Staff Report: Application for a Temporary Use Permit to operate a parking and storage facility for a traffic control company at 1041 Springboard Place (TUP25-0006)

EXECUTIVE SUMMARY:

Mike Kemp of Universal Traffic has applied on behalf of 1275561 BC Ltd for a Temporary Use Permit (TUP) to allow the operation of a parking and storage facility for Universal Traffic at 1041 Springboard Place. The site was recently cleared under an Environmental and Form and Character Development Permit to facilitate a future townhouse development. However, the owner wishes to postpone the residential development and operate a temporary light industrial use instead.

BACKGROUND:

Previous Applications

In July 2020, the parent parcel of the subject property was rezoned to the Mixed-Use Employment 3 (MUE3) Zone. The subdivision creating the subject property, a wetland park amenity lot, and three other building lots was registered later that year.

In September 2025, an Environmental and Form & Character Development Permit No. DP24-0059 was issued to permit site preparation and subsequent construction of a townhouse development containing 21 units. The site clearing has been completed under this permit. The owner has indicated that the development has been postponed indefinitely, awaiting better market conditions for this housing typology.

Table 1: Site Data

Site and Surrounding Area

The subject site is located south of Florence Lake and north of Trans-Canada Highway, with access from Springboard Place. It is bounded by a wetland park amenity lot to the west, residential and industrial development to the east, and lakefront residential lots to the north.

Although the site appears fully forested in Figure 1 below, the property was cleared of tree canopy and vegetation under Development Permit No. DP24-0056 in early October, with the exception of a small number of trees retained within the designated Stream Protection and Enhancement Area (SPEA).

Table 2: Surrounding Land Uses

COMMENTARY:

Development Proposal

As noted above, the applicant is seeking a Temporary Use Permit (TUP) to operate a parking and storage facility for Universal Traffic, who are currently located in unit 108 at 1010 McCallum Road, directly east of the subject site. Universal Traffic specializes in traffic control services, and the proposed use of the site includes vehicle parking and storage of message boards.

To support the temporary operation, two structures are proposed to be situated near the front of the lot for storage purposes: one 40-ft sea can, and one 20 by 40-ft canvas structure. A temporary concrete slab is proposed for the canvas structure. The applicant has indicated that these structures will be used primarily for the storage of traffic control signage.

Vehicular parking is proposed within a designated, temporarily paved area located behind the structures. The remainder of the site, excluding the 30 m Riparian Assessment Area, will be covered with a gravel base to improve site usability. The applicant has indicated that no heavy equipment or large trucks will be stored on site.

As noted on the site plan above, temporary vehicular access is proposed via the abutting property at 1010 McCallum Road, which contains an existing industrial operation. This alternative temporary access is intended to minimize traffic impacts associated with the temporary industrial activity on surrounding residential uses.

As a condition of TUP, Council may wish to require that an easement be registered in order to permit legal access to the site from the abutting property at 1010 McCallum Road. The easement must remain in place for the duration of the temporary use and must be released upon completion of the operation. Council may also wish to require the installation of wheel wash facilities or mud control mats at the temporary site entrance, as indicated on the site plan.

The applicant noted that they will rely on the existing property line fence between the subject site and the neighbouring townhouse site to the east for screening and are proposing to install a new 1.8 m solid wood panel fence between the subject site and single-family dwelling to the east.

Council Policy

OFFICIAL COMMUNITY PLAN

The Official Community Plan (OCP) Bylaw No. 2200 designated the subject properties as “Corridor”, which is defined by the following text:

Although the OCP designation of Corridor permits compatible light industrial uses, it does not specify which uses are considered compatible with surrounding residential development. As such, the suitability of each light industrial proposal must be evaluated on its own merits.

DEVELOPMENT PERMIT AREAS

As noted above, the subject property is located within the Riparian, Potential Habitat and Biodiversity, and 200-year Floodplain Development Permit Areas, and an Environmental Development Permit was issued prior to site clearing. As part of this approval process, the Assessment Report prepared in accordance with the Riparian Areas Protection Regulation (RAPR) was also approved by the Ministry of Water, Land, and Resource Stewardship, establishing that the townhouse development can occur within the 30 m Riparian Assessment Area but outside of the designated Streamside Protection and Enhancement Area (SPEA), located on the western portion of the site.

Council should note that the proposed temporary industrial operation is located entirely outside the 30 m Riparian Assessment Area, as shown on the attached site plan. As such, the Qualified Environmental Professional (QEP) who obtained Ministry approval for the original development proposal has confirmed that a new RAPR report is not required. The boundary of the Riparian Assessment Area will be fenced and protected for the duration of the temporary use.

Given that the site has already been cleared and the residential townhouse development has been delayed indefinitely, the QEP has recommended that disturbed areas between the Riparian Assessment Area and the previously designated SPEA be seeded with fast-growing, non-invasive vegetation to stabilize soils and prevent the spread of invasive species. This requirement should be secured as a condition of the TUP and completed prior to issuance of a Business Licence to commence operation on the site.

The QEP has further indicated that SPEA flagging, signage, and Tree Protection Fencing should remain in place for the duration of operation.

Under the RAPR, the approved assessment will be considered expired five (5) years after the date that a copy is provided to the local government. Should the previously approved townhouse development proceed within this timeframe, no new RAPR assessment will be required.

