Bylaw No. 1027 - Langford Official Community Plan Bylaw Amendment (Appendix M: Bear Mountain Estates Area Plan - Text Amendment), 2006

Public Hearing

Wednesday, July 5, 2006
Bylaw Nos. 1027 and 1028

The owner is proposing to amend the text of the Official Community Plan Bylaw No. 150 by adding additional multi-family form and character design guidelines to Appendix M: Bear Mountain Estates Area Plan, and by amending the Land Use Concept for Bear Mountain attached to the OCP as Map 7. The owner is proposing to amend the text of the Zoning Bylaw No. 300 by:

• increasing the total permitted residential density of development from 2 983 dwelling units to a total of 5 000 dwelling units (exclusive of secondary suites);
• increasing the total commercial floorspace from 37 160 m 2 to 60 000 m 2;
• amending the density bonus amenity contribution to a per unit contribution for residential units and amending the contribution schedule so that each multi-storey, multi-family residential dwelling unit counts as 0.57 of a single family residential dwelling unit;
• adding "medical clinics, hospitals, nursing homes and multi-level care facilities", "liquor store", "ambulance stations and fire halls", "Ronald McDonald House® or similar not for profit accommodation", "temporary construction and real estate marketing offices" and "viniculture and estate winery" as permitted uses and removing "unenclosed storage of seasonal or recreational vehicles" as a permitted use; and
• making various omnibus changes to the setback requirements and density on individual lots in the CD6 (Comprehensive Development 6 - Bear Mountain) zone.

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CITY OF LANGFORD

BYLAW NO. 1027

A BYLAW TO AMEND BYLAW NO. 150, "LANGFORD OFFICIAL COMMUNITY PLAN BYLAW, 1996"

The Council of the City of Langford, in open meeting assembled, enacts as follows:

A. Bylaw No. 150, being, "Langford Official Community Plan Bylaw, 1996" is amended as follows by:

(i) Replacing Map 7 in Appendix "M" with the new map 7 attached to the bylaw as Appendix "A";

(ii) By adding the following as Section 9 of Appendix "M":

13.1 Multi-Storey Design Guidelines

In addition to the design guidelines contained within Appendix G and H (if applicable), the following guidelines are intended to direct the design of buildings over five storeys in the Bear Mountain Estates Plan Area.

13.2
The overall architectural design of each building shall feature varied articulation, particularly at the lower storeys, decorative railings and roof edges;

13.3
Buildings over 5 storeys in height should be clustered within the Bear Mountain Estates Plan Area to afford a minimum area occupied by streets and provide generous open space;

13.4
To make buildings over 5 storeys in height "pedestrian friendly", the first two storeys of towers should be strongly articulated through the use of overhangs, signage and other means of stimulating visual interest. Where possible, upper storeys should actually be set back and recede or appear to recede; this can be accomplished by tiering the lower storeys of the tower (i.e. the second and third storeys);

13.5
Balconies should be a minimum of 1 m 2 in area;

13.6
Units may include their own "earth balcony" capable of supporting planters with shrubs, and small trees.

13.7
Each front entrance to ground orientated units should be visually distinctive from its neighbours, or capable of becoming distinctive from its neighbours.

13.8
Each doorway and entrance should provide a combination of appropriate entrance transitions through the use of alcoves, seating, direction changes, level changes, and variation in materials.

13.9
In areas where multiple towers are constructed or anticipated, a central common area with intensive landscaping and open areas available for barbeques and picnics should be provided. These areas should be linked to the surrounding towers by pedestrian paths accessible to the disabled. The central common area should also be connected by pedestrian paths to other smaller common areas, service commercial amenities, adjacent parks and the greater neighbourhood trail system.

13.10
Terraced building articulations are encouraged; flat roofs and terraced areas should be accessible and "roof-scaped" with landscaping and patio style recreational amenities.

13.11
Buildings over five storeys in height should have a strong relationship to the street, and in particular should exhibit a human or pedestrian scale at the ground level. This should be accomplished by: i. Including, at the ground level of each building, dwelling units or commercial units with direct pedestrian access to the street;
ii. Using extensive stepping and terracing of the elevations and altering the massing of structures so that the heights of various portions of the building are staggered between higher and lower storeys;
iii. Including in the building facade dormers, shed roofs and balconies that break up vertical and horizontal planes where practical; and,
iv. Limiting the access to underground parking to not more than one entrance per road frontage, and by siting driveways and garage doors in discreet ways so that they do not front directly onto the street where practical.

13.12
Where practical, architectural elements such as intersecting gables and vaulted ceilings should be constructed on top storeys along with glazing in gable ends to add verticality to buildings.

13.13
The top storey of any building should be built within the roof gable where practical.

13.14
The design of buildings over five storeys in height should ensure that there is appropriate transition between building levels. The top floor may be designed as a penthouse floor provided that the penthouse is integrated into gables or peaked intersecting gables where possible.

13.15
Mechanical equipment should be fully screened within the roofline of any building.

13.16
Buildings over five storeys in height should not be used as platforms for radio masts, cell phone towers or other telecommunication devices, unless these structures are discreetly located within the roofline of the building or visually obstructed with architectural screening;

13.17
Buildings over 5 storeys in height should have a minimum 30 m separation from each other.

13.18
Nearby buildings over 5 storeys in height should be positioned in a manner that helps to define street edge definition while at the same time allowing for gaps in views and sunlight penetration to open spaces.

13.19
Development of buildings over 5 storeys in height should frame and preserve views, using a balance of higher and lower building heights rather than groups or large areas of buildings that are uniform in height.

13.20
All multi-storey development incorporating buildings with more than 5 storeys should incorporate Crime Prevention Through Environmental Design (CEPTED) design principles.

13.21
Semiprivate exterior amenity spaces should be made accessible to a variety of user groups including the disabled.

13.22
Where possible, buildings over 5 storeys in height should have some setback from to the boundaries of the lot to allow for ground level landscaped areas and semiprivate outdoor space.

13.23
Rooftops that are visible from the windows and balconies of taller buildings should appear attractive and be designed to appear well maintained and attractive over time.

13.24
Rooftop mechanical equipment installed on roofs should be fully screened from the windows and balconies of taller buildings.

B. This Bylaw may be cited as "Langford Official Community Plan Bylaw; Amendment No. 109, (Appendix M: Bear Mountain Estates Area Plan - Text Amendment), 2006".

READ A FIRST TIME this day of, 2006.
PUBLIC HEARING held this of, 2006.
READ A SECOND TIME this day of, 2006.
READ A THIRD TIME this day of, 2006.
ADOPTED this day of, 2006.

MAYOR
CLERK-ADMINISTRATOR