# Staff Report: Application for Development Variance Permit to Allow 8 Townhomes in a Row at 2120 Triangle Trail (DVP21-0002) Meeting: Regular Council — April 19, 2021 Canonical HTML: [Open Langford]() Meeting record updated: 2026-10-19T03:50:34.915742+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: [Agenda Package]() Source pages: 45–58 ## AI-processed summary Development variance permit request by WA Architects on behalf of Latoria Holdings Ltd. to increase the allowable number of attached townhouse units from six to eight at 2120 Triangle Trail. ## Extracted text ### Staff Report: Application for Development Variance Permit to Allow 8 Townhomes in a Row at 2120 Triangle Trail (DVP21-0002) Source pages: 45–58 ## Staff Report: Application for Development Variance Permit to Allow 8 Townhomes in a Row at 2120 Triangle Trail (DVP21-0002) ### Date April 12, 2021 ### Department Planning ### Application No. DVP21-0002 ### Purpose Xeniya Vins of WA Architects Ltd. has applied on behalf of Latoria Holdings Ltd. for a development variance permit to increase the allowable number of attached townhomes from 6 units to 8 units at 2120 Triangle Trail. ### Background #### Previous Applications The subject property was approved for ALR Exclusion by the Agricultural Land Commission via application ALR14-0003. Following this, the subject property went through an OCP amendment in 2017 to change its designation from Agricultural Strategy Lands to Hillside or Shoreline under application OCP17-0002 as well as a concurrent rezoning application to rezone the lands from Agricultural 1 to Rural Residential 6 and Attached Housing under application Z17-0016 to allow a portion of the property to be subdivided into single-family lots and the remaining portion to be developed as townhouses. Setback variances for the townhouse portion accompanied the rezoning application, which Council authorized the Director of Planning to issue within the Form and Character Development Permit. The bylaws associated with these applications received final adoption on August 20th, 2018. The original parent parcel has been subdivided to dedicate a 2,650 m2 park along the west side, 18 single-family lots, and the townhouse lot that is the subject of this application. ### Table 1: Site Data | Item | Detail | |---|---| | Applicant | WA Architects Ltd., Xeniya Vins | | Owner | Latoria Holdings Ltd. | | Civic Address | 2120 Triangle Trail | | Legal Description | Lot A, Section 70, Metchosin District, Plan EPP107951 | | Size of Property | 0.45 hectares (1.1 acres) | | DP Areas | Riparian, Habitat and Biodiversity | | Zoning Designation | RM2A (Attached Housing) | | OCP Designation | Hillside or Shoreline | ### Site and Surrounding Area The site has been cleared and blasted. Onsite works are ongoing and will include retaining walls to account for elevation changes within the site. New homes are under construction to the west and north of the site. Lands to the east and south are in the same condition that they have been in for the past several decades, which includes single-family homes on properties with mature trees throughout. ### Table 2: Surrounding Land Uses | Direction | Zoning | Use | |---|---:|---| | North | RR6 (Rural Residential 6) | Single-Family Residential | | East | RR2 (Rural Residential 2) | Single-Family Residential | | South | RR2 (Rural Residential 2) | Single-Family Residential | | West | RR6 (Rural Residential 6) | Single-Family Residential | ### Comments #### Development Proposal The applicant is requesting to increase the allowable number of townhomes that can be attached from 6 units to 8 units. This would eliminate what would otherwise be a row of 4 townhomes next to a row of 3 townhomes with a narrow vacant space in between. The site plan, attached as Appendix A, illustrates how the site would be developed with 8 townhomes all attached, which appears to be more fitting then breaking up the number of townhomes into a row to 4 and 3 units. Variances for setbacks have already been approved by Council, and the proposal complies with those variances. All onsite parking has been met and there would be no impacts to neighbours as the end units would be in the same location as currently proposed. The proposed variance would actually remove dead space that would otherwise exist in the middle of the three buildings to which the variance is requested for. ### Table 3: Proposal Data | Permitted by RM2A (Current Zoning) | Proposed by DVP Application | |---|---| | Density (FAR) | 1.5 FAR | no change | | Height | 3 Storeys | no change | | Site Coverage | 45% | no change | | Front Yard Setback | 3.0m * | no change | | Interior Side Yard Setback | 5.5m * | no change | | Exterior Side Yard Setback | 3.0m * | no change | | Rear Yard Setback | 5.5m * | no change | | Number of Townhomes in a Row | 6 