# Staff Report: Application to Rezone 494 Goldstream Avenue (Z20-0007) — Rezone R2 to CC1 for 6-storey mixed-use Meeting: Special Council — June 8, 2020 Canonical HTML: [Open Langford]() Meeting record updated: 2026-10-19T03:52:03.431323+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: [20200608-Special-Council-Agenda-Package-1]() Source pages: 14–26 ## AI-processed summary Application by WA Architects on behalf of Le Gers Properties Inc. to rezone 494 Goldstream Avenue from R2 to CC1 to allow construction of a 6-storey mixed-use building of approximately 71 residential units and street-level office/commercial space. ## Extracted text ### Staff Report: Application to Rezone 494 Goldstream Avenue (Z20-0007) — Rezone R2 to CC1 for 6-storey mixed-use Source pages: 14–26 ## Staff Report: Application to Rezone 494 Goldstream Avenue (Z20-0007) — Rezone R2 to CC1 for 6-storey mixed-use Date: June 8, 2020 Department: Planning Application No.: Z20-0007 Subject: Application to Rezone 494 Goldstream Avenue from One- and Two-Family Residential (R2) Zone to City Centre (CC1) to Allow for a 6-Storey Mixed-Use Building ### PURPOSE Source pages: 14–26 ## PURPOSE Colin Harper of WA Architects has applied on behalf of Le Gers Properties Inc. to rezone 494 Goldstream Avenue from the One- and Two-Family Residential (R2) Zone to the City Centre (CC1) Zone in order to allow for the construction of a 6-storey mixed-use building that would consist of approximately 71 residential units and 175m² (1,900 ft²) of office space on the ground floor. ### BACKGROUND Source pages: 14–26 ## BACKGROUND ### Previous Applications The City has not received any previous planning applications on the subject property. ### Table 1: Site Data | Item | Details | |---|---| | Applicant | WA Architects, Colin Harper | | Owner | Le Gers Properties Inc. | | Civic Address | 494 Goldstream Avenue | | Legal Description | Lot 2, Section 1, Esquimalt District, Plan 18082, Except That Part in Plan 34267 and Plan 44327 | | Size of Property | 3,425m² (0.8 acres) | | DP Areas | City Centre | | Zoning Designation | Existing: One- and Two-Family Residential (R2)
Proposed: City Centre (CC1) | | OCP Designation | Existing: City Centre
Proposed: City Centre | ### SITE AND SURROUNDING AREA Source pages: 14–26 ## SITE AND SURROUNDING AREA The site contains an existing dwelling and several accessory buildings. There are a number of trees and large bushes scattered throughout the property. This site, as well as the surrounding lands, are virtually flat. The surrounding neighbourhood consists of single-family homes, with the exception of the Royal Colwood Golf Club on the south side of Goldstream Ave, within the City of Colwood. ### Table 2: Surrounding Land Uses | Zoning | Use | |---|---| | North: R2 (One- and Two-Family Residential) | Single-Family Residential | | East: R2 (One- and Two-Family Residential) | Single-Family Residential | | South: AG1 (Agricultural 1) (City of Colwood) | Golf Course | | West: R2 (One- and Two-Family Residential) | Single-Family Residential | [Image 1: Figure 1 - Subject Property (map/aerial)] ### COUNCIL POLICY Source pages: 14–26 ## COUNCIL POLICY ### OFFICIAL COMMUNITY PLAN The Official Community Plan (OCP) Bylaw No. 1200 designates the subject property as ‘City Centre’, which is defined by the following text: - A major regional growth and employment centre that supports a wide range of high-density housing, including affordable and rental housing, in conjunction with commercial, office, institutional and light industrial uses; - A place with the highest degree of inter-city connection through a regional transportation network and transportation hubs; - A place where a wide range of public squares, parks, and open spaces are integrated throughout; - A place of community gathering and celebration where civic uses and public buildings are key landmarks; and - A place of interactive and animated streetscapes where public art and public space are employed to celebrate local cultural and natural history. ### CONCEPT FOR THE CITY CENTRE Langford’s City Centre is intended to be an area of high-density development that is both vibrant and walkable, with multi-modal connectivity to other similar hubs in the Capital Region. The City Centre will focus on mixed-use development, with the highest concentration being adjacent to major arterial routes such as Goldstream Avenue, Veterans Memorial Parkway, Peatt Road and Jacklin Road. This is meant to solidify the Goldstream corridor as the heart of the City Centre. ### DEVELOPMENT PERMIT AREAS This property is not located within any Environmental or Hazardous Development Permit Area, but will need to build in accordance with the ‘City Centre’ Development Permit Area guidelines. These guidelines have been established partial due to the fact that, ‘the City Centre plays a special role in both the residents’ and visitors’ impression of the City, therefore high-quality planning, design and execution is essential for the City Centre. These Design Guidelines provide a comprehensive framework that incorporates design flexibility to create a unique and identifiable character while ensuring design diversity amongst developments within the City Centre’. Within the ‘City Centre’ Guidelines, the subject project is located within a neighbourhood that is identified as ‘S6 Goldstream East’, and states that, ‘Development shall focus on medium and high density residential buildings located towards the Goldstream Avenue and Veterans Memorial Parkway intersection.’ ### COMMENTS Source pages: 14–26 ## COMMENTS ### DEVELOPMENT PROPOSAL The proposal is to rezone the subject property to CC1 (City Centre), which would allow for the construction of an apartment building with approximately 71 residential units and 175m² (1,900 ft²) of commercial space, as illustrated in Appendix A. The commercial space is proposed to be on the ground floor of the portion of the building along Kristina Place, but this may change through the Form and Character DP. Currently, ground floor oriented units are proposed for that portion of the building along Goldstream Avenue, but this may be better suited for commercial space. The proposed number of parking stalls is three more than required by Part 4 of Zoning Bylaw No. 300 and includes two electric car charging stations. Vehicle access to and from the site would be off Kristina Place, and the entryway would be at the northern portion of the site, as far from the intersection with Goldstream Avenue as possible. Since the 1997 recession, Langford has seen a concentration of rental apartments among those multi-family residential units that have been developed. In an effort to provide options for future home ownership and ensure flexibility of housing types for all residents, Council may wish to require that developers strata title multi-family residential buildings at the time of construction so that individual units may be offered for sale if market conditions change at some later date. Taking this step at the time of construction does not impede the use of the building as a rental, but ensures that a building is appropriately constructed and will not require potentially costly upgrades if strata title conversion is sought in the future. Council may wish to have the developer register a building strata plan as a condition of rezoning prior to issuance of an occupancy permit and have this provision secured within a Section 219 registered on title. ### Table 3: Proposal Data * Variance Required | Item | Permitted by R2 (Current Zone) | Permitted by CC1 (Proposed Zone) | |---|---:|---| | Permitted Uses | • One or Two-Family Dwelling
• Group Day Care
• Home Occupation | • Apartment
• Hotel
• Office
• Retail Store | | Density | n/a | 3.0 FAR | | Height | 9m (30 ft) | 12 storeys | | Site Coverage | 35% max | 35% min * | | Front Yard Setback | 6.0 m (20 ft) | 2.0 (6.5 ft) | | Interior Side Yard Setback | 1.5m (5.0 ft) | 2.0 (6.5 ft) | | Exterior Side Yard Setback | 4.5m (15 ft) | 3.0 (10 ft) | | Rear Yard Setback | 6.0m (20 ft) | 5.0 (25 ft) | | Parking | 2 per unit | 1 per suite
1.25 per 0-2 bedrooms
2.25 per 3 + bedrooms
37% underground * | ### VARIANCES Source pages: 14–26 ## VARIANCES The applicant’s proposal includes site coverage that is less than the minimum 60% noted in the zone. The applicant is also proposing to reduce the amount of underground or enclosed parking. Both of these are able to be varied as they do not affect the density. Even though the applicant is proposing to reduce the minimum site coverage and underground parking, varying this would not be noticed from the street as the building will be constructed along both edges of the frontages, leaving the open area hidden behind the building. The overall design would still meet the intent of the zone with 80% of the building along the frontages, which included pedestrian interactions. From a visual perspective, there would be only 25m of the total 125m of frontage not used for the building, and of this 25m only 7m would be paved for the driveway while the rest would be landscaped. Council may wish to request that a solid 1.8m privacy fence and landscaping is installed around the edges that abut private properties to ensure additionally privacy is maintained with neighbours. If Council is supportive of these requested variances given the above rational, they may wish to direct staff to continue working through the details of the CC1 (City Centre 1) Zone to determine how such variances may be mitigated and to bring back a bylaw for 1st reading along with a report that outlines the extent of the variances needed for this development. ### FRONTAGE IMPROVEMENTS Source pages: 14–26 ## FRONTAGE IMPROVEMENTS ### Goldstream Avenue The applicant will be required to provide full frontage improvements along Goldstream Avenue in accordance with Bylaw 1000 and City Centre Guidelines. These road improvements would include the following: - A 2.2m wide red brick paver sidewalk - A landscaped boulevard that includes trees and irrigation - Alternating overhead and pedestrian street lights, burgundy in colour Road dedication is not anticipated to be required here, and improvements would incorporate the existing transit stop platform and shelter. ### Kristina Place The applicant will be required to provide full frontage improvements along Kristina Place in accordance with Bylaw 1000 and City Centre Guidelines. These road improvements would include the following: - A 1.8m wide sidewalk - A landscaped boulevard that includes trees and irrigation - Street lighting, burgundy in colour ### SEWERS Source pages: 14–26 ## SEWERS A sewer main does not exist within Goldstream Avenue fronting this site. The developer will be required extend the main down Goldstream, and then connect to it. Currently, the end of the sewer main is located in front of 550 Goldstream (M’akola Housing). Therefore, the extension of the sewer to Kristina Place would be approximately 345m (1,130 ft). Any sewer works within dedicated road right-of-way