# Staff Report to Planning, Zoning & Affordable Housing Committee - Application to Rezone 2120 Millstream Road (Z17-0049) Meeting: Regular Council — October 5, 2020 Canonical HTML: [Open Langford]() Meeting record updated: 2026-10-19T03:51:33.686437+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: [20201005-Agenda-Package-1]() Source pages: 54–73 ## AI-processed summary Comprehensive planning report proposing rezoning 2120 Millstream Road from RR4 to RS1 with townhouses to allow approximately 37 single-family lots and 47 townhouse units; includes OCP, DPA, servicing, frontage, fire and DCC considerations and draft conditions/covenants. ## Extracted text ### Staff Report to Planning, Zoning, and Affordable Housing Committee Source pages: 54–73 ## Staff Report to Planning, Zoning, and Affordable Housing Committee Date: September 14, 2020 Department: Planning Application No.: Z17-0049 Subject: Application to Rezone 2120 Millstream Road from RR4 (Rural Residential 4) Zone to the RS1, Residential Small Lot 1, Zone to allow for a 37-lot subdivision for one family dwellings, and 47 townhouses on the property. ### PURPOSE Mike Wignall has applied on behalf of 448708 BC Ltd, and Grand Eagle Investment Ltd. to rezone 2120 Millstream Road from RR4 (Rural Residential 4) Zone to the RS1, Residential Small Lot 1, Zone to allow for a 37 lot subdivision for one family dwellings, of which 23 are to be 400 m2 or less, and 47 townhouse units on the property. ### BACKGROUND Source pages: 54–73 ## BACKGROUND ### PREVIOUS APPLICATIONS There have been no previous development applications for the subject property. In 2014 Council adopted Bylaw No. 1468 and rezoned the property at 2150 Millstream from RR4 (Rural Residential 4) to R2A (One and Two Family Residential) zone in order to allow the development of a one family subdivision. In 2018 the property at 2148 Millstream Road, and a portion of the property at 2150 Millstream Road was rezoned from the R2A (One and Two Family Residential 2A) and the RR4 (Rural Residential 4) Zone to the RT1 (Residential Townhouse 1) Zone, to allow for the construction of approximately 47 townhouse units. ### SITE DATA Source pages: 54–73 ## SITE DATA ### Table 1: Site Data | Item | Details | |---|---| | Applicant | Mike Wignall | | Owner | 448708 BC Ltd. and Grand Eagle Investment Ltd | | Civic Address | 2120 Millstream Road | | Legal Description | Lot 1, Section 3, Range 3 West, Highland District, Plan 9548 Except That Part In Plan 14368 | | Size of Property | 38,450 m2 or 9.63 acres | | DP Areas | Environmentally Sensitive and Biodiversity Development Permit Area; Woodland Environmental Development Permit Area; Steep Slopes Potential Risk Hazard Development Permit Area; Extreme Fire Potential Risk Hazard Development Permit Area | | Zoning Designation | RR4, Rural Residential 4, Zone | | OCP Designation | Neighbourhood Area | ### SITE AND SURROUNDING AREA The property is located to the east of Millstream Road, and south of the border shared with the District of Highlands. The largely undeveloped site is heavily vegetated and made up of rocky terrain that has an elevation differential of 55 m from the frontage of the property along Millstream Road and the western property line. The site does not have any home sites but does have a remnant parking area that was used by the property at 2148 Millstream Road. The properties surrounding the subject site have been developed into townhouses and one family dwellings on a variety of lot sizes. An established recreational auto race track and arena, Western Speedway, is located across Millstream Road, and may cause a noise nuisance to residents. If Council is supportive a condition within a Section 219 covenant should be registered on each individual property that makes future owners aware of this potential issue. ### Table 2: Surrounding Land Uses | Direction | Address / Block | Zoning | Use | |---|---:|---|---| | North | 2100 blk of Greenhill Rise; 2000-2100 blk of Longspur Drive | CD9, Comprehensive Development 9, Zone – Baker Heights | Townhouses and one family houses on small lots | | West | 2171-2140 Stone Gate; 2120 Harrow Gate | CD6, Comprehensive Development 6, Zone – Bear Mountain | Townhouses and one family Homes | | South | 2148 Millstream Road | RT1, Residential Townhouse 1 | Currently being developed into townhouses | | South | 2166 Longspur Drive | RT1, Residential Townhouse 1 | Currently being developed into townhouses | | West (across Millstream) | 2207 Millstream Road | CR1, Community Recreation 1, Zone | Recreational Facility (Western Speedway) | ### COMMENTS Source pages: 54–73 ## COMMENTS ### ZONING Currently the property is zoned RR4 and does not allow for the subdivision of properties