar to Town Centres
as outlined in Section 2.3.3.
2.3.5. Designate Neighbourhood Centres in community plans, as required, to provide mixed-
use and multi-family development and small-scale commercial development to supply
basic services within walking distance of most residences.
2.3.6. Provide services in Frequent Transit Development Areas to serve the local area,
including:
-
commercial (retail and office)
-
entertainment and recreation
-
institutional
-
high- and medium-density housing and mixed-use forms of development
-
community amenities
-
parks, green space, and ecological services
2.3.7. Encourage major office development in the Regional Centre, Town Centres, and
Frequent Transit Development Areas. The Township may consider incentives to
encourage development of office uses, such as variable Development Cost Charges
(DCCs), financial incentives, or bonus density provisions.
2.3.8. Encourage higher-density residential and commercial development and high trip-
generating uses in the Regional Centre, Town Centres, Community Centres and
Frequent Transit Development Areas. Major commercial development, especially
development serving the Township as a whole or residents from other municipalities, is
encouraged in the Regional Centre and Carvolth Frequent Transit Development Area,
subject to the provisions of the applicable plans.
2.3.9. Encourage mixed-use development in all centres, including mixed-use building forms
(that incorporate residential uses above commercial retail or office uses or institutional
uses in the same building), subject to detailed policies in applicable community and
neighbourhood plans.
2.3.10. Develop centres with pedestrian- and transit-friendly design. Create a strong sense of
place by using streetscape design and providing amenities to enrich the public realm.
Strip commercial development is discouraged.
2.3.11. Direct community arts, entertainment, and cultural facilities and other major institutional
facilities to the Regional Centre, Town Centres, and Community Centres, and the
Frequent Transit Development Areas, or areas with good access to transit.
2.3.12. Support existing industrial activities and new Urban areas in the Regional Centre and
Frequent Transit Development Areas by minimizing impacts on existing industrial areas
through appropriate buffering, landscaping, and building design.
2.3.13. Encourage transit improvements in all centres and Frequent Transit Development Areas.
As transit service improves in these areas, consider reducing parking requirements for
residential and commercial uses based on a review of parking needs.
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2.3.14. Encourage efficient and safe transit, cycling, and walking in all centres and Frequent
Transit Development Areas by using supportive land use, road design, and greenway
design. Transit-priority measures may be implemented where appropriate.
2.3.15. Plan transit-supportive, mixed use areas in the Major Transit Growth Corridor and
Transit-Oriented Area(s).
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2.4 Urban Land Use Designations
Lands within the urban development area shown on
Map A-1 are designated for one of the following uses,
as shown on Map 1:
-
Urban
-
Industrial
-
Employment
-
University District
Land within the urban development area is intended to
provide housing, shopping, employment, recreation,
and civic services for most of the Township's
population.
Generally, lands designated Urban consist of commercial, residential, institutional,
entertainment, and recreational uses. Specific uses and densities are defined in community
plans or neighbourhood plans.
Provision of employment is an important consideration for both the Township and the region as
a whole. Areas designated Industrial or Employment are intended to provide industrial,
commercial, and other employment opportunities. Industrial and Employment areas are located
in Northwest Langley, Carvolth, Gloucester, Aldergrove, Willoughby, Willowbrook, and
Murrayville.
The University District provides for expansion of Trinity Western University and development of
cultural and recreational opportunities, employment, and housing linked with the university.
Objectives
-
Identify the type, location, and intent of land uses within the urban development area
-
Encourage higher-density development
-
Encourage a variety of housing, commercial development, and employment
opportunities through appropriate land designations
Policies
Urban
2.4.1. Areas designated as Urban are intended for residential neighbourhoods and centres,
supported by related commercial, institutional, recreational and park uses. Development
within urban areas must conform to the design-related policies in Section 2.5.
2.4.2. Provide mixed-use and multi-family development and locally serving commercial
development in Neighbourhood Centres as required to supply basic services within
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walking distance of most residences. Strip commercial development is discouraged and
not permitted in urban areas.
2.4.3. Consider mid-rise residential developments (7 to 12 storeys in height) and high-rise
residential developments (over 12 storeys in height) in the Regional Centre, Town
Centres, and Frequent Transit Development Areas. Also consider such developments in
areas along 200 Street within the Willoughby community, within 250 m of key arterial
intersection nodes and within 400 m (walking distance) of transit routes.
2.4.4. Consider mid-rise and high-rise development only in the context of an adopted
community plan or neighbourhood plan. Additionally, the following prerequisites for high-
density residential development must be considered in community plans and
neighbourhood plans:
-
secure suitable land for park and school needs
-
submit a geotechnical review of the site
-
provide full urban services with sufficient capacity to serve the proposed
development
-
conduct a traffic impact analysis and secure any identified upgrades to the municipal
road system (and, where applicable, provincial road system)
-
comply with Crime Prevention Through Environmental Design (CPTED) principles
and the Child Friendly Amenity Area requirements
-
incorporate social amenities such as daycare centres, a range of housing
affordability options, and public art as integral components of proposed
developments
-
consideration of "green" initiatives, such as green roofs, green walls, Leadership in
Energy and Environmental Design (LEED) standards, energy efficiency design, etc.
2.4.5. Consider affordable housing in all designations, especially in high-density developments
in the Regional Centre, Town Centres, Community Centres, and Frequent Transit
Development Areas, as well as in areas near transit services.
2.4.6. Consider appropriate infill development, subject to applicable community plans and
neighbourhood plans.
2.4.7. Support existing industrial activities within Urban areas by minimizing impacts of
adjacent urban development through appropriate buffering, landscaping, and building
design.
2.4.8. Encourage efficient and safe transit, cycling, and walking in Urban areas by using
supportive land use, road design, and greenway design. Transit-priority measures may
be implemented where appropriate.
2.4.9. Encourage the location of assembly uses, including places of worship, to locate:
-
in conformity with the policies of the applicable community plan or neighbourhood
plan
-
not in an area designated for single-family housing (although it may be located on
the perimeter of such an area)
-
on a collector or arterial road (as opposed to a local road)
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2.4.10. Locate schools and neighbourhood parks adjacent to each other where practical and
beneficial to do so.
Industrial
2.4.11. Areas designated as Industrial are intended for manufacturing and warehousing
activities, and in some cases office use, subject to policies in community plans. Retail
activities directly related and accessory to industrial uses, and limited commercial
activities supporting industrial activities, may be considered subject to policies in
community plans. Residential uses are limited to one dwelling unit per lot for use by an
owner, manager, or caretaker. Other commercial or residential uses are not permitted.
2.4.12. Encourage efficient utilization of industrial lands and intensification of industrial
development.
Employment
2.4.13. Areas designated as Employment are intended primarily for industrial uses. Efficient
utilization of land and intensification of industrial development is encouraged.
2.4.14. Continue the service commercial uses designated as Employment at 264 Street and
Fraser Highway (in Aldergrove), but discourage expansion to new parcels.
2.4.15. Complete and/or update detailed plans for the Gloucester and Northwest Langley areas
to ensure that they continue to provide employment lands for the Township. The plans
should consider how these areas can be developed or retrofitted as more sustainable
and complete districts and be compatible with adjacent land uses.
University District
2.4.16. Areas designated as University District are intended to provide for integrated
development of learning, cultural, employment, recreational, and housing opportunities,
subject to the approval of the Agricultural Land Commission where needed. This may
also include residential uses linked to the university, convenient day-to-day services and
commercial uses for future academic and residential population, and the development of
research, high-technology, and related uses.
2.4.17. Encourage the expansion of Trinity Western University on its current site and
immediately adjacent lands..
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2.5 Urban Community and Neighbourhood Design
Township residents care about the design of the
community. Urban design takes a wider perspective
than just the design of an individual building, looking
at the relationship of buildings to each other in terms
of site design, orientation, form, and character.
Importantly, urban design is also about the
relationship between the private realm (buildings and
their sites) and the public realm (streets, plazas,
parks, greenways, and other public open spaces).
Urban design addresses the integration and preservation of ecological functions in the built
environment, including the minimization of impacts on habitat and other environmentally
sensitive areas, through appropriate stormwater management and other approaches.
High-quality urban design can contribute greatly to a community's identity, pride, and sense of
place, making each neighbourhood feel unique. It can also contribute to overall sustainability
and residents' quality of life.
This plan promotes the development of sustainable communities. A sustainable urban
community is compact, to minimize impact on lands of agricultural and environmental value and
to allow economic provision of transit and other non-auto modes of transportation. Compactness
also provides more efficient extensions of urban services. Infrastructure and other services,
including parks and recreation facilities, roads, water supply, sanitary sewers, and storm
management works, must be provided but can be made less impactful on the environment.
A transit-oriented community is one component of a sustainable urban community. Automobile
use adds greenhouse gases to the atmosphere and contributes to climate change, but a transit-
oriented community is designed to decrease reliance on the automobile and encourage walking,
cycling, and public transit in urban centres. This is achieved by creating pedestrian-scale
streetscapes and higher-density, mixed-use developments within walking distance of frequent
transit. Mixed commercial and residential uses allow people to shop closer to home and walk to
services and amenities. Provision of other employment opportunities in a community, such as
business parks, helps the community to become more complete.
Sustainable communities allow for a wide range of housing types and tenures based on income,
age, and ability to support a broad population mix in each community. A range of affordable
housing alternatives provide a variety of adequate dwelling sizes and prices to meet residents'
needs. Sustainable communities also promote the health and social well-being of residents
through the design of public spaces to be universally accessible and inclusive.
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The policies in this section outline design principles intended to make communities and
neighbourhoods more sustainable.
Objectives
-
Capitalize on opportunities for creating efficient, well-connected, attractive development
-
Minimize the negative environmental impacts of development
-
Minimize the public cost of development while maximizing public gain
-
Maximize the positive social benefits of development
-
Encourage complete communities
Policies
2.5.1. Include a well-planned mix of land uses in each community, including residential,
commercial, industrial, institutional, and recreational uses. Residents should be able to
live, work, shop, learn, and play in their local community.
2.5.2. Include a mix of housing types in each community to provide a wide variety of units to
meet the needs of all members of the community, including:
-
a variety of housing types and densities (single-detached lots of various sizes,
manufactured homes, duplexes, rowhouses, townhouses, apartments)
-
a variety of tenures (fee simple, strata title, rental, cooperative, cohousing)
-
mixed forms such as secondary rental suites in houses and residential units in
mixed-use developments (commercial-residential, live-work, and corner store retail)
-
affordable housing to meet a variety of income levels
2.5.3. Design each community to have a Town Centre or Community Centre as a central node.
Locating the highest density of commercial and residential development in the node will
encourage walking and transit use. Design neighbourhoods with Neighbourhood Centres
as nodes, providing basic services and amenities within walking distance of all
residences.
2.5.4. Balance employment and residential uses in each community to provide residents with
the option to work close to home. This balance can be achieved by:
-
creating a stable and diverse economic base
-
providing a wide variety of educational and cultural facilities to help make the
Township of Langley attractive to business
-
matching population growth with employment growth
-
incorporating in each community commercial, industrial, and institutional land uses
that provide employment
-
encouraging mixed-use development
-
allowing and encouraging home-based businesses, provided they do not detract
from residential living environments
-
providing support services that make home offices more attractive (e.g., ensuring
the provision of high-quality telecommunication networks in new communities)
-
supporting the agricultural sector by ensuring that urban development does not
impair the viability of agricultural areas
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-
encouraging agricultural production for local markets
2.5.5. Connect communities to each other and to urban centres in the region by:
-
designing communities to support efficient transit service
-
providing effective arterial roadway links to meet the travel demand
-
providing park-and-ride facilities
-
providing good walking, cycling, and transit links
2.5.6. Design each community and neighbourhood to be efficient and convenient for a variety
of transportation modes, including walking, bicycles, transit, delivery trucks, and private
automobiles. New communities and neighbourhoods should be located and designed so
that:
-
the community or neighbourhood is accessible by a variety of transportation
methods
-
there is direct and safe pedestrian and bicycle access to the transit system
-
roads are efficient, convenient, and capable of accommodating the volume of
vehicles without harming existing communities or neighbourhoods
-
the resulting travel patterns minimize impacts on rural areas
2.5.7. Design neighbourhoods to encourage walking for pleasure, meeting daily needs, and
accessing transportation by:
-
providing a fine-grained and well-connected street grid, with short blocks to minimize
walking distances, and avoiding cul-de-sacs
-
providing walking paths to maintain pedestrian connectivity where street connectivity
is not possible
-
using public amenities such as landscaping and street furniture to provide a high-
quality pedestrian environment
-
encouraging small-scale, corner store retail where opportunities may arise
2.5.8. Encourage pedestrian and bicycle use with public realm design that provides high-
quality open space or plazas, weather protection, pedestrian-scale lighting, street
furniture, bus shelters, street trees, and public art.
2.5.9. Ensure a high-quality interface between private and public realms. When designing
buildings:
-
create active frontages with many doors and windows, with parking lots located at
the back or underground
-
orient buildings to the street to help create an attractive pedestrian environment and
encourage on-street activity
-
ensure multi-unit housing is rear loaded where feasible
2.5.10. Develop comprehensive community design guidelines for public and private realm
development that balance cohesive design with respect for unique neighbourhoods and
character areas. These guidelines will include universal design approaches for the public
realm, such as curb ramps, tactile paving, and accessible traffic signals.
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2.5.11. Make all streets publicly accessible and publicly owned. Avoid creating gated (private)
housing developments because these isolate portions of the neighbourhood and result in
inward-oriented housing developments that do not contribute to on-street activity,
pedestrian safety, or community interaction.
2.5.12. Provide multi-use, year-round community facilities that can act as community focal
points. The overall plan for community facilities in Langley should strike a good balance
between centralized facilities that serve the entire community and facilities that serve
individual neighbourhoods. Community facilities should:
-
include a mix of play spaces, large and small, formal and informal, natural and
structured
-
reduce costs and encourage community interaction by integrating with schools and
commercial uses
2.5.13. Work with the Langley School District to ensure that school needs are addressed in
community and neighbourhood plans. Plan school sites in conjunction with parks.
Encourage community use of school facilities.
2.5.14. Minimize public costs of developing new communities by:
-
finding creative ways to partner with the private sector, the Langley School District,
and community groups to provide community services and facilities
-
staging development in a cost-effective way
-
examining municipal standards for roads and other services to see if revised
standards could reduce costs, reduce environmental impacts, and improve
neighbourhood design and identity
-
clearly defining the public facilities to be provided and putting a financial strategy in
place to provide the facilities concurrent with the emerging community.
2.5.15. Phase development based on storm catchment boundaries and elementary school
catchment area considerations. Phasing policies should set criteria for opening
subsequent phases and must be consistent with the Township's ability to provide
services to a new neighbourhood.
2.5.16. Design the boundary, or edges, between urban areas and rural areas to create a clear
limit on urbanization, but also an attractive edge that integrates the Township's rural and
agricultural character into its communities. This can be achieved by:
-
creating greenbelts between urban areas and the ALR
-
using park land or other transitional land uses that minimize conflict as a buffer
between urban and agricultural uses, with vegetated buffers on the urban side
-
minimizing negative impacts on rural areas.
2.5.17. Protect the natural environment using land use planning, urban design, and
development regulations, such as:
-
providing incentives (e.g., density bonusing) to set aside and conserve significant or
unique natural assets during the development process
-
protecting sensitive environments and incorporating environmentally sensitive areas
within the overall park system
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-
providing significant green spaces and, where appropriate, linking these green
spaces
-
retaining existing significant trees and requiring the planting of new trees
-
integrating places to live, work, and play within the features of the natural landscape
-
ensuring that infrastructure standards and design minimize negative impacts on the
environment, cultural resources, and agricultural lands
-
protecting wildlife habitat.
2.5.18. Reduce energy use and greenhouse gas emissions using land use planning, urban
design, and development regulations, such as:
-
facilitating lifestyles that minimize energy consumption (e.g., encourage walking and
transit use; support composting and recycling)
-
encouraging innovative, energy-conscious design of the built environment,
particularly buildings.
2.5.19. Support the development of strong community spirit with urban design and community
services that consider:
-
distinctive community character and identity
-
local climate, topography, and history
-
high-quality public squares or parks near or adjacent to civic, commercial, or
institutional buildings, to support formal and informal activities
-
volunteerism, community pride, and neighbourliness
-
neighbourhood stability
-
opportunities for worship and celebration.
2.5.20. Design safe and secure communities by increasing on-street activity and "eyes on the
street,"1 using:
-
active public or semi-private pedestrian-oriented streets
-
buildings that are oriented to the street, encouraging walking, neighbourhood
interaction, and monitoring
-
a mix of land uses and activity programming that contribute to on-street activity in
the day and at night
-
appropriate separation between vehicles and pedestrians
-
storefront community policing premises
-
adequate resources for policing, block-watch programs, and other services.