will be constructed by West Shore Environmental Services at the applicant’s expense. ### DRAINAGE AND STORMWATER MANAGEMENT Source pages: 14–26 ## DRAINAGE AND STORMWATER MANAGEMENT As a condition of building permit, Bylaw No 1000 allows storm water to be managed through detention or infiltration, depending on what a qualified professional determines for the site. As a condition of rezoning, Council may wish to require the applicant to provide a technical memo prior to public hearing from a qualified professional regarding storm water management, to the satisfaction of the Director of Engineering. ### FINANCIAL IMPLICATIONS Source pages: 14–26 ## FINANCIAL IMPLICATIONS Rezoning the subject property to permit higher density of development will increase the assessed value of lands and eventually will increase municipal revenue due to the number of units created. As the developer is responsible to 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. ### Table 4 – Amenity Contributions per Council Policy | Amenity Item | Contribution Rates | Total (approx.) | |---|---:|---:| | Affordable Housing Reserve Fund | $610 per unit (residential) on the 1st - 4th Floors | $26,840 | | | $305 per unit (residential) on the 5th - 6th Floors | $8,235 | | General Amenity Reserve Fund | $2,850 per unit (residential) on the 1st – 4th Floors | $125,400 | | | $1,425 per unit (residential) on the 5th - 6th Floors | $38,475 | | General Amenity Reserve Fund | $10.75 per m2 of commercial Gross Floor Area | $1,898 | * The applicant will be charged for new units created at the time of building permit issuance, and is entitled to a 50% or 75% reduction depending on the use and height, for units above the 4th storey. ### Table 5 – Development Cost Charges | Development Cost Charge | Per Unit Contribution | Total (approx.) | |---|---:|---:| | Roads | $3,188 per unit (residential) | $226,348 | | | $55.78 per m² (commercial) | $9,873 | | Park Improvement | $1,890 per unit (residential) | $134,190 | | Park Acquisition | $1,100 per unit (residential) | $78,100 | | ISIF Fees | $331.65 per unit (residential) | $23,547 | | | $140 per 1,000ft² (commercial) | $266 | | Subtotal (DCCs to Langford) | | $472,324 | | CRD Water | $1,644 per unit (residential) | $116,724 | | | $10.74 per m² (commercial) | $1,895 | | School Site Acquisition | $600 per unit (residential) | $42,600 | | TOTAL DCCs | | $633,543 | ### OPTIONS Source pages: 14–26 ## OPTIONS ### Option 1 That Council: 1. Direct staff to bring forward an additional report outlining the extent of the requested variances and a bylaw to amend the zoning designation of the property located at 494Goldstream Avenue from R2 (One- and Two-Family Residential) to CC1 (City Centre) subject to the following terms and conditions: a) That the applicant provides, as a bonus for increased density, the following contributions per residential unit, prior to issuance of a building permit: i. $610 towards the Affordable Housing Fund; ii. $2,850 toward the General Amenity Fund; and subject to reductions depending on the use and height in accordance with the Affordable Housing and Amenity Contribution Policy. iii. $10.75 per m2 of commercial Gross Floor Area. b) That the applicant provides, prior to Public Hearing, the following: i. A technical memo from an engineer that verifies storm water can be adequately managed on-site for the proposed developments, 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 all frontage improvements along Goldstream Avenue and Kristina Place are provided as per Bylaw 1000, to the satisfaction of the Director of Engineering, prior to the issuance of a Building Permit; ii. That a storm water management plan be provided prior to issuance of a building permit and implemented, as per Bylaw 1000, all to the satisfaction of the Director of Engineering; iii. That a construction parking and traffic management plan be provided prior to the issuance of a building permit, to the satisfaction of the Director of Engineering; iv. That a separate covenant be registered prior to issuance of a building permit for the proposed residential building that ensures parking is assigned and tied to each unit created in accordance with the minimum required parking stalls as per the zoning bylaw. v. That no occupancy permit be issued for the proposed building until a strata plan for the building has been registered, to the satisfaction of the Approving Officer. 2. Amend Appendix J to Bylaw No. 300 to authorize the Director of Planning to issue variances to the minimum lot coverage within the Form and Character Development Permit for properties located within the City Centre, provided the design meets the design objectives of the guidelines contained in Appendix J. ### OR Option 2 3. Take no action at this time with respect to Bylaw No. 1905. ### SUBMISSIONS / CONCURRENCE Source pages: 14–26 ## SUBMISSIONS / CONCURRENCE Submitted by: Robert Dykstra, MCIP, RPP Land Development Planner Concurrence: Matthew Baldwin, MCIP, RPP, Director of Planning Adriana Proton, Manager of Legislative Services Chris Aubrey, Fire Chief Lorne Fletcher, Manager of Community Safety and Municipal Enforcement 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: 14–26 ## APPENDICES ### Appendix A SITE PLAN [Image 2: Site plan for 494 Goldstream Avenue] RENDERING [Image 3: Rendering of proposed 6-storey mixed-use building] ### Appendix B [Image 4: Appendix B (illustration/diagram as provided)] ### Appendix C [Image 5: Appendix C (illustration/diagram as provided)]