BYLAW NO. 1681 — Langford Zoning Bylaw, Amendment No. 477 (2762 & 2768 Claude Rd), 2017

BYLAW NO. 1681 — Langford Zoning Bylaw, Amendment No. 477 (2762 & 2768 Claude Rd), 2017

Staff Report to Council

Date: March 20, 2017
Department: Planning
Application No.: Z16-0017

Subject: Bylaw No. 1681 - Application to amend the zoning designation of the property at 2762 and 2768 Claude Road from R2 (One-Family Residential) to a new MU2 (Mixed-Use Residential Commercial Zone) to allow for the construction of a (10) storey residential building consisting of approximately 117 dwelling units

At the Regular Meeting of Council on March 6th, 2017, Council passed the following resolution with respect to the properties at 2762 and 2768 Claude Road:

1. Direct staff to prepare a bylaw to amend the zoning designation of the property located at 2768 and 2762 Claude Rd from R1 (One-Family Residential) to MU2 (Mixed-Use Residential Commercial) subject to the following terms and conditions: a. That the following contributions are included in the bylaw as an amenity for increased density, to be payable at the time of building permit: i. $1,525 per unit towards the General Amenity Reserve Fund; and
   ii. $610 per unit towards the Affordable Housing Reserve Fund.
   b. Notwithstanding 1. a, if the project is secured as rental housing, the following contributions are included in the bylaw as an amenity for increased density, to be payable at the time of building permit: i. $381.25 per unit towards the General Amenity Reserve Fund; and
   ii. $152.50 per unit towards the Affordable Housing Reserve Fund.
   c. That the applicant provide the following items prior to Public Hearing: i. A road dedication plan;
   d. That the applicant provide the road dedication to the City prior to bylaw adoption.
   e. That the applicant register a Section 219 covenant, prior to bylaw adoption, that includes the following: i. The owner pay for and construct all works to restrict left turn movements southbound on Claude Road to Goldstream Avenue prior to issuance of Occupancy Permit;
   ii. The owner provide a traffic and public safety plan and construction parking management plan, prior to any onsite works and/or clearing, to the satisfaction of the Director of Engineering;
   iii. The applicant shall construct frontage improvements, works and services to the standards of Subdivision and Development Servicing Bylaw No. 1000 and to the satisfaction of the Director of Engineering; and
   iv. The owner will register on title a Section 219 covenant for stormwater maintenance prior to the request for Occupancy Permit as a condition of rezoning.

2. Direct the Director of Planning to apply the Bear Mountain and Westhills design guidelines for tall buildings to the subject development.

3. Direct staff to amend the Multi-Family Design Guidelines to include design guidelines for tall buildings.

4. Direct staff to amend the MU2 zone to increase the Floor Space Ration from 4 to 5.

5. Direct the Director of Planning to issue the variance to reduce the front yard setback from 1.2m to 0m in the time of Development Permit, for a portion of the building and generally in accordance with the plans attached.

6. Direct the Director of Planning to issue the parking variance in the Development Permit subject to the applicant paying the City $5,000 for the one deficient stall prior to issuance of a building permit.

Comments

Pedestrian Town Center and Amenity Reductions
Properties that are in the PTC area qualify for a reduction in amenity fees (75% for rental housing) if the building is 4 storeys in height or greater and providing the applicant constructs a sidewalk along the property frontage. Shown below in Figure 1, the subject properties are just outside of the PTC. Given the site’s close proximity, the applicant is requesting Council consider including the subject properties in the PTC as it’s a logical contiguous extension and would then provide a reduction in amenity contributions.

Council may also consider directing staff to revisit the boundaries of the Pedestrian Town Centre and report back to Council at a later date.

Proposed Change in Height
The applicant has just requested to increase the height from 10 storeys to 11 storeys and to lower the number of dwelling units from 117 to 100. This will allow the applicant to avoid 1 less storey of underground parking and will allow for a more slender looking building. The new proposal will also allow for the 5 visitor parking spaces to now be provided onsite.

If Council is supportive of the proposed change, the MU2 zone would have to be amended to increase the permitted height from 10 storeys to 11 storeys.

As such, staff have prepared Bylaw No. 1681 with the changes noted above and in accordance with Council’s resolution of March 6th, 2017. As Council has not set any conditions that must precede first reading of this bylaw, Council may now wish to give Bylaw No. 1681 first reading.

A public hearing, in accordance with requirements of the Local Government Act, will be required if Council wishes to proceed further with Bylaw No. 1681.

OPTIONS

Option 1

That Council:

1. Amend the MU2 (Mixed-Use Residential Commercial Zone) to change the maximum permitted height from 10 storeys to 11 storeys.

2. Direct staff to revisit the boundaries of the Pedestrian Town Centre and report back to Council at a later date.

3. Consider the subject properties as being in the Pedestrian Town Centre area, and give first reading to Bylaw No. 1681 as presented.

Option 2

1. Take no action at this time with respect to Bylaw No. 1681.

Respectfully Submitted,

Submitted by:
Grant Liebscher, Planner II

Concurrence:
Matthew Baldwin, MCIP, RPP Director of Planning

Concurrence:
Michelle Mahovlich, P.Eng, P.Geo, Director of Engineering

Concurrence:
Brent Molnar, Manager of Land Development

Concurrence:
Steve Ternent, Director of Finance

Concurrence:
Braden Hutchins, Director of Corporate Services

Concurrence:
Jim Bowden, Chief Administrative Officer

Concurrence:
Darren Kiedyk, Deputy Chief Administrative Officer

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