2.5.21. Establish a public art policy to encourage the creation and installation of public art. This
could include a formula for funding contributions for both private and public landowners.
Public art may include permanent and temporary installations of statuary, sculpture,
murals, and other visual art displays reflecting local culture.
1 "Eyes on the street" refers to the natural surveillance that occurs when people are using a
street or public place or watching from buildings that overlook these places.
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2. SUSTAINABILITY POLICIES
The Sustainability Charter provides a vision for the Township based on three elements of
sustainability: social-cultural, economic, and environmental. This section of the plan presents
policies that address each of these elements and provides direction to help build a balanced
and sustainable community. The integrated nature of sustainability means many policies will fit
within more than one element. They have been grouped below to aid with general
understanding and navigation of the OCP document.
Social and cultural policies recognize the importance of building a healthy, inclusive, livable
and resilient community that respects its heritage and culture. The policy areas that are most
relevant to social and cultural sustainability are:
-
housing
-
inclusion and involvement
-
health and leisure
-
emergency response and public safety
-
arts, culture, and heritage
3. SUSTAINABILITY POLICIES
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Economic policies are based on encouraging the development of a competitive and diverse
economy, and striving to meet infrastructure requirements--including development servicing
and creation of a safe and efficient multi-modal transportation system. Policy areas related to
economic sustainability are:
-
economic development
-
employment lands
-
road network and goods movement
-
walking, cycling, and transit
-
infrastructure asset management
-
solid waste
-
water resources
Environmental policies are based on increasing biodiversity, improving ecosystem health with
green infrastructure, and creating energy-efficient buildings and neighbourhoods. Policy areas
focused on environmental sustainability are:
-
ecological services
-
wildlife habitat and environmentally sensitive areas
-
streams and riparian areas
-
parks and open space
-
lands subject to hazardous conditions
-
energy
-
climate action and emissions
Many policies address more than one of the three sustainability elements, underlining the inter-
related nature of planning for a sustainable community.
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social and cultural policies
POLICY AREAS
3.1 Housing
3.2 Inclusion and Involvement
3.3 Health and Leisure
3.4 Emergency Response and Public Safety
3.5 Arts, Culture, and Heritage
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3.1 Housing
The Township of Langley is one of the fastest
growing communities in the region. Recent
projections show an almost doubling of today's
population to more than 211,000 by 2041.
As Langley's population grows and diversifies, there is a direct impact on housing availability,
affordability, and suitability for households. New housing is planned and expected, but there is
an on-going need to ensure that the right variety of housing is built to meet the market and non-
market housing needs for existing, new, and future residents. The housing continuum, illustrated
in Figure 6, shows the range of housing types needed to serve the diverse needs of the
population, including special-needs housing such as affordable rental units, family-friendly
housing, seniors housing, adaptable and accessible housing, emergency shelters, and
transitional units.
The Township of Langley has prepared and will regularly update a Housing Needs Report
(HNR), which identifies current and anticipated housing needs in the Township. The HNR
provides critical data to inform policy that is built on an accurate understanding of existing
housing stock, population growth projections, expected household types, estimates for future
demands, and key housing issues and opportunities. The HNR informs the directions and
priorities for Langley's housing objectives and policies outlined below in the OCP. A housing
vision, priorities, and goals are provided in the Housing Action Plan (HAP), as well as
implementation initiatives for meeting them. These include planning and policy measures,
advocating to and coordinating with other levels of government, continued studies, acquiring
funds to provide and operate housing, and others
Figure 6 Housing continuum.
Township of Langley Official Community Plan | Sustainability Policies
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Objectives
-
Provide tools and incentives to encourage affordable housing options, including rental,
affordable, special needs, and emergency housing, for all who need them
-
Ensure each community provides a diverse range of housing types, tenures, densities, and
sizes to meet the needs of the population
-
Establish housing policies that address each class or housing need included in the most
recent Housing Needs Report respecting the following:
o Affordable housing
o Rental housing
o Special needs housing
o Senior's housing
o Family housing
o Shelters for individuals experiencing homelessness and housing for individuals at risk
of homelessness
o Housing in close proximity to transportation infrastructure that supports walking,
bicycling, public transit or other alternative forms of transportation.
-
Understand and address the housing needs in the Township by updating the Housing
Needs Report and Housing Action Plan
-
Encourage new housing in areas serviced by public transportation, active transportation
networks, and walkable centres
Policies
3.1.1. Periodically update the objectives and actions of the Housing Action Plan, informed by
the regularly updated Housing Needs Report.
3.1.2. Work with other levels of government, including the region and province by participating
in programs to increase the number of affordable housing units.
3.1.3. Focus the development of new housing units within the Urban Containment Boundary, in
Community and Neighbourhood Plan Areas, specifically in areas serviced by public
transit, active transportation networks, and walkable centres.
3.1.4. Review and update Township Zoning Bylaw No. 2500, to enhance the alignment
between OCP housing policies and zoning requirements to support the location of
affordable and special needs housing within the Urban Containment Boundary and in
close proximity to rapid transit and transportation infrastructure that supports walking
bicycling, public transit or other alternative forms of transportation that are abundant in
the urban areas of the Township.
3.1.5. Consider Inclusionary Zoning and Density Benefit Zoning in transit-oriented communities
to collect funds and directed to an 'Affordable and Special Needs Housing' reserve fund
and a 'Density Benefits Reserve Fund for Affordable and Special Needs Housing',
respectively. These funds will support non-market housing, particularly on housing that
helps meet the needs of renters, seniors, families, people experiencing or at risk of
homelessness, and other groups with special needs as identified in the Housing Needs
Report.
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3.1.6. Consider incentives to encourage developers to include affordable market rental housing
and/or non-market housing in new developments, using:
-
parking relaxations for non-market units
-
density bonus structure
3.1.7. Consider tools provided to municipalities in the Local Government Act to plan and
provide for a diverse range of housing to meet different types of housing needs
including:
-
Contributing towards overall 20-year housing need through Small-Scale Multi-Unit
Housing
-
Contributing towards overall 20-year housing need by designating new housing in
transit-oriented areas
-
Contributing towards affordable units to reduce extreme core housing need
-
Contributing towards sufficient housing units to reduce homelessness in a 10-year
timeframe
-
Contributing towards sufficient rental units to meet at least a 3% vacancy rate
3.1.8. Require developers to provide some consideration for existing tenants in rental
buildings, non-market housing projects, and manufactured home parks being
redeveloped. Consideration may include:
-
compensation
-
extended tenant notification standards
-
first right of refusal to purchase or rent new units
-
a rent-to-own provision
-
retention of rental housing
-
replacement of rental housing (by floor area, number of units, or number of
bedrooms)
3.1.9. Encourage a wide range of multi-family housing unit sizes throughout the community,
including larger units suitable for families with children (three or more bedrooms) as well
as smaller units.
New development applications with ten or more residential units are required to provide
family-friendly units with two, three or more bedrooms as follows:
a) That a minimum of 15% of the total project units be at least two-bedroom, unless
otherwise stated.
b) That a minimum of 10% of total project units be at least three-bedroom, unless
otherwise stated.
c) That the overall average project unit size be no less than 725 square feet (67.35
square metres).
d) To encourage market and non-market affordable housing options, and choice in
housing tenure, consider the use of the following tools available to
encourage/increase the supply of rental housing:
i.
Reduce two-bedroom and three-bedroom requirements for purpose built
rental housing projects.
ii.
Reduce the overall average project unit size for purpose built rental
housing projects
e) Any application submitted prior to January 1, 2025, shall be granted a 36-month
5994
29.04.24
6015
13.05.24
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grace period, in order to receive fourth and final reading by Council of the Zoning
Amendment Bylaw. If the process is not completed by January 1, 2028, the
policy requirements shall apply.
3.1.10. Support diverse housing types, innovative construction methods, and alternative forms
of tenure such as freehold townhouses, shared equity homeownership, flex housing, and
modular housing.
3.1.11. Allow development of suitable secondary suites or detached accessory dwelling units
such as coach houses and granny flats in areas including rural areas.
3.1.12. Require adaptable design features in housing and community design. These are flexible
design features that accommodate accessibility modifications, which can be made over
a resident's lifetime. Adaptable design features as provided in Schedule 2 shall be
required in a minimum of 5% of single family, townhouse or rowhouse units and 10% of
apartment units in each development, unless otherwise specified in the BC Building
Code. Review the proportion of units required to be built with adaptable design features
periodically based on the needs of the community.
3.1.13. Allow the distribution of special-needs or supportive housing in all neighbourhoods and
in the majority of zoning districts, and as required by the Community Care and Assisted
Living Act. Develop partnerships with community groups and other agencies to increase
the availability of well-managed, supportive, and transitional housing for special needs
groups.
3.1.14. Allow the distribution of emergency shelters for people experiencing or at risk of
experiencing homelessness in all neighbourhoods and in the majority of zoning districts.
Collaborate with and support non-profit agencies that provide short-term emergency and
transitional shelter, food, and access to social services for those in need.
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3.2 Inclusion and Involvement
As the Township's demographics change with time,
the needs of residents are also expected to change.
According to the 2021 Census, 17% of the Township
of Langley's population is over the age of 65. This
part of the population will grow rapidly in the next few
decades, up from 13% in 2011. More than half of this
population will then be over the age of 85, the age
when support may be necessary to ensure good
quality of life.
An inclusive community values all of its members--regardless of age, culture, identity, and
ability--and helps them to meet their basic needs so they can age in place, live with dignity,
engage actively, and contribute to the community.
Objectives
-
Seek to involve all residents in civic affairs and community life
Consider the social well-being of all residents, especially the elderly, the young and those with
special needs
Policies
3.2.1. Implement actions within the six priority areas of the Social Sustainability Strategy to
address social needs of equity, health, and inclusion.
3.2.2. Consider the creation of a Youth Strategy.
3.2.3. Implement the Age- and Dementia-friendly Action Plan
3.2.4. Provide opportunities for all residents to meaningfully engage and participate in civic
affairs.
3.2.5. Continue to facilitate volunteer opportunities for residents with a range of abilities and
means.
3.2.6. Communicate and collaborate with residents' associations, community organizations and
government agencies to keep residents up to date with Township projects, networking
opportunities, and services to help them engage in civic life.
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3.2.7. Encourage the on-site inclusion of open space and play areas in new multi-family
developments.
3.2.8. Facilitate the development of childcare, preschool spaces, and elder care in the
community. This may involve including such facilities in new residential and mixed-use
developments.
3.2.9. Consider locating new group childcare centres, public schools, and seniors' facilities in
close proximity to each other, and promote joint programming and volunteer
opportunities.
3.2.10. Support community-based youth services and programs such as those that encourage
skills development, engagement in civic life, and development of self-esteem.
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3.3 Health and Leisure
Health is a state of physical, mental, and social well-
being, not simply the absence of disease or infirmity.
Wellness is an active process of becoming aware of
and making choices towards a more successful
existence. Important components of health and
wellness include active living and healthy eating,
recreation and leisure, community food security,
health promotion and support services, cultural health
and safety, and disaster preparedness.
Objectives
-
Facilitate healthy and active living
-
Increase urban agriculture activity
-
Improve access to facilities, programs, and services
Policies
3.3.1. Continue to implement the Community Connections Trail Network Plan and Parks and
Recreation Master Plan, consulting with the Agricultural Land Commission where trails
or parks are being contemplated within or adjacent to the ALR. Consider updating these
with a new Parks and Open Space Master Plan and a Recreation Master Plan.
3.3.2. Support and facilitate a diverse range of recreation and leisure options for teams and
individuals of all ages and abilities, at indoor facilities and outdoor natural and
programmed areas.
3.3.3. Support the provision of passive and active recreation opportunities within walking
distance of every urban neighbourhood to give residents more access to nature and
opportunities for physical activity.
3.3.4. Support recreation programming and infrastructure development that meet emerging
recreation trends.
3.3.5. Encourage the development of commercial recreation facilities to complement municipal
facilities.
3.3.6. Consider economic sustainability in the provision of recreation and leisure services with
a reasonable level of cost-recovery, while ensuring price-related challenges do not act
as a barrier for participation.
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3.3.7. Improve access to parks, open spaces, and trails for people of all ages and abilities, and
enhance signage and wayfinding.
3.3.8. Continue the development of a multi-use trail system, and cooperate with organizations
in the development of such trails.
3.3.9. Partner with Fraser Health on initiatives to support healthy lifestyles and prevent chronic
diseases through promotion of physical activity, healthy eating and healthy-built
environments.
3.3.10. Advocate to the Provincial Government and Fraser Health for the provision of health
services, including expansion of the hospital, to support community growth.
3.3.11. Review existing policies and bylaws to check whether they encourage and support local
food production and sustainable agriculture.
3.3.12. Encourage food and agricultural uses in education and community facilities and parks
and open spaces, such as community kitchens and community gardens.
3.3.13. Encourage the planting of edible plants as part of the landscaping in public and private
developments, parks, and local streets, where appropriate, to provide public awareness
and access to local food and to encourage urban agriculture.
3.3.14. Support food fairs, farmers' markets, and celebrations of local food in areas near
housing and transit, where possible, to build a local food culture and encourage viable,
locally based commercial agriculture.
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3.4 Emergency MANAGEMENT and Public Safety
Even the most prepared residents may be impacted
by emergencies and disasters. Building the resilience
of our community will not only help residents recover
from emergencies or disasters quicker, it reduces the
negative consequences of these events. First
Responders and Emergency Management partners
are the backbone of any emergency response.
Objectives
-
Create communities that support personal and public safety
Policies
3.4.1. Ensure that services supporting personal and public safety (policing, emergency aid, fire
safety, emergency management) are mutually supportive and complementary.
3.4.2. Collaborate with other service providers on violence prevention.
3.4.3. Continue to use community policing to complement RCMP services.
3.4.4. Prioritize policies and actions that promote safe access and connectedness to and
around school, park, greenspace, and other public facility environments for all ages and
abilities.
3.4.5. Support school and community efforts to provide anti-bullying and harassment
programs.
3.4.6. Apply CPTED principles in the design and development of public and shared spaces.
3.4.7. Consider the location of fire halls to ensure effective service delivery consider
opportunities for these to contribute to align the neighbourhood character.
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3.4.8. Support and encourage initiatives that reduce the number of deaths, injuries, and
property loss, such as ensuring the use of working smoke alarms and sprinklers
(including in single-family houses).
3.4.9. Support prevention-oriented safety programs and initiatives, as opposed to reactive
responses (e.g., flood mitigation, neighbourhood watch, fire safety, and other public
education programs).
3.4.10. Continue to support programs such as the Fire Department Superior Tanker Shuttle
Accreditation that assist in reducing fire insurance costs for residents living in rural
areas.
3.4.11. Consider methods to reduce the environmental impact of public safety equipment, such
as the use of environmentally friendly alternatives to fire retardants.
3.4.12. Facilitate mitigation measures such as natural hazard Development Permit Areas to
ensure safety and mitigate potential damage of future disasters.
3.4.13. Consider climate change and its anticipated impacts regarding the designation of land as
a hazardous condition area.
3.4.14. Continue to support effective Emergency Management and build the resilience of our
systems and services to ensure community preparedness and robust emergency
response.
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3.5 Arts, Culture, and heritage
The term "culture" describes the shared set of values,
beliefs, and customs that form the essence of
individual and collective identity. Culture is also used
to describe the foundation and inspiration for creating
and sharing products such as visual art, performing
arts, architecture, and heritage interpretation. Culture
plays a significant role in day-to-day choices, and an
important role in fostering creativity and sustainability
in Langley.
Residents increasingly want to live in a municipality that supports a balance between work and
play, with opportunities to attend arts and cultural events near to where they live. Diversity,
artistic expression, and distinctive cultural heritage contribute to a strong sense of place,
identity, and inclusivity.
Heritage is an important pillar of arts and cultural life in the Township. Langley's heritage is a
reflection of pre and post-contact First Nations inhabitants, the early European settlement on
British Columbia's mainland, and successive waves of immigration and community
development--resulting in a unique legacy of archaeological sites, historic buildings, museums,
transportation infrastructure, country roads, trails, and cultural landscapes. Historic communities
and rural lands contribute significantly to Langley's unique sense of place by maintaining
historical context and providing a framework for new development.
Investment in heritage conservation provides economic stimulus that results in enhanced tax
assessments, more interesting urban environments, and provides opportunities for business
incubation. In today's world of global competiveness and mobile capital, a strong sense of
identity along with beauty, creativity, and diversity is critical to attracting and retaining the kind of
talent, tourism market, and businesses that keep our economy strong.
