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CITY OF LANGFORD PLANNING_ ZONING AND AFFORDABLE HOUSING COMMITTEE

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CITY OF LANGFORD PLANNING_ ZONING AND AFFORDABLE HOUSING COMMITTEE Powered By Docstoc
					                               CITY OF LANGFORD
         PLANNING, ZONING AND AFFORDABLE HOUSING COMMITTEE
                      Monday, September 14, 2009, 7:00 pm
                                Council Chambers



AGENDA
                                                                                  Page
1. CALLTO ORDER

2. APPROVAL OF THE AGENDA

3. ADOPTION OF THE MINUTES

  a) Planning, Zoning and Affordable Housing Committee Meeting -August 24, 2009 1

4. REPORTS

  a) Rezoning and Development Variance Permit Applications - 3350 Happy Valley 3
      Road (Application to Rezone from GR2 [Greenbelt Residential 2] to RM7A [Medium
      Density Apartment A] and to Vary the Parking Requirements to Allow for the
      Development of Approximately 32 Townhouses)
     - Staff Report ( File Nos. Z-09-07 and DVP-09-09)

  b) Development Variance Permit Application - 2899 Kettle Lake Drive 14
     (Application to Vary the Minimum Length of a Parking Stall and the Minimum Cul-
      de-Sac Radius and Pavement Dimensions to Facilitate an Intensive Residential
      Development)
     - Staff Report (File No. DVP-09-13)

  c) Rezoning Application - 3365 Happy Valley Road 23
      (Application to Rezone from AG7 [Agricultural 1] Zone to RM7A [Medium-Density
      Apartment A] Zone and to Vary Sections 6.36A . 06(1), 6.36A.06(2) and 6.36A.06(5)
      of the Zoning Bylaw to Reduce the Required Setbacks to the Front , Interior Side
      and Rear Lot Lines to Allow for the Development of Approximately 22 Residential
      Townhouse Units)
      - Staff Report ( File No. Z-09-05)

  d) Monthly Report for August 2009 40
   - Staff Report ( File No. 0640-30)

5. ADJOURNMENT
                                   CITY OF LANGFORD
      MINUTES OF THE PLANNING , ZONING AND AFFORDABLE HOUSING
                             COMMITTEE
                           Monday, August 24, 2009, 7:00 pm
                                    Council Chambers



      PRESENT

      Councillor D . Blackwell (Vice-Chair), Members : A. Creuzot, M. Hall, S. Harvey, J. Butler-
      Smythe, and N . Stewart.

      ATTENDING

      City Planner, Matthew Baldwin and Deputy Manager of Engineering, Michelle Mahovlich.

      ABSENT

      Councillor Lillian Szpak (Chair), and Member L. Kaye.


1. CALL TO ORDER

The Chair called the meeting to order at 7:00 p.m.


2. APPROVAL OF THE AGENDA

MOVED BY: A. CREUZOT
SECONDED : N. STEWART

      That the Planning, Zoning and Affordable Housing Committee approve the Agenda as
      presented.

                                                                                      CARRIED.

3. ADOPTION OF THE MINUTES

   a) Planning, Zoning & Affordable Housing Committee - July 27th , 2009

MOVED BY: J. BUTLER-SMYTHE
SECONDED: M. HALL

      That the Minutes of the Planning, Zoning and Affordable Housing Committee of July 27",
      2009 meeting be adopted as circulated.

                                                                                      CARRIED.




                                                P1
                                                      Minutes of the Planning , Zoning & Affordable Housing Cie
                                                                                               August 24".2009
                                                                                                     Page 2 of 2


4. REPORTS

   a) Rezoning Application - 2510 Echo Valley Drive
       (Application to Amend the CD6 [Comprehensive Development 6 - Bear Mountain]
       Zone Such that the Development Potential is Restricted to a Maximum 15 Lots)
       - Staff Report (File No. Z-09-12)

MOVED BY: S. HARVEY
SECONDED: M. HALL

       That the Planning, Zoning and Affordable Housing Committee recommend to Council:
       That Council:
       1. Direct staff to prepare a bylaw to amend Zoning Bylaw 300 as follows:
                   a. By amending the CD6 (Comprehensive Development 6 - Bear Mountain)
                        zone by creating a new "Area 6" that will,
                           1. Allow one-family dwellings and associated accessory uses
                               common to large lot zones (such as home occupations and
                               secondary suites);
                           It. Specify a maximum permitted density of 15 dwelling units;
                   b. By amending the "Schedule O" map such that the property at 2510 Echo
                       Valley Drive is designated within the new Area 6; and
       2. Direct the applicant to provide, prior to Bylaw Adoption, a Section 219 covenant that
           requires the applicant to submit an open space preservation plan (including area and
           location of preserved areas, and method of preservation) that will protect
           approximately 55% of the area of the subject property to the satisfaction of the Parks
           Manager, prior the issuance of a statement of conditions for the subdivision of the
           subject property. The open space preservation plan shall be implemented as a
           condition of the statement of conditions; and
       3. That the lands specified in the open space preservation plan be protected by a non-
          disturbance or third party conservation covenant on private lots at the time of
          subdivision.

                                                                                                CARRIED.

5. ADJOURNMENT

The Chair adjourned the meeting at 7:06 p.m.




CHAIR CERTIFIED CORRECT
                 (Clerk-Administrator)




                                                 P2
                                                                                                      e-malt planning @retyoflengfo d ca
CITY OF LANGFORD                                                                                           webslta' huoj/ellwflanafoA.ta
Planning and Zoning                                                                                              phone. (250) 474-6919
2nd Floor. 877 Goldstmam Avenue _ lax (250) 391-3436
Langford, BC V9B 2x8



                                                         Staff Report
                                                                      to
                  Planning, Zoning and Affordable Housing Committee
       Date:                September 14'", 2009
       File:                Z-09-07 and DVP-09-09
       Subject:             Application to rezone 3350 Happy Valley from GR2 (Greenbelt Residential
                            2) to RM7A (Medium-Density Apartment A) and to vary the parking
                            requirements to allow for the development of approximately 32 townhouses


       PURPOSE
       Paul King of Builtwell Development Corp. has applied, on behalf of owner Faye Thompson, to
       rezone the property at 3350 Happy Valley Road in order to develop 32 townhouses and create a
       separate lot for the existing single-family dwelling. As part of the rezoning, a variance is
       requested for the number of required off-street parking spaces.

       BACKGROUND
       An application was made in 2007 to rezone the property to create 9 residential lots. However.
       the application was withdrawn at the end of that year.

       A development variance permit application , to vary the number of required off-street parking
       spaces, will run concurrently with this rezoning application up to and including Council
       resolution. Issuance of the variance will be scheduled for the Council meeting after bylaw
       adoption.

       APPLICATION DATA
        Table 1: Site Data
         Applicant                     Paul King of Builtwell Development Corp.
         Owner                         Faye Thompson
         Location                      3350 Happy Valley Road
         Legal                         Lot 2. Section 86. Melchosln District , Plan 12293
         Size of Property              4,036 m (approximately i acre)
         DP Areas                      Floodplain and Multi-Family
         Zoning                                       Existing:                                  Proposed:
                                             GR2 (Greenbelt Residential 2)           RM7A (Medium- Density Apartment A)




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Subject Z-09-07 and DVP-09-09 - 3350 Happy Valley Road
September l4p', 2009
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Table 2: Proposal Data
                                                       Permitted by GR2                         Permitted by RM7A
                                                       (Current Zoning )                        (Proposed Zoning)
 Height                                                  10.5 m (34 it)                      9 m (30 it) for townhouses
 Site Coverage                                                35%                             50% (with contributions)
 Front Yard Setback                                       7.5 m (25 ft)                             7.5 m (25 ft)
 Interior Side Yard Setback                               3m (10 ft)                                 3m (10 ft)
 Rear Yard Setback                                        10m (330)                                  3m (10ft)

                                     Proposed for Lot I               Proposed for Lot 2             Proposed for Lot 3
 Height                                   One storey                      9.24 m (30 ft)                9 . 24 m (30 ft)
 Site Coverage                              25.2 %                           44 . 6%                        44.7%
 Front Yard Setback                        2 . 56 m'                         4 . 1 m'                       5.8 m'
 Interior Side Yard Setback           4.57 m and 6 .9 m                      1.2 m'                         1.2 m'
 Rear Yard Setback                          5.57 m                            6.1 m                         4.0 m
valance requested



 Parking                                 Required                               Proposed

 Single-family dwelling (1 unit)        2 spaces per dwelling unit (2)          2 spaces per dwelling unit (2)
 1-bedroom townhouse (16 units)         2 spaces per dwelling unit (32)         approx. I space per dwelling unit (18)'
 2 bedroom townhouse ( 16 units)        2 spaces per dwelling unit (32)         2 spaces per dwelling unit (32)
 Total                                   66 spaces                              52 spaces'
variance requested