less than 0.4 hectares or 1 acre in area. In order to develop approximately 84 residential units, 37 lots for one family dwellings, and 47 townhouses the property must be rezoned. A zoning amendment to the RS1, Residential Small Lot, Zone would accommodate the developer’s request for lot sizes with a minimum lot size of 200 m2. Townhouse would have to be added as an allowable use in the RS1 Zone, exclusive to the subject property. Council may wish to review the plans and limit the number of townhouse units that can be developed to 47, the number of units being proposed by the developer. Additional text would need to be written into the zone so that townhouses would be regulated under Langford’s townhouse zone, the RT1, Residential Townhouse 1, Zone and not the regulations of the RS1 zone. ### OFFICIAL COMMUNITY PLAN Source pages: 54–73 ## OFFICIAL COMMUNITY PLAN ### Neighbourhood Designation 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 The Neighbourhood Designation within the Official Community Plan (OCP) contains policy that contemplates an overall density objective of 40 units per hectare (16 units per acre) for infill development. The subject rezoning application proposes 84 dwelling units on a 3.8 ha parcel, a density that is well under what is considered appropriate under the OCP designation. Amending the zoning of the subject property from RR4 to the RS1 Zone, with the added use of townhouses, will align with the neighbourhood policy designation by increasing the density of the property and by providing a variety of low-density housing options. [Image 6: Neighbourhood designation / OCP concept graphic] ### DEVELOPMENT PERMIT AREAS Source pages: 54–73 ## DEVELOPMENT PERMIT AREAS As the development proposal includes more than 3 one family dwellings on lots less than 550 m2, as well as townhouses, a Development Permit is required to review the form and character of the proposal for compliance with Langford’s Design Guidelines, specifically the guidelines for Intensive Residential development and Multi-Family Residential developments. Beyond a review for Form and Character, the subject property is within Development Permit Areas identified for Environmental Protection and Potentially High - Risk Hazardous areas including: Sensitive Ecosystem and Potential Habitat and Biodiversity Development Permit Area, the Woodland Environmental Development Permit Area, Steep Slopes Hazard Development Permit Area, and the Extreme Fire Hazard Development Permit Area. These Development Permit Areas can be addressed under one Development Permit application required prior to any construction to develop the property. A draft report was prepared by a Registered Professional Biologist and submitted with the application to rezone that addresses the Sensitive Ecosystem and Potential Habitat Development Permit Area. The report identifies a western portion of the property as having significant environmentally sensitive attributes and recommends that this area be protected as natural, non-disturbed area (Figure 1). This natural area will be addressed in more detail through the Development Permit. While the site is not within Langford’s Riparian Development Permit Area, a Riparian Area Report (RAR) was also submitted to account for a ditch that runs alongside Millstream Road. The RAR identifies a streamside protection and enhancement area (SPEA) that runs along the eastern portion of the property (Figure 1) as a non-disturbance area. ### PEDESTRIAN, CYCLING AND MOTORIST NETWORK Source pages: 54–73 ## PEDESTRIAN, CYCLING AND MOTORIST NETWORK The subject property has a frontage along Millstream Road but historically never had access to the road itself. The subject property was accessed via a statutory right of way off of 2148 Millstream Road, the property to the south, and as it never contained a home site, this provided access to a parking area on the property. Bike lanes exist along Millstream Road from Veterans Memorial Parkway to Bear Mountain Parkway and access to them can easily be obtained through the proposed development’s connection to Longspur Drive. BC Transit runs route 52, from a stop at Millstream Road and Hordon Road, the entrance to the Western Speedway parking lot. This route operates service east and west along Millstream Road to the Colwood Bus Exchange on Old Island Highway. The bus stop is approximately 500 m, about ten-minute walk, from most of the properties within the proposed development. ### FRONTAGE IMPROVEMENTS Source pages: 54–73 ## FRONTAGE IMPROVEMENTS Frontage improvements will include the installation of boulevard landscaping along all roads, including along the Millstream Road frontage. The developer will also be required to install