Objectives
-
Provide opportunities for all residents, from amateurs to professionals, to explore and
share their cultural and artistic expression
-
Support the conservation of heritage and archaeological assets
-
Increase awareness of Langley's historic places
-
Promote arts, entertainment and sports
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Policies
Arts and Culture
3.5.1. Update and work towards implementing the Arts and Cultural Services Plan.
3.5.2. Develop new connections, relationships, and working partnerships for collaborating and
promoting the arts, and cultural events and programming that reflects the cultural
diversity of our communities.
3.5.3. Promote accessible, culturally relevant, and age-relevant art and cultural experiences.
3.5.4. Provide opportunities for residents to participate in the planning and delivery of cultural
events and programs.
3.5.5. Continue to provide local, educational arts and history programs and support Langley's
unique cultural celebrations.
3.5.6. Support the expression of unique cultural and subcultural groups (community gardeners,
skateboarders, etc.) in the public realm.
3.5.7. Improve existing places and create new spaces for arts and culture to thrive by reducing
barriers that inhibit the use of some venues.
3.5.8. Continue to support the Township's Museum, salishan Place by the River, in its ongoing
role as a repository for the community's material culture, in the form of local art, artifacts,
photographs and other archival documents that preserve the community's history.
3.5.9. Explore partnerships to pursue a variety of cultural spaces and a new Performing Arts
Centre.
3.5.10. Consider development of an Arts, Entertainment and Sports District near the Langley
Events Centre.
Heritage
3.5.11. Ensure that plans and policies related to the conservation of Langley's historic places
consider the full range of heritage conservation tools enabled under the Local
Government Act, including the use of the Community Heritage Register for formal
recognition of heritage value.
3.5.12. Utilize the Township's Historic Context Statement and Thematic Framework for
understanding and evaluating Langley's historic places, including buildings, sites,
landscapes, and streetscapes, and establish formal recognition of heritage value through
additions to the Community Heritage Register.
3.5.13. Follow the Standards and Guidelines for the Conservation of Historic Places in Canada
as best practices for the interpretation, conservation, and management of the
Township's recognized heritage buildings, landscapes, and other historic places.
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3.5.14. Ensure that the Township's heritage information, education and awareness programs
and resources are readily accessible and advance public understanding of, and
appreciation for the Township's historic places.
3.5.15. Develop a coordinated interpretative strategy for Langley's historic places, including
signage, community wayfinding, and digital information tools, as part of a broader
heritage information, education and awareness program.
3.5.16. Undertake a comprehensive review and update of the 2012 Heritage Strategy to build
upon past work and reflect current best practices in heritage conservation.
3.5.17. Monitor the Heritage Building Incentive Program to ensure that grant categories and
available funding are most impactful in supporting private conservation efforts, and in
advancing public interest and support for heritage conservation.
3.5.18. Continue to work with and support the efforts of local heritage organizations, and explore
working partnerships with First Nations, other governments, owners of heritage
properties, and provincial-level heritage organizations in promoting public awareness
and conservation of the Township's historic places.
3.5.19. Consider the use of Heritage Revitalization Agreements to support conservation of
historic places, including adaptive re-use of vulnerable rural heritage buildings.
3.5.20. Support the BC Archaeology Branch in managing inquiries related to properties with
archaeological potential, including information sharing about Provincial procedures and
permitting.
3.5.21. Ensure opportunities for recognition and interpretation of historic places on public land
and along trails and pedestrian networks .
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Economic policies
POLICY AREAS
3.6 Economic Development
3.7 Employment Lands
3.8 Road Network and Goods Movement
3.9 Walking, Cycling, and Transit
3.10 Infrastructure Asset Management
3.11 Solid Waste
3.12 Water Resources
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3.6 Economic Development
An important component of sustainability in Langley is
a strong, local, and diverse economy in harmony with
rural and urban communities. A competitive local
economy that offers a wide range of good jobs
broadens the municipal tax base and provides the
capacity for sustained capital projects. Creating and
maintaining local jobs will also help reduce
commuting trips, decreasing greenhouse gas (GHG)
emissions and air contaminants and improving quality
of life.
Objectives
-
Retain existing businesses and attract new businesses to locate in the community
-
Increase economic activity in all sectors of the community, including commerce,
agriculture, and industry
-
Increase education, skills training, and life-long learning opportunities for all residents
Policies
3.6.1. Update and work towards implementing the initiatives of the Economic Development
Strategy.
3.6.2. Explore a business diversification program to retain and expand existing local
businesses and also attract new businesses, entrepreneurs, and investment from
outside the community.
3.6.3. Acknowledge and support the role of Business Improvement Associations to develop,
maintain, and redevelop commercial areas.
3.6.4. Coordinate and integrate information, marketing, and communications activities with
local business groups to effectively promote economic development and a unique brand
for the Township.
3.6.5. Periodically review the Township's environment for business to ensure it remains a
competitive and attractive business destination.
3.6.6. Consider marketing and promotion strategies for key employment areas.
3.6.7. Consider appropriate home-based businesses in all parts of the community.
3.6.8. Support live-work zoning in areas in and around the Regional Centre, Town Centres,
and Frequent Transit Development Areas.
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3.6.9. Encourage the use of ALR lands for agricultural uses by:
-
establishing appropriate edge planning policies between urban and agricultural
lands, with vegetated buffers on the urban side and appropriate farm management
guidelines on the rural side
-
restricting residential development, subdivision, and non-farm uses
-
working with farmers to expand local markets for their products
3.6.10. Explore the creation of an Agriculture Centre of Excellence to celebrate and promote
agriculture in the Township. Create links to:
-
educational institutions
-
the equestrian sector
-
agricultural producers
3.6.11. Facilitate political, business, and civic dialogue on relevant economic research and news
of interest, to exchange ideas and share opportunities.
3.6.12. Collaborate with local post-secondary institutions and the Langley School District to
ensure educational programs meet changing labour force needs.
3.6.13. Improve the retention of post-secondary graduates through support for co-op education
programs in a variety of fields.
3.6.14. Support initiatives to mentor and train new farmers.
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3.7 Employment Lands
Protecting employment lands is an important function
for the Township. The focus of this section is to
ensure that land is available for a range of industrial
uses, thus providing stability and reassurance to
existing and potential business owners and
industries, offering a more enticing environment to
secure long-term business investment in the
community, while recognizing that the agricultural
industry and its land base provide a source of
employment.
Employment lands are designated as Industrial and Employment in this OCP, to provide land for
industrial and commercial uses as outlined in Section 2.4. Limiting residential uses and directing
most retail toward more walkable locations will help protect employment lands for employment
uses.
Traditional industries such as construction, manufacturing, transportation, and warehousing will
continue to play a strong role in the economy, although they may change based on current and
future trends. Growth will continue in tourism and service sectors. Other employment sectors
that feature higher intensity employment (more jobs per acre) and higher-paying and
knowledge-based jobs may emerge to further diversify the economy. Post-secondary institutions
provide a valuable talent pool of skilled future workers.
Objectives
-
Maintain a good supply of employment land to ensure job growth is able to match
population growth
-
Protect employment land for industrial uses
Policies
3.7.1. Update and implement the goals and strategies outlined in the Employment Lands Study
.
3.7.2. Ensure a long-term supply of employment lands is maintained, with a match between
available land and the requirements of future market demand.
3.7.3. Limit and discourage major retail developments to the Regional Centre and Town
Centres, and to the Carvolth Frequent Transit Development Area (as permitted in the
Carvolth Neighbourhood Plan). Limit major retail developments in employment lands.
3.7.4. Encourage industrial development that has a high employment ratio.
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3.7.5. Preserve industrial designated lands for industrial uses and uses accessory to industry.
3.7.6. Consider designation of new employment lands where appropriate.
3.7.7. Encourage buffering between employment and non-employment lands.
3.7.8. Work towards increasing the amount of employment land to increase its proportion in the
tax base.
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3.8 Road Network and Goods Movement
Transportation plays a major role in the livability and
quality of the environment in Langley. The Township
is heavily dependent on automobile transportation
due to limited transit service. An efficient road
network is needed to facilitate movement within and
between the Township's neighbourhoods and
communities, and to travel to locations further away.
A road system is also crucial for goods movement
and other economic development activities.
Objectives
-
Improve the safety of all road users
-
Maintain the efficient movement of goods while minimizing impacts on local
neighbourhoods
-
Maintain the integrity of the existing road network
Policies
3.8.1. Work towards a multi-modal transportation system that includes all major transportation
modes (pedestrian, cycling, public transit, goods movement, and automobile).
3.8.2. Implement the Master Transportation Plan and the Road Classifications, shown on Map
7, consisting of provincial highways and arterial and collector roads. Arterial roads carry
higher volumes of traffic over longer distances with limited access to adjacent parcels of
land. Collector roads provide for traffic movement (gathering traffic from local roads and
directing it to arterial roads) and access to adjacent land.
3.8.3. Work towards the creation of a fine-grained network of streets, including incorporation of
laneways where appropriate.
3.8.4. Adopt a municipal street classification, including definitions, speed, and design
considerations for each street classification.
3.8.5. Establish a capital works program for roadway development based on the Master
Transportation Plan and Official Community Plan (and accompanying Map 7 Road
Classifications).
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3.8.6. Consider roadway construction standards that fit within a "complete streets"2 strategy to
reflect the needs of all users and protect and preserve the community's environment and
character. Adopt standards that conform to good engineering practice and provincial
government requirements.
3.8.7. Ensure emergency vehicle access throughout the road network.
3.8.8. Identify portions of the road network within transit corridors appropriate for priority transit
use and/or high-occupancy vehicles.
3.8.9. Explore opportunities for new park-and-ride facilities near transit exchanges, including
new exchanges.
3.8.10. Incorporate on-street parking where possible and appropriate, particularly adjacent to
pedestrian-oriented retail uses and ground-oriented residential projects.
3.8.11. Integrate direct pedestrian connections between on-street parking, public sidewalks, and
entrances of ground floor residential units.
3.8.12. Participate in further studies regarding railway crossing, overpass requirements with
respect to the Trans-Canada Highway, and traffic control systems within urban
community areas, as needed.
3.8.13. Continue to liaise with the regional transportation authority, Fraser Valley Regional
District, BC Transit, rail companies, and other transportation stakeholders, and
participate in regional transportation studies.
3.8.14. Protect rail rights-of-way and access points to navigable waterways to reserve the
potential for goods movement.
3.8.15. Facilitate safe and efficient goods movement to key industrial and commercial areas,
primarily through designated truck routes (Map 8).
3.8.16. Regulate the movement and parking of heavy trucks and trailers on municipal roads to
minimize negative impacts.
3.8.17. Maintain infrastructure, mobility, and safety along designated dangerous goods routes at
an acceptable level of service to minimize incidents involving dangerous goods.
3.8.18. Consider implementation of demand management strategies such as ridesharing, car-
sharing programs, and transit priority measures, where appropriate.
3.8.19. Recognize the significance of the Trans-Canada Highway, the Fraser Highway and 16
Avenue in their capacity as major transportation corridors in ensuring the sustainable
growth of the community. Develop plans that ensure efficient transportation is
2 Complete streets are designed and operated to enable safe, attractive, and comfortable access and
travel for users of all ages and abilities, including pedestrians, cyclists, public transit users, and motorists.
This approach acknowledges that streets have more than one type of user and more than one function. A
complete streets strategy could include considerations of livability, place-making, age-friendly design, and
vibrant retail uses.
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maintained along these routes with consideration of land uses that require access to
transportation.
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3.9 Walking, Cycling, and Transit
Land use and growth are intrinsically connected to
transportation. Auto-oriented, single-use
neighbourhoods tend to promote vehicle use,
resulting in congestion over time as the population
grows. Traffic noise, air quality, collisions, street
lights, and the impacts of pavement and parking lots
affect the livability of the environment as well as the
health of local ecosystems. While development of a
road network will continue to be important, attention
must also be given to provision of other forms of
transportation, including transit, walking, and cycling.
Physical fitness is linked to our transportation choices. Walking, cycling, and other "active
transportation" modes can improve health and provide opportunities for interacting with
neighbours and the environment.
The provision of effective transit service is difficult and expensive in lower-density areas
because of lower ridership and a higher per capita cost. High-density mixed-use nodes support
a higher level of transit service, and allow residents to live, work, and play within close proximity.
This provides an opportunity to reduce the need for vehicle travel while going about daily
activities.
Objectives
-
Increase the use of alternative modes of transportation such as walking, cycling, and
transit
Policies
3.9.1. Develop a multi-modal transportation system that accommodates walking, cycling,
single-occupancy vehicles, multi-occupancy vehicles, transit, and goods movement.
3.9.2. Direct residential, major employment, and commercial development to facilitate the
appropriate density and mix of uses that support transit.
3.9.3. Consider reducing parking requirements as transit service improves, based on a review
of parking needs.
3.9.4. Require, where appropriate, the integration of transit access, high-quality pedestrian
environments, cycling routes, and end-of-trip facilities such as bicycle parking and
change rooms into the design of new commercial, multi-family residential, and
institutional developments.
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3.9.5. Take advantage of road improvement projects to incorporate improvements to
pedestrian and cycling facilities.
3.9.6. Build on existing assets by connecting the park and trail system with pedestrian and
cycling networks, where feasible.
3.9.7. Support pedestrian connectivity within and leading to centres through attention to the
public realm, including a continuous pedestrian network, and mobility and navigation
aids such as audible signals and wayfinding signage.
3.9.8. Improve pedestrian and cyclist comfort and safety through traffic calming, physical
separation from vehicle traffic, and intersection improvements, whenever possible.
3.9.9. Encourage major employers and public institutions to establish transportation demand
management programs.
3.9.10. Provide safe walking and cycling routes to schools.
3.9.11. Work to provide universal access at all transit stops.
3.9.12. Continue to liaise with the regional transit authority to improve transit infrastructure,
facilities, and service, and to make bicycle-transit integration convenient and easy.
3.9.13. Update and implement the Cycling Plan with policies and maps relating to the cycling
network, facilities, maintenance, and programs.
3.9.14. Provide a range of cycling facility types, both on-street and off-street, to connect key
destinations.
3.9.15. Continue to promote the corporate anti-idling policy and consider expanding the policy
Township wide.
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3.10 Infrastructure Asset Management
Infrastructure, including water distribution networks,
sewer and drainage systems, waste management
facilities, transportation systems, vehicle fleets, parks,
and community facilities, make up a municipality's
assets. Asset management includes a systematic
process to guide the planning, acquisition, operation
and maintenance, renewal, and disposal of assets.
The majority of infrastructure systems have been developed in response to the pressures of
rapid urbanization, and they share some key similarities. Generally, infrastructure systems:
-
are centralized
-
have high capital costs
-
are designed for a single purpose
-
are often health-oriented but not necessarily environmentally-friendly
-
are guided by rigid rules and practices
-
are only minimally integrated and coordinated with other systems
A broader understanding of sustainability and increased financial pressures have led us to
reconsider how infrastructure services are delivered. Efficient systems that take a "whole-
system" approach recognize the relationships between infrastructure functions and use
approaches with multiple benefits.
Objectives
-
Manage infrastructure assets to meet the required levels of service and reduce risk in the
most cost-effective manner, for present and future consumers
-
Ensure responsibility of developers to supply infrastructure for new development
Policies
3.10.1. Continue to implement actions specified in the Corporate Asset Management Policy.
3.10.2. Develop an Infrastructure Asset Management Renewal and Replacement Policy.
3.10.3. Continue to develop and update the Infrastructure Asset Management Program.
3.10.4. Explore opportunities to integrate or co-locate infrastructure and facilities to take
advantage of energy and resources.
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3.10.5. Prioritize maintenance, renewal, and replacement programs and projects to reduce
environmental, social, and financial risks.
3.10.6. Adopt a life-cycle asset management approach to aid decision making on design,
maintenance, and renewal of infrastructure assets.
3.10.7. Prolong the life of aging infrastructure by reducing wear, where possible, through
design, preventable maintenance, and controlled use.
3.10.8. Develop and maintain asset inventories for all infrastructure assets. Routinely report on
the physical condition of civic infrastructure and resources required for maintenance,
upgrade, and replacement.
3.10.9. Offset utility operation and maintenance costs with reasonable user fees and charges.
3.10.10. Review Amenity Cost Charges and Development Cost Charges to ensure new
development pays for additional services and amenities required.
3.10.11. Ensure resources are available over the long term to maintain and replace
infrastructure as required. Plan financially for the appropriate level of maintenance of
assets to deliver the required level of service and extend the useful life of assets.
