# Staff Report — Planning (Application OCP17-0005 / Z17-0037): 790 McCallum Road Meeting: Regular Council — February 5, 2018 Canonical HTML: [Open Langford]() Meeting record updated: 2026-10-19T03:59:05.04978+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: [20180205-Agenda-Package]() Source pages: 23–33 ## AI-processed summary Planning staff report to the Planning, Zoning and Affordable Housing Committee describing the proposal to amend the OCP and rezone 790 McCallum Road from CH1 to a new MUE2 zone, outlining site context, policy analysis, required conditions, and recommended options. ## Extracted text ### Staff Report — Planning (Application OCP17-0005 / Z17-0037): 790 McCallum Road Source pages: 23–33 ## Staff Report — Planning (Application OCP17-0005 / Z17-0037): 790 McCallum Road Date: December 11, 2017 Department: Planning Application No.: OCP17-0005 / Z17-0037 Subject: Application to amend the Official Community Plan designation for 790 McCallum Road from Neighbourhood to Mixed Use Employment Centre and to rezone the land from CH1 (Cluster Housing Residential) to a New MUE2 (Mixed-Use Employment 2) Zone to Permit a Mixed Use Development ### PURPOSE Source pages: 23–33 ## PURPOSE Niall Paltiel of Island View Strategies has applied on behalf of Seacliff Properties to amend the OCP designation of 790 McCallum Road from Neighbourhood to Mixed Use Employment Centre and to rezone this land from CH1 (Cluster Housing Residential) to a new MUE2 (Mixed-Use Employment 2) Zone to allow for a mixed-used development, which may include medium to high density residential, commercial, institutional, recreational and/or assembly facilities. ### BACKGROUND Source pages: 23–33 ## BACKGROUND ### PREVIOUS APPLICATIONS In 1997 the City received both an OCP and a Rezoning application for this property, which amended the lands’ Designation to Neighbourhood and the zoning to CH1 (Cluster Housing Residential). Since this time though, no development has occurred on the property. ### Table 1: Site Data | Item | Data | |---|---| | Applicant | Niall Paltiel, Island View Strategies | | Owner | 1054105 BC Ltd. (Seacliff Developments) | | Civic Address | 790 McCallum Road | | Legal Description | Lot A, Sections 112 and 112A, Esquimalt District, Plan VIP67382 | | Size of Property | 19.8 hectares (48.9 acres) | | DP Areas | Habitat and Biodiversity; Riparian | | Zoning Designation | Existing: CH1 (Cluster Housing Residential)
Proposed: MUE2 (Mixed-Use Employment 2) | | OCP Designation | Existing: Neighbourhood
Proposed: Mixed-Use Employment Centre | ### SITE AND SURROUNDING AREA Source pages: 23–33 ## SITE AND SURROUNDING AREA The subject site has remained untouched for decades and consists of a variety of mature trees, rock outcrops, and pedestrian walking trails created by nearby residents. These trails of course are not official and are located on private land, but have been used by nearby residents for years. Where the site abuts McCallum Road there is a rock face that was created when McCallum Road was blasted down to its current elevation. A more significant rock face exists along the northern boundary where the property abuts Home Depot and the corner lot at Millstream and Treanor. Along the west side where the site borders existing homes, the transition is much more gentle, with a few exceptions along this edge. To the west is an established neighbourhood around Prospector Way and Fleetwood Court. For the most part, the lands to the south is the Costco property. To the east is Home Depot and storage units. To the north is Treanor Avenue near the Co-op Gas Station. ### Table 2: Surrounding Land Uses | Zoning | Use | |---|---| | North | R2 (One- and Two-Family Residential) — Single Family Residential | | East | C6B (Neighbourhood Mixed Use) / BP1 (Business Park 1) — Vacant Land / Commercial Retail | | South | W1 (Special Wholesale) / W2 (Large Format Business) / CT3 (Tourist Commercial - Hotel) / R2 (One- and Two-Family Residential) — Commercial Retail / Commercial Retail / Hotel / Single Family Residential | | West | R2 (One- and Two-Family Residential) — Single Family Residential | [Image 1: Subject Property] ### Council Policy Source pages: 23–33 ## Council Policy ### OFFICIAL COMMUNITY PLAN The Official Community Plan (OCP) Bylaw No. 1200 designates the subject property as Neighbourhood, but the applicant is proposing to amend the designation to Mixed-Use Employment