SITE AND SURROUNDING AREA
Currently the site is developed with a single -family dwelling , workshop and a small outbuilding.
The property is level and consists of a few trees and a large grassy area.
Table 3: Surroundinq Land Uses
                                                             Zoning                                      Use
 North                                           GR2 (Greenbelt Residential 2 )                Single-family residential

 East                                                   AGI (Agriculture 1)                    Single-family residential

 South                                           GR2 (Greenbelt Residential 2 )                Single-family residential
 West                                             Trail and AG1 (Agriculture 1)            Galloping Goose troll and single-
                                                                                                   family residential


COUNCIL POLICY

OFFICIAL COMMUNITY PLAN
The Official Community Plan (OCP) designates the subject property as Neighbourhood , which is
described as:
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
secondarysuites
• This area allows for residential and mixed use commercial intensification of streets that connect centres and/or are
serviced by transit


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Subject: Z-09-07 and DVP-09- 09 - 3350 Happy Valley Road
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Page 3 of 11


SOUTH LANGFORD NEIGHBOURHOOD PLAN
The designation of the South Langford Neighbourhood Plan (SLNP) for the subject property is
Urban Residential:
'Applies to areas where the availability of municipal services allows for a variety of residential
development that is more intensive than Suburban Residential, and that may include single
family residential dwellings without secondary suites, town ho using and attached housing. A
maximum density of one unit per 250 m2 (2690 ft) is applicable".

COMMENTS

DEVELOPMENT PROPOSAL
The proposal consists of three lots. Lot 1 will be 551 m2 and will include the existing single-
family dwelling only. The second lot is 943.8 m2 and will consist of 12 Type A townhouse units.
Lot 3 is 1426.8 m2 and will consist of 20 Type B townhouse units.

Council may wish to ask that the applicant show the location of mailboxes and garbage
collection on the site plan, prior to public hearing.

COMPLIANCE WITH OFFICIAL COMMUNITY PLAN
The proposed rezoning would allow for an increase in density on a street that is serviced by
public transit, while also supporting a range of medium density housing.

COMPLIANCE WITH SOUTH LANGFORD NEIGHBOURHOOD PLAN
The South Langford Neighbourhood Plan (SLNP) designates this property as Urban Residential,
permitting a maximum density of one unit per 200 m2 (2153 ft2). As the proposal consists of 33
units on 4,036 m2 of land, the overall density would be one unit per 122 m2 (1316 ft2). However,
Council may wish to note that the proposed units are smaller than conventional units on small
lots. Conventional small-lot houses have an average floor space of approximately 150 m2 (1615
ftz). The proposed one-bedroom units will have a floor space of approximately 42 m2 and the
two-bedroom units will have a floor space of approximately 108 m2 (1163 ft2). Therefore, the
combined floor space of a one-bedroom and a two-bedroom unit will be similar to that of one
average small -lot dwelling . When taking the smaller than average unit sizes into consideration,
the overall density of the proposal is similar to that outlined in the SLNP.

GREEN TRANSPORTATION AND CLIMATE CHANGE
A transit stop for bus #55 is located within 150 metres (492 feet) of the subject property. This
bus connects Happy Valley Road to the West Shore Town Centre and to various other bus
routes, one of which connects Langford to Downtown Victoria. In addition to the public transport
bus stop , there is also a bus stop for the Langford Trolley at the same location.

The followin g table shows the p roximit y of various services to the subject p ro p e rty .
 Services                                            Proximi ty to subject p ro p e rty
 Commercial Nest Shore Town Centre)                                 9 minutes b y car
 Trail (Galloping Goose                                             8 minutes on foot
 Access to Hi g hwa y 14 ( Sooke Road )                             3 minutes b y car
 Transit ( bus )                                                    3 minutes on foot




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                                                                    PS
Subject: Z-09-07 and DVP-09-09 - 3350 Happy Valley Road
September 1e, 2009
Page 4 of 11


SMART GROWTH PRINCIPLES OF DEVELOPMENT
This development applies the principles of smart growth by utilizing existing infrastructure and
increasing density on existing residential properties. Higher residential densities can lead to an
increase in demand for public transport, which can lead to an expansion of the public
transportation system.

ENVIRONMENTAL PROTECTION
The property is not within any environmentally sensitive development permit area, however, the
applicant will be required to apply for a form and character development permit before
development can commence.

PUBLIC SAFETY
Approximately half of the subject property lies in a Development Permit Area for Drainage
Concerns. These concerns will be addressed as part of the subdivision process. In addition,
further works located beyond the property frontage may be required (not quantifiable at this
time). Council may wish to require that the applicant incur all costs relating to infrastructure
upgrades required to manage the subject property's drainage concern, as a condition of
rezoning.

The property is not within any other hazardous development permit areas and a fire hydrant is
located directly in front of the subject property.

BUILDING AND SITE DESIGN
As the subject property is located in South Langford, a contribution toward the South Langford
Storm Drainage Fund is required. For the proposed type of units and density, the contribution
amount is $4.96 per m2 of site area. The total amount is shown in table 6.

As drainage is a concern in the area, Council may wish to ask that the applicant provide a cross
section of the proposed grades for the subject property and both the neighbouring properties,
including any retaining walls, prior to public hearing

Council may wish to have the applicant improve the existing dwelling to match the form and
character of the proposed new dwellings. Furthermore, Council may wish to ask that the
applicant submit drawings to that effect, prior to public hearing.

The applicant is requesting a variance for the amount of off-street parking spaces. The existing
single-family dwelling will have the required two parking spaces and the 16 proposed 2-
bedroom units will have the required 2 parking spaces per unit. The applicant is proposing to
construct 18 parking spaces for the 16 proposed one-bedroom units, as opposed to the required
two spaces per unit.

Council may wish to note that the applicant has submitted a parking study which supports the
proposed parking numbers. The variance for parking may be issued by Council through the
aforementioned development variance permit application, running concurrently with the
rezoning application.




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Subject: Z-09-07 and DVP-09-09 - 3350 Happy Valley Road
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The applicant is also requesting variances for front and interior side yard setbacks to allow for
the development as shown on the attached site plan . The City Planner may approve these
variances as part of the required development permit for multi-family buildings.

PEDESTRIAN , CYCLING AND MOTORIST NETWORK
The applicant will be providing approximately 277.3 n 2 (2,985 ft9) (5m x frontage) of the
property along Happy Valley Road for the widening of Happy Valley Road.

As part of the rezoning , Council may wish to ask that the applicant construct a 1.2 metre wide
trail along the north property line, from the proposed road onwards , to provide public access to
the Galloping Goose trail . The remaining portion of the pathway would be secured at the time
the neighbouring property would be developed . The applicant will need to gain approval from
the CRD to connect and build the pathway, at the applicant's expense.

Council may wish to ask that the applicant provide signage along Happy Valley Road to direct
the public to the trail providing access to the Galloping Goose trail.

Council may wish to require that the applicant place bike racks on site for residents and visitors
of the proposed buildings.

SUSTAINABLE STORMWATER MANAGEMENT
Council may wish to require that the applicant submit a stormwater management plan, prior to
public hearing.

GREEN INFRASTRUCTURE
Langford will receive full frontage improvements as a condition of issuance of a subdivision in
accordance with Section 938(6)(b) of the Local Government Act. The subject property is
required to connect to sewers as a condition of subdivision.

FINANCIAL CONTRIBUTIONS AND DENSITY BONUSING
AFFORDABLE HOUSING
As the proposal does not create any lots, there is no policy requirement for an affordable
housing unit. However, a contribution to the Affordable Housing Reserve Fund is required by
Council policy.

OPEN SPACE CONTRIBUTIONS
Per Council policy, the applicant is required to provide the City with a 10% land dedication. For
this development, the total area to be dedicated is 403 m2 (4,338 ft2). Council, however. may
wish to accept a cash-in-lieu contribution of 10% of the assessed value of the land after
rezoning, payable at the time of building permit. This contribution will go toward the General
Amenity Reserve Fund.

AMENITY CONTRIBUTIONS
The Affordable Housing , Park and Amenity Contribution Policy designates the subject property
as being in the South Langford Area. Accordingly, a contribution toward various Reserve Funds,
as shown in Table 5, totaling $9 ,300 per unit, is required. Council, however, may wish to require
that a larger proportion of these funds to go toward the General Amenity Reserve Fund.


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Subject: Z-09-07 and DVP-09-09 - 3350 Happy Valley Road
September 140, 2009
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In addition , the contribution shown in Table 6 will also go toward the General Amenity Reserve
Fund.