3.10.12. Build community awareness of infrastructure asset management and its importance.
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3.11 Solid Waste
Metro Vancouver's integrated Solid Waste and
Resource Management Plan (2010) provides a solid
waste management plan for the region based on:
-
minimizing waste generation
-
maximizing reuse, recycling and material
recovery
-
recovering energy from waste
-
disposal of remaining waste after recycling and
recovery
While most municipalities have improved their ability to divert recyclable material from the
landfill, there are still many products that fall outside mainstream recycling capabilities, and
more could be done to reduce and recover waste. These efforts will not only extend the life of a
landfill, but will also help reduce GHG emissions.
Objectives
-
Continue to encourage programs that promote material reduction, reuse, recycling, and
recovery
-
Use waste as a resource
Policies
3.11.1. Work towards implementing municipal actions specified in the regional Integrated Solid
Waste and Resource Management Plan, and participate in future updates.
3.11.2. Consider the creation of a municipal Solid Waste Management strategy.
3.11.3. Promote responsible product stewardship among retailers and manufacturers in regards
to product packaging.
3.11.4. Review operational capability and investigate expansion of municipal waste and
recycling collection services.
3.11.5. Work with partners to explore opportunities to transform waste into resource and
generate local economic development.
3.11.6. Collaborate with institutions and businesses to promote waste reduction and establish
waste diversion programs.
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3.11.7. Work towards implementing bylaws or policies that encourage increased waste diversion
practices associated with construction and demolition projects.
3.11.8. Provide increased recycling opportunities in public spaces.
3.11.9. Encourage residents to reduce, reuse, and recycle materials.
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3.12 water resources
As water moves through the physical environment it
takes many forms. Rainwater infiltrates into the
ground to replenish aquifers, runs off into creeks and
watercourses, is collected in urban areas in storm
sewer systems, and groundwater is pumped to
become drinking water and water for domestic,
commercial, or municipal uses. Liquid waste is
treated and re-enters the environment into water
bodies to ultimately fall again as rainwater or
recharge aquifers to become groundwater.
Though we use water in many different ways, requiring a variety of infrastructure functions,
water is a resource that never stops cycling through the greater system. Recognizing this about
water, we must consider all water-based infrastructure assets and functions as a whole system
and look for ways to increase water efficiency, reduce water consumption, maintain water
quality, and limit the impact of our water use on the natural environment.
Objectives
-
Protect public health and the environment in consultation with other agencies
-
Use liquid waste as a resource
-
Protect and preserve potable water sources to maintain high-quality drinking water
-
Ensure sustainable groundwater extraction from aquifers
-
Improve water conservation community wide
-
Promote alternative stormwater management measures which replicate pre-development
conditions
-
Minimize impacts of development on downstream watercourses, water supply aquifers,
and properties
Policies
Liquid Waste
3.12.1. Work on implementing municipal actions specified in the regional Integrated Liquid
Waste and Resource Management Plan, and participate in future updates.
3.12.2. Continue to implement a management plan for on-site (decentralized) wastewater
treatment to reduce contamination risks.
3.12.3. Explore partnerships for on-site wastewater treatment and reuse at a neighbourhood or
community scale.
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3.12.4. Investigate integrated wastewater management and treatment technologies for social,
economic, and environmental benefit.
3.12.5. Explore opportunities to harvest waste heat or generate energy from wastewater
systems.
3.12.6. Consider long-term needs when planning, designing, prioritizing, and constructing new
sanitary sewer and wastewater treatment facilities. The existing sanitary sewer system
and proposed major expansions are provided on Map 9.
3.12.7. Examine and implement ways to reduce groundwater and rainwater entering sanitary
sewers.
Potable Water and Groundwater
3.12.8. Update and implement the recommendations of the Water Management Plan.
3.12.9. Identify and develop sustainable water supply sources for the future. The existing water
system and proposed major expansions of are provided on Map 10.
3.12.10. Ensure that new developments maintain or increase their pre-development infiltration
rates through on-site rainwater infiltration and other technically feasible means.
3.12.11. Encourage infiltration of filtered runoff from public sites and roadways before it
infiltrates the ground.
3.12.12. Minimize the amount of groundwater pumped into drainage infrastructure from building
levels constructed below the water table and other dewatering operations that may
influence aquifer water levels.
3.12.13. Promote artificial aquifer recharge and aquifer storage recovery to maintain
groundwater levels and base flows at optimum levels for the long term.
3.12.14. Protect and actively manage municipal well capture zones and water supply aquifers.
3.12.15. Ensure sustainable municipal and other groundwater extraction operations result in an
acceptable level of impacts on aquifer water levels, baseflows and natural environment.
3.12.16. Enact policies and procedures to integrate land use, water, and environment planning
to achieve sustainable water resources.
3.12.17. Enhance public outreach and education about water conservation and aquifer
protection.
3.12.18. Collaborate with other agencies, including federal and provincial departments and
Fraser Health Authority on strategies to protect drinking water.
Stormwater Management
3.12.19. Provide and implement integrated stormwater management plans for all Township
watersheds in Urban areas to:
-
prevent flooding and minimize erosion
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-
inhibit pollutants and hydrocarbons from entering streams
-
recharge groundwater levels
3.12.20. Require that new developments use on-site source controls to reduce rainwater runoff
volumes, infiltrate filtered runoff on site, and treat runoff to remove pollutants before it
leaves the site.
3.12.21. Ensure that new developments do not exceed their pre-development flow rates for the
2/5/100-year rainfall events, through the use of detention ponds and other means.
3.12.22. Consider introducing stormwater management requirements for greenhouse operations
in agricultural areas.
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Environmental policies
POLICY AREAS
3.13 Ecological Services
3.14 Parks and Open Space
3.15 Lands Subject to Hazardous Conditions
3.16 Energy
3.17 Climate Action and Emissions
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3.13 Ecological Services
The Township has over 1,800 hectares (4,400 acres)
of green space, including parks and open spaces,
natural terrestrial areas, watercourses, and wetlands.
We also have over 1,700 kilometres (1,055 miles) of
watercourses in 14 watersheds. Over 1,200
kilometres (745 miles) are streams providing direct or
indirect habitat for local fish species. The remaining
500 kilometres (310 miles) are primarily seasonal
roadside and field ditches that only contain flowing
water for a short part of the year and during rain
events.
Such green spaces and watercourses include permeable landscapes and natural areas that
provide many important ecological services:
-
improved air quality
-
noise reduction
-
water retention and flood prevention
-
cleaner streams and groundwater
-
groundwater recharge
-
temperature moderation
-
carbon sequestration
-
wildlife habitat
Many of these ecological services result in additional benefits, such as the local tax savings
from managing stormwater to reduce flooding and maintenance costs. Green spaces in general
contribute to increased property values and aesthetics, and improved physical and mental
health of residents.
Watersheds are dynamic systems that respond to changes in land use and hydrology, which, if
not properly managed, can lead to reductions or disappearance of fish and wildlife, increased
contamination of surface and ground waters, increased frequency and magnitude of floods, and
a general decrease in the quality of life of local residents.
Objectives
-
Enhance the ecological service capacity of lands in the Township
-
Protect and improve the long-term health of wildlife habitat areas and environmentally
sensitive areas
-
Protect and improve the health of watersheds
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Policies
Ecological Capacity
3.13.1. Maintain or increase total green space area in Langley to provide ecological services.
3.13.2. Maintain or increase the amount of green space that is in a natural or naturalized state.
Natural areas provide greater ecological benefit than green spaces that are groomed.
3.13.3. Integrate ecological services into broader community planning initiatives related to urban
design, stormwater management, wildlife habitat and environmentally sensitive areas,
parks and open space, and streams and riparian areas.
3.13.4. Promote native habitat restoration and integrated pest management in all public
landscaping.
Wildlife Habitat and Environmentally Sensitive Areas
3.13.5. Update and implement the Wildlife Habitat Conservation Strategy.
3.13.6. Integrate wildlife habitat protection efforts with national, provincial, regional, and First
Nation visions and initiatives. Collaborate with these other levels of government.
3.13.7. Integrate protection, restoration, and maintenance of wildlife habitat with other
Township plans, policies, and programs.
3.13.8. Create a habitat and environmentally sensitive areas map to assist in identifying high-
value wildlife habitats. Update mapping of environmentally sensitive areas as part of
ongoing planning and development initiatives.
3.13.9. Consider land acquisition to conserve high-value wildlife habitat areas and corridors, in
partnership with other organizations.
3.13.10. Encourage protection of wildlife habitat found on private lands through land covenants,
eco-gifting, land trusts, stewardship, education, tax incentives, or other means.
3.13.11. Facilitate the connection and restoration of wildlife habitat, natural features, and
environmentally sensitive areas to create a comprehensive network of wildlife corridors.
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3.13.12. Consider creating Development Permit Areas for environmentally sensitive areas
(ESAs). Control access to and development adjacent to ESAs through sensitive
design.
3.13.13. Consider the nocturnal activities of local wildlife in lighting designs for urban
development and design these to minimize negative impacts on wildlife.
3.13.14. Promote and support the Township's Invasive Species Control Strategy to ensure that
habitat and environmentally sensitive areas are protected from the threat of invasive
species.
Streams and Riparian Areas
3.13.15. Require that Integrated Stormwater Management Plans be completed in advance of, or
in conjunction with, future neighbourhood plans.
3.13.16. Ensure neighbourhood plan boundaries are consistent with watershed or drainage
catchment boundaries, wherever possible.
3.13.17. Update the Watercourse Classification Map (Map 11) showing the location and
classification of watercourses requiring streamside protection and enhancement at the
time of development.
3.13.18. Facilitate the protection and enhancement of streams and riparian areas, including the
maintenance of fish passage in streams.
3.13.19. Watercourses and adjacent riparian areas, other than those located in the Agricultural
Land Reserve, are designated as Streamside Protection Development Permit Areas.
Provisions related to the Development Permit Area are provided in Schedule 3.
Urban Tree Canopy Cover
3.13.20. Update and implement the Community Forest Management Strategy.
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3.14 Parks and Open Space
Parks and open spaces contribute to the ecological,
historical, and recreational strengths and social well-
being of Langley. Outdoor recreation activities draw
local residents together, facilitating healthy living and
connecting them with the Township's natural heritage.
The amount, proximity, and quality of these spaces
provide the municipality with a unique character and
sense of place.
Objectives
-
Expand and connect natural areas, parks, and open spaces
-
Provide a variety of spaces for year-round outdoor recreation opportunities throughout the
Township
-
Emphasize Indigenous plant species and manage invasive species
Policies
3.14.1. Update and implement the Parks and Recreation Master Plan.
3.14.2. Consider the creation of a Parks and Open Space Plan, separate from recreation.
3.14.3. Integrate park planning and design into broader community planning initiatives related
to land use, residential development, transportation, and community amenity provision.
3.14.4. Continue to develop a multi-use recreational greenway system, as shown on Map 12,
to provide a connected system throughout the Township. Additional greenways within
communities will be identified in community and neighbourhood plans.
3.14.5. Continue to establish a greenway (arbour ribbon) along the urban-rural interface
through acquisition of properties or rights-of-way. The arbour ribbon would limit
development within the urban boundary, act as a buffer for agricultural uses, protect
natural habitat, and offer passive recreational opportunities.
3.14.6. Work with Metro Vancouver and other organizations to expand the regional park
system and extend regional trails (such as the Trans-Canada Trail, Fort-to-Fort Trail,
and South Langley Regional Trail).
3.14.7. Pursue opportunities to enhance and link recreational opportunities within natural
areas, such as developing pedestrian walkways or bikeways along greenbelts.
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3.14.8. Enhance wildlife habitat within the urban forest and urban landscaping through
appropriate choice of plant species, location and density of plantings, and minimization
of hard landscape where appropriate.
3.14.9. Promote the use of Indigenous plants for private development, and require this in
municipal landscaping.
3.14.10. Consider opportunities for volunteer citizen engagement in park maintenance, clean-up
and enhancement, including removal of invasive species related to trees and tree
canopy.
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3.15 Lands Subject to Hazardous Conditions
The Township of Langley is exposed to various flood
hazards surrounding the Fraser River and other
watercourses. Erosion and bank instability can also
cause slope failure. Building elevation, setback
requirements and other measures have been put in
place to protect people and property from damage
caused by flood and slope hazards.
Objectives
-
Protect people, land and buildings in areas subject to flood and slope hazards.
Policies
3.15.1. Areas at risk of flood and slope hazards are shown in Maps 13 and 14. Development in
these areas are subject to appropriate building elevation requirements and setbacks,
and/or review by a qualified professional.
3.15.2. Development along watercourses without flood mapping will be protected through
appropriate building requirements and streamside setbacks.
3.15.3. Continue flood mapping, including climate change considerations, for high-risk areas
and incorporate into the Flood Hazard Area (Map 13) and/or other relevant policy.
3.15.4. Continue to update the Slope Hazard Area (Map 14), and/or other relevant policy, as
site-specific slope hazard information becomes available.
3.15.5. Continue flood mitigation measures, including maintenance and improvement of
existing green infrastructure, detention ponds and dikes, and building of new
infrastructure in conjunction with funding from other sources including senior
governments.
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3.16 Energy
In 2007, the community used 18.5 million gigajoules
of energy, which resulted in 962,590 tonnes of CO2
emissions. The approximate retail value of energy
consumed by residents and businesses to run
buildings and vehicles is currently over $400 million
annually, equivalent to spending approximately
$4,100 per person for energy services.
Objectives
-
Reduce overall energy use and improve per capita energy efficiency
-
Foster the transition to local, low-carbon, renewable energy sources and district-based
energy systems
Policies
3.16.1. Continue evaluating opportunities for district energy systems within the Township using
recommendations from the District Energy Prefeasibility Study. Where sufficient
demand exists, support the development of district heating and cooling systems that
increase energy efficiency, increase the share of energy production from renewable
resources, reduce operating costs of buildings, and decrease greenhouse gas
emissions.
3.16.2. In all areas of the Township, encourage district-energy-ready buildings that have
hydronic-based heating and cooling systems (as opposed to electric systems) to
enable connection to a future district energy system and renewable energy sources.
3.16.3. Consider the development of district energy plans and/or the designation of district
energy service areas in new neighbourhoods and areas of redevelopment.
3.16.4. Explore district energy partnership opportunities with utilities, developers, and other
stakeholders. Explore models for ownership and operation of district energy systems
and mechanisms for financing the construction.
3.16.5. Prioritize energy conservation in rezoning and development permit approvals by:
-
encouraging applicants to incorporate green building design and technologies to
achieve decreased energy demand and enhanced energy performance in new
residential, commercial, industrial, and institutional buildings
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-
encourage applicants to identify energy conservation opportunities in their project
plans
-
encourage energy labelling and disclosure of anticipated energy performance for
new homes and buildings
3.16.6. Develop and implement Development Permit Areas for energy and water conservation
and greenhouse gas emissions reduction in new neighbourhoods.
3.16.7. Implement the Solar Hot Water-Ready Regulation requiring all new single-family
houses in the Township to be built ready to accommodate a future rooftop-mounted
solar thermal system.
3.16.8. Create an incentive structure to encourage energy-efficient, low-carbon construction,
renovation, and development practices.
3.16.9. Encourage increased uptake of federal, provincial, and utility-based building energy-
efficiency rebate and incentive programs (e.g., BC Hydro's Power Smart New Home
Program, New Construction Program, etc.).
3.16.10. Encourage increased energy self-sufficiency through the promotion of building-scale
renewable energy generation opportunities in existing and new buildings (e.g., solar
thermal, solar photo-voltaic, geo-exchange, air-source heat pumps, waste heat
recovery, etc.).
3.16.11. Foster decreased reliance on mechanical heating, cooling, lighting, and ventilation
systems through the promotion of passive design in new buildings and
neighbourhoods.
3.16.12. Support provincial building code extensions and other tools that maximize the extent
that local building regulation can require or support improved energy performance and
renewable energy systems in local development and construction.
3.16.13. Support the development of and increased access to reduced-carbon fuel options such
as hydrogen, biofuels, and electricity.
3.16.14. Reduce the energy consumed by commuting activities by investigating opportunities to
include live-work use designations within existing zones where this inclusion would not
have adverse impacts on the neighbourhood's character.
3.16.15. Assess interest in electric, hybrid, or alternative-fuel vehicles, and consider key
locations for refuelling/charging stations to meet demand.
3.16.16. Integrate support for electric vehicle charging infrastructure into relevant municipal
development policies.
3.16.17. Reduce local and regional transportation-related energy consumption by supporting
appropriate opportunities for increasing local food production.
3.16.18. Work with the agricultural community and industry groups to facilitate the approvals
process for on-farm anaerobic digestion systems and amend the Zoning Bylaw to
adopt the Minister of Agriculture's Bylaw Standard on cogeneration.