sidewalks on one side of Longspur Drive, Kingbird Drive and on Millstream Road to connect with existing sidewalks. On-street parking for the proposed development will be as per Bylaw No.1000 standards and may need to fit within the road frontages. A frontage drawing is required prior to Public Hearing to determine if required frontage improvements can be accommodated within the boulevard frontages. If any road dedication is required to accommodate the improvements, it will be required for all public roads prior to the adoption of the Bylaw to rezone the subject property, and captured within a Section 219 covenant registered with the property. The installation of frontage improvements will be the responsibility of the developer and will be required as per the Subdivision and Servicing Bylaw No.1000 and to the approval of the Director of Engineering. A Section 219 covenant should be registered on the property with a condition that advises the developer of this responsibility to ensure future owners of the development are aware of their obligations of developing it. ### INFRASTRUCTURE Source pages: 54–73 ## INFRASTRUCTURE The property is within the CRD Water Network, and water services are available to the property at several locations, including along Millstream Road. Sewer services, provided by West Shore Environmental are also available to the property along Millstream Road. The developer will have to connect to and/or upgrade utilities and infrastructure as required to service the site to its proposed capacity. Council may wish to have this secured within a Section 219 registered on the property, so as the developer and future owners are aware of this responsibility. As there is no stormwater containment infrastructure in this area, the developer will be required to submit a technical stormwater management memo, prior to Public Hearing, approved by the Director of Engineering, that shows how stormwater will be contained and managed on site. A formal stormwater management plan, will be required prior to any subdivision approval of the subject property, a provision that should be secured as a condition within the Section 219 Covenant registered on the property. As a condition of this approval, a section 219 covenant must be registered with the property that ensures that on-site infrastructure to manage the drainage will be maintained and updated as needed to comply with the Plan. Any changes to the proposed development that may dictate an update to this Plan must be reviewed by the Director of Engineering prior to the approval of a subdivision or building permit on the property. As mentioned, the subject property is in an area deemed to be of an Extreme Fire Risk in accordance with Map 19: Interface Fire Hazard Development Permit Area, of Langford’s OCP. This will require the developer to obtain a Development Permit to address this DP area. In addition, the Langford Fire Department has the following recommendations tied to the installation of infrastructure to support the development including, the installation of fire hydrants, in accordance with the Subdivision and Servicing Bylaw No. 1000, removing all abandoned structures and ensuring that land clearing and blasting follows the Wildfire Act regulations. The developer will be required to submit fire underwriters survey (FUS) calculations to determine the water flow at the site and whether the building setbacks proposed are adequate to achieve the desired water flow necessary to combat a fire. FUS calculations shall be submitted prior to a development permit being issued, a provision that should be secured within a Section 219 covenant registered on the property. ### DEVELOPMENT PROPOSAL Source pages: 54–73 ## DEVELOPMENT PROPOSAL The developer is proposing to construct two blocks of townhouse units on either side of the property, indicated on figure 1 as “Lower Townhouses Site” and “Upper Townhouse Site”, and lots for one family dwellings in the centre of the property. The developer has proposed to construct 13 townhouse units in the Lower Townhouse Site, along the west portion of the property, that will be accessed off of Kingbird Drive. The units in this portion of the site will have rear yards adjacent to an identified riparian area and alongside Millstream Road. The Upper Townhouse Site, on the eastern portion of the property, is proposed to hold 34 townhouse units, accessed from “Road D”, as labeled in Figure 1 plans, off Longspur Drive. The Upper Townhouse Site contains a steep gradient that limits the options for development and subsequent parking as the depth of the lots are somewhat limited due to the site’s topography. As driveways for some of the units could not be accommodated given the grade of