FINANCIAL IMPLICATIONS
Rezoning the subject property to permit higher densities of development may increase the
assessed value of the property, and this will increase municipal revenue . As the applicant will
connect the property to municipal sewers , and as the applicant will contribute to frontage
improvements , the direct capital costs to the municipality, associated with this development, will
be negligible. However, maintenance costs may offset most or all of the additional revenues.
Table 4- Develop ment Cost Charg es
Development Cost Charge                                             Per unit/ area contribution         Total ( based on 32 units)

Roads                                                                      $2 , 184 per dwelling unit                       $69,888

Storm Drainage                                                         $ 1.09 per m2 of site area                         $4,399.24
Park Improvement                                                        $ 1. 890 per dwelling unit                          $60,480
Park Acquisition                                                           $1,100 per dwelling unit                         $35.200
Subtotal (DCCs paid to City of Langford )                                                                               $169,967.24
CRD Water                                                            $1,705.59 per dwelling unit                         $ 54.578.88
School Site Acquisition                                                      $558 per dwelling unit                         $17,856

TOTAL (estimate) DCCs                                                                                                   $242,402.12

Tables-Amen                Contributions erCouncilPolic
Amenity Item                                                        Per unit / area contribution        Total (based on 32 units)
Open Space Contribution                                                                 10% of land        403 m2 (4,338 It') of land
General Amenity Reserve Fund                                               $2,500 per dwelling unit                         $80,000
City Park Reserve Fund                                                     $2,500 per dwelling unit                         $80,000
Archaeological Assessment Reserve Fund                                       $ 100 per dwelling unit                         $3,200

ALR Acquisition Fund                                                       $1,500 per dwelling unit                         $48,000

South Langford Fire Hall Fund                                              $ 1,000 per dwelling unit                        $32,000

Bilston Creek Enhancements                                                   $400 per dwelling unit                         $12,800

Traffic Guards for Schools                                                   $ 300 per dwelling unit                          $9,600
Equipment Replacement Reserve Fund                                           $500 per dwelling unit                         $16,000
Affordable Housing Reserve Fund                                              $500 per dwelling unit                         $16,000
TOTAL POLICY CONTRIBUTIONS '                                                                                               $ 297,600

Table 6 - Additional Amenity Contributions
Amenity Item                                                                      Per unit contribution                        Total

South Langford Storm Drainage                                                  $4.96 per m2 of site area                 $20,018.56
TOTAL AMENITY CONTRIBUTIONS                                                                                              $ 20,018.56


 This total policy contribution amount does not place a monetary value on the Open Space Land Dedication , or other non-monetary
contributions, but the City recognizes that these have substantial financial and community value.

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Subject: Z-09-07 and DVP-09-09 - 3350 Happy Valley Road
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Page 7 of 11

OPTIONS

That the Planning and Zoning Committee recommend that Council:

1. Direct staff to prepare a bylaw to amend the zoning of the subject property from GR2
    (Greenbelt Residential 2) to RM7A (Medium-Density Apartment A) in order to accommodate
   the development of the property as shown on the plan presented by the applicant, subject to
   the following terms and conditions:

    a) That as a bonus for increased density on the subject property , the applicant
        agrees to provide the following contributions at the time of building permit:

         i) $4,800 per unit plus $20,018.56 total toward the General Amenity Reserve Fund;
         ii) $2,500 per unit toward the City Park Reserve Fund;
         iii) $1500 per unit toward the ALR Acquisition Fund; and
         iv) $500 per unit toward the Affordable Housing Reserve Fund

    b) That the applicant provide elevation drawings, prior to public hearing, showing the
        proposed renovations to the existing house;

    c) That the applicant show the location of mailboxes and garbage collection on the site
        plan, prior to public hearing;

    d) That the applicant submit a stormwater management plan, to the satisfaction of the City
        Engineer, prior to public hearing;

    e) That the applicant provide a cross section of the proposed grades , north/south and
        easttwest , for the subject property and both the neighbouring properties, including any
        retaining walls, prior to public hearing;

    f) That the applicant provide a nuisance easement in favour of the South Vancouver Island
        Rangers gun range , prior to bylaw adoption;

    g) That the applicant provide a nuisance easement in favour of Agriculture, prior to bylaw
        adoption;

    h) That the applicant provide, prior to bylaw adoption, a Section 219 covenant, registered in
        priority over all other charges on title, that agrees to the following:

               1. That the applicant will incur all costs relating to infrastructure upgrades required
                  to manage the subject property 's drainage concern;

               II. That as a condition of building permit , frontage improvements be provided to
                    Subdivision and Servicing Bylaw No. 500 standards , to the satisfaction of the City
                    Engineer;

               III. That the applicant install four bike racks on the property. for residents and
                    visitors;


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Subject: Z-09^-07 and DVP-09-09 - 3350 Happy Valley Road
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               IV. That the applicant contribute cash in an amount equal to 10 % of the assessed
                   value of the land after rezoning , toward the General Amenity Reserve Fund,
                   payable at the time of building permit;

              V. That the applicant provide the City with 277.3 m2 (2 ,985 ft') (5m x frontage) of the
                   property along Happy Valley Road for the widening of Happy Valley Road, at the
                   time of building permit;

              VI. That the applicant provide a 1.2 meter wide pathway to provide public access to
                  the Galloping Goose trail and install signage directing the public to the trail, at the
                  time of building permit;

OR

2. Reject this application for rezoning;




            Baldwin, MCIP No van der Kamp J r1 Abn Parks Bob Beckett
              r Planner I / /Parks Manager                 Fire Chief




     n Manson , P. Eng. Steve Ternent Jim owden
  ty Engineer                                     Treasurer A/CI rk-Administrator

:ivdk




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Subject. Z-0947 and DVP-09-09 - 3350 Happy Valley Road
             y
September f Y . 2009
Page9 of 11



                               REZONING BYLAW AMENDMENT
                                     3350 Happy Valley
                                   ZONING MAP (Z-09-07)




    Scale: N T.S.                                                 Last Reysed: June 18.2009



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Subject. Z-09-07 and DVP-09-09 - 3350 Happy Valley Road
September 14". 2009
Page 10 of 11



                                  REZONING BYLAW AMENDMENT
                                        3350 Happy Valley
                                      ZONING MAP (Z-09-07)




    Seale: N.LS.                                                      last Reused: June 18, 2009



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Subject: Z-09-07 and DVP-09-09 - 3350 Happy Valley Road
September 14r", 2009
Page 11 of 11




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                                                                                                          e-mail: planninggcifyofangtord.ca
CITY OF LANGFORD                                                                                             website: httn:/Jdnnflanerordm
Planning and Zoning                                                                                                   phone, (250) 474-6919
2nd Floor, 877 Goldstream Avenue                                                                                         tax: (250) 3914436
Langford, BC V9B 2X8



                                                            Staff Report
                                                                       to
                 Planning, Zoning and Affordable Housing Committee

        Date:               September 14, 2009
        File: DVP-09-13
        Subject: Application for a Development Variance Permit to Vary the Minimum
                   Length of a Parking Stall and the Minimum Cul-De-Sac Radius and
                   Pavement Dimensions to Facilitate an Intensive Residential Development


        PURPOSE
        Rachael Sansom has applied on behalf of Emerald Lake Homes Corp to vary the minimum
        parking stall length dimensions required by Zoning Bylaw No. 300 and the minimum cul-de-sac
        radius and pavement dimensions required by Bylaw No. 500 in order to facilitate an intensive
        residential development.

        BACKGROUND
        There have been several previous applications that pertained to the subject property:

        • Z-97-05 - created the CD1 ( Goldstream Meadows) zone;
        • Z-03-14 - text amendment / map adjustments to the CD1 (Goldstream Meadows) zone;
        • Z-07-07 - text amendment / map adjustments to the CD1 ( Goldstream Meadows) zone;
        • Z-08-31 - text amendment to the CDI(Goldstream Meadows) zone;
        • DP-04-39 - land clearing within environmentally sensitive and hazardous development permit
           areas in the CD1 (Goldstream Meadows) zone
        • DP-0B-36 - Intensive Residential development permit for Phase 1; and
        • DVP-08-1 1 - development variance permit to permit increased parcel coverage.

        APPLICATION DATA

        Table 1- Parcel Information
         Applicant                              Rachael Sansom , Turner Lane Development Corp
         Owner                                  Emerald Lake Homes.
         Location                               2899 Kettle Lake Drive
         Legal                                  Lot 3 , Section I & 4, Goldstream District , VIP83274; Lots 1-49, Section 1 & 4,
                                                Goldstream District, VIP
         Size of Property                       11.47 he (28 ac)
         Zoning                                 CD1 (Goldstream Meadows) zone ; Area 3 - Cluster Housing
         OCP Designation                        NeIghbourhood
         DP Areas                               Habitat and Biodiversity ; Riparian; Drainage Concern



        hllpDSherepokMSYeVDVYVarPemJVDVP 0943VVP Oaumenf.9PZ Pf - September 14. rbc
                                                                         P14
Subject: DVP-09-13
September 14, 2009
Page 2 of 9

SITE AND SURROUNDING AREA

The site is located in the south western quadrant of the CD1 (Goldstream Meadows) Zone as
shown in Figure I below.