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3.16.19. Ensure decision making is structured to achieve energy goals and greenhouse gas
emissions reduction targets, recognizing that several factors contribute to energy use in
a community--in particular, the overall pattern of land use, buildings, transportation
systems, and infrastructure. Refer to sections throughout Part 2 and Part 3 for policies
that relate to these areas.
3.16.20. Create opportunities for capacity building among building industry stakeholders.
3.16.21. Continue to utilize existing tools and investigate new tools for ensuring compliance with
the energy objectives of the BC Building Code.
3.16.22. Continuously evaluate and improve the Township's energy policies to ensure relevancy
to the stated objectives.
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3.17 Climate Action and Emissions
Buildings account for 30% of GHG emissions in the
Township, transportation contributes 54%, and the
remainder is produced by agriculture and solid waste.
Consumption of fossil fuel energy produces
greenhouse gas emissions through burning. Taking
action to reduce reliance on fossil fuels, improve
energy efficiency, and reduce air contaminants that
affect human health is good long-term policy.
It is a legislative requirement for municipalities to establish GHG reduction targets and work
towards achieving them. The Township of Langley has already taken a number of steps on
climate action. Our commitments and actions include the following:
-
The Township joined Partners for Climate Protection, a network of Canadian municipal
governments formed through a partnership between the Federation of Canadian
Municipalities (FCM) and Local Governments for Sustainability (ICLEI). Partners are
committed to reducing GHGs and acting on climate change.
-
The Township signed the British Columbia Climate Action Charter (CAC) in December
2007, committing the municipality to achieving carbon neutrality in corporate operations by
2012, measuring and reporting GHG emissions at the community level, and creating
complete, compact, more energy-efficient communities.
- The Township adopted the Sustainability Charter in 2008, containing the vision to leave a
positive legacy for future generations by leading and committing the community to a
lifestyle that is socially, culturally, economically, and environmentally balanced.
The Township adopted the Climate Action Strategy in 2021, outlining over 140 actions to
support climate change mitigation and adaptation.
Objectives
-
Integrate climate change adaptation planning into community decision making
-
Reduce GHG emissions on a per capita basis to 45% by 2030 and to achieve carbon
neutrality by 2050.
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Policies
3.17.1. Support the British Columbia Climate Action Charter by developing strategies to
achieve the goals of the agreement:
-
be carbon neutral in municipal operations by 2012
-
track and report community greenhouse gas emissions
-
create complete, compact, energy-efficient rural and urban communities
3.17.2. Update and implement the Corporate Greenhouse Gas Emissions Reduction Plan,
which focuses on reducing corporate emissions by implementing building, fleet, and
other operational efficiencies.
3.17.3. Use the Community Energy and Emissions Inventory (CEEI) developed and hosted by
the Province of British Columbia to track and report community greenhouse gas
emissions on a regular basis.
3.17.4. Support the climate action and sustainability initiatives of Metro Vancouver, such as the
Climate 2050 Strategic Framework, the Regional Growth Strategy, and the Clean Air
Plan.
3.17.5. Support the climate action and sustainability initiatives of the Province of BC, such as
Clean BC, the Energy Step Code and the Zero Carbon Step Code.
3.17.6. Implement the Climate Action Strategy to meet both community and corporate GHG
emission reduction targets and improve the Township's resilience to climate change
and extreme weather.
3.17.7. Improve community building's resilience to climate change and extreme weather
through guidance and support on climate change mitigation, including the reduction of
embodied carbon in buildings, and climate change adaptation, including with a focus on
overheating in existing buildings.
3.17.8. Promote awareness of climate change mitigation and adaptation, as well as the
importance of energy conservation in reducing GHG emissions, through community
outreach that targets personal energy and emissions reduction opportunities.
3.17.9. Pursue strategic adaptation planning that regularly assesses the potential impacts of
climate change and ensures that strategic directions related to climate change risk
management and climate change adaptation actions are considered in decision making
processes.
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3. IMPLEMENTATION
POLICY AREAS
4.1 Municipal Policy Framework
4.2 Monitoring and Evaluation
4.3 Consultation
4.4 Financing Development
4.5 Plan Interpretation
4. IMPLEMENTATION
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4.1 municipal policy framework
The OCP must be implemented in a manner that
ensures its goals, objectives, and policies are
achieved. A commitment is required on the part of
local elected officials and the municipal administration
to ensure that community and neighbourhood plans,
the zoning bylaw, and other bylaws and policies
conform to the OCP.
Per the Local Government Act, the OCP must be updated every five years to reflect current
conditions, particularly in relation to growth. Reviews will consider housing needs, amenity and
infrastructure provision, and population and economic growth.
Within the larger framework of the Sustainability Charter, the Township's OCP provides a long-
term planning vision, municipal goals, and general policies to guide progress toward these
goals. Community plans provide a land use and servicing framework for each community within
the Township at a finer grain of detail. Neighbourhood plans provide specific details for smaller
areas within a community plan to guide development applications considered by Council,
including:
-
specific land use, development, and environmental protection policies
-
green space, park, and school needs
-
road, water, sewer, and storm drainage management requirements
Functional (or strategic) plans address a particular theme or focus related to the Township.
These plans are expected to be consistent with the community vision and goals expressed in
the OCP and written specifically to implement the OCP's goals and objectives. Functional plans
explore the subject area in more depth than the OCP and include an action plan to implement
the objectives. They are expected to have a shorter implementation horizon than the OCP and
to be updated regularly. Examples of functional plans include:
-
Master Transportation Plan
-
Parks and Recreation Master Plan
-
Housing Action Plan
-
Economic Development Strategy
-
Agricultural Viability Strategy
-
Engineering Servicing Plans
The hierarchy for these plans is provided in Figure 1. Each of these plans will be developed in
consultation with the public.
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Objectives
-
Ensure Township plans, policies, and bylaws conform to the OCP
-
Ensure any amendments to the OCP and related plans conform to provincial and regional
legislative requirements
-
Ensure community plans, neighbourhood plans, and functional plans are up to date and
consistent with other plans
Policies
4.1.1.
Develop community plans, neighbourhood plans, functional plans, and the Zoning
Bylaw in conformance with the vision, goals, objectives, and policies of the OCP.
4.1.2.
Review the OCP on a regular basis to ensure that it continues to address the needs
and issues related to development of the community.
4.1.3.
Update community plans, neighbourhood plans, and functional plans on a regular basis
and ensure that they are consistent with the OCP.
4.1.4.
Prepare new plans or update existing plans to ensure that the needs of the community
are addressed. Develop new neighbourhood plans as needed to ensure that land use
needs are accounted for.
4.1.5.
Notify Metro Vancouver of all adjustments to the RGS as soon as practicable after
adoption of the amendment bylaw.
4.1.6.
Work with TransLink to update future OCPs, Transportation and Mobility Strategy and
Area Transport Plans and coordinate on increases to transit service, active
transportation improvements, and supportive land use changes.
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4.2 Monitoring and Evaluation
A monitoring and evaluation tool will be developed to
assess the effectiveness of implementing the OCP.
Development of a monitoring program will first require
selection of appropriate indicators or performance
measures that will measure progress in reaching the
objectives.
Objectives
-
Monitor progress in reaching plan objectives
Policies
4.2.1.
Develop a framework to evaluate progress in achieving the goals and objectives of the
plan.
4.2.2.
Select meaningful indicators for the framework that reflects the desired objectives. The
information must be easily and accurately measurable and be available over a long
period of time.
4.2.3.
Develop a system of regular reporting to Council and the public.
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4.3 Consultation
Federal and provincial legislation have an influence
on the preparation and implementation of community
plans. The Township is particularly affected by BC's
Agricultural Land Commission (ALC), which
administers the Agricultural Land Reserve that
encompasses a significant portion of the municipality.
The Department of Fisheries and Oceans plays an
important role in protecting watercourses in the
Township. The Fraser Health Authority provides
important leadership and services for the health of
Langley residents. TransLink provides cycling, transit
and major road network support and will be included
in relevant consultations to help implement the OCP.
Consultation with these agencies, adjacent municipalities, the Langley School District, First
Nations, and other government departments and agencies is necessary in the planning process.
Effective communication between all levels of government and their various departments will
greatly assist implementation of the OCP in Langley. Consultation with owners, residents, and
other stakeholders is also a critical element in preparing plans.
Objectives
-
Consult with stakeholders in all planning processes.
Policies
4.3.1. Consult with the public, affected government bodies, and other stakeholders when
preparing or updating a community plan, neighbourhood plan, or functional plan.
4.3.2. Provide opportunities for input from landowners, residents, and other stakeholders in all
planning processes that are not consistent with adopted plans. These opportunities may
include, but are not limited to:
-
public open houses
-
meetings
-
workshops
-
working groups
-
charrettes
-
surveys
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4.4 Financing Development
Municipal development requires funding for new
infrastructure facilities, including roads, water, sewer,
and storm utilities, and parks and recreation facilities.
Funding is also required for other services such as
police and fire protection, recreation programming,
and maintenance of infrastructure and facilities.
Financial resources are allocated annually in the
Municipal budget in conjunction with an annual
update of the five-year financial plan.
Municipalities are required to balance their budgets, which means the demand for new capital
infrastructure and improvements must be kept within current fiscal and economic limits. To fund
operations, the budget includes revenue from property taxes, user fees, and other charges
(water, sewer, and garbage collection). Primary sources of revenue to fund capital
infrastructure, including capital infrastructure related to new development, are capital reserves,
contributions from operating funds, Amenity Cost Charges (ACCs), Development Costs
Charges (DCCs), Density Benefit funds, and grants.
ACCs are pre-determined rates that apply to new development, and are a primary source of
funding for community centres, recreation facilities, public plazas and other community
amenities. The Township of Langley's Amenity Cost Charge Bylaw applies to new development
that increases the population of residents or workers in growth areas within the Township ACCs
will ensure the provision of features that provide social, cultural, heritage, recreational or
environmental benefits to the community, which will be listed within the bylaw.
DCCs are a primary source of funding especially for roads, water, sewer, and stormwater
systems, and park land acquisition and improvement. The provincial regulation empowering
municipalities to collect DCCs require that a minimum of 1% of the costs related to provision of
new infrastructure related to growth be borne through existing taxes. The 1% portion
acknowledges that the existing population will receive some benefit from the new development.
The Township of Langley's Development Cost Charge Bylaw specifies DCCs for various
categories of development. As such, the Township of Langley's DCC Bylaw has historically
included 99% of related costs, which may change subject to Council approval.
The cost of land acquisition for new school facilities is provided partly by a School Site
Acquisition Charge on new development, with the remainder provided by the Province of BC
through the Langley School District.
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Density Benefit zoning and Inclusionary Zoning are tools with the purpose of achieving
additional community amenities and affordable and special needs housing. These are
specifically applied to transit-oriented development. Other infrastructure cost recovery or cost
sharing programs, such as the Greenway Amenity Program, should be considered and
implemented to ensure provision of high-quality community amenities as neighbourhoods grow.
When infrastructure related to development is completed, long-term financial planning and
annual capital budget development should consider and include life-cycle cost analysis of the
new assets. Life-cycle cost is the total cost of an asset throughout its life, including costs for
planning, design, construction, acquisition, operation, maintenance, rehabilitation, disposal, and
ultimate replacement. It is incumbent upon the municipality to have policies in place that
recognize this important responsibility and stewardship role.
Objectives
-
Ensure that new development pays for the capital costs of providing new infrastructure and
facilities to serve that development
-
Diversify revenue sources and use a mix of sustainable financial tools
-
Consider and include life-cycle cost analysis in capital budget development
Policies
4.4.1. Update the Amenity Cost Charge and Development Cost Charge Bylaws on a regular
basis and ensure that they reflect an accurate cost of providing required infrastructure.
4.4.2. Work with Langley School District to update the School Site Acquisition Charge on a
regular basis.
4.4.3. Update development application fees on a regular basis.
4.4.4. Continue to recover planning costs through a Neighbourhood Planning Administration
Fee for new development.
4.4.5. Pursue infrastructure grants from senior levels of government to lessen the impact on
local property taxation and user fees.
4.4.6. Contribute to capital works reserve funds to minimize the need to borrow for future
capital projects and to take advantages of strategic opportunities as they arise.
4.4.7. Build up renewal and replacement reserve funds to provide a sustainable source of
capital infrastructure renewal and replacement.
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4.5 Plan Interpretation
The OCP is intended to provide overall policies to
guide development in the Township. More specific
guidelines are contained in community and
neighbourhood plans, intended to be components of
to the OCP.
Objectives
-
Assist in interpreting the Official Community Plan
Policies
4.5.1. If there is a conflict with respect to a land use designation on Map 1 and land use
designations in a community or neighbourhood plan, the land use designations in the
community or neighbourhood plan will take precedence.
4.5.2. If there is a conflict with respect to a policy in this plan and a policy in a community or
neighbourhood plan, the policy in the community or neighbourhood plan will take
precedence.
4.5.3. If any section, subsection, clause, or phrase of this bylaw is for any reason held to be
invalid by the decision of a court of competent jurisdiction, the invalid portion will be
severed and the decision that a portion of this bylaw is invalid shall not affect the validity
of the remaining parts of this bylaw.
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MAPS
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Map 1 - Land Use
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Map 2 - Sewage extension areas
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map 3 - centres
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Map 4 - willowbrook regional centre
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Map 5 - willoughby and aldergrove town centres
Willoughby Town Centre
Aldergrove Town Centre
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Map 6 - carvolth frequent transit development area
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Map 7 - road classifications
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Map 8 - designated truck routes
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Map 9 - sanitary system
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Map 10 - water system
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Map 11 - watercourse classification
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Map 12 - recreational greenway plan
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Map 13 - flood Hazard area
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Map 14 - Slope Hazard Area
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SCHEDULE 2 ADAPTABLE HOUSING REQUIREMENTS
This Policy is intended to provide specific guidelines for application of adaptable housing
requirements in new developments. Some people have a mobility disability and with an aging
population there will be more people with mobility challenges. To address this issue, a
proportion of housing units in all new developments are required to provide adaptable features
to allow easy retrofitting of dwellings to basic universal housing and allow them to be used by
residents who are disabled or want to 'age in place'.
1.
OBJECTIVE
1.1
Facilitate easy retrofitting of dwellings to provide basic universal housing for
occupancy by aging or disabled persons.
2.
ADAPTABLE HOUSING REQUIREMENTS
2.1
Circulation
2.1.1. All stairs should be of appropriate width and have space at the bottom for later
installation of a platform lift or at least one set of stacked closets, pantries, or storage
space with a knockout floor with a minimum floor space of 0.9m X 1.2m to allow for
future installation of a residential elevator.
2.1.2. Indicate on a plan how a dwelling can be retrofitted for barrier free access to front
door, parking space and onsite amenities.
2.2
Parking
2.2.1. At least 1 parking space (3.7m wide) is required for each adaptable unit.
2.2.2. When stepless entrances are located in a garage additional space may be required
to provide maneuvering for the doorway. Stall design may overlap with maneuvering
areas as long as sufficient space is provided.
2.3
Doors and Doorways
2.3.1. At least one stepless entrance with a maximum 13mm rise at the entrance threshold
shall be provided.
2.3.2. The minimum clear openings for all entry doors to every dwelling unit and doors in
common areas shall be no less than 800mm (which will be provided by a swing door).
2.3.3. The minimum clear opening for the interior doors in every dwelling unit shall be no
less that 800mm (which will be provided by a swing door).
2.3.4. Flush thresholds throughout the interior shall be a maximum of 13mm in height.
2.3.5. The above-noted requirements for doors do not apply to mechanical rooms, service
areas, closets, etc. where through access is not required and access to a person with
a disability is not anticipated.
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2.3.6.
Clear openings shall be measured as illustrated in Figure 9.
Figure 9 Clear opening measurement for doors.
2.4
Maneuvering Space at Doorways
2.4.1. Entry doors to every dwelling unit and door assemblies in common areas shall have a
clear and level area which is not less than the following:
a. Where the door swings toward the area (pull door), 1220mm long by the width of
the door plus at least 600mm clear space on the latch side, as illustrated in Figure
10.
Figure 10 Front approach, pull side.
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b. Where the door swings away from the area (push door), 1220mm long by the
width of the door plus at least 300mm clear space on the latch side, as illustrated
in Figure 11.
Figure 11 Front approach, push side.
c. Where there are doors in a series in common areas, there must be separation of
at least 1220mm plus the width of the door, as illustrated in Figure 12.
Figure
12
Separation of
doors in
series.
d. Entry doors to every dwelling unit are exempted from the requirement to provide
the 1220mm long clear area and 600mm clear space if rough in wiring is
provided for future conversion for an automatic door opener.
2.5
Corridor Widths
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2.5.1.
