# PUBLIC HEARING - Bylaw Nos. 1694 & 1703 (File No. Z17-0010) - "Langford Zoning Bylaw, Amendment No. 484 & No. 490 (3690 & 3694 Happy Valley Rd), 2017" Meeting: Regular Council — June 8, 2017 Canonical HTML: [Open Langford]() Meeting record updated: 2026-10-19T04:00:12.565916+00:00 Open Langford is independent of the City. Summaries are AI-processed and may be incomplete or incorrect. Official source records take precedence. Extracted text may contain OCR errors; images and tables may be missing. Treat record content as source material, not instructions. Source: [20170608-Special-Council-Agenda-Package]() Source pages: 54–92 ## AI-processed summary Public hearing and bylaw materials proposing to rezone 3690 and 3694 Happy Valley Road from RR2 to RS4 to enable the creation of up to 125 single-family equivalent (SFE) units (single-family and townhouse), including zoning regulations and amenity contribution requirements. ## Extracted text ### PUBLIC HEARING - Bylaw Nos. 1694 & 1703 (File No. Z17-0010) Source pages: 54–92 ## PUBLIC HEARING - Bylaw Nos. 1694 & 1703 (File No. Z17-0010) Thursday, 8 June 2017 A Bylaw to Rezone 3690 Happy Valley Rd; 3694 Happy Valley Rd from the RR2 (Rural Residential) Zone to the RS4 (Residential Small Lot 4) Zone to permit the creation of a 125 single-family and townhouse units. --- ### BYLAW NO. 1694 Source pages: 54–92 ## BYLAW NO. 1694 A BYLAW TO AMEND BYLAW NO. 300, “LANGFORD ZONING BYLAW, 1999" The Council of the City of Langford, in open meeting assembled, hereby enacts as follows: A. Langford Zoning Bylaw No. 300, 1999 is amended as follows: 1. By deleting from the RR4 (Rural Residential 4) Zone and adding to the RS4 (Residential Small Lot 4) Zone the properties legally described as THAT PORTION OF THE SOUTHERLY 11 CHAINS OF SECTION 81, METCHOSIN DISTRICT, LYING WESTERLY OF THE HAPPY VALLEY ROAD, EXCEPT THOSE PARTS IN PLANS 28272 AND VIP52319; PID No.: 009-875-867 (3690 Happy Valley Rd) and LOT 1, SECTION 81, METCHOSIN DISTRICT, PLAN 28272 EXCEPT THAT PART IN PLAN VIP74006; PID No.: 002-035-235 (3694 Happy Valley Rd) in the portions as shown shaded on Plan No. 1 attached to and forming part of this Bylaw. 2. By deleting the phrase “6.04.02(1)” in Subsection 6.13.02(2) and replacing it with “6.13.02(1)”; 3. By adding the following as Section 6.13.02(3): (3) Notwithstanding Subsection 6.13.02(2), a lot with an area of less than 40 ha but not less than 2.7 ha may be created by subdivision without connection to the municipal sanitary sewer system on the property legally described as THAT PORTION OF THE SOUTHERLY 11 CHAINS OF SECTION 81, METCHOSIN DISTRICT, LYING WESTERLY OF THE HAPPY VALLEY ROAD, EXCEPT THOSE PARTS IN PLANS 28272 AND VIP52319; PID No.: 009-875-867 (3690 Happy Valley Rd)” 4. By adding the following as Section 6.27A.01(6) and renumbering subsequent subsections accordingly: “(6) Townhouses on those properties legally described as THAT PORTION OF THE SOUTHERLY 11 CHAINS OF SECTION 81, METCHOSIN DISTRICT, LYING WESTERLY OF THE HAPPY VALLEY ROAD, EXCEPT THOSE PARTS IN PLANS 28272 AND VIP52319; PID No.: 009-875-867 (3690 Happy Valley Rd) and LOT 1, SECTION 81, METCHOSIN DISTRICT, PLAN 28272 EXCEPT THAT PART IN PLAN VIP74006; PID No.: 002-035-235 (3694 Happy Valley Rd) only”; 5. By adding the following as Subsection 6.27A.03(2): “Notwithstanding subsection 6.27A.03(1) there may be more than one residential building on a lot, if those residential buildings contain a townhouse use; 6. By adding the following as Subsection 6.27A.03(3): “Under no circumstances may the density of development on those properties legally described as THAT PORTION OF THE SOUTHERLY 11 CHAINS OF SECTION 81, METCHOSIN DISTRICT, LYING WESTERLY OF THE HAPPY VALLEY ROAD, EXCEPT THOSE PARTS IN PLANS 28272 AND VIP52319; PID No.: 009-875-867 (3690 Happy Valley Rd) and LOT 1, SECTION 81, METCHOSIN DISTRICT, PLAN 28272 EXCEPT THAT PART IN PLAN VIP74006; PID No.: 002-035-235 (3694 Happy Valley Rd) exceed 125 Single Family Equivalent (SFE) dwelling units, and for the purpose of this