Figure 1- Location Map




Area 3 of the CD1 zone (highlighted in Figure 1) is being comprehensively developed into a
primarily residential community consisting of up to 600 small lot, micro "cottage" lot, townhouse,
and multi -family units.

The Phase 1 subdivision, which includes 49 small lots, has received development permit and
subdivision approval, and is currently under construction. Phases 2 and 3, which include a
combined total of 66 small lots, have been submitted for development permit I statement of
conditions review.




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Subject: DVP-09-13
September 14, 2009
Page 3 of 9

Table 2: Surroundin Land                 as
                                                             Zoning                                    Use
North                                    • CD1 (Goldstream            Meadows)          • City of Langford park
                                            zone:                                       • Developing business park site
                                              • Area 1 - Business Park
                                           • Area4-Ameni and Park
East                                     • CD1 (Goldstream Meadows)                     • Future and under construction
                                              zone :                                       business park sites
                                              • Area 1 - Business Park                  • Future multi-family I mixed-use
                                              • Area 2 - Mixed Use                        site
                                              • Area4-Amenityand Park                   • City of Langford Park
                                                                                        • Lanford Lake
South                                    • CD3 (Westhllls)                              • E&N Railway
                                                                                         • Westhills
West                                          R2 (One- and two-family                   • Established one- and two-
                                              residential)                                 family neighbourhood
                                         • P2 (Community Institutional                  • Willway Elements School

COMMENTS

DEVELOPMENT PROPOSAL
The applicant has applied to vary the minimum parking stall length requirements of Zoning
Bylaw No. 300 and the minimum cul-de-sac radius and pavement dimensions required by Bylaw
No. 500, as noted in Table 3. The variances are discussed separately by bylaw number below.

Table 3 - Summa of Variances
       Variances              Bylaw #                                    Required                        Proposed
  Parking Stall Length  Zoning Bylaw No. 300                             5.8m (19ft)              Up to Om (i.e. partially or
                                                                                                      entirely off-site)
    Cul-desac radius           Subdivision and Servicing                 13m (42.7ft)                    12m (39ft)
        dimension                   Bylaw No. 500
   Cul-de-sac pavement         Subdivision and Servicing                 12m (39.4ft)                     11m (36ft)
        dimension                   Bylaw No. 500


Zoning Bylaw No. 300 - Off-Street Parkins Stall Dimensions

Part 4 - Parking Regulations of Zoning Bylaw No. 300 requires off-street parking spaces to
have a minimum length of 5.8m (19ff), which must be provided entirely on-site. While the
applicant does not intend to create a parking space that is less than 5 .em, they wish to have the
flexibility to locate all or a portion of the parking space on the section of the driveway within the
road right-of-way, rather than entirely on-site. Allowing the applicant to utilize this portion of the
driveway for the required off-street parking (which realistically, will be used for this purpose
anyways), could reduce the overall length of the driveway and, therefore , the amount of paved
surfaces required for any given lot.

If Council is supportive of this variance , they may wish to apply the following conditions to
minimize the potential for conflict between the parked cars and pedestrians / vehicles travelling
within the adjacent roads:



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     • That only one of the two required off-street parking spaces may be located partially or
         entirely within the off-site portion of the driveway;
     • That every parking stall maintains the full required length of 5. 8m (combined on- and off-
         site length);
     • That the parking stall length is measured from the edge of curb or from the edge of the
         sidewalk, whichever is less
     • The encroachment of the vehicle onto the road right of way does not conflict with the use
         of sidewalks, utilities, boulevards or other frontage improvements; and
     • Future road widening is not anticipated;

Please refer to Appendix A to view the Parking Plan , which illustrates both the required and
proposed configuration of parking spaces.

Council approved a similar request from Westhills as part of their most recent rezoning
application , approved in January 2009 . If Council is supportive of this second request , they may
wish to direct staff to include an authorization for the City Planner to issue this variance , subject
to the above-noted conditions , in the new Development Permit Area Guidelines that will be
brought forward for Council 's consideration in Fall 2009.

Subdivision and Servicing Bylaw No. 500 - Cul-de-Sac Dimensions

Bylaw No . 500 contains the following specifications for cul -de-sac dimensions in small lot
subdivisions:

Table 3 - A &w 500 Requirements for Cul-de-Sac Dimensions
                       Cul-de-sac roads 550m   Culde-sac roads 50m -             Cul-de-sac roads> 100m
                                               loom
Radius right-of-way               11 m(36ft)                       I3 (42.7ft)   15 (49ft)

Pavement                          10.5m (34.4ft)                   12(39.4ft)    13(42.7ft)




The cul-de-sac road that is the subject of this application is 64.1m (210ft) in length. The
required dimensions of the cul-de-sac bulb per the above noted Bylaw No. 500 specifications
are for a 13m (42.7ft) right-of-way with 12m (39.4ft) paved surface. The applicant has applied to
reduce both of these dimensions by tm (3.3ft), such that a 12m (39.4ft) right of way and l1m
(36ft) paved surface are provided.

While these proposed dimensions are less than that required by the applicable 50-100m road
category, Council should note that they are still greater than the dimensions required for roads
50m or less in length . The applicant has demonstrated , to the satisfaction of the City Engineer,
that all required services, utilities, and fire truck turning movements can be accommodated
within the proposed cul-de-sac dimensions . If Council is supportive of this variance , they may
wish to apply this variance to any cul-de-sac within the development site that is less than 64m in
length.

Please refer to Appendix B to view a plan of the proposed cul-de-sac dimensions.


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Subject: DVP-09-13
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OPTIONS

That the Planning and Zoning Committee recommend that Council:

1. Proceed with consideration of Development Variance Permit No. DVP-09-13 for the property
    located at 2899 Kettle Lake Drive , with the following variances:

         I. That Section 4.01.02 of Zoning Bylaw No. 300 be varied by reducing the minimum
             required length of a parking stall from 5.8m (19ft) to up to Om, subject to the following
             conditions:

             a) Only one of the two required off- street parking spaces may be located partially or
                 entirely within the portion of the driveway within road right- of-way;
             b) Every parking stall must maintain the full required length of 5 . 8m (combined on-
                 and off-site length);
             c) The parking stall length is measured from the edge of the curb or from the edge
                 of the sidewalk , whichever is less;
             d) The encroachment of the vehicle onto the road right of way does not conflict with
                 the use of sidewalks , utilities, boulevards or other frontage improvements; and
             e) Future road widening is not anticipated;

         ii. That section 8.2.5.3 .2 of Subdivision and Servicing Bylaw No. 500 be varied for cul-
              de-sac roads less than 64m in length by:
              a) Reducing the minimum required radius of paved surface from 12m (39ft) to 11m
                  (36ft; and
              b) Reducing the minimum required radius of right-of-way from 13m (42.6ft) to 12m
                  (39ft).

2. Direct staff to include an authorization for the City Planner to issue a variance to the
    required length of a parking stall in any small lot Intensive Residential development permit in
    the new Development Permit Area Guidelines that will be brought forward for Council's
    consideration in Fall 2009 , subject to the following conditions:

              a) That only one of the two required off-street parking spaces may be located
                  partially or entirely within the off-site portion of the driveway;
              b) That every parking stall maintains the full required length of 5 . 8m (combined on-
                  and off-site length);
              c) That the parking stall length is measured from the edge of curb or from the edge
                  of the sidewalk , whichever is less
             d) The encroachment of the vehicle onto the road right of way does not conflict with
                 the use of sidewalks , utilities, boulevards or other frontage improvements; and
             e) Future road widening is not anticipated;


OR Option 2

2. Reject this application for a Development Variance Permit DVP-09-13.


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Subject: DVP-09-13
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Page 6 of 9




     hew Baldwin, MCIP                       Leah StdhmLYnn,`MCIP
City Planner                                 Senior Planner - Current Planning




JohkM nson, P.Eng -Steve Tement                                                  aim
Cit^Engineer Treasurer                                                           A/Cie




JasorT Parks ,   BCLS Bob Beckett
Parks Manager                                Fire Chief

Is




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Subject: DVP-09-13
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                                           Appendix A - Parking Plan




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                                      Appendix B - Cul-deSac Sketch




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Page 9 of 9

                                       Appendix C - Location Map

                            DEVELOPMENT VARIANCE PERMIT
                                  2899 KetfleLake Dr
                                      DVP-09-13




    Scale: N T5,                                                    Last Remsed - August 24. 2009

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                                                        P22
                                                                                                                    e-mail. plammng (@aryofangford ca
CITY OF LANGFORD                                                                                                          websae: haplcihdfann(oA.w
Planning and Zoning                                                                                                            phone: (250) 474-6919
2nd Floor, 877 Goldstmam Avenue                                                                                                   fax: (250) 391-3436
Langford, BC V9B 2X8



