# BYLAW NO. 1793 – Langford Zoning Bylaw, Amendment No. 540 (1062 Goldstream Ave) – Public Hearing Meeting: Regular Council — August 20, 2018 Canonical HTML: [Open Langford]() Meeting record updated: 2026-10-19T03:57:34.941031+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: [20180820-Agenda-Package-REDACTED]() Source pages: 52–78 ## AI-processed summary Proposed rezoning of 1062 Goldstream Avenue from CS1 and RR4 to MU1A (Mixed Use Residential Commercial A) to allow a future approximately 102-unit apartment building; includes bylaw text and public hearing notice. ## Extracted text ### BYLAW NO. 1793 – Langford Zoning Bylaw, Amendment No. 540 (1062 Goldstream Ave) – Public Hearing Source pages: 52–78 ## BYLAW NO. 1793 – Langford Zoning Bylaw, Amendment No. 540 (1062 Goldstream Ave) – Public Hearing ### Public Hearing Notice (summary) A Bylaw to Rezone 1062 Goldstream Ave from the CS1 (Service Commercial) and RR4 (Rural Residential 4) Zones to the MU1A (Mixed Use Residential Commercial A) Zone to allow a future development of approximately a 102-unit apartment building. ### Key Details - Meeting Date: Monday, 20 August 2018 - Meeting Time: 5:30 pm - Meeting Place: City Hall Council Chambers, Third Floor, 877 Goldstream Avenue - Subject Property: 1062 Goldstream Ave - File: Z18-0014 - Bylaw Number: 1793 - Official Community Plan: Current: City Centre; Proposed: No Change - Zoning: Current: CS1 (Service Commercial) and RR4 (Rural Residential 4); Proposed: MU1A (Mixed Use Residential Commercial A) - Proposal: To permit the future development of approximately a 102-unit apartment building. [Image 1: Schedule A plan attached to Bylaw] [Image 2: Public Hearing notice (City of Langford)] [Image 12: Additional Public Hearing notice layout] --- ### BYLAW NO. 1793 (Text) Source pages: 52–78 ## BYLAW NO. 1793 (Text) CITY OF LANGFORD BYLAW NO. 1793 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 a portion of the text in subsection 6.51A.04 (3) and replacing it with the following: “The floor area ratio may then be further increased to 2.25 if the owner provides 50% of the parking spaces required by this Bylaw in an enclosed parking structure, which can be further increased by increments of 0.25 for every additional 5% of parking spaces so provided, to a maximum FAR of 4.0”; 2. By replacing subsection 6.51A.06(1) with the following: “No building or structure may exceed a height of seven (7) storeys.” 3. By deleting from the CS1 (Service Commercial 1) and RR4 (Rural Residential 4) Zones and adding to MU1A (Mixed Use Residential Commercial A) Zone the property legally described as LOT A OF SECTION 99, ESQUIMALT DISTRICT, PLAN 13266 EXCEPT PARCEL A (DD 300197-I), PID No. 004-739-990 (1062 Goldstream Ave) in the portions as shown shaded on Plan No. 1 attached to and forming part of this Bylaw. 4. By adding the following to Table 1 of Schedule AD: | Zone | Bylaw No. | Legal Description | Amenity Contributions | Eligible for Reduction in Section 2 of Schedule AD (Column 5) | |---|---:|---|---|---| | MU1A | 1793 | LOT A OF SECTION 99, ESQUIMALT DISTRICT, PLAN 13266 EXCEPT PARCEL A (DD 300197-I), PID No. 004-739-990 (1062 Goldstream Ave) | a) $2,850 per new unit created on the 1st to 4th storeys of the building towards the General Amenity Reserve Fund; and
b) $1,425 per new unit created on the 5th and 6th storeys of the building towards the General Amenity Reserve Fund; and
c) $712.50 per new unit created on the 7th storey of the building towards the General Amenity Reserve Fund; and
d) $750 per new unit created towards the Affordable Housing Reserve Fund; and
e) $7,500 per required parking stall not provided towards the General Amenity Reserve Fund. | No | B. This Bylaw may be cited for all purposes as “Langford Zoning Bylaw, Amendment No. 540, (1062 Goldstream Ave), 2018". READ A FIRST TIME this 16th day of July, 2018. PUBLIC HEARING held this day of, 2018. READ A SECOND TIME this day of, 2018. READ A THIRD TIME this day of, 2018. APPROVED BY THE MINISTRY OF TRANSPORTATION THIS day of , 2018. ADOPTED this of, 2018. MAYOR (Certified Correct) CORPORATE OFFICER --- ### Notice of Public Hearing (full text summary) Source pages: 52–78 ## Notice of Public Hearing (full text summary) The City of Langford has received an application to amend Zoning Bylaw No. 300 by means of proposed Bylaw No. 1793. 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. 