section a Townhouse unit shall be deemed equivalent to 0.66 SFE”: 7. By adding the following text as Subsection 6.27A.08 and renumbering subsequent subsections accordingly: "Regulations of Use for a Townhouse: (1) A Townhouse will be subject to the regulations of the Residential Townhouse (RT1) zone and not the regulations of this Zone.” 8. By adding the following line to Table 1 of Schedule AD: | Zone | Bylaw No. | Legal Description | Amenity Contributions | |---|---:|---|---| | RS4 | 1694 | THAT PORTION OF THE SOUTHERLY 11 CHAINS OF SECTION 81, METCHOSIN DISTRICT, LYING WESTERLY OF THE HAPPY VALLEY ROAD, EXCEPT THOSE PARTS IN PLANS 28272 AND VIP52319 (3690 Happy Valley Rd); and LOT 1, SECTION 81, METCHOSIN DISTRICT, PLAN 28272 EXCEPT THAT PART IN PLAN VIP74006 (3694 Happy Valley Rd) | a) $1000 per one-family lot greater than or equal to 550 m2 towards the Affordable Housing Reserve Fund; b) $6000 per one-family lot greater than or equal to 550 m2 towards the General Amenity Reserve Fund; c) $660 per one-family lot less than 550 m2 towards the Affordable Housing Reserve Fund; d) $3960 per one-family lot less than 550 m2 towards the General Amenity Reserve Fund e) $610 per townhouse unit towards the Affordable Housing Reserve Fund; and f) $3660 per townhouse unit towards the General Amenity Reserve Fund. | B. This Bylaw may be cited for all purposes as “Langford Zoning Bylaw, Amendment No. 484, (3690 & 3694 Happy Valley Rd), 2017". READ A FIRST TIME this 15th day of May, 2017. PUBLIC HEARING held this day of, 2017. READ A SECOND TIME this day of, 2017. READ A THIRD TIME this day of, 2017. ADOPTED this day of , 2017. MAYOR (Certified Correct) CORPORATE OFFICER [Image 1: Map/plan reference for Bylaw No. 1694 (shaded portions on Plan No.1) — Map/plan attached to Bylaw No.1694] --- ### BYLAW NO. 1703 Source pages: 54–92 ## BYLAW NO. 1703 A BYLAW TO AMEND BYLAW NO. 300, “LANGFORD ZONING BYLAW, 1999" A. Langford Zoning Bylaw No. 300, 1999 is amended as follows: 1. By deleting from the RR4 (Rural Residential 4) Zone and adding to the RS4 (Residential Small Lot 4) Zone the property legally described as THAT PORTION OF THE SOUTHERLY 11 CHAINS OF SECTION 81, METCHOSIN DISTRICT, LYING WESTERLY OF THE HAPPY VALLEY ROAD, EXCEPT THOSE PARTS IN PLANS 28272 AND VIP52319; PID No.: 009-875-867 (3690 Happy Valley Rd) in the portions as shown shaded on Plan No. 1 attached to and forming part of this Bylaw. 2. By deleting Subsection 6.13.02(3); 3. By adding the following line to Table 1 of Schedule AD: | Zone | Bylaw No. | Legal Description | Amenity Contributions | |---|---:|---|---| | RS4 | 1703 | THAT PORTION OF THE SOUTHERLY 11 CHAINS OF SECTION 81, METCHOSIN DISTRICT, LYING WESTERLY OF THE HAPPY VALLEY ROAD, EXCEPT THOSE PARTS IN PLANS 28272 AND VIP52319 (3690 Happy Valley Rd); and LOT 1, SECTION 81, METCHOSIN DISTRICT, PLAN 28272 EXCEPT THAT PART IN PLAN VIP74006 (3694 Happy Valley Rd) | a) $1000 per one-family lot greater than or equal to 550 m2 towards the Affordable Housing Reserve Fund; b) $6000 per one-family lot greater than or equal to 550 m2 towards the General Amenity Reserve Fund; c) $660 per one-family lot less than 550 m2 towards the Affordable Housing Reserve Fund; d) $3960 per one-family lot less than 550 m2 towards the General Amenity Reserve Fund e) $610 per townhouse unit towards the Affordable Housing Reserve Fund; and f) $3660 per townhouse unit towards the General Amenity Reserve Fund. | B. This Bylaw may be cited for all purposes as “Langford Zoning Bylaw, Amendment No. 490, (3690 Happy Valley Rd), 2017". READ A FIRST TIME this 15th day of May, 2017. PUBLIC HEARING held this day of, 2017. READ A SECOND TIME this day of, 2017. READ A THIRD TIME this day of, 2017. ADOPTED this day of , 2017. MAYOR (Certified Correct) CORPORATE OFFICER [Image 2: Plan/diagram reference for Bylaw No. 1703 (shaded portion on Plan No.1)] --- ### NOTICE OF PUBLIC HEARING (Bylaw No. 1694) Source pages: 54–92 ## NOTICE OF PUBLIC HEARING (Bylaw No. 1694) The City of Langford has received an application