Centre, which is defined by the following text: - A predominantly workplace precinct that includes business of all types including commercial, light industrial, and institutional. - An ideal location for creative or innovative infill housing (such as mixed use buildings, etc.) that does not jeopardize the long-term function of the centre as an employment node. - Parks, public squares and open spaces are integrated throughout. - Centre is an inter-city and/or inter-regional transit hub that connects residents and employees. The details of the development proposal have not be finalized yet, but the general concept for this site is to include a mix of uses that fall within most bullet points above. [Image 1: A Concept for the Mixed-Use Employment Centre] ### DEVELOPMENT PERMIT AREAS The entire property is located within the Habitat and Biodiversity DP Area, and a small portion of it touches upon a Riparian Area DP as well. These DP’s would need to be applied for and issued prior to any clearing of the site. Additionally, given the general concept for the site, Development Permits for Form and Character would need to be issued prior to any issuance of a building permit. ### COMMENTS - Part 1 of 2 Source pages: 23–33 ## COMMENTS ### DEVELOPMENT PROPOSAL Details of the development are not known at this time. However, preliminary concepts include the possibility of an institutional use, commercial uses, a range of residential densities, a transportation hub, and a recreational facility. Developing any or all of these uses will require time and commitment from multiple stakeholders, which has not occurred yet but will be reviewed in detail as part of the Development Permit for Form and Character. ### Table 3: Proposal Data | Item | Permitted by CH1 (Current Zoning) | Proposed by MUE2 Zone | |---|---:|---| | Permitted Uses | • Home office occupation
• Single-detached and duplex dwellings
• Townhomes | • Restaurants
• Retail Stores
• Hotels
• Offices
• Assembly and entertainment uses
• Theatres
• Universities and colleges
• Apartments
• Townhouses | | Density | 413 units | 6.0 FAR | | Height | 12m (or three storeys) | N/A | | Site Coverage | 35% | Min 40% / Max 90% | | Front Yard Setback | 5m (16ft)
5.5m (townhouse) | 2.0m (commercial) | | Interior Side Yard Setback | 1.5m (single-family)
6.0m (townhouse) | 1.2 (townhouse)
6.0m (commercial next to residential) | | Exterior Side Yard Setback | 6.0m (single-family)
7.5m (townhouse) | 3.5m (townhouse)
2.0m (commercial) | | Rear Yard Setback | 7.5m (25ft) | 5.5 (townhouse)
2.0m (commercial) | | Parking Requirement | 2 per dwelling/unit | As per Part 4 of bylaw 300 | ### NEW MUE2 ZONE SPECIFICATIONS A proposed new MUE2 Zone has been drafted, based on the MUE1 (Mixed-Use Employment) zone, which applies to the large parcel of land located southwest of the Leigh Road interchange. The main difference between these two zones would be the allowable density and amenity contributions as outlined in the proposed zone specifications attached as Appendix C. This new zone would allow for a range and mix of uses and densities that has the potential to create an area that could be used for work, commercial/retail, recreational facilities, and residential living all within a walkable range, complimented by a pedestrian oriented network within the site. A significant aspect of this pedestrian network is a proposed perimeter trail that would be created along the southern and western boundaries, which is discussed in greater detail in the Pedestrian Connection section below. ### FRONTAGE IMPROVEMENTS #### McCallum Road The applicant will be required to provide full frontage improvements in accordance with Bylaw 1000, as a condition of building permit, or prior to any subdivision. Many road improvements have been completed along McCallum. However, with the proposed density increase, Council may wish to request to have a Traffic Impact Assessment (TIA) completed for this site to determine capacity levels and impacts on roads and intersections within the region surrounding this site. Any recommended road improvements stemming from the TIA would then be implemented. It is already known that a full signalized intersection would be needed on McCallum at the main entry to Costco to support this development. Council may wish to require this (signalized) intersection be installed in addition to recommendations stemming from the TIA. Depending on