units | 8 units | * Previously approved variances. ### Options Option 1 That the Planning, Zoning and Affordable Housing Committee recommend that Council: 1. Direct staff to provide notice that Council will consider issuing a Development Variance Permit in the following regard: a) That Section 6.31A.05(2) of Zoning Bylaw No. 300 be varied to increase the maximum width of a townhouse building from six dwelling units to eight dwelling units. OR Option 2 2. Reject this application for development variance permit. ### Submitted by Robert Dykstra, MCIP, RPP Senior Planner - Approved ### Concurrence - Matthew Baldwin, MCIP, RPP, Director of Planning - Approved - Marie Watmough, Manager of Legislative Services - Approved - Michelle Mahovlich, P.Eng, P.Geo, Director of Engineering - Approved - Leah Stohmann, MCIP, RPP, Deputy Director of Planning - Approved - Michael Dillabaugh, CPA, CA, Director of Finance - Approved - Braden Hutchins, Director of Corporate Services - Approved - Darren Kiedyk, Chief Administrative Officer - Approved ### Appendices [Image 1: SITE PLAN] [Image 2: SUBJECT PROPERTY MAP] [Image 3: LOCATION MAP] --- ### Staff Report: Bylaw No. 1957 - Application to Amend the CD9 (Baker View Heights) Zone to allow a One-Family Dwelling with secondary suite on 2104 Longspur Dr (Z20-0013) - Part 1 of 2 Source pages: 45–58 ## Staff Report: Bylaw No. 1957 - Application to Amend the CD9 (Baker View Heights) Zone to allow a One-Family Dwelling with secondary suite on 2104 Longspur Dr (Z20-0013) ### Date April 12, 2021 ### Department Planning ### Application No. Z20-0013 ### Purpose The City of Langford has applied to amend the text of the CD9 (Baker View Heights) Zone to allow the construction of a one-family dwelling with secondary suite on the property located at 2104 Longspur Dr. ### Background #### Previous Applications The original parent parcel, addressed as 2110 Millstream, was rezoned to the CD9 Zone in 2005 via Bylaw No. 878 (Z03-0012). This Bylaw also created the CD9 Zone for the proposed development and established a maximum density of 34 one-family dwellings and 37 multi-family townhouse units. The CD9 Zone was later amended via Bylaw No. 1026 (Z06-0010) to increase the maximum density to 37 one-family dwellings and 44 townhouse units. DP05-0005 & A and DP06-0065 & A were issued with respect to land clearing within the designated Environmentally Sensitive and Hazardous DP Areas as well as Form and Character of the one-family and townhouse development. On June 21, 2020, Council directed staff to post a Request for Expressions of Interest (REI) to allow the submission of offers to purchase and develop the subject property. At their Regular Meeting held January 18, 2021, Council directed staff to enter into a purchase and sale agreement with Nextview Construction Inc. to allow for the purchase of the property for $100,000 for the purpose of constructing a one-family dwelling with a secondary suite. As no additional one-family dwellings are permitted within the CD9 Zone, the offer included a condition that the Zone be amended to allow for the proposed dwelling. Council retains full discretion to consider the merits of the rezoning proposal, and the purchase and sale agreement will not complete should Council decide not to amend the Zone. ### Table 1: Site Data | Item | Detail | |---|---| | Applicant/Owner | City of Langford | | Civic Address | 2104 Longspur Dr | | Legal Description | LOT A SECTION 3 RANGE 3 WEST HIGHLAND DISTRICT PLAN EPP104528 | | Size of Property | 691.7 m2 | | DP Areas | Potential Habitat and Biodiversity, Interface Fire Hazard | | Zoning Designation | CD9 (Baker View Heights) | | OCP Designation | Neighbourhood | ### Site and Surrounding Area The subject property is located on Longspur Dr, west of Millstream Rd and east of some of the first neighbourhoods created within Bear Mountain. The surrounding neighbourhood includes a mix of both one-family dwellings and townhouses, as well as an open space parcel owned by the City to the north. The subject property is at a slightly higher grade than the adjoining road, and consists of a grassy area and a rocky outcrop. [Image 4: Orthophoto Map] ### Table 2: Surrounding Land Uses | Direction | Zoning | Use | |---|---:|---| | North | RCBM1 (Resort Community of Bear Mountain 1) | Open space | | East | CD9 (Baker View Heights) | Single-family dwellings | | South | CD9 (Baker View Heights) | Single-family dwellings and townhouses | | West | RCBM1 (Resort Community of Bear Mountain 1) | | ### Official Community Plan The Official Community Plan (OCP) Bylaw No. 1200 designates the subject property as ‘Neighbourhood’, as 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. - Transit stops are located where appropriate [Image 5: A Concept for Neighbourhood Areas] ### Development Permit Areas As previously