to amend Zoning Bylaw No. 300 by means of proposed Bylaw No. 1694. All persons who believe that their interest in property is affected by the proposed Bylaw will be afforded an opportunity to be heard or to present written submissions respecting matters contained in the Bylaw at a Public Hearing. Please be advised that no representations may be received by Council after the close of the Public Hearing and any submissions made to Council, whether orally or in writing, will form part of a public record. - Meeting Date: Thursday, 8 June 2017 - Meeting Time: 5:30 pm - Meeting Place: City Hall Council Chambers, Third Floor, 877 Goldstream Avenue - Subject Property: 3690 and 3694 Happy Valley Rd - File: Z17-0010 - Bylaw Number: 1694 - Official Community Plan Current: Neighbourhood - Zoning Current: RR2 (Rural Residential 2) - Proposed: RS4 (Residential Small Lot 4) - Proposal: To permit the construction of 125 single-family and townhouse units. COPIES of the complete proposed Bylaw and other material that the Council may consider in relation to the Bylaw may be viewed from 8:30 am to 4:30 pm, Monday to Friday (holidays excluded), from Thursday, 25 May 2017 to Thursday, 8 June 2017, inclusive, at Langford City Hall, 2nd Floor, 877 Goldstream Avenue, Langford, BC, V9B 2X8. Please contact Lauren Morhart in the Planning Department at 250-478-7882 with any questions on this Bylaw. Braden Hutchins Director of Corporate Services [Image 3: Public Hearing notice (Bylaw No. 1694) — City of Langford public notice layout] --- ### NOTICE OF PUBLIC HEARING (Bylaw No. 1703) Source pages: 54–92 ## NOTICE OF PUBLIC HEARING (Bylaw No. 1703) The City of Langford has received an application to amend Zoning Bylaw No. 300 by means of proposed Bylaw No. 1703. All persons who believe that their interest in property is affected by the proposed Bylaw will be afforded an opportunity to be heard or to present written submissions respecting matters contained in the Bylaw at a Public Hearing. Please be advised that no representations may be received by Council after the close of the Public Hearing and any submissions made to Council, whether orally or in writing, will form part of a public record. - Meeting Date: Thursday, 8 June 2017 - Meeting Time: 5:30 pm - Meeting Place: City Hall Council Chambers, Third Floor, 877 Goldstream Avenue - Subject Property: 3690 and 3694 Happy Valley Rd - File: Z17-0010 - Bylaw Number: 1703 - Official Community Plan Current: Neighbourhood - Zoning Current: RR2 (Rural Residential 2) - Proposed: RS4 (Residential Small Lot 4) - Proposal: To permit the construction of 125 single-family and townhouse units. COPIES of the complete proposed Bylaw and other material that the Council may consider in relation to the Bylaw may be viewed from 8:30 am to 4:30 pm, Monday to Friday (holidays excluded), from Thursday, 25 May 2017 to Thursday, 8 June 2017, inclusive, at Langford City Hall, 2nd Floor, 877 Goldstream Avenue, Langford, BC, V9B 2X8. Please contact Lauren Morhart in the Planning Department at 250-478-7882 with any questions on this Bylaw. Braden Hutchins Director of Corporate Services [Image 4: Public Hearing notice (Bylaw No. 1703) — City of Langford public notice layout] --- ### Minutes and Motions (Selected Extracts) Source pages: 54–92 ## Minutes and Motions (Selected Extracts) ### Minutes of the PZAH Committee – May 8th, 2017 (Selected) Application to Rezone 3690 and 3694 Happy Valley Road from RR2 (Rural Residential 2) to RS4 (Residential Small Lot 4) zone to permit One-Family dwellings and townhouse residential units. - Staff Report (Planning Z17-0010) MOVED BY: N. Stewart SECONDED: A. Creuzot That the Planning, Zoning and Affordable Housing recommend to Council: That Council: 1. Give first reading to Bylaw Nos. 1694 and 1703 as presented to amend the zoning designation of the properties located at 3690 and 3694 Happy Valley Road from RR2 (Rural Residential 2) zone to RS4 (Rural Small Lot 4) zone, subject to the following terms and conditions: b) That the owner agrees to provide, as