Additionally, the proposal does not meet the criteria for exemption from a Form and Character Development Permit as outlined in the Design Guidelines and Development Permit Areas (Appendices A–V of Zoning Bylaw No. 300). However, given that no permanent buildings or structures are proposed, Council may consider exempting the temporary structures associated with the proposed use from the Form and Character Development Permit requirement, provided that:

• That the site is developed in accordance with the site plan appended to this report;
• That all unenclosed storage must be screened from adjacent roads and residential properties, either by fencing or by landscaping; and
• That the proposed temporary use structures are located at a minimum 2 m away from any lot line abutting a highway and minimum 6 m of any lot line that abuts a lot in a Residential or Multiple Residential Zone, as stipulated by Section 6.53C.03(1) of Zoning Bylaw No. 300.

Impact Mitigation

An Erosion and Sediment Control Plan as well as a Mitigation Plan have been provided for the proposed temporary use to the satisfaction of Director of Engineering and Public Works.

Additionally, the Engineering Department requested that the applicant provide a comprehensive geotechnical/grading plan as well as detailed Storm Water Management Plan with full containment and treatment in accordance with Bylaw No. 1000, prior to TUP issuance. As this will be required to be provided before the permit can be issued, it is not necessary to secure this requirement as a condition of the permit.

FINANCIAL IMPLICATIONS:

There are no known financial implications associated with this TUP application.

LEGAL IMPLICATIONS:

Pursuant to s. 497 of the Local Government Act, the City may issue a Temporary Use Permit (TUP) for a period of up to three years. The Local Government Act also allows a Temporary Use Permit to be extended for a maximum of an additional three years. If the holder of a TUP wishes to conduct the temporary use beyond 6-year period, they are required to make a new application to Council for a TUP or apply for rezoning.

Section 3.27.01 of Zoning Bylaw No. 300 designates all of Langford as an area where Temporary Commercial or Industrial Use Permits may be issued with such permits being considered on their individual merit. Council regulates Temporary Use Permits though Part 3 of Zoning Bylaw No. 300, including Sections 3.27.03 and 3.27.04 of the Zoning Bylaw which allow for Council to require that form and character of the building meets guidelines for commercial or industrial properties and allows Council to ask for specific information or reports.

OPTIONS:

Option 1

THAT the Sustainable Development Advisory Committee recommend that Council:

1. Direct staff to provide notice that Council will consider issuing a Temporary Use Permit for a storage and parking facility for Universal Traffic at 1041 Springboard Place, subject to the following terms and conditions: a. That the Temporary Use Permit is issued for a period of three years from the time of issuance;
   b. That the operator of the temporary use obtains a Business Licence from the City of Langford;
   c. That prior to the issuance of a Business License, the following are completed: i. That the 30 m Riparian Assessment Area is fenced off and protected under the direction of the Qualified Environmental Professional for the duration of temporary operation;
   ii. That the disturbed areas between the 30 m Riparian Assessment Area and the designated SPEA be seeded with fast-growing, non-invasive vegetation to stabilize soils and prevent the spread of invasive species;
   iii. That an access easement is registered over the abutting lot at 1010 McCallum Road;
   iv. That a wheel wash or mud control mats are installed at the site access from the east to the satisfaction of the Director of Engineering and Public Works;
   d. That no vehicle access for the industrial use shall occur from Springboard Place;
   e. That the access easement over 1010 McCallum Road shall be released once the use ceases to operate under the TUP;
   f. There shall not be any storage of any toxic, combustible or potentially hazardous materials on the site;
   g. That any overnight storage of equipment and/or parking of vehicles on site is contained within the designated paved parking area;

   AND

2. Waive the requirement for a Form and Character Development Permit, subject to the inclusion of the following terms and conditions in the TUP: a. That the site is developed in accordance with the site plan appended to this Sustainable Development Advisory Committee Report for a Temporary Use Permit at 1041 Springboard Place, dated March 9, 2026;
   b. That all unenclosed storage must be screened from adjacent roads and residential properties, either by fencing or by landscaping;
   c. That the proposed temporary use structures are located at a minimum 2 m away from any lot line abutting a highway and minimum 6 m of any lot line that abuts a lot in a Residential or Multiple Residential Zone, as stipulated by Section 6.53C.03(1) of Zoning Bylaw No. 300;

   AND

3. That the following items are provided to the satisfaction of the Director of Engineering and Public Works, prior to issuance of this TUP: a. A comprehensive geotechnical/grading plan; and
   b. A detailed Storm Water Management Plan with full containment and treatment in accordance with Bylaw No. 1000.

OR Option 2

THAT the Sustainable Development Advisory Committee recommend that Council take no action with respect to this application for a Temporary Use Permit at 1041 Springboard Place until such time as the following items are addressed and reviewed by the Sustainable Development Advisory Committee: a. ________________;
b. ________________;
c. ____________.

SUBMITTED BY:

Anastasiya Mysak, Planner I

Concurrence: Leah Stohmann, RPP, MCIP, Director of Community Planning and Development
Concurrence: Melisa Miles, Manager of Legislative Services
Concurrence: Donna Petrie, Senior Manager of Communications & Economic Development
Concurrence: Yari Nielsen, Director of Parks, Recreation and Facilities
Concurrence: Katelyn Balzer, P.Eng., Director of Engineering and Public Works
Concurrence: Michael Dillabaugh, CPA, CA, Director of Finance
Concurrence: Marie Watmough, Director of Legislative & Protective Services
Concurrence: Braden Hutchins, Deputy Chief Administrative Officer

Attachments: Proposed Site Plan

Appendix A – Site Map

Appendix B – Location Map