the site, the developer has proposed parking in areas separate from the townhouse units, but still within close proximity. The developer has also proposed a private walking path to facilitate pedestrian connections from the Upper Townhouse Site to the rest of the development. In the centre of the development approximately 37 lots for one family dwellings are proposed, 14 which will be 400 m2 or larger and may be able to accommodate Secondary Suites in accordance with the regulations of the RS1, Residential Small Lot 1, Zone (Section 6.02 of the Zoning Bylaw). Of the one family dwellings proposed, those with frontages facing Longspur Drive, will be accessed off Longspur Drive while those with rear yards facing that road will be accessed off a private road. The remaining units will be accessible from Kingbird Drive and “Road B”, as labeled on the plan shown as Figure 1. As the developer has not provided the lot dimensions for the one family dwellings, the number of one family lots proposed, 37, is an approximation, until accurate lot sizes can be determined considering the limitations of the site’s topography in relation to the regulations of the RS1 zone. [Image 1: Conceptual Subdivision Design and Layout] ### Parking and Access On-site parking for the proposed development will include two on site parking spaces per dwelling with additional parking required for secondary suite and visitor parking, where applicable. For the townhouse units proposed, parking is to be within garages and driveways, however, several of the units will have their parking provided in spaces not attached to the units themselves, but assigned to the units they are required to serve as per the plans shown in Figure 1. This parking configuration is being proposed to accommodate the topography of the site that is quite steep and includes several grade changes that make conventional site layout difficult. Also, a consideration in the parking location was the provision of more rear yard space as private amenity space for the townhouses in exchange for parking provided within driveways. The location of the property, with no direct access to Millstream Road, will rely on road connections to the north and south to facilitate access in and out of the development. Kingbird Drive will be brought up through the subject property from where it will be built as part of the development of 2148 Millstream Road and connect to the existing portion of Longspur Drive, at the mouth of its connection with Millstream Road. The other portion of Longspur Drive will also connect to 2148 Millstream Road, through the subject property and connected with Longspur Drive to the north (see Figure 2). Both these roads, in addition to the Road labelled as Road D will be dedicated to the City as public roads and constructed to the public road standards in accordance with Bylaw No.1000 and to the approval of the Director of Engineering. If Council is supportive, dedication of these roads should be registered prior to the Adoption of the Bylaw to rezone the subject property. Both Kingbird Drive and Longspur Drive will require a temporary two way around if these connections through 2148 Millstream are not constructed prior to the development of the subject proposal. A Section 219 covenant should be registered on the subject property with the condition that if, at time of subdivision of the subject property, a connection to these roads has not been constructed to Bylaw No.1000 standards and to the approval of the Director or Engineering, a temporary turnaround must be constructed, prior to subdivision approval, where these roads meet the property at 2148 Millstream. [Image 2: Showing proposed road connections of Public Roads, Longspur Drive and Kingbird Drive, highlighted and temporary turnarounds indicated] Internal roads planned for the development include two separate cul-de-sac bulbs. One of the cul-de-sacs will connect to Kingbird Drive and will serve the one family dwellings proposed on that side of the development. The other cul-de-sac bulb will be extended off Public “Road D” (Appendix C) at the end of a private road to access the townhouse block of 34 units. The private road will be able to accommodate a fire truck turnaround as the cul-de-sac at the end of this road is not wide enough to support the emergency vehicles. Approximately 14% of the property, 5422 m2, will be set aside as non-disturbance area in accordance with the Environmental Impact Assessment report and the Riparian Area Report prepared by Swell Environmental Consulting. As mentioned, a SPEA non-disturbance area runs along side Millstream Road where a Sensitive Ecosystem non-disturbance area is located on the western portion of the property. The