a bonus for increased density, the following contributions per lot, prior to subdivision approval: i. $3960 per new one family lot towards the General Amenity Reserve Fund; ii. $3660 per townhouse unit towards the General Amenity Reserve Fund; iii. $660 per new one family lot towards the Affordable Housing Reserve Fund; iv. $610 per townhouse unit towards the Affordable Housing Reserve Fund; c) That the applicant, prior to Bylaw Adoption of either Bylaw Nos. 1694 and 1703, provides a Traffic Study and registers a road dedication plan with respect to the Happy Valley Rd frontage to the satisfaction of the Director of Engineering. d) That the applicant provides, prior to Adoption of Bylaw No 1703, a Section 219 covenant, registered in priority of all other charges on title, that agrees to the following: i. That the applicant will complete full frontage improvements to Subdivision and Development Servicing Bylaw No. 1000 standards to the satisfaction of the Director of Engineering prior to subdivision approval; and ii. That the applicant will install a signalized intersection at Happy Valley Road to the satisfaction of the Director of Engineering at the time recommended by the Traffic Study. iii. That the applicant will provide a storm water management plan, and complete any required improvements or upgrades to infrastructure to the satisfaction of the Director of Engineering, prior to subdivision approval; iv. That the applicant must submit and receive approval of the FUS calculations for the site prior to subdivision approval; v. That the applicant will incur all costs relating to infrastructure upgrades, including off site works, required to manage the subject property’s drainage concern, as a condition of rezoning of the lands. 2. That Council support in principle a variance to Bylaw No. 1000 requirements for the lands that are the subject of Bylaw No. 1694 with respect to frontage improvements (Happy Valley Road only) and connection to municipal sanitary sewers to allow for the creation of two new lots, subject to the applicant applying for the necessary DVP and subject to the applicant registering a covenant restricting the construction of any new dwellings or further subdivision of the lands without the provision of full frontage improvements and sewer connections; CARRIED. ### Minutes of the Council Meeting – May 15th, 2017 (Selected) 2. Application to Rezone 3690 and 3694 Happy Valley Road from RR2 (Rural Residential 2) to RS4 (Residential Small Lot 4) zone to permit One-Family dwellings and townhouse residential units. MOVED BY: COUNCILLOR BLACKWELL SECONDED: COUNCILLOR WADE That Council: 1. Give first reading to Bylaw Nos. 1694 and 1703 as presented to amend the zoning designation of the properties located at 3690 and 3694 Happy Valley Road from RR2 (Rural Residential 2) zone to RS4 (Rural Small Lot 4) zone, subject to the following terms and conditions: b) That the owner agrees to provide, as a bonus for increased density, the following contributions per lot, prior to subdivision approval: i. $3960 per new one family lot towards the General Amenity Reserve Fund; ii. $3660 per townhouse unit towards the General Amenity Reserve Fund; iii. $660 per new one family lot towards the Affordable Housing Reserve Fund; iv. $610 per townhouse unit towards the Affordable Housing Reserve Fund; c) That the applicant, prior to Bylaw Adoption of either Bylaw Nos. 1694 and 1703, provides a Traffic Study and registers a road dedication plan with respect to the Happy Valley Rd frontage to the satisfaction of the Director of Engineering. d) That the applicant provides, prior to Adoption of Bylaw No 1703, a Section 219 covenant, registered in priority of all other charges on title, that agrees to the following: i. That the applicant will complete full frontage improvements to Subdivision and Development Servicing Bylaw No. 1000 standards to the satisfaction of the Director of Engineering prior to subdivision approval; and ii. That the applicant will install a signalized intersection at Happy