Common corridors shall be no less than 1100mm wide.
2.6
Windows
2.6.1. Windows which are accessible shall have a window sill height that does not exceed
750mm above the floor to afford seated viewing. At least one window in the common
area shall afford such seated viewing.
2.6.2. Windows which are accessible shall have opening mechanisms operable with one
hand and of a type that does not require tight grasping, pinching or twisting of the
unit.
2.7
Outlets and Switches
2.7.1. Light switches, thermostats and intercom buttons shall be located between 900mm
and 1200mm from the floor.
2.7.2. Electrical outlets, cable outlets, and telephone jacks shall be located between
455mm and 1200mm from the floor, including one (1) electrical outlet on the inside
and outside of the front door.
2.7.3. The operable part of controls shall be located within reach of a clear floor area that
has a width of not less than 750mm.
2.7.4. Light switches will be rocker or paddle-type switches.
2.7.5. The top of the electrical panel shall be no higher than 1371mm above the floor.
2.8
Bathrooms
2.8.1. At least one full accessible bathroom shall be located on either the main living level or
the primary bedroom level. The accessible bedroom (as described in Section 2.10)
and the full accessible bathroom shall be located on the same level. If the full
accessible bathroom is provided on the primary bedroom level an accessible half
bathroom will also be required on the main living level. An accessible bathroom shall:
a. have a toilet positioned with the centre line of the toilet 420mm to 480mm from a
side wall on which a grab bar can be installed and at least 1020mm potential
clear floor area from any obstruction on the non-grab bar side or in front of the
toilet;
b. have a clear floor area at the sink of 800mm by 1100mm positioned for a parallel
approach and centred on the sink, as illustrated in Figure 13;
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Figure 13 Clear floor area at sink.
c. have a minimum clear area of 800mm in depth along the full length of the bathtub
(where provided), as illustrated in Figure 14; and
Figure
14 Clear floor
area at tub.
d. have structural reinforcement in walls behind and beside the toilet and the walls
around a tub and/or shower to facilitate the installation of grab bars (installed
heights in accordance with the BC Building Code).
2.8.2. Where bathrooms are provided to serve a common amenity space, at least one shall
be wheelchair accessible as described in the B.C. Building Code.
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2.9
Kitchens
2.9.1. The kitchen must have plumbing and utility pipes located to provide for a potential
810mm wide under counter workspace so as not to prevent the easy future
conversion of counter space and sinks to being universally accessible for knee space
under the sink and where there is a counter top stove built in.
2.10
Bedroom & Closet
2.10.1. The space around a bed in a dwelling unit that consists of a bachelor suite and at
least one bedroom in every other dwelling unit shall have sufficient space to provide
a turning diameter of 1500mm on one side of a double bed.
2.10.2. The clothes closet in a dwelling unit that consists of a bachelor suite and at least one
bedroom in every other dwelling unit shall have a clear opening of at least 900mm,
clear floor space of at least 750mm by 1200mm and a clothes hanger rod and at
least one shelf capable of being lowered to 1200mm.
2.11
Patios and Balconies
2.11.1. Access doors shall have a minimum clear opening of 800mm.
2.11.2. Minimum dimensions of any balcony or patio shall be 1500mm by 1500mm.
2.12
Implementation
2.12.1. A covenant shall be placed on title ensuring the adaptability of the dwelling units to
provide for flex or universal housing in accordance with this schedule.
2.13
Council Discretion
2.13.1. Nothing in this schedule will fetter the discretion of the Council of the Township in the
exercise of its legislative powers and functions.
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SCHEDULE 3 DEVELOPMENT PERMIT AREAS: STREAMSIDE
PROTECTION AND ENHANCEMENT
The Township contains over 1,700 kilometres (1055 miles) of watercourses. Over 1,200
kilometres (745 miles) are streams providing direct or indirect habitat for local fish species. The
remaining 500 kilometres (310 miles) are primarily seasonal roadside and field ditches that only
contain flowing water for a short part of the year and during rain events.
The Township contains fourteen watersheds or drainage catchment areas. Watersheds collect
precipitation, which is retained in headwaters, wetlands and soils, and slowly conveyed through
a system of small streams to larger streams and ultimately rivers. Watersheds are dynamic
systems that respond to changes in land use and hydrology, which if not properly managed, can
lead to irrevocable reductions or disappearance of fish and wildlife, increased contamination of
surface and ground waters, increased frequency and magnitude of floods and a general
decrease in the quality of life of local residents. Since watersheds are natural landscape units
that integrate many natural processes, they provide a useful basis for land use planning that is
sensitive to the protection of the water resources and the environment in general.
Maintaining undisturbed, naturally vegetated zones along streams is highly beneficial for a
number of reasons as detailed below.
1.
OBJECTIVES
Ecological
1.1
Native vegetation provides shade to moderate stream temperatures; roots and fallen
logs provide refuge areas; and overhanging branches and leaf litter provide habitat for
insects; all of which are critical for young rearing salmon.
1.2
Native trees, shrubs and ground cover in riparian zones provide critical habitat (food,
nesting and hiding places) for over 50% of the wildlife species found in Langley.
Public Health and Well-being
1.3
Vegetated buffers filter pollutants that wash off the land (such as oil and heavy metals
from roads and parking lots, and pesticides from lawns) before they enter surface
waters.
1.4
Many drinking water wells are located in the vicinity of streams where water supplies are
more abundant. Streamside vegetation filters and absorbs contaminants, preventing
their entry into streams or groundwater drinking supplies.
1.5
Vegetation improves air quality, moderates the local climate and acts as a noise barrier.
Property Protection
1.6
Well-established roots along stream banks minimize erosion of hazardous slopes and
streamside properties. Less sands and silts released into streams means less deposition
downstream and hence less flooding of lowland properties.
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Economics
1.7
Vegetation allows for better infiltration of stormwater runoff which reduces stress on the
public drainage infrastructure.
1.8
Streamside vegetation is very effective at capturing sediments before they reach
watercourses, reducing the need for maintenance of watercourses.
1.9
Protecting natural riparian areas before they have been impacted is much more cost
effective and successful than attempting to regain or restore after the fact.
1.10
Well-established vegetation alongside streams has been shown to increase nearby
property aesthetics and values.
Recreation, Archaeology and Aesthetics
1.11
Vegetated buffers create opportunities for passive recreation, such as bird watching,
nature viewing and walking trails.
1.12
Recreational trails alongside sensitive streamside areas provide an important buffer
between conservation areas and adjacent human land use activities.
1.13
First Nations people have traditionally used streamside areas for travel, fishing, food
gathering and ceremonial purposes.
1.14
Watercourses and treed riparian areas provide attractive views of the community for
residents.
Stormwater and Flood Management
1.15
Streamside vegetation slows and dissipates flood waters during high stream flows.
1.16
Streamside areas typically retain water in soils and slowly release it to the stream during
droughts.
1.17
Streamside vegetation protects stream water quality from pollutants and high
temperatures typical of stormwater runoff from upland paved surfaces and land use
activities and dissipates and filters this runoff through the vegetated area.
2.
POLICIES
Since encroachment on watercourses by urban development can cause rapid deterioration of
watercourse ecosystems, Development Permit Area designations are implemented to ensure
necessary precautions are undertaken so that fisheries, wildlife, trees, water resources, soils,
recreation and archaeological values, property and human safety within these areas are
adequately protected and enhanced, and development impacts are efficiently and properly
mitigated. The following policies apply:
2.1
Community and Neighbourhood Plan boundaries shall be consistent with watershed or
drainage catchment boundaries, wherever practically possible.
2.2
The Township shall review and amend from time to time a Watercourse Classification
Map (Map 11) delineating the location and classification of watercourses requiring
streamside protection and enhancement at the time of development.
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2.3
Where a Community or Neighbourhood Plan adopted before March 27, 2006 includes
requirements pertaining to streamside protection and enhancement, and where these
requirements conflict with each other or with the requirements of this Bylaw, the
requirements and regulations providing the greater degree of streamside protection and
enhancement shall apply. Nothwithstanding this:
2.3.1. The watercourse location, classification and streamside protection and
enhancement provisions of the Northeast Gordon Estate Neighbourhood Plan, as
well as valid, site specific letters of authorization from the Department of
Fisheries and Oceans and/or the Ministry of Environment Lands and Parks for
other lands, shall supersede the provisions of Map 11 "Watercourse
Classification Map" and Schedule 3-1 of this Bylaw, although the remainder of
the provisions of this Bylaw continue to apply.
2.3.2. The terms and conditions of Authorization No. 99-HPAC-PA2-000-000217 from
the Department of Fisheries and Oceans dated August 29, 2000, as may be
extended or amended by the Department of Fisheries and Oceans, shall
supersede the provisions of this Bylaw for lands located within the Langley
Official Community Plan Bylaw, 1979 No. 1842 Amendment (Gloucester
Industrial Park) Bylaw 1988 No. 2556.
2.4
Community and neighbourhood plans adopted after March 27, 2006 may incorporate
updated watercourse locations and classifications and updated Streamside Protection
and Enhancement Development Permit Area locations and guidelines, which shall
maintain the overall intent of the objectives, policies and guidelines of this Bylaw, and
whose streamside protection and enhancement Development Permit Area policies and
guidelines shall then be deemed to supersede the provisions of this Bylaw.
2.5
All development proposed to be located within a designated Streamside Protection and
Enhancement Development Permit Area not located in the ALR, shall apply for and
obtain a Development Permit from Council prior to development proceeding. Where a
Development Permit for streamside protection and enhancement purposes has
previously been issued, another Development Permit may not be required subject to the
subsequent development being in full compliance with the terms of the original
Development Permit.
2.6
A Development Permit required for streamside protection and enhancement purposes
may be combined with a Development Permit required for other purposes.
3.
DEFINITIONS
For the purpose of Schedule 3, the following definitions apply:
"Development" means any of the following associated with or resulting from the local
government regulation or approval of residential, commercial, institutional, industrial, or
comprehensive development activities or ancillary activities to the extent that they are subject to
local government powers under the Local Government Act or the Community Charter:
a. subdivision of land as defined in Section 455 of the Local Government Act;
b. rezoning of land as defined in Section 479 of the Local Government Act;
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c. issuance of a Development Permit as defined in Section 488 of the Local Government
Act;
d. issuance of a Building Permit as defined in Section 8 of the Community Charter;
e. issuance of a permit for soil deposit or soil removal as defined by, "Soil Deposit and
Removal Bylaw 2013 No. 4975";
f. removal, alteration, disruption or destruction of vegetation; disturbance of soils;
construction or erection of buildings and structures; creation of nonstructural impervious
or semi-impervious surfaces; flood protection works; construction of roads, trails, docks,
wharves and bridges; provision and maintenance of sewer, water, and utility services;
and provision and maintenance of drainage systems.
"Edge of Floodplain" means the edge of the active annual floodplain of a stream where a break
in the slope of the land occurs such that the grade beyond the break is flatter than 3:1 at any
point for a minimum distance of 15 metres measured perpendicularly from the edge.
"Fisheries Act" means the Fisheries Act, RSC 1985, c. F-14 as amended or re-enacted from
time to time.
"Fish habitat" means water frequented by fish and any other areas on which fish depend directly
or indirectly to carry out their life processes, including spawning grounds and nursery, rearing,
food supply and migration areas.
"Qualified Professional" means an engineer, biologist, landscape architect, archaeologist,
applied scientist or technologist, acting alone or together with another qualified professional, if
a. the individual is registered and in good standing in British Columbia with an appropriate
professional organization constituted under an Act, acting under that association's code
of ethics and subject to disciplinary action by that association,
b. the individual's area of expertise is recognized in the assessment methods as one that is
acceptable for the purpose of providing all or part of an assessment report in respect of
that development proposal, and
c. the individual is acting within that individual's area of expertise.
"Riparian Areas Protection Regulation" means the Riparian Areas Protection Regulation, BC
Reg 178/2019 as amended or re-enacted from time to time.
"Security Deposit" means cash or an irrevocable Letter of Credit in accordance with the
provisions of the Township of Langley Subdivision and Development Servicing Bylaw.
"Stream" means:
a. a natural watercourse, including a natural glacier course, or a natural body of water,
whether the stream channel of the stream has been modified, or
b. a natural source of water supply, including, without limitation, a lake, pond, river, creek,
spring, ravine, gulch, wetland or glacier, whether or not usually containing water,
including ice, but does not include an aquifer.
"Streamside Protection and Enhancement Development Permit Area" means an area
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a. adjacent to a stream that links aquatic to terrestrial ecosystems and includes both
existing and potential riparian vegetation and existing and potential adjacent upland
vegetation that exerts an influence on the stream, and
b. the size of which is determined by measuring perpendicularly from the "Top of Bank" or
"Edge of Floodplain" (as applicable) which corresponds to distances designated by Map
11 "Watercourse Classification Map" and Schedule 3-1, or by the appropriate studies
and reports as indicated in this bylaw.
"Township" means the Corporation of the Township of Langley.
"Top of Bank" means the first significant break in a ravine slope where the break occurs such
that the grade beyond the break is flatter than 3:1 for a minimum distance of 15 metres
measured perpendicularly from the break, and the break does not include a bench within the
ravine that could be developed.
"Watercourse" means any natural or human-made body of water that may or may not provide
fish habitat that fall under two categories:
i. regulated watercourse, does not include a Class C watercourse, and includes:
a. known or suspected fish-bearing watercourses, including watercourses classified
as Class A, Class A(OD), Class A(OW) and Class B as shown on Map 11
"Watercourse Classification Map," and natural watercourses or natural water
supply sources; and
b. watercourses that do not in fact provide fish habitat, but may include natural
watercourses or watercourses containing a natural source of water supply,
including watercourses classified as Class C as shown on Map 11; and
ii. non-regulated Class C watercourse includes watercourses that do not in fact provide fish
habitat, are not natural watercourses, and do not contain a natural source of water
supply.
"Watercourse Classification Map" delineates the location and classification of watercourses in
the Township of Langley as depicted in Map 11.
"Water Sustainability Act" means the Water Sustainabililty Act, SBC 2014, c 15 as amended or
re-enacted from time to time.
4.
DEVELOPMENT PERMIT AREA GUIDELINES
The Development Permit Area Guidelines for Streamside Protection and Enhancement
Development Permit Areas are:
4.1
The Streamside Protection and Enhacement Development Permit Area is established
pursuant to Section 488(1)(a) of the Local Government Act for the protection of the
natural environment, its ecosystems and biological diversity. The location and extent of
Streamside Protection and Enhancement Development Permit Areas are delineated by
Map 11 "Watercourse Classification Map" and column A of Schedule 3-1, as such
pertain to all watercourse and adjacent riparian lands located in the Township, except
those located in the Agricultural Land Reserve
4.2
All new development shall comply with the Development Permit Area Objectives,
Guidelines, Policies, and Schedule 3, except as specifically modified or exempted by this
Bylaw.
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4.3
Streamside Protection and Enhancement Development Permit Areas shall be retained in
a natural state and kept free of development, except for municipal works and services
including utilities, watercourse crossings, walkways, trails and other municipal works and
services specifically accepted by the Township as being consistent with Schedule 3 of
this Bylaw.
4.4
Tree Protection Plans consisting of tree retention, protection and replacement details
acceptable to the Manager, Green Infrastructure Services are required to accompany all
new development proposals within Streamside Protection and Enhancement
Development Permit Areas.
4.5
Where additional plantings are required within a Streamside Protection and
Enhancement Development Permit Area, a landscape plan prepared by a qualified
landscape professional shall be required to be submitted indicating the location of the
vegetation or trees to be planted, the type and size of materials to be used, planting
methodology and timing, and a three year monitoring schedule to ensure survival of
planted materials. All additional plantings required within a Streamside Protection and
Enhancement Development Permit Area shall consist of a diverse mix of 100% native
vegetation suited to the specific site. Landscape plans shall be in substantial accordance
with Schedule 3-2 - Riparian Revegetation Guidelines and Species Lists, and are subject
to specific approval by the Township prior to implementation.
4.6
The Township may require fencing or other works to be constructed and appropriate
signage to be posted in order to protect the Streamside Protection and Enhancement
Development Permit Area. Fencing shall be permanent, secure and of appropriate size
and type to deter entry of humans and domestic pets in accordance with Schedule 3-3,
shall be subject to the acceptance of the Township and shall be constructed by the
proponent prior to development proceeding.
4.7
Location of public recreational trails within a Streamside Protection and Enhancement
Development Permit Area shall be generally limited to the outer edge of the Streamside
Protection and Enhancement Development Permit Area; shall be designed to minimize
disturbance to the Streamside Protection and Enhancement Development Permit Area;
shall consist of low impact materials that maintain soil infiltration, minimize contamination
and resist erosion, and shall be subject to acceptance by the Township and constructed
by the proponent prior to development proceeding.