the results of the TIA, road widening along McCallum may also be needed for designated turning lanes, which would require road dedication from this property. If the site develops in such a way that a second entry point is warranted on McCallum, it would be anticipated to be directly across from Costco’s second (rear) entry point. It would not likely need to be signalized, but improvements recommended from the TIA would need to be completed. #### Treanor Avenue A new road into this site at Treanor Avenue is requested as part of this rezoning. There are also plans for a roundabout at this location, which would be needed with this development. Council may wish to require the appropriate amount of land to be dedicated for the roundabout and that the applicant build the roundabout at this location on Treanor Avenue as part of their frontage improvements. #### Millstone Drive To the west, Millstone Drive is an established municipal road (20m wide) that was previously dedicated when the single-family lots were developed along this road. When this road was dedicated, it ended at the boundary of 790 McCallum, leaving the opportunity for it to be extended into this site. However, the densities and use previously considered for 790 McCallum were different than the proposed densities and uses. Keeping high volumes of vehicular traffic out of the single-family neighbourhood to the west can easily be accommodated while maintaining an emergency access at this location. Council may wish to require that Millstone Drive be extended into the subject site, but include removable bollards at this location to prevent traffic through this neighbourhood from the subject property. #### NEW ROAD IMPROVEMENTS — Internal Municipal Roads It is anticipated that there will be both municipal and private roads associated with the development of this site given its potential mix of uses. Four points along the perimeter are anticipated to be municipal roads into this site, as noted above, which includes the area across from Costco’s main entrance (to be signalized), the area across from Costco’s rear entrance, Treanor Avenue (roundabout to be installed), and the extension of Millstone Drive (fire access only). Any internal municipal road being dedicated as a municipal road would need to be (minimum 15m wide) and built in accordance with bylaw 1000 specifications prior to issuance of a building permit. ### SEWERS Sewer mains do not fully exist along any of the municipal roads that this site fronts (McCallum, Treanor, and Millstone). As part of this development, extension of the sewer mains would be necessary. Any improvements or modifications needed to the sewer mains within the municipal road right-of-way will be constructed by West Shore Environmental Services at the applicant’s expense. ### DRAINAGE AND STORMWATER MANAGEMENT This site is located within an area where stormwater infiltration or detention may be implemented as per Bylaw 1000. As the site develops over time, an engineer of record would need to submit a detailed stormwater management plan, to the satisfaction of the Director of Engineering outlining how stormwater will be managed onsite. However, as a condition of rezoning, Council may wish to request the applicant to provide a preliminary technical memo from an engineer in this regard to the satisfaction of the Director of Engineering. ### NEIGHBOURHOOD CONSULTATION The applicant held two open houses to speak with neighbours and explain the potential development proposal for this property. These were well attended and the applicant has noted that the largest concerns were traffic through Millstone Drive and protection of a ‘green’ buffer along the western and southern edge of the property. Details of addressing this buffer is described in the Pedestrian Connection and Trail Network section below. ### VEHICLE ACCESS AND ROAD NETWORK The applicant is requesting that the City rezone these properties before a detailed development plan or a road network plan is finalized, which are based on higher densities then what was previously considered for this site. Council may wish to request the applicant provide a TIA given how much traffic this development will generate. From the TIA, any recommended road network improvements necessary to accommodate increased density would be implemented by the applicant. The TIA and recommended improvements would be to the satisfaction of the Director