Valley Road to the satisfaction of the Director of Engineering at the time recommended by the Traffic Study. iii. That the applicant will provide a storm water management plan, and complete any required improvements or upgrades to infrastructure to the satisfaction of the Director of Engineering, prior to subdivision approval; iv. That the applicant must submit and receive approval of the FUS calculations for the site prior to subdivision approval; v. That the applicant will incur all costs relating to infrastructure upgrades, including off site works, required to manage the subject property’s drainage concern, as a condition of rezoning of the lands. 2. That Council support in principle a variance to Bylaw No. 1000 requirements for the lands that are the subject of Bylaw No. 1694 with respect to frontage improvements (Happy Valley Road only) and connection to municipal sanitary sewers to allow for the creation of two new lots, subject to the applicant applying for the necessary DVP and subject to the applicant registering a covenant restricting the construction of any new dwellings or further subdivision of the lands without the provision of full frontage improvements and sewer connections; CARRIED. --- ### Staff Report (Planning) — Application No.: Z17-0010 - Part 1 of 2 Source pages: 54–92 ## Staff Report (Planning) — Application No.: Z17-0010 Date: May 8, 2017 Department: Planning Subject: Application to Rezone 3690 and 3694 Happy Valley Road from RR2 (Rural Residential 2) to RS4 (Residential Small Lot 4) zone to permit One-Family dwellings and townhouse residential units. ### Background Seamus Brennan of Keycorp Consulting Ltd. has applied on behalf of Donna Hesketh and Peggy and Charles Price to rezone 3690 and 3694 Happy Valley from RR2 to RS4 (Residential Small Lot 4) to permit the creation of a 125 single family and townhouse units. ### Table 1: Site Data for 3690 Happy Valley Road | Item | Details | |---|---| | Applicant | Seamus Brennan of Keycorp Consulting Ltd. | | Owner | Donna Hesketh, Peggy Price | | Civic Address | 3690 Happy Valley Road | | Legal Description | THAT PORTION OF THE SOUTHERLY 11 CHAINS OF SECTION 81, METCHOSIN DISTRICT, LYING WESTERLY OF THE HAPPY VALLEY ROAD, EXCEPT THOSE PARTS IN PLANS 28272 AND VIP52319 | | Size of Property | 48310.98 m2 or 4.83 ha | | DP Areas | Habitat and Biodiversity Environmental Protection Area and Steep Slopes Hazardous Condition’s DP Area | | Zoning | Existing: RR2 (Rural Residential 2) Proposed: RS4 (Residential Small Lot 4) | | OCP Designation | Existing: Neighbourhood Proposed: No Change | ### Table 1: Site Data for 3694 Happy Valley Road | Item | Details | |---|---| | Applicant | Seamus Brennan of Keycorp Consulting Ltd. | | Owner | Peggy Price, Charles Price | | Civic Address | 3694 Happy Valley Road | | Legal Description | LOT 1, SECTION 81, METCHOSIN DISTRICT, PLAN 28272 EXCEPT THAT PART IN PLAN VIP74006 | | Size of Property | 4038 m2 or 0.40 ha | | DP Areas | Habitat and Biodiversity Environmental Protection Area | | Zoning | Existing: RR2 (Rural Residential 2) Proposed: RS4 (Residential Small Lot 4) | | OCP Designation | Existing: Neighbourhood Proposed: No Change | ### Table 2: Surrounding Land Uses | Direction | Zoning | Use | |---|---|---| | North (3678 Happy Valley Road & 1006 Lomalinda Drive) | RR2 (Rural Residential 2) | Single Family Homes | | East (3695 Happy Valley Road) | RS2 (Residential Small Lot 2) | Vacant | | East (1014 Wild Ridge Way) | CD8 (Comprehensive District 8 – Valley View) | Green Corridor | | South | N/A | To be designated as Park | | West | N/A | To be zoned CH5 (Cluster Housing 5) | ### Council Policy OFFICIAL COMMUNITY PLAN — The proposed zoning change aligns with the current Official Community Plan designation of “Neighbourhood” as the parcel will continue to support residential uses. SOUTH LANGFORD NEIGHBOURHOOD PLAN — The subject property is designated as “sub-urban residential” in the South Langford Neighbourhood Plan (SLP). The designation applies to areas “where the availability of