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 Tuesday, 7 August 2018 to Monday, 20 August 2018, inclusive, at Langford City Hall, 2nd Floor, 877 Goldstream Avenue, Langford, BC, V9B 2X8. Please contact Robert Dykstra in the Planning Department at 250-478-7882 with any questions on this Bylaw. Braden Hutchins Director of Corporate Services --- ### Minutes and Motions (excerpts) Source pages: 52–78 ## Minutes and Motions (excerpts) ### Council Meeting Minutes — July 16th, 2018 (excerpt) o) BYLAW NO. 1792 “Langford Zoning Bylaw, Amendment No. 539, (2512 Duncan Pl), 2018". (FIRST READING) MOVED BY: COUNCILLOR BLACKWELL SECONDED: COUNCILLOR WADE That Council give Bylaw No. 1792 First Reading. CARRIED. p) BYLAW NO. 1793 “Langford Zoning Bylaw, Amendment No. 540, (1062 Goldstream Ave), 2018". (FIRST READING) MOVED BY: COUNCILLOR BLACKWELL SECONDED: COUNCILLOR WADE That Council give Bylaw No. 1793 First Reading. CARRIED. q) BYLAW NO. 1797 “Langford Zoning Bylaw, Amendment No. 543, (Revision Bylaw No. 1 - Bear Mountain Zones), 2018". (FIRST READING) MOVED BY: COUNCILLOR SZPAK SECONDED: COUNCILLOR BLACKWELL That Council give Bylaw No. 1797 First Reading. CARRIED. --- ### Planning, Zoning and Affordable Housing Committee Minutes — June 11th, 2018 (excerpt) b) Application to Rezone 1062 Goldstream Avenue from CS1 (Service Commercial) and RR4 (Rural Residential 4) to MU1A (Mixed Use Residential Commercial A) to allow a future development of a 102-unit apartment building. Staff Report (Planning) MOVED BY: S. HARVEY SECONDED: D. HORNER That the Planning, Zoning and Affordable Housing Committee recommend that Council: 1. Direct staff to prepare a bylaw to amend the zoning designation of the property located at 1062 Goldstream Road from CS1 (Service Commercial) and RR4 (Rural Residential 4) to MU1A (Mixed Use Residential Commercial A) subject to the following terms and conditions: a) That the owner agrees to provide, as a bonus for increased density, the following contributions per unit, prior to issuance of a building permit: i. $2,850 towards the General Amenity Reserve Fund, with a 50% reduction for the units on the 5th and 6th storey, and a 75% reduction for the units on the 7th storey; ii. $750 towards the Affordable Housing Reserve Fund; b) That the owner agrees to provide, as a bonus for increased density, the following contributions per required parking stall that is not provided, prior to issuance of a building permit: i. $7,500 towards the General Amenity Fund for Transportation Demand Management. c) That the applicant provide, prior to Public Hearing, the following: i. A technical memo from a qualified engineer that verifies storm water can be adequately managed onsite, to the satisfaction of the Director of Engineering. d) That the applicant provide, prior to Bylaw adoption, the following: i. Road dedication along the frontage to the satisfaction of the Director of Engineering. e) 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 all frontage improvements to Bylaw 1000 standards are provided to the satisfaction of the Director of Engineering, which includes an operational 3-lane cross-section; ii. That all boulevard improvements to Bylaw 1000 standards are provided to the satisfaction of the Manager of Parks; iii. That a detailed storm water management plan be provided prior to issuance of a building permit, to the satisfaction of the Director of Engineering, and its operation and maintenance plan be registered on title; iv. That a construction parking management plan be provided to the satisfaction of the Director of Engineering prior to the issuance of a Building Permit. v. That the required parking stalls for this development are allocated for the use by individuals in each unit, as required by Bylaw 300 and designed accordingly, and that parking stalls are not rented out individually. 2. Direct staff to prepare a bylaw to increase the allowable FAR in the MU1A Zone to a maximum of 4.0 as per Bylaw 1774. 3. Direct staff to prepare a bylaw to increase the maximum height in the MU1A Zone to a maximum of 7 storeys. 