Staff Report to PZAH Committee — Z21-0003: Bylaw No. 1962 (2911 West Shore Parkway)

PURPOSE

The City of Langford intends to dispose of an unused portion of land that is designated as “Amenity and Park Area” of the CD1 (Comprehensive Development 1 – Goldstream Meadows) zone. To make this property developable, Council may wish to rezone it to “Area 1 – Business Park” of the CD1 (Comprehensive Development 1 – Goldstream Meadows) zone.

BACKGROUND

PREVIOUS APPLICATIONS

The subject property was originally zoned to a Comprehensive Development Zone for all of Goldstream Meadows in 1997. The CD1 (Comprehensive Development 1 – Goldstream Meadows) zone was then revised slightly in 2003. At that time, the subject property was identified as part of the overall lands that were to be transferred to the City as an amenity. It was thought that the subject property would serve as a wildlife corridor between Langford Lake and the Kettle Lake that is situated south of the Sysco site (2881 West Shore Parkway).

Table 1: Site Data

SITE AND SURROUNDING AREA

Table 2: Surrounding Land Uses

COMMENTS

OFFICIAL COMMUNITY PLAN

The subject property is designated as “Mixed Use Employment Centre” in the Official Community Plan. Area 1 of the CD1 zone is consistent with this designation.

DEVELOPMENT PERMIT AREAS

The subject property is within the designated “Potential Wildlife Habitat and Biodiversity” Development Permit area. On February 1st, 2021, Cascadia Biological Services provided a “Wildlife Corridor Assessment” for the subject property. This report concluded that there are no areas of significant environmental sensitivity associated with the property and that the property’s use as a wildlife corridor remains lost due to “existing fragmentation of available habitat”. The report also suggests that while the subject property is not within the Streamside Protection and Enhancement Area for Langford Lake, a Riparian Areas Protection Regulation (RAPR) should be completed. Council may wish to direct staff to have this report complete prior to Public Hearing.

INFRASTRUCTURE

Water and sewer services are available to the subject property.

As with other development to the south, access to the subject property will be via Ed Nixon Terrace, with no direct access from the property’s frontage onto West Shore Parkway.

Any bylaw to amend the zoning of the subject property would be subject to approval from the Ministry of Transportation and Infrastructure, who have indicated that they do not foresee any issues with respect to this rezoning.

DEVELOPMENT PROPOSAL

There is no development proposal for the subject property at this time. The City recognizes that it would be a more valuable property to market, and would be easier to market, if the property were to have usable commercial zoning.

Any future development of the subject property will be required to have a form and character development permit issued by the City prior to development.

Financial Implications

Council’s Affordable Housing and Amenity Contribution Policy does not require an amenity contribution from commercial development outside of the City Centre. Increase valuation and taxes will provide the City with a revenue stream which may be used for public amenities.

As the property was provided to the City as an amenity, the sale of the land also converts the land amenity into a cash amenity.

Legal Implications

The City of Langford owns the property at 2911 West Shore Parkway in fee simple, and may dispose of it in accordance with rules provided in Provincial legislation.

OPTIONS

Option 1

That the Planning, Zoning and Affordable Housing Committee recommend that Council:

1. Proceed with consideration of Bylaw No. 1962 as drafted.

OR Option 2

2. Take no action at this time with respect to Bylaw No. 1962.

SUBMITTED BY / CONCURRENCE

• Submitted by: Matthew Baldwin, MCIP, RPP, Director of Planning - Approved
• Concurrence: Leah Stohmann, MCIP, RPP, Deputy Director of Planning - Approved
• Concurrence: Marie Watmough, Manager of Legal Services - Approved
• Concurrence: Chris Aubrey, Fire Chief - Approved
• Concurrence: Lorne Fletcher, Manager of Community Safety and Municipal Enforcement - Approved
• Concurrence: Cory Manton, Manager of Parks and Recreation - Approved
• Concurrence: George Henshall, P.Eng, P.Geo, Director of Engineering - Approved
• Concurrence: Michael Dillabaugh, CPA, CA, Director of Finance - Approved
• Concurrence: Braden Hutchins, Director of Corporate Services - Approved
• Concurrence: Darren Kiedyk, Chief Administrative Officer - Approved

Appendices