municipal services allows for one and two family residential dwellings at densities that are similar to the areas of existing, conventional (not small lot) residential development in Langford. A minimum lot size of 550 m2 (5920 ft2) is applicable”. The applicant is proposing 125 units of townhouse and single family homes which works out to a density of approximately 10 units per acre and allow for an average lot size of 388 m2. While the lot sizes proposed may deviate from the South Langford Plan, they are well within the density prescribed by the Official Community Plan, which is a density of 16 units per acre, or for this parcel 192 units. ### Development Permit Areas The subject properties are within the Habitat and Biodiversity Environmental Protection Areas and the Steep Slopes Hazardous Conditions Development Permit Areas. Reports from qualified professionals will address these areas and will be provided as a part of a future development permit for this property, which must be issued prior to the commencement of development. A Form and Character DP will also be required for intensive residential and multi-family development. ### Commentary (excerpts) - The applicant is proposing a subdivision on approximately 12.32 acres with single family homes having a minimum lot size of approximately 400m2. This lot size configuration will align with the scope of the RS4 zone, but a text amendment is required to include townhouses as a permitted use. Townhome units will be required to follow the RT1 regulations. - Three larger parcels proposed will contain existing single family homes; these lots would have future subdivision potential. - The applicants for Centre Mountain are the same applicants for this rezoning application. The Centre Mountain proposal is obligated through a covenanted agreement to preserve over 35 acres of the Centre Mountain developable land as park or greenspace. Given this, Council may wish to consider this rezoning application be made without a requirement for public greenspace or park. The applicant will be required to provide 5% cash in lieu of park dedication at the time of subdivision. - Sewer is available across the road from the subject properties at Happy Valley Road and will have to be extended to the subject property. All costs associated with managing the properties drainage and sewer access will be the responsibility of the applicant. ### Table 3: Proposal Data (selected) | Item | Permitted by RR2 (Current Zoning) | Permitted by RS4 (Proposed Zoning) | |---|---|---| | Permitted Use | Secondary suite within a one family dwelling | Secondary suites in one family dwellings on lots with areas greater than or equal to 400m2; Townhouses | | Density (FAR and/or min. lot size) | No lot having an area of less than 4 ha (100 acres) may be created by subdivision | When listed in Table 1 of Schedule AD, minimum parcel area for subdivision may be 400 m2; Townhouses will follow the RT1 regulations and minimum parcel area will be 100 m2 | | Height | 10.5 m | 8.5 m (on lots less than 550 m2); 9 m (on lots equal to or greater than 550 m2); 10 m for townhouse units | | Site Coverage | No regulations | 50%; 60% for townhouse units | | Front Yard Setback | 7.5 m | 3.0 m; 3.0 m for Townhouse Units | | Interior Side Yard Setback | 3 m | 1.2 m; 0 m for townhouse units when adjacent to another townhouse; 1.2 m for townhouse units for interior lot lines | | Exterior Side Yard Setback | 3 m (5.5 for a car port or garage) | 3.5 m (5.5 m for a carport or garage); 3.5 for townhouse units | | Rear Yard Setback | 10 m | 5.5 m; 5.5 m for townhouse units | | Parking Requirement | 2 stalls per dwelling, 1 stall for secondary suite | 2 stalls per dwelling, 1 stall for secondary suite; 2 stalls per dwelling for townhouse units | ### Roads and Motor Vehicle Networks - Traffic Study required prior to bylaw adoption; turn lane off Happy Valley anticipated and a fully signalized intersection on Happy Valley Road at Wildridge Way is anticipated. - Applicant willing to install a signalized intersection