4. Authorize the Director of Planning to issue the following variances in the Form and Character Development Permit: i. Reduce the front yard setback from 2.0m (6.5 ft) to 0.4m (1.3 ft) for the garbage and recycling enclosure; ii. Reduce the rear yard setback from 7.5m (25 ft) to 5.0 (16.5 ft) for the parkade levels and to 1.2m (4.0 ft) for the 2nd to 7th storeys. iii. Reduce the number of off-street parking by a maximum of 8 stalls. CARRIED. --- ### Staff Report (Planning) — Application No. Z18-0014 (excerpts) - Part 1 of 2 Source pages: 52–78 ## Staff Report (Planning) — Application No. Z18-0014 (excerpts) Date: June 11, 2018 Department: Planning Application No.: Z18-0014 Subject: Application to Rezone 1062 Goldstream Avenue from CS1 (Service Commercial) and RR4 (Rural Residential 4) to MU1A (Mixed Use Residential Commercial A) to allow a future development of a 102-unit apartment building. ### PURPOSE Ironclad Developments Inc. has applied on behalf of Ryan Van Damme to rezone 1062 Goldstream Avenue from CS1 (Service Commercial) and RR4 (Rural Residential 4) to MU1A (Mixed Use Residential Commercial A) to allow for the future development of a 102-unit apartment building. ### BACKGROUND PREVIOUS APPLICATIONS The City has not received any previous application on the subject properties. #### Table 1: Site Data | Item | Data | |---|---| | Applicant | Ironclad Development Inc. | | Owner | Ryan Van Damme | | Civic Address | 1062 Goldstream Avenue | | Legal Description | Lot A of Section 99, Esquimalt District, Plan 13266, Except Parcel A (DD 300197-I) | | Size of Property | 3,680m² (0.9 acres) | | DP Areas | Drainage Concern, Riparian Area | | Zoning Designation | Existing: CS1 (Service Commercial) and RR4 (Rural Residential 4) / Proposed: MU1A (Mixed Use Residential Commercial A) | | OCP Designation | Existing: City Centre / Proposed: City Centre | ### SITE AND SURROUNDING AREA The site is situated along the north side of Goldstream Avenue, immediately west of Spencer Middle School. Currently the site is used as a garden centre (Little Elf Garden Centre) and includes a residential building as well as several accessory buildings throughout the property. There are a number of mature trees on this site and the property slopes down towards the rear property line. At the rear property line, and immediately to the east on the Middle School property is a drainage area that contains both a pond area (Spencer Pond) and a drainage course. Properties to the east are currently used for single family residential purposes as well as industrial (Tower Fence). To the north and east is Spencer Middle School, to the south are existing townhomes, and at the corner with Leigh Road is a site that is currently under construction for a 165-unit apartment building. [Image 3: Subject Property map (Figure 1)] ### Surrounding Land Uses (Table 2) | Zoning | Use | |---|---| | North: P2 (Community Institutional) | Middle School | | East: P2 (Community Institutional) | Middle School | | South: RM2 (Attached Housing) / MU1A (Mixed Use Residential Commercial A) | Townhomes / Multi-Family | | West: CS1 (Service Commercial) / CS3 (Commercial Industrial) | Residential / Industrial | [Image 4: A Concept for the City Centre (Figure 2)] --- ### DEVELOPMENT PROPOSAL The applicant is proposing to construct a 102-unit apartment building consisting of seven storeys. The mass of the building itself will be situated close along the eastern boundary next to the Middle School property while leaving a larger setback from the western boundary. The western boundary would predominantly consist of parking, drive aisles, and a vehicle ramp to access the two parking levels. For this number of units proposed within an apartment that is located within the designated City Centre, 140 parking stalls are required, whereas 132 are proposed. The reason for being short 8 parking stalls is due to the fact that there are 12 units proposed that have 3 bedrooms, which require 2.25 parking spaces per unit pursuant to the proposed new parking ratios currently under review via Bylaw 1752. The applicant had designed each unit in the apartment to have 1.25 parking stalls, not realizing additional parking will be required for units with 3 bedrooms or more. Instead of turning these 3 bedroom units into 2 bedrooms, the applicant has suggested a cash amenity contribution for these 8 stalls at a rate of $7,500 per stall ($60,000). While it is unlikely that Council would build structured public parking near this project, Council could use these funds to support a car share program, such as MODO, or some other transportation demand management (TDM) measures. A previous development from the same applicant saw the required parking provided