                                                           Staff Report
                                                                       to
                  Planning, Zoning and Affordable Housing Committee

        Date:               September 14r", 2009
        File: Z-09-05
        Subject:            Application to Rezone 3365 Happy Valley Road from AG1 (Agricultural 1)
                            Zone to RM7A (Medium-Density Apartment A) Zone and to Vary Sections
                            6.36A. 06(1), 6.36A . 06(2) and 6.36A .06(5) of the Zoning Bylaw (No. 300) to
                            Reduce the Required Setbacks to the Front, Interior Side and Rear Lot
                            Lines to Allow for the Development of Approximately 22 Residential
                            Townhouse Units


        PURPOSE
        Chad Bryden is applying on behalf of Verity Developments Ltd. to rezone the property located at
        3365 Happy Valley Road from AG1 (Agricultural 1) Zone to RM7A (Medium-Density Apartment
        A) Zone and to vary Sections 6.36A.06(1). 6.36A.06(2) and 6.36A.06(5) of the Zoning Bylaw
        (No. 300) to reduce setbacks to the front, interior side, and rear lot lines of the subject property
         to allow for the development of approximately 22 residential attached townhouse units grouped
        in 7 separate blocks.

        BACKGROUND
        There have been no previous applications to the City of Langford concerning the subject
        property.

        APPLICATION DATA

        Table 1: Site Data
         Applicant                      Chad Bryden
         Owner                          Verity Developments Ltd., Inc. No. BCD685905
         Lotion                         3365 Happy Valley Road
         Legal                          Lot 1, Section 86, Metchosln District, Plan 7488
         Size of Property               4 ,690.9 mr ( 1.16 acres)
         DP Areas                       Environmental Sensitive Area -Areas YAM Potential Habitat & Biodiversdy Values
         Zoning                                            Existing                                            Proposed:
                                                      AG1 (Agricultural 1 )                         RM7A (Medium-Density Apartment A)
         OCP Designation                                                               Existing.
                                                                                    Neighbourhood




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Table 2: Pro osal Data
                                 Permitted by Act (Current                Permitted by RMT                  Proposed by Applicant
                                         Zoning)                          (Proposed Zoning)                  (Proposed Vadances)
 Height                                 10.5 in (34 ft) or
                                                                     gm (3010 maximum height of                      B7 nn
                                  12 in (39 h ) for agncultural               townhouse
                                            building
 Site Coverage                                 Na                   50% if density bonus provisions                  333%
                                                                                are ml
 Development Density            One residential building on a lot      1.0 FSR if density bonus
                                  (1 or 2-family residential )            provisions are met:                      071 FSR


 Parking Requirement               2 spaces per single family       2 space per townhouse dwelling      2space par townhouse dwelling
                                         dwelling unit                unit (ol which 025 space per                   unit
                                                                       unit is assigned to visitors)
 Setbacks                                                             Please see Table '4' below


SITE AND SURROUNDING AREA
The subject property consists of a long rectangular lot of approximately 4,690.9 m2 (1.16 acres)
in area, and is currently the site of a single-family dwelling and residential yard located in the
northwest half of the property as shown in the aerial photo presented in Appendix "A"
(attached). The remainder of the lot is in a relatively natural state supporting several mature
trees, shrubs and mosses of various species mainly native to the local region (with the
exception of several thickets of Scotch Broom. The topography of the site is varied but generally
rises up from Happy Valley Road to the east. Relatively steep sections of slope exist in the
center and east portion of the subject property. Total elevation gain from Happy Valley Road to
the eastern extent of the subject property is approximately 26 m (85 ft).

The adjacent properties are zoned for residential uses within the CD10 (Comprehensive
Development Boulder Ridge), RS2 (Residential Small Lot 2) and GR2 (Greenbelt Residential 2)
Zones as listed in Table "3", below.

Table 3: Surrounding Land Uses
                                                                    Zoning                                         Use

  North                                             CD10 (Comprehensive Development -              Currently the site of a single family
                                                            Boulder Ridge) Zone                    dwellings pending redevelopment

  South                                              GR2 (Greenbelt Residential 2) Zone                  Single Family Dwelling

  South                                              RS2 (Residential Small Lot 2) Zone                  Small Family Dwelling

  East                                               GR2 (Greenbelt Residenbal 2) Zone                   Single Family Dwelling

  West                                              CD10 (Comprehensive Development -              Currently the site of a single family
                                                           Boulder Ridge) Zone                     dwellings pending redevelopment


 COMMENTS

 DEVELOPMENT PROPOSAL
The applicant is proposing to remove the existing single-family dwelling and develop seven
buildings containing 22 attached 3-storey townhouse units on the subject property, as shown on
the site plan and building drawings attached as Appendices "B", "C" and "D".


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Subject: Z-09-05 -3365 Happy Valley Road
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VARIANCES
The applicant has requested several variances to Zoning Bylaw (No. 300) to permit the
reduction of required setbacks to the front, interior side and rear lot lines as described in Table
"Al" below:

Table i t Proposed Setbacks
Setback to :                        Section of Bylaw No. 300     Required Setback   Proposed Setback
Front Lot Une between Blocks        6.36A.06 (1)                 7.5 m (25 fl)      5.5 m (18.01)
'A and B' and unnamed road
dedication
Rear Lot Une between Blocks         6.360.06 (5)                 7.5 m (25 ft)      7.2 m (23.6 ft)
"A and B" and Happy Valley
 Road
 Front Lot Une between Blocks       6.360.06 (1)                 7.5 m (25 ft)      5.5 an (18.0 fl)
 'C and 0' and unnamed road
 dedication
 Interior Side Lot Une for Lots     6.360.06 (2)                 3 m (10 ft)        1.2 an
 'A and B' Nodh
 Interior Side Lot Line for Lots    6.36&06 (2)                  3 m (10 it)        12m
 'A and B' ( South )
 Interior Side Lot Une for Lots     6.36A.06 (2)                 3 m (10 ft)        1.2 m
 'E, F and G' ( North )
  Interior Side Lot Line for Lots   6.36A.06 (2)                 3 an (10 ft)       1.2 an
 'E , F and G' ( South )

Council may wish to consider directing staff to issue the above requested variances through a
development permit subject to the applicant submitting a landscape plan showing screening
along the interior lot lines to the satisfaction of the City Planner.

COUNCIL POLICY
COMPLIANCE WITH OFFICIAL COMMUNITY PLAN DESIGNATION

The Official Community Plan (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; and
• Transit stops are located where appropriate.


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Subject: Z-09-05 -3365 Happy Valley Road
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Objective 3.8 Redevelop and intensify corridors connecting centres.
Policy 3.8.1 Encourage intensification of transportation corridors in and out of centres as a
means to further increase the viability of transit services.

Policy 3. 8.2 Ensure redevelopment along corridors is pedestrian oriented and consistent with
liveable street strategies.

Objective 3.9 Permit sensitive in fill development.

Policy 3.9.1 Encourage alternative housing types such as coach housing, row housing, live/work
units and townhouses that diversify the housing stock.

Policy 3.9.2 Permit small lot subdivision and clustered densi/ication in established areas.

Policy 3.9.3 An overall density objective of 40 units per hectare (16 units per acre) for infill
development in Neighbourhood designated area will guide choices about density. Ensure
buildings are sited to complement the type, use and character of adjacent buildings and ensure
private outdoor spaces for adjacent properties are respected.

Climate action commitment

• Encouraging infrastructure and a built environment that supports the economic and social
needs of the community while minimizing its environmental impact.

Objective 5.1 Ensure development in and around centres supports a nodal pattern of
development.
Policy 5.1.1 Support the focus of centres by locating high intensity development in and around
centres and generally decreasing intensity away from them where topographical conditions
permit.

Policy 5.1.2 Ensure zoning for centres emphasizes appropriate building massing, density and
form, and does not unduly restrict land use, in such a way that reinforces the nodal development
pattern of centres.

Policy 5.1.3 Relate all neighbourhood development and in fill to the nearest centre through direct
and/or improved connections, scale and character.

The applicant has proposed to build approximately 22 dwelling units in 7 separate blocks of
attached 3-storey townhouses on the subject property, as shown in the site plan and building
elevation drawings attached as Appendices "C" through "F". This proposal is consistent with the
OCP land use designation of Neighbourhood", which calls for a range of residential densities
and built forms including "3-storey townhouses".

 This increased residential density would support existing and future businesses located nearby,
 including those based in the "Sooke Road Revitalization Area". Future residents of the
 proposed development would also be located within easy walking distance of the nearest BC
 Transit and Langford Trolley transit stops.