noted, several Development Permits have been issued with respect to the parent parcel. Nextview Construction Inc has not yet drawn up plans with regards to the size and location of the proposed dwelling, however these plans will ultimately be reviewed against the issued Development Permits to determine if an amendment will be required prior to any further alteration of land. ### Pedestrian, Cycling and Motorist Network The subject property has frontage on Longspur Dr, which accesses Millstream Rd just north of Bear Mountain Parkway. Sidewalks exist on the opposite side of Longspur Dr from the subject property. BC Transit runs route 52 from a stop at Millstream Road and the former Hordon Road right-of-way (the entrance to the Western Speedway site) along Millstream Road to the Colwood Bus Exchange on Old Island Highway. The bus stop is approximately 800 m from the subject property. ### Infrastructure Services exist within the Longspur Dr right-of-way, but will need to be connected to the subject property as part of the site servicing requirements of the Building Permit, if this application is approved. A stormwater management plan will also be required to demonstrate how stormwater will be detained on-site. These servicing requirements will be completed by the purchaser at their cost. ### Comments #### Development Proposal As noted, the prospective purchaser of the lot, Nextview Construction Inc, wishes to construct a one-family dwelling with secondary suite on the subject property. The new dwelling will be required to comply with the regulations of the CD9 Zone, which include: ### Table 3 – CD9 Zone Regulations | CD9 Zone Requirement | Regulation | |---|---| | Height | 8.5 m (27.9 ft) | | Site Coverage | 40% | | Front Yard Setback | 4.5m (14.8 ft) for the principal dwelling and 5.5m (18 ft) for the garage portion | | Interior Side Yard Setback | 1.2m (3.9 ft) | | Exterior Side Yard Setback | n/a | | Rear Yard Setback | 6m (19.7 ft) | | On-site Parking Requirement | 2 spaces for the one-family dwelling plus one for the secondary suite | ### Financial Contributions #### Council’s Affordable Housing, Park and Amenity Contribution Policy Rezoning the subject property to permit a one-family dwelling may increase the assessed value of the property, and this may increase municipal revenue. As the applicant will be responsible for frontage improvements and connection to the municipal sewer system, the direct capital costs to the municipality associated with this development will be negligible. A summary of the Amenity Contributions and Development Cost Charges that the developer will be expected to pay is outlined below in Tables 4 and 5. ### Table 4 – Amenity Contributions per Council Policy | Amenity Item | Total Contribution | |---|---:| | General Amenity Reserve Fund | $6,000 | | Affordable Housing Reserve Fund | $1,000 | | TOTAL POLICY CONTRIBUTIONS | $7,000 | ### Table 5 – Development Cost Charges | Development Cost Charge | Total contribution | |---|---:| | Roads | $5,876 | | Storm Drainage | n/a | | Park Improvement | $1,890 | | Park Acquisition | $1,100 | | Incremental Storage Improvement Fees | $495 | | Integrated Survey Area | $35 | | Subtotal (DCCs paid to City of Langford) | $9,396 | | CRD Water | $2,922 | | School Site Acquisition | $1,000 | | TOTAL (estimate) DCCs | $13,318 | ### Options Option 1 That the Planning, Zoning and Affordable Housing Committee recommend that Council: ### Staff Report: Bylaw No. 1957 - Application to Amend the CD9 (Baker View Heights) Zone to allow a One-Family Dwelling with secondary suite on 2104 Longspur Dr (Z20-0013) - Part 2 of 2 Source pages: 45–58 1. Proceed with consideration of Bylaw No. 1957 to amend the CD9 Zone to allow for the construction of a one-family dwelling with secondary suite on the property located at 2104 Longspur, subject to the following terms and conditions: a) That the developer agrees to provide, as a bonus for increased density, the following contributions, prior to issuance of a building permit: i. $6,000 towards the General Amenity Reserve Fund; and ii. $1,000 towards the Affordable Housing Reserve Fund; OR Option 2 1. Take no action at this time with respect to Bylaw No. 1957. ### Submitted by Leah Stohmann, MCIP, RPP, Deputy Director of Planning - Approved ### Concurrence - Matthew Baldwin, MCIP, RPP, Director of Planning - Approved - Marie Watmough, Manager of Legislative Services - Approved - Chris Aubrey, Fire Chief - Approved - Cory Manton, Manager of Parks and Recreation - Approved - Michelle Mahovlich, P.Eng, P.Geo, Director of Engineering – Approved - Michael Dillabaugh, CPA, CA, Director of Finance - Approved - Braden Hutchins, Director of Corporate Services - Approved - Darren Kiedyk, Chief Administrative Officer - Approved ### Appendices [Image 6: Appendix A] [Image 7: Appendix B]