onsite, but these were offered at an additional cost to the individual renters. With renters choosing not to pay for parking, the result saw empty stalls onsite and parking problems offsite. Council may wish to require a covenant be registered that agrees to include the designated parking stalls with each unit's rent and not at an additional cost in order to prevent future parking problems offsite. For the overall building, there are 105 bicycle parking spaces proposed, which would need to be within a secured space and protected from the elements. Detail of this would be further addressed within the Form and Character DP. #### Table 3: Proposal Data | Permitted by CS1 (Current Zoning) | Permitted by RR4 (Current Zoning) | Proposed by MU1A (Proposed Zoning) | |---|---|---| | Permitted Uses: Automobile Repair; Gas Stations; Office; Restaurants | Permitted Uses: Agriculture; Group Day Care; One/Two Family Dwelling; Townhouses | Permitted Uses: Apartments; Financial institutions; Restaurant | | Density: 1.0 FAR | Density: One residential building per lot | Density: 2.0 FAR (2.5 if parking is provided underbuilding)* | | Height: 12m (39 ft) | Height: 10.5m (34 ft) | Height: Six (6) storeys * | | Site Coverage: max 50% | Site Coverage: max 30% min 50% max 90% | Site Coverage: — | | Front Yard Setback: 7.5m (25 ft) | Front Yard Setback: 7.5m (25 ft) | Front Yard Setback: 2.0m (6.5 ft) * | | Interior Side Yard Setback: 6.0m (20 ft) | Interior Side Yard Setback: 3.0m (10 ft) | Interior Side Yard Setback: N/A | | Exterior Side Yard Setback: 7.5m (25 ft) | Exterior Side Yard Setback: 7.5m (25 ft) | Exterior Side Yard Setback: 2.0m (6.5 ft) | | Rear Yard Setback: 3.0m (10 ft) | Rear Yard Setback: 3.0m (10 ft) | Rear Yard Setback: 7.5m (25 ft) * | | Parking Requirement: 1 per 30m² gfa of office; 1 per 4 seats in restaurant; 2 space per dwelling | Parking Requirement: 1.25 per 1/2 bedrooms | Parking Requirement: 2.25 per 3/4 bedrooms * | * Variance required --- ### VARIANCE REQUESTS Table 4 – Variance Requests | Required by MU1A Zone | Proposed | |---|---| | Height: Six (6) Storeys | Seven (7) Storeys | | Front Yard Setback: 2.0m (6.5 ft) | 0.4m (1.3 ft) | | Rear Yard Setback: 7.5m (25 ft) | 1.2m (4.0 ft) | | Parking: 140 stalls | 132 stalls | A height variance has been requested to accommodate the construction of an additional floor. Council may wish to amend the MU1A Zone to allow for 7 storey buildings. For the proposed front yard setback, the requested variance is due to the location of the garbage and recycling enclosure located at the front of the building. The building itself has been designed to be at least 2.8m back from the property line, and increases the further west you go. The rear yard setback is proposed to be 1.2m, but would apply to the elevated portions of the building. The ground level which has parking stalls along the rear property line is proposed to be constructed 5.0 metres from the property line, which corresponds to the recommendations of the biologists’ report. If Council has no objection to the three requested variances noted above, they may wish to direct the Director of Planning to include these variances in the Development Permit for Form and Character that will be issued on this site. The eight stalls that they are short are due to the fact that there are 3 bedroom units proposed in the building, but were designed to have parking provided at a ratio of 1.25 per unit as opposed to 2.25 per unit. The applicant has requested to provide cash in lieu of these 8 stalls at a rate of $7,500 per stall. ### Staff Report (Planning) — Application No. Z18-0014 (excerpts) - Part 2 of 2 Source pages: 52–78 The permitted density (Floor Area Ratio) of the MU1A zone allows individuals to construct a building up to an FAR of 2.5 if 75% of the required parking is provided underground and/or underbuilding. The applicant is requesting an increase of the permissible FAR to 2.52, which is minor but is above what the zone permits. Council has given first reading to Bylaw 1774, which includes an amendment to the FAR provisions of this zone that would make this project compliant. As the timing of adoption of Bylaw 1774 in relation to this rezoning is uncertain, Council may wish to include the change within this rezoning bylaw as well to ensure it is in place for this project. If Council has no objection to accepting cash as part of a variance for