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Subject: Z-09-05 -3365 Happy Valley Road
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The applicant's proposal would result in an increase in density in an area which is transitioning
from a rural-residential character to an urban setting with planned higher residential densities
and a greater range of commercial uses . Properties located adjacently to the north and east of
the subject property have already been rezoned as part of the CD10 (Comprehensive
Development - Boulder Ridge) Zone, that plans for the development of a mix of apartment
buildings, townhouses, single-family dwellings and mixed-use residential/commercial
complexes.

Policy 3.9.3 in the OCP presents "40 units per hectare (16 units per acre)" as a guide for
residential density for infill development in areas designated as "Neighbourhood". The proposed
development represents a higher density of approximately 47 units per hectare (19 units per
acre).

SOUTH LANGFORD NEIGHBOURHOOD PLAN
The South Langford Plan currently included within the Zoning Bylaw (No. 300) as a design
guideline for new development designates the subject property as "Urban Residential". Section
4.1 of the South Langford Neighbourhood Plan defines "Urban Residential" as the following:

"areas where the availability of municipal services allows for a variety of residential development
that is more intensive than suburban residential, and that may include single-family residential
dwellings without secondary suites, townhousing, and attached housing. A maximum Density of
one unit per 200 m2 (2152.8519) is applicable".

The applicant's townhouse proposal is substantially compliant with the South Langford
Neighbourhood Plan's residential density provisions, as it would result in a density of one unit
per approximately 213 m2 of land.

ROAD DEDICATION

City Staff have identified the need to obtain a 5m wide section of land from the subject property
located along its existing frontage to allow for necessary improvements to Happy Valley Road.
Council may wish to consider making it a condition of this rezoning that the applicant provide the
City of Langford with the portion of the subject property located within 5 m of its boundary with
Happy Valley Road for the purposes of road dedication.

 SOUTH LANGFORD DRAINAGE REQUIREMENTS
As presented in a staff report to Council on April 16, 2007 (File No. 5225-70), City Staff have
recommended that a $4.96 per square metre charge be levied for all new "Townhouse"
developments in the majority of southern Langford (south of Sooke Road -including the subject
property) as a contribution to pay for storm water drainage infrastructure. This charge would be
in addition to the $1.09 per square metre development Cost Charge applicable for storm water
drainage works. Council may wish to consider making it a condition of this rezoning that the
applicant provides the City of Langford with a $23,266.86 contribution ($4.96 per square metre
of site area) to the South Langford Storm Drainage Fund. The site is required to provide storm
drainage detention in accordance with the 2007 South Langford Storm Drainage Study.




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ACCESS AND COMMUNITY TRANSPORTATION
Vehicular access to the proposed townhouse development would be provides via a 15 m wide
public road dedication connecting the western portion of the property via the adjacent Boulder
Ridge Comprehensive Development Zone (CD 10) and a strata road connected to Turnstone
Lane to the north as shown on the proposed site plan attached as Appendix "C". The proposed
development is located within approximately 500 m (0.31 mi) walking distance of a BC Transit
bus stop on Happy Valley Road at which several routes providing service on a limited basis
(pick-up frequency of approximately every 2 hours during the day on weekdays). A City of
Langford Trolley stop is also located approximately 500 m away from the subject property and
sees seasonal trolley pick- ups throughout the day. The Galloping Goose trail is also located
approximately 175 m (0.10 mi ) away from the subject property.

PARKING
Section 4.01.01 of the Zoning Bylaw requires 2 automobile parking spaces per townhouse
dwelling unit and 0.25 of these spaces designated as visitor parking . Onsite parking spaces
located in carports beneath the second floor and in front of the townhouse units would provide 2
spaces for each unit for a total of 22 parking spaces . Therefore , the proposed parking layout
would provide sufficient spaces to meet the zoning requirement for automobile parking. The
close proximity of the proposed townhouse development to the Galloping Goose Trail and
bicycle lanes along Happy Valley Road increases the likelihood that potential future residents of
the development would choose bicycles as a means of local transportation . Residents of the
proposed townhouse could use their carports for bicycle storage , however their relatively small
size would limit this use . Council may wish to consider making it a requirement of this rezoning
that the applicant provide a Sec. 219 Covenant specifying that two covered bicycle parking
areas will be installed on the subject property for the use of its residents , one located near
Townhouse Blocks "A. B. C and D" and the other located near Blocks "E, F and G" capable of
securely storing a total of 22 bicycles to the satisfaction of the City Planner.

'GREEN ' INFRASTRUCTURE

The applicant has not indicated to City Staff plans use of any nonconventional or "above-code"
high-efficiency energy , waste and water handling systems . Council may wish to consider
directing City staff to explore with the applicant any potential "green" infrastructure applications
that could be integrated with this project and report back to Council any potential options prior to
the First Reading.

FINANCIAL CONTRIBUTIONS AND DENSITY BONUSING
Rezoning the subject property to a residential zone will permit higher densities of development
than the present zoning , and therefore may increase the assessed value of the property which
could , in turn , increase the municipal tax base . As the applicant would be required to connect
the proposed development to municipal sewers and complete frontage improvements as per
Bylaw No . 500, the direct capital costs to the municipality associated with this development will
be negligible.




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Subject: Z-09-05 -3365 Happy Valley Road
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OPEN SPACE AND PARK DEDICATION
The applicant has proposed preserving approximately 643.35 m2 (0.16 ac) representing
approximately 13.5% of the total area of the subject property in its current relatively natural state
via a Sec. 219 covenant . This portion of the lot consists of a steep and rocky slope mainly
vegetated by mosses and shrubs . It is also adjacently located to a portion of the open space
area designated within the CD10 (Boulder Ridge ) Comprehensive Development Zone. This
steep topography of this portion of the subject property detracts from its utility as recreational
area . However, a trail connecting the adjacent open space area located in the CD10 Zone with
the proposed open space in the subject property may be desirable in the future . Council may
wish to consider making it a requirement of this rezoning that the applicant provide a statutory
right of way across the proposed open space area to allow for the potential future construction
of a City managed trail linking the properties located adjacently to the north and south of the
subject property.

The applicant is also proposing to provide the City with a cash payment equal to the assessed
value of a portion of the subject property in lieu of a park dedication. The City of Langford
Affordable Housing , Park and Amenity Contribution Policy (No. 6940-00-003) requires a
minimum contribution of 10% of the subject property to the City at the time of rezoning. Council
may wish to consider making it a requirement of this rezoning that the applicant provide a cash
payment equal to the assessed value of 10 % of the total area of the subject property.

FINANCIAL IMPLICATIONS
A summary of the estimated applicant's contributions as per City bylaw and policy are as follows
in Tables " 5 and 6":

Table 5-Ameni ty Contributions p er Council Pollc
Amenity Item                                                        Per unit l area contribution        Total
City Park Fund                                                           $2,500 per dwelling unit    $52,500
General Amenity Fund                                                     $ 2.500 per dwelling unit   $52,500
Open Space Con tri bution                                      10% of land = 469.09 m1(5.049 ctrl        NIA
Archaeological Assessment Fund                                             $ 100 per dwelling unit     $2.100
ALR Acquisition Fund                                                     $ 1.500 per dwelling unit   $ 31,500
South Langford Fire Hall Fund                                            $ 1,000 per dwelling unit   $21,000
Bllstan Creek Enhancements                                                 $ 400 per dwelling unit     $8,400

School Traffic Guards                                                      $300 per dwelling unit      $6,300
Fire Tmck Fund                                                             $500 per dwelling unit     $10,500
Affordable Housing Reserve Fund                                            $500 per dwelling unit     $10,500
TOTAL POLICY CONTRIBUTIONS (ESTIMATE)'                                                               $195,300
'Total excluding cash In lieu post-rezoning value of 10 % of area of subject property




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Subject: Z-09-05 -3365 Happy Valley Road
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Table 6-Develop ment CostChar es
Development Cost Charge                                                      Per unit l area contribution                      Total
Roads (South Development Area)                                            $2.184ldwelling unit being built                $48,048.00
Storm Drainage                                                                          $1.0910 site area                  $5,113.08
Park Improvement                                                 $1, 890 for each dwelling unit being built               $41,580.00
Pads Acquisition                                                 $1,100 for each dwelling unit being built                $24,200.00
Subtotal (DCCs paid to City of Langford)                                                                              $118,941.08
CRO Water (Medium Density 0-50 unfulha)                          (46 uniWha) $2.653.14 per dwelling unit                  $58.369.08
School Site Acquisition (Medium-low Density 21 to 50 units ma)                      $628 per dwelling unit                $13,816.00
TOTAL (estimate) DCCs                                                                                                 $191,126.16

The Affordable Housing, Park and Amenity Contribution Policy (No. 6940-00-003) requires the
applicant to pay several other contributions specified in the Table "6° (above) to several specific
City funds. However, Council may instead wish to consider requiring the applicant to provide a
single contribution to the General Amenity Reserve Fund. This would provide the City with
greater flexibility in expending amenity contributions. The following Table 7" shows the
estimated amenity contributions with all receiving funds combined into the General Amenity
Reserve Fund, with the exception of the City Park Fund and Affordable Housing Fund:

 Table 7- Estimated Combined Amenity Contribution
 Estimated Amen' Contributions
 General Amenity Reserve Fund - 6300 per dwelling unit                                                        $132300
 Ci ty Park Fund-$2500 pe r dwellin unit                                                                      $52,500
 Affordable Housing Fund -$ 500 per dwelling unit                                                             $10 , 500
 TOTAL POLICY CONTRIBUTIONS (ESTIMATE) *                                                                      $195300
 'Total excluding cash in lieu post-rezoning value of 10% of area of subject property

In addition to the development cost charges and amenity contributions outlined above, staff
have recommended that Council make a $23,266.86 contribution to the South Langford Storm
Drainage Fund a condition of this rezoning (see Section titled "South Langford Drainage
Requirements", above).
Total estimated development cost charges, amenity contributions as per Council Policy and
Staff recommended contributions to the "South Langford Storm Drainage Fund" (not including
cash payment equal to the assessed value of 10% of the total area of the subject property in
lieu of a park dedication) is $409,693.02.




