Staff Report: Omnibus Amendments to Subdivision and Development Servicing Bylaw No. 1000 (Bylaw No. 1669)

Background

The purpose of this report is to provide background to the proposed Subdivision and Land Development Servicing Bylaw, Amendment No. 15, 2017 (Omnibus) Bylaw No. 1669.

Commentary

The City has a good working relationship with the Westshore Developers Association (WSDA) and have spent several weeks reviewing proposed amendments to Bylaw 1000. The following summarizes the nearly 60 proposed amendments.

Several of the edits to the bylaw are housekeeping matters related to:

• Reducing the quantity of paper copies of drawings that the City receives since we are now paperless;
• Updating references in the bylaw to current manuals (eg. Manual of Uniform Traffic Control Devices for new signs);
• Updating several road drawings in Schedule 4 that had still been referencing an old bylaw number;
• Updating the LED streetlight model numbers to the current models;
• Updating streetlight drawings and bylaw references to include banner arms and the banner sizes;

Specific amendments included the following:

• In the definitions and Schedule 1, the bylaw is being revised to align the concept of Substantial Performance which is the relationship the developer has with their own construction contractor with the City’s Construction Acceptance. This concept was proposed to reduce the exposure that developers had if Substantial Performance (the start of the one-year warranty the developer has with their construction contractor) was issued several months before the City’s Construction Acceptance which starts the City’s warranty with the developer. Since the City could potentially be exposed in this situation where there is a gap between Construction Acceptance and Substantial Performance the bylaw has been amended to mandate that the developer provide security to the City in the amount of two times (twice) the amount estimated by the Record Engineer as the cost of remedying defects and deficiencies and completing the Works and Services;
• Stacked rock walls permitted with approval of landscaping and aesthetics by both the Parks Manager and Director of Engineering;
• Installation of black chainlink fencing on top of retaining walls greater than 1.2m in height;
• Restricting blasting on development properties to within 18 months of the start of the first blast;
• Permitting local roads and cul-de-sacs to be designed to a 30 km/h road speed to allow construction in more challenging terrain areas;
• Service boxes located in boulevards where possible;
• Allowing local roads only that are less than 45m long to exist with no turn around as approved by the Fire Chief;
• Simplifying the stormwater management Schedule 5;
• Removing references to CRD Integrated Water construction standards in Schedule 8 since these are already covered by the CRD Integrated Water’s own engineering specifications;
• Deleting the requirement to wrap all above ground service boxes with anti graffiti wrap;
• Updating Schedule 14, the Landscape Schedule, to reflect the use of artificial turf

It was proposed by the WSDA that the mitigation planning section in Schedule 2 of Bylaw 1000 be revised to remove the references to airborne particulates (dust) however staff are suggesting that this should remain in Bylaw 1000 due to the fact that the City does not have an independent dust control bylaw, therefore Bylaw 1000 serves that function.

As some of these bylaw edits are unique to the City of Langford, staff are suggesting that a report return to Council in approximately six (6) months to update Council on the effectiveness of the bylaw amendments.

Financial Implications

The WSDA feels that these proposed amendments to Bylaw 1000 better enable development in the City of Langford in an efficient and economic manner.

Legal Implications

This bylaw was reviewed by the City’s solicitor.

Options

That Council:

1. Give Subdivision and Development Servicing Bylaw, Amendment No. 15, 2017 (Omnibus), Bylaw No. 1669 first three readings;

AND

2. Direct staff to prepare an update report to Council in approximately six (6) months that outlines the effectiveness of the bylaw amendments as shown in Subdivision and Development Servicing Bylaw, Amendment No. 15, 2017 (Omnibus), Bylaw No. 1669;

OR

3. Do nothing at this time with respect to any amendments to Subdivision and Development Servicing Bylaw Bylaw 1000.

Respectfully Submitted,

Submitted by:
Michelle Mahovlich, P.Eng. P.Geo, Director of Engineering

Concurrence:
Matthew Baldwin, MCIP, RPP Director of Planning

Concurrence:
Bob Beckett, Fire Chief

Concurrence:
Lorne Fletcher, Manager of Community Safety and Municipal Enforcement

Concurrence:
Mike Leskiw, Parks and Recreation Manager

Concurrence:
Brent Molnar, Manager of Land Development

Concurrence:
Steve Ternent, Director of Finance

Concurrence:
Jim Bowden, Chief Administrative Officer

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