sensitive ecosystem non-disturbance area identified in the report aligns with the non-disturbance area already set aside by the property directly south, providing a habitat corridor between the two properties. The developer did not submit detailed design drawings or plans that would make a review for compliance with Langford’s Design Guidelines possible with the application to rezone. ### PROPOSAL DATA Source pages: 54–73 ## PROPOSAL DATA ### Table 3: Proposal Data | Topic | Under the RR4, Rural Residential 4, Zone (Current Zoning) | RS1, Residential Small Lot 1, Zone (proposed zone) | Proposed by Rezoning Application | |---|---:|---|---| | Allowable Uses | One- or two-family dwellings; Secondary suites (on lots >550 m2) | • One family dwelling • Secondary suites (lots > 400 m2) | • One family dwellings* • Townhomes (RT1 Zone) | | Minimum Lot Size | 0.40 ha or 1 acre | • One family dwelling: 200 m2 • Townhouses: 100 m2 | As per Zone | | Height | 10.5 m | • One family dwelling: 9 m • Townhouses: 10 m | As per Zone | | Site Coverage | 30% | • One family dwelling: 50% • Townhomes: 60% | As per Zone | | Front Yard Setback | 7.5 m | • One family dwelling: 3 m, 6 m for a driveway • Townhouse: 3 m, 5.5 m for a driveway | As per Zone | | Interior Side Yard Setback | 3 m | • One family dwelling: 1.2 m • Townhouses: 1.5 m | As per Zone | | Exterior Side Yard Setback | 3 m, 5.5 m for any garage or car port | • All types of dwellings: 3.5 m, 5.5 m for a driveway | As per Zone | | Rear Yard Setback | 10 m | All types of dwellings: 5.5 m | As per Zone | ### On-site Parking Requirement As Per Parking Regulations, Table 4.01.01, however: - One family dwelling: 2 spaces* (1 for additional for secondary suite, if applicable) Townhouses: - Upper Townhouse Site 34 units: 68 residents and 5 visitors required. - Lower Townhouse Site 13 units: 26 residents and 3 visitors required. As per Table 4.01.01, however: - One family dwelling: * 2 per dwelling Townhouses (proposed): - Upper Townhouse Site 34 units: 68 residents and 17 visitor spaces proposed. - Lower Townhouse Site 13 units: 26 residents and 16 visitor spaces proposed. *secondary suites may be proposed with development permit ### FINANCIAL CONTRIBUTIONS Source pages: 54–73 ## FINANCIAL CONTRIBUTIONS Rezoning the subject property to permit higher densities of development may increase the assessed value of the property, and this may increase municipal revenue. As the applicant will connect the development to municipal sewers, and as the applicant will 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 and Development Cost Charges required pursuant to DCC Bylaw No. 26 are listed below. It should be noted that the developer has not yet submitted plans so the number of one family dwellings with secondary suites is not yet determined, the calculations for DCCs are an estimation and actual values will be determined at time of subdivision for one family dwellings and at time of building permit for townhouses. ### Table 4 – Amenity Contributions per Council Policy | Amenity Item | Per unit contribution One Family Small Lot (< than 550 m2) | Per unit contribution Townhomes | Total | |---|---:|---:|---:| | General Amenity Reserve Fund | $3,960 @ 37 units = $146,520 | $3,660 @ 47 units = $172,020 | $318,540 | | Affordable Housing Reserve Fund | $660 @ 37 units = $24,420 | $610 @ 47 units = $28,670 | $53,090 | | **TOTAL POLICY CONTRIBUTIONS** | $170,940 | $200,690 | $371,630 | ### DEVELOPMENT COST CHARGES #### Table 5 – Development Cost Charges | Development Cost Charge | Per unit / lot contribution One Family Dwelling on Small Lots | Per unit / lot contribution Townhouses | Total | |---|---:|---:|---:| | Roads | $3,985 @ 11 lots < 300 m2 = $43,835; $6,056 @ 26 units > 300 m2 = $157,456 | $3,985 @ 47 units = $187,295 | $388,586 | | Park Improvement | $1,890 @ 37 units = $69,930 | $1,890 @ 47 units = $88,830 | $158,760 | | Park Acquisition | $1,100 @ 37 units = $40,700 | $1,100 @ 47 units = $51,700 | $92,400 | | Incremental Storage Improvement Fees | $371.25 @ 37 units = $13,736.25 | $371.25 @ 47 units = $17,448.75 | $31,185 | | Integrated Survey Area | $35 @ 37 lots = $1,295 | $35 @ 2 lots = $70 | $1,365 | | **Subtotal (DCCs paid to City of Langford)** | $326,952.25 | $345,343.75 | $672,296 | | CRD Water | $2,922 @ 37 units = $108,114 | $2,557 @ 47 units = $120,179 | $228,293 | | School Site Acquisition | $1,000 @ 37 units = $37,000 | $800 @ 47 units = $37,600 | $74,600 | | **TOTAL (estimate) DCCs** | $472,066.25 | $503,122.75 | $975,189 | ### OPTIONS Source pages: 54–73 ## OPTIONS ### Option 1 That Council: 1. Give First Reading of Bylaw No. 1761, to amend the text within RS1 (Residential Small Lot 1) Zone to add Townhouses, not to