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Subject: Z-09-05 -3365 Happy Valley Road
September 14. 2009
Page 9 of 17

OPTIONS

1. Direct staff to prepare a bylaw to rezone the property at 3365 Happy Valley Road from AG1
    (Agriculture 1) to RM7A (Medium Density Apartment A), subject to the following terms and
    conditions:

    a) That as a bonus for increased density on the subject property, the owner agrees to provide
        the following contributions at the time of building permit:

          i) $6,300 per dwelling unit to the General Amenity Reserve Fund;
          ii) $2,500 per dwelling unit to the City Park Fund;
          iii) $500 per dwelling unit to the Affordable Housing Reserve Fund;
          iv) Provide a cash payment equal to the estimated assessed (post-rezoning ) value of
                   10% of the total area of the subject property to the satisfaction of the
                   Clerk/Administrator.

     b) That prior to Bylaw Adoption , the applicant provide:

          i) A Section 219 covenant that agrees:
                  a. That the layout, form, and character of the proposed building not be
                         significantly altered from what is proposed in this rezoning application;
                  b. That no trees are to be removed from the subject property prior to the
                         issuance of a development permit;
                  c. That two secure and lockable covered bicycle parking areas will be installed
                         on the subject property, one accessible by Townhouse Blocks "A, B, C and
                         D" and the other located near Blocks "E, F and G ", and be capable of
                         securely storing a total of 22 bicycles ( 1 per unit) to the satisfaction of the
                         City Planner,

          ii) To the City of Langford the portion of the subject property located within 5 in of its
                 boundary with Happy Valley Road for the purposes of road dedication;

          iii) To the City of Langford a statutory right of way across the proposed open space area
                   to allow for the potential future construction of a City managed trail linking the
                   properties located adjacently to the north and south of the subject property; and

          iv) To the City of Langford a $23,266. 86 contribution ($4.96 per square metre of site
                area) to the South Langford Storm Drainage Fund.

     c) That prior to the issuance of Building Permit , the applicant provide a detailed landscape
         plan showing the location of private open space areas to the satisfaction of the City Planner
         approved through the Development Permit Process.

     d) That as a condition of subdivision for the property located at 3365 Happy Valley Road (Lot 1,
         Section 86, Metchosin District, Plan 7488) Council requires, in accordance with Section
         938(6)(b) of the Local Government Act, works and services to be provided to along Happy
         Valley Road fronting the subject property to Development and Site Servicing Bylaw (No.
         500) standards as follows:

                          (i) Sidewalk to Municipal standards;
                          (ii) Curb and gutter to Municipal standards;

htlp//5hampoirtV3de52onir9OCP2.09 -0LShartd eocw enWPZ Report - Septembot 142009.tlax

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Subject: Z-09-05 -3365 Happy Valley Road
September 14, 2009
Page 10 of 17

                         (iii) Boulevard , street trees and irrigation to Municipal standards;
                         (iv) Road reconstruction to the centre -line to Municipal standards;
                         (v) Street lights;
                         (vi) Electrical outlets to Municipal standards;
                         (vii) Street lights;
                         (viii) Underground Hydro Service; and
                         (ix) Underground in frontage (BC Hydro/communication lines)

AND

     2. Direct the City Planner to issue the following variances to reduce the front, rear and interior
         side setbacks through a development permit subject to the applicant submitting a landscape
         plan showing screening along the interior lot lines to the satisfaction of the City Planner.

           Setback to :             Section of B y law No. 300     R eq uired Setback   Pro pos ed Setback
           Front Lot Line           6.36A.08 (1)                   7.5 m (25 it)        5.5 m (18.0 R)
           between Blocks 'A
           and B' and unnamed
           road dedication
           Rear Lot Line            6.36A.06 (5)                   7.5 m (25 ft)        7.2 m (23.6 ft)
           between BlocksA
           and B' and Happy
           Valley Road
           Front Lot line           6.36A.06 (1)                   7.5 m (25 ft)        5.5 m (18.0 ft)
           between Blocks'C
           and D" and unnamed
           road dedication
           Interior Side Lot Line   6.36A.06 (2)                   3 m (10 ft)          12m
           for Lots 'A and B'
           ( North )

           Interior Side Lot Line   6.36A.06 (2)                   3 m (10 it)          1.2 m
           for Lots 'A and B'
           (   South )
           Interior Side Lot Line   6.36A.06 (2)                   3 m (10 ff)          1.2 m
           for Lots 'E, F and G'
           ( North )

           Interior Side Lot Line   6.36A.06 (2)                   3 m (10 it)          1.2 m
           for Lots 'E, F and G'
           (   South )

AND

     3.   Direct City staff to explore with the applicant any potential 'green" infrastructure applications
          that could be integrated with this project and report back to Council any potential options
          prior to the First Reading.

OR

     4. Reject this application for rezoning;



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Subject Z-09-05 -3365 Happy Valley Road
September 14, 2009
Page 11 of 17




 tthew Baldwin , MCIP lain Bourhill /flason Parks                               Bob Beckett
City Planner Planner I Parks Manager                                            Fire Chief




John Manson , P. Eng . Steve Ternent im wden
City Engineer Treasurer                 A/C rk-Administrator

:lb




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Subject: Z-09-05-3365 Happy Valley Road
September 14, 2009
Page 12 of 17

Appendix A : Aerial Photo of Subject Property




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Subject: Z-09-05 -3365 Happy Valley Road
September 14, 2009
Page 13 of 17

Appendix B: Site and Location Map

                                REZONING BYLAWAMENDMENT
                                    3365 Happy Valley Rd
                                    ZONING MAP (Z-09-05)




    Scale: N.T.S.                                                                  Last Revse0: August 28. 2009




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Subject. Z-09-05 -3365 Happy Valley Road
September 14, 2009
Page 14 of 17



                                 REZONING BYLAWAMENDMENT
                                     3365 Happy Valley Rd
                                     ZONING MAP (Z-09-05)




     Scab: N.TS.                                                                Last Revsod: August 29, 2009



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Subject Z-09-05 -3365 Happy Valley Road
September 14, 2009
Page 15 of 17

Appendix C : Proposed Site and Buildign Plans



                                                    I




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Subject: Z-09-05-3365 Happy Valley Road
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Page 16 of 17




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Subject: Z-09-05 -3365 Happy Valley Road
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htlp/19hmepoipt eWZw#WOCP2-0&OS5h&ed Doeumost'PZ Report - September 147009.doex

                                                                P39
CITY OF LANGFORD                                                                                                                  em&: planning@disNdlangfordLpca
Planning and Zoning                                                                                                                 vahsie hdpl/distdd.langkrd.b[co
                                                                                                                                        plennng phone: 250474.6919
2nd Floor, 877 Goldsiream Avenue                                                                                                           plannig fox: 250391.3436
Langford. BC V9B 2X8




                                           Planning Department
                                       Monthly Report for August 2009
Date:                   September 8, 2009
File:                   0640.30
Subject:                Planning Department Development Activity


Applications Received to.. Date
  TytI            94     95      96    97      98    99     00        01     02     03      04    05    06        07        08       09     Aug             Told
 A lira8oh
AIR                 0     3       4       1    2      2      1         0      3      3       1     1     6         0         5        1      0               33

DPS                 7     14     24       22   24    24     22        34     46     60      47    61    65        71        56       27      0               604
Amended OPS         0     1       0       0    0      1      0         9      6      10     12    17    16        15        21       5       2               113

DVPS                3     9       6       12   17     11     19       21     29     40      36    38    15        29        19       15      3               319

OCPS                4     6       7       16   16     11     8        12      8      12     17    16    18        23        2        0       0               176