of Engineering and due prior to the issuance of a building permit. Details of internal roads onsite would also need to be presented prior to issuance of a building permit in order to plan appropriately for future traffic flows through the site and to other access points. ### COMMENTS - Part 2 of 2 Source pages: 23–33 ### PEDESTRIAN CONNECTION AND TRAIL NETWORK This site is a significant size (20ha or 50 acres), which provides the opportunity to plan for and provide an excellent pedestrian connection and trail network that spans the site and connects surrounding land uses. Part the pedestrian network would be sidewalks of course, but the applicant has requested that Council consider a trail option as well. Currently, there is a 30m wide covenant along the western and southern edge of the property that restricts development to single-family dwellings only. However, from the applicant’s consultation with the neighbours, it appears most residents had considered this 30m covenant a landscaped/treed buffer and were disappointed to hear the development would occur within this area. Therefore, to alleviate the neighbours’ concerns, the applicant has requested that Council release the 30m restrictive covenant and in its place the applicant would provide a 10m wide landscaped/treed trail along these edges. If Council is supportive of this option, they may wish to direct staff to release the covenant and require the applicant to construct a 10m wide landscaped trail along these edges to the satisfaction of the Manager of Parks. ### AMENITY / OPEN SPACE Without knowing how this site will develop, Council may wish to simply require amenity contributions on a broad basis as opposed to a per unit contribution. Given the size of this site and the potential density that could be achieved, is quite possible that amenity contributions on such a development would be within the realm of $3,000,000. If the applicant were to build a trail within a 10m wide open space area, that land would be valued at approximately $1,500,000. An additional contribution of $1,000,000 in cash or in an equivalent valued amenity building on this property for Parks and Recreation, plus $500,000 in cash or in an equivalent valued structure(s) on this property for Arts and Culture, this would represent an equal contribution in lieu of a per unit basis for the development of a site this size. If Council is supportive of these amenity contributions, they may wish to secure this requirement in the MUE2 zone. In addition to the above, an amenity building would still require land to construct the building on. Given that the subject property is nearly 20 hectares (50 acres), Council may wish to require 16,200m² (4.0 acres) of land for this building in a single block size, which is approximately 8% of the property. ### FINANCIAL IMPLICATIONS Source pages: 23–33 ## FINANCIAL IMPLICATIONS Rezoning the subject property to permit a higher density of development will increase the assessed value of lands and increase municipal revenue due to the number of units created. As the developer must complete all frontage improvements, the direct capital costs to the City associated with this development will be negligible. A summary of Amenity Contributions and Development Cost Charges that the developer will be expected to pay, is outlined in Tables 4 and 5 below. ### FINANCIAL CONTRIBUTIONS Council’s Amenity Contribution Policy The amenity contributions that apply as per Council’s current Affordable Housing, Park and Amenity Contribution Policy are summarized in Table 4 below. #### Table 4 – Amenity Contributions Equal to Council Policy | Amenity Item | Estimate Value | |---|---:| | 10m wide buffer with trail and landscaping | $1,500,000 | | Amenity Building or Cash Equivalent (for this site) | $1,000,000 | | Amenity Structure(s) or Cash Equivalent (for this site) | $500,000 | | 16,200m² (4.0 acres) of land | $1,500,000 | #### Table 5 – Development Cost Charges | Development Cost Charge | Per unit / area contribution | Total | |---|---:|---| | Roads | $3,188 (multi-family)
$55.78 (commercial m²) | TBD | | Park Improvement | $1,890 (multi-family) | TBD | | Park Acquisition | $1,100 (multi-family) | TBD | | Incremental Storage Improvement Fees | $331.65 (multi-family)
$140/1000ft² (commercial) | TBD | | Integrated Survey Area | $35 per lot | TBD | | Subtotal (DCCs paid to City of Langford) | | | | CRD Water | $2,323.43 (multi-family)