exceed 47 units, as an allowable use on the subject property; 2. Give First Reading of Bylaw No. 1761, a Bylaw to amend the zoning designation of the property located at 2120 Millstream Road from the RR4 (Rural Residential 4) Zone to the RS1 (Residential Small Lot 1) Zone, subject to the following terms and conditions: a) That the owner agrees to provide, as a bonus for increased density, the following contributions per dwelling unit, prior to issuance of a building permit: i. $3,960 per small lot one family dwelling towards the General Amenity Reserve Fund; ii. $660 per small lot one family dwelling towards the Affordable Housing Reserve Fund; iii. $3660 per townhouse unit towards the General Amenity Reserve Fund; and iv. $610 per townhouse unit towards the Affordable Housing Reserve Fund; b) That the developer provides, prior to Public Hearing the following: i. A technical Stormwater Management Memo to the satisfaction of the Director of Engineering; ii. A frontage drawing for each road frontage (Millstream Road, Kingbird Drive and Longspur Drive), to the satisfaction of the Director of Engineering; c) That the applicant registers, prior to Bylaw Adoption, road dedication for the amount of frontage necessary along Millstream Road to accommodate required improvements, to the approval of the Director of Engineering and the standards of Bylaw No.1000. d) 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 the developer agrees to submit and implement, prior to subdivision approval, a formal storm water management plan, approved by the Director of Engineering, and to complete any required improvements and/or upgrades to on site and off-site infrastructure necessary to facilitate proper drainage on the subject property at the developer’s expense; ii. That the developer agrees to install, prior to subdivision approval or building permit issuance, which ever is first, full frontage improvements including, but not limited to: the installation of a sidewalks, boulevard landscaping, and light standards in accordance with Bylaw No.1000 and to the satisfaction of the Director of Engineering; iii. That the developer agrees that if at time of subdivision of the subject property a connection to Longspur Drive and Kingbird Road has not been constructed to Bylaw No.1000 standards and to the approval of the Director or Engineering, a temporary turnaround must be constructed where these roads meet the property at 2148 Millstream, prior to any subdivision approval on the property; iv. The developer agrees to register a Section 219 covenant, prior to subdivision approval, on each individual property, that acknowledges proximity to Western Speedway and the potential nuisance this establishment may cause to future home owners; v. That the developer agrees to dedicate to the City internal roads, Longspur Drive and Kingbird Road, and to develop these to Bylaw No.1000 standards, and to the approval of the Director of Engineering, prior to subdivision approval; vi. The developer will be required to submit fire underwriters survey (FUS) calculations prior to the issuance of a Development Permit to develop the property; vii. That any necessary above or underground infrastructure or servicing upgrades, extensions or other required servicing requirements are to be fulfilled to the standards of Bylaw No. 1000 and the Director of Engineering, and that costs incurred will be the responsibility of the developer; viii. That the developer agrees to implement the recommendations and findings of the Traffic Impact Assessment, and assumes responsibility for any costs incurred from doing so. Necessary road works shall be constructed prior to subdivision approval, or building permit issuance, whichever is first; ix. That the applicant will submit a construction parking management plan, to the satisfaction of the Director of Engineering prior to building permit issuance; x. That the developer submits a fire safety plan prior to the issuance of development permit for the construction on the site; ### OR Option 2 3. Take no action at this time with respect to Bylaw No. 1761. ### Respectfully submitted, Source pages: 54–73 ## Respectfully submitted, Submitted by: Lauren Morhart, MCIP, RPP, Planner Concurrence: Matthew Baldwin, MCIP, RPP, Director of Planning Chris Aubrey, Fire Chief Marie Watmough, Manager of Legislative Services 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 Audrey Kryklywyj-Shortreid, Deputy Director of Finance Braden Hutchins, Director of Corporate Services Darren Kiedyk, Chief Administrative Officer :lhm ### Appendices Source pages: 54–73 ## Appendices ### Appendix A [Image 3: Site Plan] ### Appendix B [Image 4: Site Location] ### Appendix C [Image 5: Proposed Site Plan]