4.8
Streamside Protection and Enhancement Development Permit Areas, at the time of
development, shall be dedicated as a municipal lot for environmental
protection/conservation purposes, or protected by restrictive covenant, or both, as
determined by the Township.
4.9
A security deposit, of an amount acceptable by the Township and in accordance with the
Township of Langley Subdivision and Development Servicing Bylaw, may be required at
the time of development to ensure that Streamside Protection and Enhancement
Development Permit Areas are not impacted during development.
4.10
To determine the appropriate location and extent of the Streamside Protection and
Enhancement Development Permit Area on the ground, applicants shall confirm, through
a survey undertaken by a BC Land Survey professional, the top of bank or edge of
floodplain (as applicable) for each watercourse in relation to the property lines and
existing and proposed development, prior to rezoning, subdivision or issuance of a
Development, Development Variance, Building, or Soil Removal or Deposit Permit, to
the acceptance of the Township.
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4.11
The Township may require environmental impact studies, enhancement works and
monitoring in support of development proposed to be located adjacent to Streamside
Protection and Enhancement Development Permit Areas.
4.12
Alteration of the natural drainage of the Streamside Protection and Enhancement
Development Permit Area and adjacent properties shall be minimized. Applicants shall
provide an assessment, prepared by a qualified professional, of the predicted changes
to site drainage and propose measures to manage drainage impacts. A stormwater
management plan depicting the proposed measures to mitigate drainage impacts
including sediment control from the development site must be received and approved by
the Township prior to rezoning, subdivision or the issuance of a Building or Soil Removal
or Deposit Permit in accordance with the Township of Langley Subdivision and
Development Servicing Bylaw.
4.13
Siltation and erosion control measures shall be implemented to protect Streamside
Protection and Enhancement Development Permit Areas, shall be in place prior to
development, and shall be in accordance with Township requirements including those of
the Township of Langley Subdivision and Development Servicing Bylaw.
4.14
If any of the Streamside Protection and Enhancement Development Permit Area
guidelines conflict with flood control provisions or siting or setback requirements of other
bylaws, or guidelines associated with another development permit area, the requirement
or guideline which achieves the greater degree of streamside protection and
enhancement shall apply.
4.15
Notwithstanding the provisions of Column A of Schedule 3-1, where a watercourse is
deemed by the Township as having unique characteristics or special considerations, or
where a proposed development is unable to comply with Column A of Schedule 3-1 due
to the unique configuration of the site, the width of the Streamside Protection and
Enhancement Development Permit Area may be modified subject to compliance with all
of the following:
4.15.1. The proposed modification shall maintain an overall average width equivalent to
the Streamside Protection and Enhancement Development Permit Area width
required by Column A of Schedule 3-1; and
4.15.2. At no point shall the Streamside Protection and Enhancement Development
Permit Area minimum width be less than the minimum width indicated in Column
B of Schedule 3-1; and
4.15.3. Where habitat is lost within the Streamside Protection and Enhancement
Development Permit Area minimum widths outlined in Column A of Schedule 3-1,
habitat must be replaced on a two (2) for one (1) basis; and
4.15.4. To maintain the integrity of streamside functions, areas provided as an
equivalency in Subsection 4.15.3, must be contiguous to the adjacent
Streamside Protection and Enhancement Development Permit Area, located as
close as possible to the watercourse (i.e. there should not be a panhandle of
protected areas extending from the watercourse) and not isolated elsewhere on
the site; and
4.15.5. Where required by the Township, a report(s) prepared and certified by qualified
professionals may need to be submitted to the acceptance of the Township and
may include demonstration that fisheries, wildlife, vegetation, soils, slope
stability, erosion control, trails, water resources, archaeologically significant sites,
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property and human safety within these areas are adequately protected and
enhanced and development impacts are efficiently and property mitigated; and
4.15.6. Where applicable, compliance with the Federal Fisheries Act as amended; and
4.15.7. Items 4.15.1 to 4.15.6 inclusive must be submitted to the acceptance of the
Township prior to final consideration of the relief sought in the modification
request and prior to the development being allowed to proceed within the
minimum width specified by Column A of Schedule 3-1, but not within the
minimum width specified by Column B of Schedule 3-1.
4.16
The Streamside Protection and Enhancement Development Permit Area designation
shall not apply where:
4.16.1. The proposed development site is located within the Agricultural Land Reserve;
or
4.16.2. The proposed development is completely outside of the designated Streamside
Protection and Enhancement Development Permit Area and where it can be
demonstrated to the acceptance of the Township in accordance with Section 5
that the proposed development will not result in negative impacts to the
watercourse; or
4.16.3. The proposed development is the reconstruction or repair of a permanent
structure described in Section 532 of the Local Government Act if the structure
remains on its existing foundation and where it can be demonstrated to the
acceptance of the Township that the reconstruction activities would result in no
additional negative impacts to the watercourse and adjacent Streamside
Protection and Enhancement Development Permit Area; or
4.16.4. It can be demonstrated to the acceptance of the Township that municipal or other
utility works and services required in support of the proposed development will
not cause negative impacts to the watercourse and adjacent Streamside
Protection and Enhancement Development Permit Area; or
4.16.5. Emergency actions are required to prevent, control or reduce a threat to life or to
public or private property including, but not limited to:
a. Emergency actions for flood protection, erosion protection, and clearing of
obstructions to watercourse or drainage flow;
b. Emergency works to protect, repair or replace public buildings and utilities;
c. Clearing of an obstruction from a bridge, culvert or drainage flow and repairs
to a bridge or safety fence; and
d. Removal of a tree when there is imminent danger of the tree falling and
causing an injury to persons or damage to property, or when a tree failure has
already occurred and presents an immediate hazard; or
4.16.6. Habitat enhancement and restoration activities are undertaken within designated
Streamside Protection and Enhancement Development Permit Areas, which do
not otherwise require a permit from the Township, provided that the activities
comply with the relevant provisions of this Bylaw and all Provincial and Federal
standards and requirements, and the Township is notified of the activities; or
4.16.7. The restoration of a Streamside Protection and Enhancement Development
Permit Area is undertaken by removing non-native vegetation and/or planting
vegetation according to a revegetation plan that has been prepared by a qualified
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professional, and which is in accordance with Schedule 3-2 of this bylaw, and
which has been approved by the Township; or
4.16.8. The lot was created before March 27, 2006 and as a result of the adoption of this
Bylaw the lot does not have the space required for a minimum building area or
footprint. In these circumstances, a building permit may be issued for no more
than one (1) principal building on the minimum amount of land required for a
minimum building footprint, zoning bylaw setbacks, necessary servicing, access
and other accessory buildings and uses subject to compliance with all of
Subsections a) to g) inclusive as follows:
a. All other conditions of development contained in the Township's Zoning
Bylaw, Subdivision and Development Servicing Bylaw, Highway and Traffic
Bylaw, and Building Bylaw being complied with; and
b. Compliance with Provincial Riparian Areas Protection Regulation, BC
Regulation 376/2004 as amended; and
c. Incursion into the setbacks outlined by Column A of Schedule 3-1 is the
minimum possible to allow a minimum building footprint, necessary servicing,
access and accessory building; and
d. No buildings or accessory uses, including landscaping, shall be located less
than a distance of 30% of the Streamside Protection and Enhancement
Development Permit Area widths listed in Column B of Schedule 3-1 of this
bylaw that correspond with the watercourse classification and type, measured
perpendicularly from top of bank; and
e. No access driveways or crossings shall be located within the Stream
Protection and Enhancement Area as determined by the Assessment
Methods in the Riparian Areas Regulation BC Reg. 376/2004 unless
authorization has first been obtained from the Department of Fisheries and
Oceans pursuant to the Federal Fisheries Act as amended; and
f. When required by the Township, provision of a geotechnical slope stability
and erosion control report with respect to the proposed development,
undertaken and certified by a qualified professional engineer or geoscientist
having relevant experience in the field; and
g. Provision of whatever road dedications, tree protection, restrictive covenants,
right-of-way, municipal trails and other legal documents and services that may
be required by the Township to support the issuance of the building permit.
4.17
All actions used to resolve emergency situations shall be immediately reported to the
Township, and the appropriate Federal and Provincial authorities.
4.18
Municipal works and services in and around a watercourse may be undertaken by the
Township if:
4.18.1. Such works and services can be undertaken without negative impacts to the
Streamside Protection and Enhancement Development Permit Area; or
4.18.2. The required municipal works have been approved by the Director of the
appropriate department in consultation with Fisheries and Oceans Canada and
the Ministry of Environment.
4.19
Works and services referenced in Subsection 4.18 shall include but are not limited to:
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4.19.1. The construction or maintenance of a public utility placed in or upon a public
thoroughfare or public utility easement;
4.19.2. The construction, widening, improvement, maintenance or repair of any land,
watercourse, drainage ditch, culvert, highway, street, trail, bridge or other public
thoroughfare; and
4.19.3. The improvement or maintenance of any lands within the municipal parks or trail
systems or on municipal streets or boulevards.
4.20
The minimum width of a Streamside Protection and Enhancement Development Permit
Area shall comply with Column A of Schedule 3-1 or modified in accordance with
Subsection 4.15, except where a proponent believes that the unique characteristics and
conditions of a specific site support further modification to Schedule 3-1 or any other
provision of this Bylaw, in which case all of the following shall form part of any
Development Permit application and shall be submitted to the Township prior to final
consideration of the relief sought in the Development Permit application:
4.20.1. Submission of a Development Permit application and fee by the proponent
pursuant to Township Development Application Fee Bylaw 1987 No. 2470 as
amended; and
4.20.2. Designation of one (1) qualified professional as the lead agent responsible for
coordination of the Development Permit application and submission of supporting
information reports and recommendations on behalf of the proponent; and
4.20.3. Submission of supporting documentation, technical studies and
recommendations with respect to impacts of the proposed development on the
designated Streamside Protection and Enhancement Development Permit Area
as follows:
a. A fish and fish habitat assessment report carried out by a qualified
environmental professional (or groups of professionals), prepared and
submitted as per the Assessment Methods in the Riparian Areas Regulation,
BC Reg. 376/2004;
b. A geotechnical slope stability and erosion control report undertaken and
certified by a qualified professional engineer or geoscientist having relevant
experience in the field;
c. A flood protection report undertaken and certified by a qualified professional
engineer or geoscientist having relevant experience in the field;
d. A wildlife habitat assessment report, including species at risk, undertaken and
certified by a professional biologist or qualified environmental professional
having relevant experience in the field;
e. A vegetation impact assessment report, undertaken and certified by a
qualified professional biologist having relevant experience in the field,
including retention of significant trees, tree protection and tree replacement
plans as defined in the Township's Subdivision and Development Servicing
Bylaw Schedule I (Tree Protection);
f. A groundwater impact assessment report undertaken and certified by a
qualified professional engineer or geoscientist having relevant experience in
the field;
g. A trail plan undertaken and certified by a qualified professional landscape
architect having relevant experience in the field, in accordance with municipal
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parks and trail connection plans, including required trails, fencing and
landscaping;
h. An archaeological review by a professional archaeologist having relevant
experience in the field; and
i.
A utility and infrastructure impact assessment report undertaken and certified
by a qualified professional engineer having relevant experience in the field;
and
j.
Evidence that minimum requirements of the Provincial Riparian Areas
Protection Regulation, B.C. Reg. 376/2004 as amended have been complied
with; and
k. Where applicable, evidence that the Federal Fisheries Act as amended is
being complied with.
4.20.4. The documentation required in Subsection 4.20.3 shall be submitted to the
Township for review, acceptance and recommendation prior to a staff report
being forwarded to Council for consideration of the Development Permit request;
4.20.5. Council may, as a condition of issuing a Development Permit, require a
development to provide fish and wildlife habitat improvements; slope stability and
erosion control improvements; flood protection improvements; vegetation
retention, protection, enhancement and replacement improvements;
improvements to municipal trails and connections; preservation and protection of
archaeological sites; as well as modifications to the proposed development
plans; and
4.20.6. Where the Development Permit application is denied by Council the provisions of
Schedule 3-1 shall continue to apply.
4.21
Notwithstanding Schedule 3-1, where an infill development is proposed to be located in
a Streamside Protection and Enhancement Development Permit Area where the
neighbouring lots located 500 metres upstream and 500 metres downstream of the
watercourse, as measured from the outer edge of the proposed development site along
the top of bank or edge of floodplain (as applicable), are already 90% developed and
have previously established non-disturbance areas with an average width less than the
width required by Column A of Schedule 3-1, the modified Stream Protection and
Enhancement widths delineated in Column B of Schedule 3-1 will apply to the
development.
4.22
Where a proponent contends that a watercourse location depicted on Map 11 is in error,
the proponent can submit for consideration by the Township a report prepared by a B.C.
Land Survey Professional that identifies the location of the watercourse.
4.23
Where a proponent contends that a watercourse classification depicted on Map 11 is in
error, the proponent can submit for consideration by the Township either an:
i.
assessment prepared by a qualified professional in accordance with Section
5, where it is contended that a watercourse is non-regulated Class C
watercourse; or
ii.
a report prepared by a qualified professional that provides a classification of
the watercourse, as applicable.
4.24
Notwithstanding this Bylaw, where development, works or services are subject to the
Federal Fisheries Act as amended, the requirements of the DFO shall not be less than
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the requirements of this bylaw, except for the provision of lot access where specifically
accepted by the Township.
4.25
Despite this Bylaw, development may be located within the Streamside Protection and
Enhancement Development Permit Area if:
i.
the site is subject to undue hardship and meets the riparian protection
standard for sites subject to undue hardship in accordance with the Riparian
Areas Protection Regulation;;
ii.
the qualified professional determines the proposed development will not
result in any harmful alteration, disruption or destruction of fish habitat;
iii.
provincial approval for changes in and about a stream has been obtained
under the Water Sustainability Act; or
iv.
federal authorization for development that results in the harmful alteration,
disruption or destruction of fish habitat has been obtained under the
Fisheries Act.
5.
DEVELOPMENT ADJACENT TO REGULATED WATERCOURSES
5.1
If development is to be located outside of the Streamside Protection and Enhancement
Development Permit Area and a qualified professional determines the proposed
development will not:
a. result in any harm to fish habitat;
b. impact the flow of a natural water source; or
c. result in any impacts or modifications to a natural watercourse;
The development may proceed without requiring the government approvals or
authorizations that may be engaged under the Streamside Protection and Enhancement
Development Permit Area, the Water Sustainability Act, the Riparian Protection
Regulation, or the Fisheries Act.
NON-REGULATED CLASS C WATERCOURSE ASSESSMENTS
5.2
Where an owner of an affected parcel contends a watercourse is a Non-Regulated Class
C watercourse, the owner must engage a qualified professional to assess the
watercourse to determine whether it is a Non-Regulated Class C watercourse.
5.3
The owner must file the original completed qualified professional assessment referred to
in Section 5.2 to the Township of review.
5.4
The assessment must include both field components and desktop analysis to adequately
describe current and historical modifications to the watercourse.
5.5
To classify the water body as a Class C watercourse, the qualified professional must in
the assessment confirm the following conditions regarding the watercourse:
a.
The watercourse does not represent a natural watercourse, whether or not the
stream channel has been modified, including but not limited to a lake, pond, river,
creek, spring, ravine, gulch, wetland or glacier, as defined by the Water
Sustainability Act;
b.
The watercourse does not contain a natural source of water supply, as defined by
the Water Sustainability Act; and
c.
The watercourse does not connect to or provide water frequented by fish or other
areas on which fish depend on either directly or indirectly to carry out their life
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processes, as defined by the Riparian Areas Protection Regulation and the
Fisheries Act.
5.6
The watercourse may only be classified as a Non-Regulated Class C watercourse if all
three conditions are satisfied. If any of the conditions are not discounted in the
assessment, the water body must be treated as a regulated watercourse.
5.7
The classification of the watercourse by the qualified professional shall be binding upon
the Township.
DEVELOPMENT ADJACENT TO NON-REGULATED CLASS C WATERCOURSES
5.8
If a waterbody is classified as a Non-Regulated Class C watercourse, then the proposed
development may proceed without requiring the government approvals or authorizations
that may be engaged under the Streamside Protection and Enhancement Development
Permit Area, the Water Sustainability Act, the Riparian Areas Protection Regulation, or
the Fisheries Act.
6.
ADMINISTRATION, OFFENCES, AND PENALTIES
6.1
Any person who contravenes any of the provisions of Schedule 3 may be subject to fines
specified in the Township's Bylaw for municipal tickets as authorized under Part 8,
Division 3, of the Community Charter, S.B.C. 2003, Chap. 26.