$9.76/m² (commercial) | TBD | | School Site Acquisition | $628 (multi-family) | TBD | | TOTAL (estimate) DCCs | | TBD | ### OPTIONS Source pages: 23–33 ## OPTIONS ### Option 1 That the Planning, Zoning and Affordable Housing Committee recommend that Council: 1. Give 1st reading to the attached Bylaw No. 1461 to amend the Official Community Plan designation of the property located at 790 McCallum Road from Neighbourhood to Mixed-Use Employment Centre. 2. Give 1st reading to the attached Bylaw No. 1749 to amend the zoning designation of the property located at 790 McCallum from CH1 (Cluster Housing Residential) to a new MUE2 (Mixed-Use Employment 2) Zone subject to the following terms and conditions: a) That the applicant provides, as a bonus for increased density, the following contribution prior to issuance of a building permit or subdivision approval: i. The dedication of 16,200m² of land in a block form and location to the satisfaction of the Director of Planning; and ii. $1,000,000 towards the General Amenity Reserve Fund for this site; OR iii. An amenity building on this site to the satisfaction of the Director of Planning, with a certified construction value of $1,000,000; and iv. $500,000 towards the General Amenity Reserve Fund for this site; OR v. Arts and Cultural structure(s) on this site to the satisfaction of the Director of Planning with a certified construction value of $500,000. b) That the applicant provides, prior to Bylaw Adoption, the following: i. A technical memo from an engineer that verifies storm water can be adequately managed on-site for the proposed development, to the satisfaction of the Director of Engineering. ii. The registration a 10m wide statutory right of way along the western and southern edges of the property for trail purposes; and iii. Road dedication at Treanor Avenue for the future construction of a roundabout to the satisfaction of the Director of Engineering. c) That the applicant provides, prior to Bylaw Adoption, a Section 219 covenant, registered in priority of all other charges on title, that agrees to the following: i. That a four-way signalized intersection be installed on McCallum Road at the main entry point to Costco (easterly) prior to issuance of a building permit or subdivision approval; ii. That a roundabout be constructed along the frontage of this property on Treanor Road prior to issuance of a building permit or subdivision approval, to the satisfaction of the Director of Engineering. iii. That a landscaped and irrigated trail be constructed along the southern and western edges within the 10m wide statutory right of way to bylaw 1000 standards prior to issuance of a building permit or subdivision approval, and to the satisfaction of the Manager of Parks; iv. That all road dedication including widening of McCallum Road and any new internal municipal road is provided prior to issuance of a building permit or subdivision approval to the satisfaction of the Director of Engineering and Approving Officer; v. That a Traffic Impact Assessment (TIA) be completed prior to issuance of a building permit or subdivision approval to the satisfaction of the Director of Engineering for the proposed development, and that the recommendations of the TIA be implemented; vi. That all frontage improvements to Bylaw 1000 standards are provided prior to issuance of a building permit or subdivision approval, to the satisfaction of the Director of Engineering; and vii. That a storm water management plan be provided prior to issuance of a building permit or subdivision approval and implemented, as per Bylaw 1000, all to the satisfaction of the Director of Engineering; 3. Direct staff to release the existing 30m wide restrictive covenant in exchange for of a 10m wide statutory right of way for a buffer and trail. ### OR Option 2 1. Reject this application to amend the Official Community Plan and Zoning Bylaw. ### Submitted by: Source pages: 23–33 ## Submitted by: Robert Dykstra, MCIP, RPP — Planner ### Concurrence: Source pages: 23–33 ## Concurrence: - Matthew Baldwin, MCIP, RPP — Director of Planning - Cory Manton — Manager of Parks and Recreation - Michelle Mahovlich, P.Eng, P.Geo — Director of Engineering - Leah Stohmann, MCIP, RPP — Deputy Director of Planning - Michael Dillabaugh, CPA, CA — Director of Finance - Braden Hutchins — Director of Corporate Services - Darren Kiedyk — Chief Administrative Officer :rd