SDPS                0     0       0       0    0      0      0         0     32      28      9    51    76        74        52       41      3               383

AmendedSOPs         0     0       0       0    0      0      0         0      2      0       0    0      2         3         1        1      0                9
sIrataConv.         2             00      0    04     19
                                                      1      2         0      0      0       0    0      0         0        0        0       0                4
TIPS                0     0       0       0    0      0      0         1      0      0       1     1     1         0        0         1      0                5

Zonhg              10     15     15       28   24            24       23     27      22     38    31    37        48        35       15       1              411


Total             26     48      56       79   83    68     76       100     153    175     181   216   236       263       191     106      9              2057


       Application             Received Issued                               Civic Address                                        Proposal

1.      DP-08-36A              14 Aug 09                           2890 Kettle Lake Drive                    Amendment to Modular Housing Area

2.      DP-09.20A              6Aug09           11 Aug09           1068 Jenkins Avenue                        Reconfiguration of duplex

3.      SDP-09-40              7 Aug 09        7 Aug 09            246-2401 C Millsheam Road                  Intact Insurance facade signage

4.      SDP-09-41              I1 Aug 09       11 Aug 09           143.2955 Phipps Road                      Westshore Hearing facade signage

5.      SDP-09-02              18 Aug 09                           754A Coldstream Avenue                     Evo Games canopy signage

6.      DVP-09-05              17 Aug 09                           519 Red Alder Court                       Vary setback for deck

7.      DVP-09-14              6 Aug 09                            667 Rockingham Road                        2 variances


P.MIann ,gW64O.30 - MpnlhIy Repor1120090AcoNN Report - Aug. docx
                                                                                     P4 0
September 8. 2009
Page 2 of 5


     Application             Received Issued                               Civic Address                                    Proposal

8.     DVP-09-15             24 Aug 09                           2359 Echo Valley Or,,                    Parking variance for daycare

9.     Z-09-15               26 Aug 09                           957 Walked Road                          R2 to RS3 for 9 lots


Applications                  In    Process
 Agricultural Sign                                                     Development
               Development                                                                    OCP Zoning
Land Reserve :             Development                                    Variance                                                       Total
                                                                                           Amendments Amendments
Applications Permits permits                                              Permits

         2              16                      9                            11                    1                   44                  83


Applications Issued in August
 Agricultural                                     Sign                 Development
                        Development                                                           OCP Zoning
Land Reserve                                   Development.              Variance                                                        Total
                          Permits                                                          Amendments Amendments
Applications                                     Permits                 Permits

         2                      4                       7                     I                    0                    1                  15



Project:Status Report
                                                                         Expected
                    Project                          Start Date
                                                                        Finish Date
                                                                                                                   Comments


              Design Guidelines for RS3.
              Modular and Fee-Simple
                                                       27 Mar                            In review. Guidelines to be amended in next zoning
1.            Townhouses. Review &                                       Fall 2008
                                                        2007                             omnibus.
              amendment of all other
              guidelines.

              Terms of Reference for
2.            Environmentally Sensitive DP            Feb 2007              TBD          Update application requirements , in particular for RAR.
              Submissions (Update)

3.            Affordable Housing                         2003             Ongoing        As of October 2008 total will be 34. 1 expected to be
                                                                                         completed on January. 2009: Affordable Home Ownership
                                                                                         Workshop October 25.2008.

4.            CEERS                                  1 Aug 2008             TBD          The Community Energy and Emissions Reduction Strategy
                                                                                         (CEERS) project will set City targets with regards to
                                                                                         reducing energy use , water use and CHG emissions.
                                                                                         Multiple benefits of CEERS will include operational cost
                                                                                         savings, creation of new jobs and business opportunities,
                                                                                         increased ability for the City to attract investment, and
                                                                                         improved quality of life and overall environmental health.
                                                                                         By continuing its leadership in the realm of sustalnability.
                                                                                         Langford is ensuring the long-term social , environmental.
                                                                                         and economic health of the community.



P?PlannkiglOU40-30 - MonN y Reporp2009VAtnNy Repod - Aug. docx

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September8. 2009
Page 3 of 5


f.

                                                  Shirt Oa0a    Explimm                                 Cetrnmants
                  NOW

5.           Current Business Park Land            May 2007    Summer 2009     Need to add vacant land Inventory: total summary finished
             Summary                                                           and to be updated for 2008.

6.           Community Profile                       15 Jan    Summer 2009     Project started ; work to proceed as time permits.
                                                      2007

7.           Economic Development                    15 Jan      Ongoing       Insert new photos: updated as needed.
             Brochure                                 2007

8.           Archaeological Overview                 15 Jan       TBD          Phase 1 (draft AOA) has been completed . Phases 2
             Assessment (Sacred Areas)                2007                     through 4 are stalled as it has been difficult to set meeting
                                                                               times with local First Nations to address long-term planning
                                                                               initiatives . Working on brochure, inclusion of a map in
                                                                               OCP. draft protocols with local First Nations, etc.

9.           Active Transportation Plan            May 2008       2009         Subject to grant approval.

10.          Building Communities                    July 7,      TED          Partnership with the West Shore Arts Council.
             through Arts and Heritage                2008




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September 8, 2009
Pane 4 of 5


Revenuefor 200.9.
                                                                      Type bf Application/Fee

  Month
                                                      Development                         Pub li c                       Monthly          Yearto-
                                   Development                                                          Sign Permits
                     ALR                                 Valance          Rezoning ,                                     Subtotal          Data
                                     Permits)                                            Hearings
                                                         Permits

January                  $0.00         $21 ,297.12          $4,150.00       $5,000.00      $2,200.00        $1,350.00     $33,997:12       $33,99732

February              $600.00          $14;594.91            $5,425.00     $53,671.70      $4,400.00         $950.00      $79,641.61     $113,636:73

Marc1                    $0.00         $10,636.72                 $0.00     $7,134.98          $0.00        $1,650.00     S10,271.70     $137,060;43

April                    $0.00         $25,042.95                 $0.00     $2,800,00          $0.00         $625.00      $28;467.95     $161;52838.

May                      $0.00         $13,652.06            $3,600.00      $5,706.96          $0.00         $650.00     -.$23;609.02    $185,137.40

June                     $0.00         $19,896.31           $1,250.00       $3,608.00      $2,200.00        $1,300.00    $28,254.31      $213;391.71

July                     $0.00           $4,185.07           $1,960.00     $11,369.22      $2;200.00        $1,450.00     $21;164.29     $234,556;80:

August                   $0.00           $3474.93            $4,775.00      $2,999.71      $2,200.00         $750.00      $14;199.64     5249,005.64:.

September

October

'November


December

    TOTAL            -$600.00         5113;480.07           521,160.00     $92;290:67     $13;200.00        $81,875.00                   '$249;605b4.

'$47,700 Is actually a 2007 fee that was miscalculated and paid Feb 08
"Funds transferred from Rezoning GILto Public Headn GIL
Total Revenue By Year
        2008          53,60000        $286,539:17         $19,990.00      $149,981.64     $55,311.20       $11,445,00                    $526,867.01''

        2007               $0:00      $277,015.06         331;577.40      $130,696.05     $91,473:29       $14;405.00          -'    °   $5450166.80

        2006          $3,150:00       $372;655.39         $15,425;00      $139,795.63     $40,600.00       $14,800.00                    5586,426.02

        :2005           $300.00       $412;137.49         $34;195;00      $178,17.1.47    $36,400.00       510,270.00         ...         $6T.1,473 9. 6,

        2004               $0.00      $261,296:38         530,920.00      5167,845:24     $45,76626             $0.00                    $525,766.43.

        2003          $1,200.00       $176,048.11         $39,965100      $182,919:65     524,650, 00           $0.00                    $427,98296

        2002               $0.00       597,071.64         537,8.51.00      561,081.54     $20,2613-7            .50.00    -     -}       $224,787:99
Note: Fees were notInduded In monthly reports untli 2002.

P: PlannHg1064040. Monthly Reperp2009LMOnthly Report - Aug.doci
                                                                                 P43
 September 8, 2009
 Page5of 5




                     1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009

                             s Development Permits Development Variance Permits
                             s Official Community Plan Amendments s Zoning Amendments
                             s Strata -Title Applications Agricultural Land Reserve
                                Sign Development Permits Amended Development Permits
                                Amended Sign DPs




-Matthew Baldwin, MCIP                    Leahttohmann           Li                      lain Bou rhlll
  City Planner                            Planner                Planner 2               Planner 1


  Grant Liebscher                         No van der Kamp        Trills Cruikshank       Dianna Pld
  Planner 1                               Planner 1              Planning Assistant Planning Secretary




 P:PIannMp1064030 - Monthly Repvt2009Wonthty Repon - Aup.dou
                                                               P44

				
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