6.2
Any person who violates a provision of Schedule 3 commits an offence punishable on
summary conviction and shall be liable to a fine of not less than Two Thousand ($2000)
Dollars and not more than Ten Thousand ($10,000) Dollars for each day on which an
offence exists or is continuing, together with such costs as a court of competent
jurisdiction may order. For the purposes of enforcing any judgment of a court or
collecting any fine levied hereunder, the provisions of the Offence Act, R.S.B.C. 1996 c.
338, as amended, shall apply.
6.3
Any person who contravenes any provision of Section 5.1 may have proceedings
brought against them in Supreme Court to enforce, or prevent or restrain the
contravention of any provision of Schedule 3.
6.4
Nothing contained in Section 5.1 relieves any person from complying with the lawful Acts
and regulations of the Province of British Columbia or the Government of Canada.
6.5
The provisions of Schedule 3 are severable. If any provision is for any reason held to be
invalid by the decision of any court of competent jurisdiction, such decision shall not
affect the validity of the remaining provisions of Schedule 3.
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SCHEDULE 3-1 - TABLE OF STREAMSIDE PROTECTION AND ENHANCEMENT
DEVELOPMENT PERMIT AREA WIDTHS
Watercourse Class
Colour Code
Column A
Minimum
Streamside
Protection and
Enhancement
Development
Permit Area
Width (m)1
Column B
Minimum
Streamside
Protection and
Enhancement
Development
Permit Area Width
(m)1, 2
A
Red / Orange / Magenta
30
25
A (Roadside watercourse)
Red / Orange / Magenta
7.5
5
B (Natural watercourse)
Yellow
20
15
B (Constructed watercourse)
Yellow
Channel width > or = 0.5m
15
10
Channel width < 0.5m
10
7.5
B (Roadside Watercourse)
Yellow
6
3.5
C
Green
0
0
C (Non-Regulated)
Turquoise
0
0
U (Unclassified)
Blue
To be determined3
To be determined3
Fraser River and Bedford
Channel
n/a
30
30
1 Measured from top of bank or edge of floodplain (as applicable).
2 Subject to Section 4.15.
3 In accordance with Section 4.15.5
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SCHEDULE 3-2 - RIPARIAN VEGETATION
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Native Tree and Shrub Cover
Recommended to Enhance Fish and Wildlife Habitat
The following are preferred species of trees and shrubs for enhancing fish and wildlife habitat:
Trees
Common Name
Botanical Name
Height(m)
Best growth
Deciduous Species
vine maple
Acer circinatum
to 7
m-w
Douglas maple
Acer glabrum var. douglasii
to 10
d-m
broadleaf maple
Acer macrophyllum
to 35
d-m
red alder
Alnus rubra
to 25
m
western white birch
Betula paprifera var.
commtata
to 30
m-w
◊black hawthorn
Crataegus douglasii
to 10
m
◊Pacific crabapple
Malus fusca
2-12
m-w
black cottonwood
Populus balsamifera or P.
trichocarpa
to 50
m-w
◊bitter cherry
Prunus emarginata
2-15
m
cascara
Rhamnus purshiana
to 10
d-w
Pacific willow
Saliz lucida ssp. lasiandra
to 12
w
◊European mountain ash*
Sorbus aucuparia
-
-
Coniferous Species
western white pine
Pinus monticola
to 40
m-d
Douglas - fir
Pseudotsuga menziesii
to 70
d
western red cedar
Thuja plicata
to 60
m-w
western hemlock
Tsuga heterophylla
to 60
d-w
Best growth conditions d=dry, m=moist, w=wet
◊
fruit-bearing species
*
European mountain ash is not native, but naturalized
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SCHEDULE 3-3 - FENCING CRITERIA
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SCHEDULE 3-3 - FENCING CRITERIA (CONTINUED)
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SCHEDULE 4 DEVELOPMENT PERMIT AREA: FORM AND
CHARACTER GUIDELINES FOR SMALL-SCALE MULTI-UNIT HOUSING
(SSMUH)
1.0
APPLICABLE AREA
Lands where small-scale multi-unit housing development is a use permitted by the Zoning
Bylaw, as amended or replaced, are hereby designated as a Development Permit Area (DPA)
under section 488(1)(e) of the Local Government Act (LGA) to establish objectives and
guidelines for the form and character of intensive residential development.
Subdivision
Land within the DPA must not be subdivided unless the owner first obtains a development
permit under this DPA by entering into an exterior design control agreement, prepared by a
Design Consultant as defined below, in compliance with these Guidelines, and registered on
each title as a restrictive covenant, prior to final subdivision approval.
For clarity, a proposed subdivision that creates lots that are eligible for small-scale multi-unit
housing (SSMUH) requires the registration of an exterior design control agreement that is
consistent with these Guidelines, even if those lots are intended for single family development.
Exemptions
A lot-line adjustment does not require a development permit for the purpose of subdivision
under this DPA. All other subdivision types are subject to this DPA.
Development
Within the DPA, the construction of or addition to a building or structure must not be initiated
unless:
-
the owner first obtains a development permit under this DPA;
-
the lot is subject to an exterior design control agreement under the Subdivision
provisions above, and submits a declaration from the specified Design Consultant (as
defined below) that the proposed project is consistent with these Guidelines, which
declaration is subject to review and approval by the Township; or
-
the project is explicitly exempted below.
Design Consultant
A Design Consultant must declare that a proposed development is in compliance with these
Guidelines by stamping or signing a checklist indicating compliance with each guideline and
stamping or signing each item required for the development permit. The declaration is subject to
review and approval by the Township.
"Design Consultant" means an Architect in good standing with the Architectural Institute of
British Columbia or any successor body, or a registered Design Consultant in good standing
with the National Home Designers Association or any successor body, or a Registered Building
Designer and/or a Certified Residential Designer in good standing with the Applied Science
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Technologists and Technicians of British Columbia or any successor body, who is appointed by
the registered owner for that lot.
A Design Consultant's declaration of compliance must be included with the development permit
and/or building permit application and will be considered alongside all other information when
considering issuing the permit.
Existing Design Control Agreements
For clarity, the existence of a registered exterior design control agreement only exempts a
project from this DPA if the agreement is consistent with these Guidelines. A non-consistent
exterior design control agreement may also have been registered on a property; in these cases,
the development is subject to this DPA. Unless discharged, any existing exterior design control
agreement will continue to be in effect (according to its own terms), in addition to the
requirements of this DPA.
Exemptions
The following project types do not require a development permit for the purpose of construction
or addition under this DPA:
1. A single family dwelling (as defined in the Zoning Bylaw, as amended or replaced) that is
located on a lot with no other dwelling units.
2. Development that involves no increase to the number of dwelling units on a site.
3. Additions and detached buildings less than 50 m2, provided that such development:
a. is located in a rear yard; or
b. is consistent with these Guidelines.
4. Interior renovations, which may include the creation of a secondary suite.
5. Dwelling unit(s) that are added to a lot where a single family dwelling or duplex built
before November 18, 2024 is retained ("infill housing" as defined in the Zoning Bylaw, as
amended or replaced), provided that added unit(s) are stylistically consistent with and
visually subordinate to the retained building, supported by a Design Consultant's
declaration.
6. Development that is subject to a Heritage Alteration Permit due to either:
a. a heritage designation bylaw under Section 611 of the LGA;
b. a heritage revitalization agreement under Section 586 of the LGA; or
c. a Heritage Conservation Area under Section 614 of the LGA.
Note: It is the owner's responsibility to ensure that they or their appointees consult and comply
with all Township bylaws and policies, including any applicable Community and Neighbourhood
Plans, the Zoning Bylaw, and the Subdivision and Development Servicing Bylaw, as amended
from time to time.
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2.0
OBJECTIVES
The intent of this DPA designation is to provide clear and specific direction for the form and
character of new developments to promote quality of life, community safety, neighbourliness
and compatibility. The objectives are as follows:
2.1 Ensure high-quality design, compatible with neighbourhood character and typical
house forms.
2.2 Ensure residents' access to light, fresh air and usable outdoor space.
2.3 Minimize conflicts between pedestrians and automobiles.
2.4 Engage with the public realm, including non-street pathways.
2.5 Promote neighbourliness, pedestrian and resident safety, and quality of life through
good design.
2.6 Ensure that individual unit entrances can be easily identified and accessed.
2.7 Minimize the visual impact of parking.
2.8 Allow for stormwater infiltration by minimizing impervious surfaces.
3.0
GUIDELINES
Exteriors
3.1
Include a neighbourhood context study prepared by a Design Consultant that
demonstrates compatibility between the proposed project design and the surrounding
neighbourhood character, considering the following from a minimum of five residential
properties along each side of the street(s) on which the subject property is located, within
100 m from the boundary of the subject property:
-
architectural style
-
building cladding - type, details and application
-
roof - style and slope
-
building height and massing
-
front and side yard setbacks
-
colours
-
front yard landscaping
-
façade modulation including dimensions and stylings
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3.2
Apply a consistent architectural style.
Incorporate architectural detailing
appropriate to the architectural style,
including substantial trim (e.g. 1x4
nominal). This may also include columns,
wood-style railings, exposed rafter tails,
brackets, cornices and other substantial
moldings, shutters, and wood or stone post
bases and chimneys. See Figure 3.2 for
examples.
3.3
Cladding materials should be durable and
applied according to the defined
architectural style consistently around the
building. Each building should have a
primary and secondary cladding material,
with the secondary used to articulate
architectural elements such as gable ends
(see Figure 3.2 for an example) and bay windows. Transitions in materials should only
occur along horizontal lines separated by substantial trim, or at inside (concave) corners.
Vinyl and aluminum siding are discouraged.
3.4
Building elevations adjacent to the public realm (i.e. street, lane, walkway, park or trail)
should receive the following treatments:
3.4.1
Each building elevation adjacent to the public realm should provide a strong
street presence including prominent windows that address the street, and clearly
identified entrances (e.g. functional porches, porticos, recessed entries, lighting).
3.4.2
Building elevations adjacent to the public realm should also provide visual
interest, such as with a roof element between the first and second floor (e.g.
covering an entry, porch or window) or architectural elements in each storey such
as bay/box windows, dormers, balconies, articulated chimneys, or elements listed
in Section 3.2 and 3.4.1.
3.4.3
A design at the corner of two streets should have reduced massing of any upper
storeys and the roofline at that corner of the building.
3.5
On a lot that contains a building on the Community Heritage Register or Heritage
Inventory, development should maintain the visual prominence of the heritage building
and be complementary to it. A Heritage Revitalization Agreement is recommended for the
development of such lots.
3.6
Every unit should have access to natural light and
ventilation from at least two sides. See Figure 3.6 for
examples.
3.7
Avoid clear sightlines into any adjacent residential
building. Minimize overlook from balconies into
neighbouring backyards. On rear and side elevations
within 4.5 m of a rear lot line, avoid placement of
transparent upper storey windows that would provide
direct overlook into neighbouring backyards. Consider
Figure 3.6
Figure 3.2
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the use of screening wherever needed, such as with architectural features (e.g. frosted
glass, trellises) or landscaping.
Entrances
3.8
At least one unit entrance should be oriented to the street. Remaining unit entrances
should be oriented toward the public realm (i.e. public street, lane, walkway, park or trail),
wherever possible (see Section 3.4 regarding design of these entrances). Otherwise, they
should be oriented toward any associated ground-level individual outdoor spaces (see
Section 3.15).
3.9
Each unit should be connected to a fronting street by an unobstructed, hard surface
pathway that is a minimum 1.5 m in width.
3.10 Each unit entrance should be easily identifiable and adequately illuminated. If the entry
door itself is not visible from the public realm, the route to the door should be visible and
labeled with the address. Any exterior stairs should be illuminated.
3.11 Unit entrances directly adjacent to a lane should be recessed. Consider use of a change
in grade where this would enhance safety from automobile traffic.
Third Storeys
3.12 Third storeys, where permitted under the Zoning
Bylaw, to be within the structure of a sloped roof.
See Figure 3.12 for an example.
Roofs
3.13 Where a flat roof form is considered appropriate,
the building shall maintain a similar overall mass
and reduce the visual impact on adjacent
properties, achieving neighbourhood compatibility
by respecting the existing scale, mass and height
of surrounding structures. Any third storey
elevation(s) facing the public realm should be
stepped back from the second storey sufficiently to
reduce visibility.
Site Planning
3.14 To ensure that buildings respond to natural grading conditions, they should be designed in
accordance with the Subdivision & Development Servicing Bylaw Schedule B, Design
Criteria Section D7.7 Site Drainage, as amended from time to time. This includes with
minimal retaining walls, mounding or fill. Grading of the lot should create a smooth grade
transition between adjacent lots. The lot grading design shall not substantially modify the
lot drainage per any existing approved lot grading plan.
3.14.1 The building height and massing should also be compatible with the lot grading
plan and with buildings on adjacent lots.
3.15 Each unit should have direct access to an individual outdoor space (e.g., balcony, patio,
yard, rooftop patio).
3.15.1 Where an individual outdoor space is provided at or below grade, the area should
be level, well-drained, and usable for seating or other outdoor activities. Each
Figure 3.12
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space should be delineated (e.g. with a fence, hedge or architectural screen -
see Section 3.18 regarding fences); in side and rear yards these should be a
minimum 1 m high. Semi-permeable paving materials are preferred over a cast-
in-place concrete slab (see Figure 3.23 for examples).
3.15.2 Balconies should face the public realm (i.e. public street, lane, walkway, park or
trail) or an area common to the development and avoid facing neighbouring
residential buildings where possible. (See Section 3.7 regarding sightlines.)
3.15.3 Any rooftop patios should be stepped back from exterior walls that are directly
adjacent to a neighbouring residential building.
3.16 All portions of the lot not occupied by a building or structure or used for off-street parking,
storage, individual outdoor spaces or pedestrian circulation, should be suitably
landscaped, for example with sod, groundcover, trees, shrubs or plant beds.
3.16.1 At least one appropriately scaled tree should be located in the front yard based
on the depth of the front setback, as specified here. Any new trees should be
selected and installed in accordance with good arboricultural practice and should
not be planted where they will conflict with underground services or drainage
structures. See Subdivision and Development Servicing Bylaw 2019 No. 5382,
Schedule I Tree Protection, Appendix B, as amended from time to time, for a list
of recommended tree species.
Front setback:
Size of tree at maturity:
Less than 3.5 m
Small
3.5 - 5.0 m
Medium
Greater than 5.0 m
Large
3.16.2 Landscaping or fencing should be used to screen parking areas of more than two
spaces, storage areas, and exposed basement walls over 0.6 m in height from
the public realm (i.e. public street, lane, walkway, park or trail). (See Section 3.18
regarding fences.)
3.16.3 Where a building is located at the minimum permitted rear setback adjacent to a
lane, the area of the setback should be landscaped, except to allow crossings for
driveways and pathways.
3.17 Site planning and landscaping should consider the established principles of Crime
Prevention Through Environmental Design (CPTED), including opportunities for:
-
Provision of defensible (private or semi-private) space that is clearly separated by
fences, landscaping or paving and is adequately lit and readily visible by residents.
-
Personal surveillance of individual outdoor areas and private pathways
-
Neighbourhood surveillance of all public pathways and sidewalks.
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3.18 Fences shall comply with Section 111.6 "Fencing" of the Zoning Bylaw, as amended from
time to time. Any fences in the front yard should be an open style (chain-link is
discouraged).
3.19 The visual impact of solid waste bin storage should be
minimized by locating it out of view in a screened or
enclosed area accessible to all respective users.
3.20 Where units are located in multiple buildings, buildings
should be arranged around a courtyard where feasible. See
Figure 3.20 for examples. Stairs, landings, and individual
outdoor spaces specified under Section 3.15 may project
into this space.
Parking
3.21 Garage entrances should be visually subordinate to unit entrances. Garage doors that are
visible from the public realm should be of durable materials. Garages that are located
entirely in front of the main mass of the development should be oriented sideways to
create a courtyard character; siting and landscape treatments should be used to reduce
their prominence.
3.22 No more than two outdoor parking spaces should be located
between the front façade and the front lot line. See Figure 3.22
for an example.
3.23 Any outdoor parking spaces beyond two per lot should be paved
with semi-permeable materials, such as porous pavement,
concrete grid / modular pavers, ribbon driveways, reinforced
grass, or concrete or plastic reinforcement products, in
conjunction with groundcover. See Figure 3.23 for examples.
Accessory Buildings
3.24 Accessory buildings (as defined in the Zoning Bylaw, as amended from time to time) that
are not exempted from this DPA shall complement the style of principal building(s) with
similar cladding, trim, roof slope and colour(s).
Figure 3.20
Figure 3.22
Figure 3.23
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