Staff Report: Bylaw No. 1915 — Application to Rezone 979 Walfred Road (Z20-0002) to RS1 for 3-lot small lot subdivision

PURPOSE

Bruce Crawshaw of Westbrook Consulting Ltd. has applied on behalf of Jospeh Antoine Jean Michel Julien to rezone 979 Walfred Road from One-and Two Family Residential (R2) to Residential Small Lot 1 (RS1) to allow for a 3-lot subdivision.

BACKGROUND

PREVIOUS APPLICATIONS

The City has not received any previous applications for the subject property.

Table 1: Site Data

SITE AND SURROUNDING AREA

The subject property is generally flat and situated in a low lying section of Walfred Road, adjacent to the Triangle Mountain Watershed. The 727 m2 lot is currently occupied by one single-family dwelling, which will be removed as part of the subdivision process. Mature vegetation/bushes are present at the front of the property.

Due to issues with drainage in the area, the property is subject to the City’s Drainage Concern Development Permit area guidelines, which may require additional flood proofing measures as part of the development process.

The properties surrounding the development are comprised of a mix of townhouse, older single-family homes on 550+ m2 lots, and a significant number of small lot subdivisions with lots less than 300 m2.

Weaver Park is located approximately 150 m to the south/southwest of the development site, with trail access off Happy Valley Road, and Ed Fisher Park is located approximately 300 m to the northeast.

Table 2: Surrounding Land Uses

COMMENTS

OFFICIAL COMMUNITY PLAN

The Official Community Plan (OCP) Bylaw No. 1200 designated the subject properties as “Neighbourhood”, which is defined by the following text:

• Existing settled areas throughout the community predominantly located on the valley floor.
• Predominantly residential precinct that supports a range of low and medium density housing choices including secondary suites
• This area allows for residential and mixed use commercial intensification of streets that connect centres and/or are serviced by transit
• Schools, community facilities and other institutional uses are permitted throughout the area
• Retail serving local residents is encouraged along transportation corridors
• Home-based businesses, live-work housing is encouraged
• Parks, open spaces and recreational facilities are integrated throughout the area
• This area allows for Neighbourhood Centres to emerge in the form of medium density mixed-use nodes at key intersections.

A Concept for Neighbourhood Areas

Amending the zoning designation of the subject property from R2 to RS1 to allow a small lot subdivision will align with current policy that envisions small blocks, small lots and sensitive infill developments.

The overall density of the development (3 units/727 m2) is considered appropriate in the context of the Neighbourhood OCP designation, which contemplates an overall density objective of 40 units per ha (16 units per acre) for infill sites.

SOUTH LANGFORD NEIGHBOURHOOD PLAN

The subject property is designated as Urban Residential within the South Langford Neighbourhood Plan (Appendix R of Zoning Bylaw 300). Properties within the Urban Residential designation allow for more intensive residential development, and may include single-family residential dwellings, townhousing, and attached housing, with a maximum density of one unit per 200 m2 being considered appropriate. With an average lot size of 228.0 m2 (2,454.52 ft2), the development proposal is slightly under the maximum density of the SLNP policy.

DEVELOPMENT PERMIT AREAS

The development will be subject to an “Intensive Residential” Development Permit, which applies to any development consisting of 3 or more homes on lots that are 550 m2 or less in area.

As previously noted, the subject property is located within the Drainage Concern DP area, which can be addressed through the stormwater management plan as part of the subdivision process.

The DP must be issued prior to any land alteration, the issuance of a building permit, or subdivision approval, whichever occurs first.

PEDESTRIAN, CYCLING AND MOTORIST NETWORK

Bike lanes and sidewalks exist along Walfred Road and will need to be constructed at the frontage of the development site, which will link up with the network leading to the Galloping Goose Trail north of Sooke Road, and to the City Centre via Jacklin Road.

Within a five minute walking distance from the site there are bus stops for three different bus routes (#48, #54, and #55) that travel along Happy Valley Road into Metchosin, Colwood, and Victoria.