parking stalls and increasing the Floor Area Ratio, they may direct staff to include a site specific Amenity Contribution for the eight stalls that are not provided as well as an increased Floor Area Ratio. --- ### PEDESTRIAN, CYCLING AND MOTORIST NETWORK A small amount of road dedication is requested along Goldstream Avenue to achieve an equal amount of dedication along the properties on this side of Goldstream. The total dedication is not anticipated to be greater than 40m² (430 ft²). Improvements within the Goldstream road right of way fronting this site would be to Bylaw 1000 standards and include such items as a centre turning lane, a bike lane, a sidewalk, streetlights, and boulevard landscaping. Frontage improvements along Goldstream would coincide with the road dedication to ensure the boulevard, bike lane, thru lane, and turning lane all fit and function appropriately and safely with this area which is increasingly busy. The centre turning lane will correspond with improvements being completed by the development across the road that’s creating the 165-unit apartment building. --- ### INFRASTRUCTURE Municipal sewer and water will need to be provided to the site in accordance with Bylaw 1000. Water mains do exist along Goldstream Avenue and should have sufficient pressure to provide adequate fire and domestic water to the site, but a Fire Underwriters Survey (FUS) Report will still need to be submitted to verify this. Any upgrades to the water system noted in the FUS report would need to be completed at the developers’ expense prior to a building permit being issued. In accordance with Bylaw 1000, stormwater management is considered to be appropriately addressed through infiltration on this site. Such a system will be designed through the civil engineering process that appropriately addresses the 2- and 10-year storm events. A technical memo from a certified engineer that states storm water can be adequately be addressed on site for the proposed development will need to be submitted prior to public hearing, to the satisfaction of the Director of Engineering. There are various overhead wires that exist at this location along both frontages that also span across the road. Past practice has been to require such overhead wires to be placed underground, with the exception of 3-phase hydro as feedback from the development community has noted how expensive it is to underground 3-phase hydro. The Fire Department benefits from the undergrounding of wires next to apartment buildings as overhead wires prevent ladder trucks from reaching upper floors. Fiber optics would also be installed (underground) at this location as the City moves towards its goal to have fiber optics available along prominent corridors, such as Goldstream Avenue. --- ### Financial Contributions Source pages: 52–78 ## Financial Contributions Rezoning the subject property to permit a higher density of development will increase the assessed value of the property, and increase municipal revenue. As the applicant will connect the development to municipal services and complete frontage improvements, the direct capital costs to the municipality associated with this development will be negligible. A summary of the amenity contributions required pursuant to Council’s Amenity Contribution Policy as well as Development Cost Charges required pursuant to DCC Bylaw No. 26 are listed below. ### Table 4 – Amenity Contributions per Council Policy (per apartment unit in the City Centre) | Amenity Item | Per unit contribution | Total (102 units) | |---|---:|---:| | General Amenity Reserve Fund (1-4 storeys) | $2,850 | $145,350 | | General Amenity Reserve Fund (5-6 storeys) | $1,425 | $48,450 | | General Amenity Reserve Fund (7+ storeys) | $712.50 | $12,112.50 | | Affordable Housing Reserve Fund | $750 | $76,500 | | **TOTAL POLICY CONTRIBUTIONS** | | **$282,412.50** | ### Table 5 – Additional Amenity Contributions | Amenity Item | Per stall contribution | Total | |---|---:|---:| | General Amenity Fund (for TDM) | $7,500 | $60,000 | | **TOTAL AMENITY CONTRIBUTIONS** | | **$60,000** | According to Council’s direction, the contributions toward the Downtown Parking Fund will be paid toward the General Amenity Reserve Fund. ### Table 6 – Development Cost Charges | Development Cost Charge | Per unit Contribution | Total (102 units) | |---|---:|---:| | Roads | $3,188 | $325,176.00 | | Park Improvement | $1,890 | $192,780.00 | | Park Acquisition | $1,100 | $112,200.00 | | Incremental Storage Improvement Fees | $331.65 | $33,828.30 | | **Subtotal (DCCs paid to City of Langford)** | | **$663,984.30** | | CRD Water | $2,323.43 | $236,989.86 | | School Site Acquisition | $439.60 | $44,839.20 | | **TOTAL (estimate) DCCs** | | **$945,813.36** | --- ### OPTIONS (Staff Recommendation verbatim) Source pages: 52–78 ## OPTIONS (Staff Recommendation verbatim) Option 1 That the Planning, Zoning and Affordable Housing Committee recommend that Council: 1. Direct staff to prepare a bylaw to amend the zoning designation of the property located at 1062 Goldstream Road from CS1 (Service Commercial) and RR4 (Rural Residential 4) to MU1A (Mixed Use Residential Commercial A) subject to the following terms and conditions: a) That the owner agrees to provide, as a bonus for increased density, the following contributions per unit, prior to issuance of a building permit: i. $2,850 towards the General Amenity Reserve Fund, with a 50% reduction for the units on the 5th and 6th storey, and a 75% reduction for the units on the 7th storey; ii. $750 towards the Affordable Housing Reserve Fund; b) That the owner agrees to provide, as a bonus for increased density, the following contributions per required parking stall that is not provided, prior to issuance of a building permit: i. $7,500 towards the General Amenity Fund for Transportation Demand Management. c) That the applicant provide, prior to Public Hearing, the following: i. A technical memo from a qualified engineer that verifies storm water can be adequately managed onsite, to the satisfaction of the Director of Engineering. d) That the applicant provide, prior to Bylaw adoption, the following: i. Road dedication along the frontage to the satisfaction of the Director of Engineering. e) 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 all frontage improvements to Bylaw 1000 standards are provided to the satisfaction of the Director of Engineering, which includes an operational 3-lane cross-section; ii. That all boulevard improvements to Bylaw 1000 standards are provided to the satisfaction of the Manager of Parks; iii. That a detailed storm water management plan be provided prior to issuance of a building permit, to the satisfaction of the Director of Engineering, and its operation and maintenance plan be registered on title; iv. That a construction parking management plan be provided to the satisfaction of the Director of Engineering prior to the issuance of a Building Permit. v. That the required parking stalls for this development are allocated for the use by individuals in each unit, as required by Bylaw 300 and designed accordingly, and that parking stalls are not rented out individually. 2. Direct staff to prepare a bylaw to increase the allowable FAR in the MU1A Zone to a maximum of 4.0 as per Bylaw 1774. 3. Direct staff to prepare a bylaw to increase the maximum height in the MU1A Zone to a maximum of 7 storeys. 4. Authorize the Director of Planning to issue the following variances in the Form and Character Development Permit: i. Reduce the front yard setback from 2.0m (6.5 ft) to 0.4m (1.3 ft) for the garbage and recycling enclosure; ii. Reduce the rear yard setback from 7.5m (25 ft) to 5.0 (16.5 ft) for the parkade levels and to 1.2m (4.0 ft) for the 2nd to 7th storeys. iii. Reduce the number of off-street parking by a maximum of 8 stalls. OR Option 2 5. Reject this application for rezoning. --- ### Submission and Concurrence Source pages: 52–78 ## Submission and Concurrence Submitted by: Robert Dykstra, MCIP, RPP Land Development Planner Concurrence: Matthew Baldwin, MCIP, RPP, Director of Planning Chris Aubrey, Fire Chief 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 --- ### Appendices Source pages: 52–78 ## Appendices ### Appendix A — Site Plan [Image 5: Appendix A — Site Plan (site plan drawing)] ### Appendix B — Elevations [Image 6: Appendix B — Elevation 1] [Image 7: Appendix B — Elevation 2] [Image 8: Appendix B — Elevation 3] ### Appendix C — Property Map [Image 9: Appendix C — Property Map] ### Appendix D — Location Map [Image 10: Appendix D — Location Map] --- ### Additional Images from Notice / Newspaper (contextual) Source pages: 52–78 ## Additional Images from Notice / Newspaper (contextual) [Image 11: Newspaper/Public notice clipping showing the Public Hearing advertisement]