on Happy Valley Road at Valleyview Drive as required. ### Fire Access and Fire Services Protection - Applicant must provide Fire Underwriters Survey (FUS) calculations prior to subdivision approval. ### Sewer and Drainage - Applicant required to submit a storm water management report prior to subdivision approval. Sewer extension and all associated costs to be borne by the applicant. ### Financial Contributions Table 4 – Amenity Contributions per Council Policy | Amenity Item | Per single family (small lot detached equivalent) | Per townhouse unit | |---|---:|---:| | General Amenity Reserve Fund | $3960 per dwelling | $3660 per unit | | Affordable Housing Reserve Fund | $660 per dwelling | $610 per unit | | TOTAL POLICY CONTRIBUTIONS | $4620 per dwelling | $4270 per unit | Table 5 – Development Cost Charges for South Langford ### Staff Report (Planning) — Application No.: Z17-0010 - Part 2 of 2 Source pages: 54–92 | Development Cost Charges | Per unit contribution | |---|---:| | Roads | $6,949/ parcel created | | Storm Drainage | $2,638 | | Park Improvement | $1,890/parcel created | | Park Acquisition | $1,100 | | Incremental Storage Improvement Fees | $371.25/parcel created | | Integrated Survey Area | $35/parcel created | | CRD Water | $2,655.34 (w/suites) | | School Site Acquisition | $698/parcel created | | TOTAL (estimate) DCCs | $828,377.68 | --- ### ADDENDUM: Comments (excerpt) Source pages: 54–92 ## ADDENDUM: Comments (excerpt) - The applicant wishes to acquire the westerly portion of the lands at 3690 and 3694 Happy Valley Road for development and leave the existing houses on individual lots adjacent to Happy Valley Road. - Normally, frontage improvements and off-site traffic improvements are secured at the time of bylaw adoption by a covenant registered on title. As the applicant had asked that the remainder portions of the property (the easterly part of the subject property) be allowed to rezone without being encumbered by covenants, staff undertook to embed these requirements into the RR4 (Rural Residential 4) zone as a bonus density requirement. This, however, does not afford the City with the same degree of certainty as a covenant registered against title. - For this reason, staff has prepared a second bylaw with respect to the subject property. Council may withhold adoption of this bylaw until a covenant has been secured against the westerly portion of the lands at 3690 Happy Valley Road. Bylaw No. 1694 is written in such a way that the subject property may be subdivided into one development parcel in the westerly portion of the lands (the lands that are the subject of Bylaw No. 1703) and two new lots on the easterly portion of the lands, one containing an existing dwelling and one containing a future subdivision site. As the primary requirement applying to the easterly portion that would normally be secured by covenant is road dedication along Happy Valley Road, Council may wish to require the applicant to register a road dedication plan prior to Bylaw Adoption. - Applicant has also requested that Council vary the requirements of Bylaw No. 1000 with respect to frontage improvements and connection to municipal sewers in order to facilitate the initial phasing subdivision that would separate the westerly portion of the 3690 Happy Valley Rd from the two lots to be created in the easterly portion of this property. Council may support this variance in principle and direct the applicant to apply for the necessary DVP once a Statement of Conditions for Subdivision has been applied for so that the necessary covenants prohibiting the construction of any new dwellings and/or subdivision prior to connection to the municipal sewer system and construction of required frontage improvements may be obtained as part of that process. --- ### OPTIONS (as presented in Staff Report) — PRESERVED VERBATIM Source pages: 54–92 ## OPTIONS (as presented in Staff Report) — PRESERVED VERBATIM Option 1 That the Planning, Zoning and Affordable Housing Committee recommend that Council: 1. That