DEVELOPMENT PROPOSAL

The applicant has applied to rezone the subject property to develop three small lot single family homes on parcels that range in area from 227m2 to 230 m2. As Council is aware, Bylaw No. 1864, which, among other changes, will combine the existing RS1 (Residential Small Lot 1), RS2 (Residential Small Lot 2), and RS3 Zones (Residential Small Lot 3) Zones into one updated RS1 Zone, is currently in-stream, with the Public Hearing scheduled for July. As such, staff have reviewed this application against the regulations of the new RS1 Zone, shown in Table 3 below.

Table 3: Proposal Data

The proposed subdivision complies with the regulations of the new RS1 Zone.

Prior to subdivision approval or building permit issuance, whichever occurs first, the applicant is required to obtain the Form and Character Development Permit and Fire Underwriters Survey (FUS). The FUS calculation will ensure adequate water flow is available to the site.

FRONTAGE IMPROVEMENTS

The Engineering Department has noted that as part of frontage improvements, a sidewalk, road edge parking, bike lane, streetlight, and boulevard landscaping will need to be provided (if necessary). It is noted for Council’s reference that a frontage plan was provided with the application, and will be reviewed and approved by the Director of Engineering prior to Public Hearing.

If road dedication is necessary to complete the frontage work, Council may wish that the applicant provide the road dedication prior to Bylaw Adoption.

SEWER

Sewer connections are available along Walfred Road. The developer will be responsible for any upgrades to the sanitary sewer system to as well as for any costs associated with connecting to the sewer system and any services or utilities required to service the development.

DRAINAGE AND STORMWATER MANAGEMENT

In accordance with the City of Langford’s Bylaw No. 1000, stormwater at the subject property is to be managed through infiltration. 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 how stormwater will be managed on-site, to the satisfaction of the Director of Engineering. A formal stormwater management plan will be required prior to land disturbance or subdivision approval, addressing all drainage concerns on-site, and designed in accordance with the City of Langford’s Development and Servicing Bylaw No. 1000.

FINANCIAL IMPLICATIONS

Rezoning the subject properties 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

DEVELOPMENT COST CHARGES

Table 6 – Development Cost Charges

OPTIONS

Option 1

That Council:

1. Proceed with consideration of 1st reading of Bylaw No. 1915 to amend the zoning designation of the property located at 979 Walfred Road from R2 (One and Two-Family Residential) to RS1 (Residential Small Lot 1) subject to the following terms and conditions:

a. That the applicant provides, as a bonus for increased density, the following contributions, prior to subdivision approval:

i. $660 per lot towards the Affordable Housing Reserve Fund; and
ii. $3,960 per lot towards the General Amenity Reserve Fund.

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; and
ii. A frontage drawing to the satisfaction of the Director of Engineering to confirm whether road dedication is required to complete all required frontage improvements.

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 to Bylaw 1000 standards are provided to the satisfaction of the Director of Engineering prior to issuance of a building permit or subdivision approval, whichever is first;
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;

d. That the applicant registers a road dedication plan, prior to Bylaw Adoption, to the satisfaction of the Director of Engineering;

OR

Option 2

1. Take no action at this time with respect to Bylaw No. 1915.

Submitted by

David Sametz, Land Development Planner – Approval

Concurrence:

• Matthew Baldwin, MCIP, RPP, Director of Planning – Email Approval
• Adriana Proton, Manager of Legislative Services – Email Approval
• Chris Aubrey, Fire Chief – Email Approval
• Cory Manton, Manager of Parks and Recreation – Email Approval
• Michelle Mahovlich, P.Eng, P.Geo, Director of Engineering – Email Approval
• Leah Stohmann, MCIP, RPP, Deputy Director of Planning – Email Approval
• Michael Dillabaugh, CPA, CA, Director of Finance – Email Approval
• Braden Hutchins, Director of Corporate Services – Email Approval
• Darren Kiedyk, Chief Administrative Officer – Email Approval

:ds

Appendices

Appendix A

Appendix B – Property Map

Appendix C – Location Map