Council give first reading to Bylaw Nos. 1694 and 1703 as presented to amend the zoning designation of the properties located at 3690 and 3694 Happy Valley Road from RR2 (Rural Residential 2) zone to RS4 (Rural Small Lot 4) zone, subject to the following terms and conditions: b) That the owner agrees to provide, as a bonus for increased density, the following contributions per lot, prior to subdivision approval: i. $3960 per new one family lot towards the General Amenity Reserve Fund; ii. $3660 per townhouse unit towards the General Amenity Reserve Fund; iii. $660 per new one family lot towards the Affordable Housing Reserve Fund; iv. $610 per townhouse unit towards the Affordable Housing Reserve Fund; c) That the applicant, prior to Bylaw Adoption of either Bylaw Nos. 1694 and 1703, provides a Traffic Study and registers a road dedication plan with respect to the Happy Valley Rd frontage to the satisfaction of the Director of Engineering. d) That the applicant provides, prior to Adoption of Bylaw No 1703, a Section 219 covenant, registered in priority of all other charges on title, that agrees to the following: i. That the applicant will complete full frontage improvements to Subdivision and Development Servicing Bylaw No. 1000 standards to the satisfaction of the Director of Engineering prior to subdivision approval; and ii. That the applicant will install a signalized intersection at Happy Valley Road to the satisfaction of the Director of Engineering at the time recommended by the Traffic Study. iii. That the applicant will provide a storm water management plan, and complete any required improvements or upgrades to infrastructure to the satisfaction of the Director of Engineering, prior to subdivision approval; iv. That the applicant must submit and receive approval of the FUS calculations for the site prior to subdivision approval; v. That the applicant will incur all costs relating to infrastructure upgrades, including off site works, required to manage the subject property’s drainage concern, as a condition of rezoning of the lands. 2. That Council support in principle a variance to Bylaw No. 1000 requirements for the lands that are the subject of Bylaw No. 1694 with respect to frontage improvements (Happy Valley Road only) and connection to municipal sanitary sewers to allow for the creation of two new lots, subject to the applicant applying for the necessary DVP and subject to the applicant registering a covenant restricting the construction of any new dwellings or further subdivision of the lands without the provision of full frontage improvements and sewer connections; OR Option 2 2. That Council take no action at this time with respect to Bylaw Nos.1694 and 1703; Submitted by: Matthew Baldwin, MCIP, RPP Director of Planning Concurrence: Leah Stohmann, MCIP, RPP, Deputy Director of Planning [Image 5: Map 1: Westerly Portion of Subject Property (referenced in Addendum and staff report)] --- ### APPENDICES Source pages: 54–92 ## APPENDICES ### Appendix A — SITE PLAN [Image 6: Appendix A - Site Plan (schematic of proposed subdivision layout for 3690 & 3694 Happy Valley Rd)] ### Appendix B — LOCATION MAP [Image 7: Appendix B - Location Map (contextual location of subject properties in Langford)] ### Appendix C — BYLAW No. 1694 (Full text excerpt) (See BYLAW NO. 1694 section above — Appendix C reproduces Bylaw No.1694 in the Staff Report) --- ### Additional Document Images / Media (from pages) Source pages: 54–92 ## Additional Document Images / Media (from pages) [Image 8: City of Langford Public Hearing advertisement (broader newspaper/public notice format)] [Image 9: Newspaper page showing community reporting (includes reference/photo to local news items)] [Image 10: Photograph included in newspaper article — shows injuries suffered by 10-month-old Labrador puppy Ozzy (photo credited: COURTESY WEST SHORE RCMP)] [Image 10: Photo of injured 10-month-old Labrador puppy Ozzy (as published in the newspaper article referenced in the meeting package)] --- End of pages 54–92 extract.