CITY OF LANGFORD PLANNING, ZONING AND AFFORDABLE HOUSING ...and~Minutes... · CITY OF LANGFORD PLANNING, ZONING AND AFFORDABLE HOUSING COMMITTEE Monday, May 12th, 2014 @ 7:00 pm Council

CITY OF LANGFORD

PLANNING, ZONING AND AFFORDABLE HOUSING COMMITTEE

Monday, May 12 t h , 2014 @ 7:00 pm

Council Chambers

AGENDA Page

1. CALL TO ORDER

2. APPROVAL OFTHE AGENDA

3. ADOPTION OF THE MINUTES

a) Planning, Zoning & Affordable Housing Committee Meeting - April 14 t h , 2014 001

4. REPORTS

a) Application to Rezone the property at 820 Latoria Road from RR2 (Rural Residential 2) to RR6A (Rural Residential 6A) which has a minimum lot size of 550m 2 (5,920ft2) and would permit secondary suites in accessory buildings

- Staff Report (File Z12-0033) 004

b) Application to rezone the properties at 815 and 835 Latoria Road from RR2 (Rural Residential 2) to a new RR6A (Rural Residential 6A) zone which has a minimum lot size of 550m 2 (5,920ft2) and would permit secondary suites in accessory buildings

- Staff Report (File Z12-0017) 022

c) Application to Rezone the property at 760 Latoria Road from RR2 (Rural Residential 2) and P2 {Community Institutional) to a new RR6A (Rural Residential 6A) zone which is proposed to have a minimum lot size of 550m 2 (5,920ft2) and would permit secondary suites in accessory buildings - Staff Report (File Z14-0001) 041

5. ADJOURNMENT

CITY OF LANGFORD

MINUTES OF THE PLANNING, ZONING AND AFFORDABLE HOUSING COMMITTEE

Monday, April 14 t h , 2014 @ 7:00 pm

Council Chambers

PRESENT

Councillors: D. Blackweii (Chair), R. Wade (Vice-Chair) Members: M. Hall, S. Harvey, D. Horner, K.

Sheldrake, N. Stewart and A. Creuzot

ATTENDING

Director of Planning, Matthew Baldwin and Director of Engineering, Michelle Mahovlich;

ABSENT

Members: J. Butler-Smyth.

1. CALL TO ORDER

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

2. APPROVAL OF THE AGENDA

MOVED BY: Councillor Wade

SECONDED: M. Hall

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

CARRIED.

3. ADOPTION OFTHE MINUTES

a) Planning, Zoning & Affordable Housing Committee Meeting - March 24 t h , 2014

MOVED BY: K. Sheldrake

SECONDED: Councillor Wade

That the Planning, Zoning and Affordable Housing Committee approve the Minutes of the

meeting held on March 24 t h , 2014.

CARRIED.

Minutes ofthe PZ&AH Committee April 14,2014

Page 2 of3

4. REPORTS

a) Bylaw No. 1507; Application to Rezone Parts of Various Properties on Goldstream Avenue and Donna Avenue situated West of Leigh Road and North of Goldstream Avenue to a New Mixed Use Employment (MUE1) Zone - Staff Report (File Z14-0004)


SECONDED: A. Creuzot

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

(1) of Option 1 presented in the full staff report be updated to refer to the revised version of

Bylaw No. 1507 attached to this report.

CARRIED.

b) Application to amend the text of the CD18 (Happy Valley / Flatman) Zone, in order to allow townhouses and duplexes in addition to one-family dwellings in Phase 4 of "Katie's Pond" - Staff Report (File Z14-0005 - 940 & 949 Flatman Avenue)


SECONDED: D. Horner

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

That Council:

1. Direct staff to prepare a bylaw to amend the CD18 (Happy Valley/Flatman) Zone subject to

the fol lowing terms and conditions:

a) That attached housing, townhouses and two-family dwellings are added as

permitted uses within Area 1; and

b) That the regulations summarized in Table 3 of this report wi th respect to these

new permitted uses are added to the appropriate sections o f t h e Zone;

c) That the owner agrees to provide, as a bonus for increased density, the

following contributions prior to subdivision approval for one-family dwellings

and prior to Building Permit issuance for two-family dwellings and townhouses:

i. $3,960 per one-family dwelling lot towards the General Amenity

Reserve Fund;

i i . $3,960 per Yz duplex towards the General Amenity Reserve Fund;

ii i. $3,660 per townhouse unit towards the General Amenity Reserve Fund;

iv. $660 per one-family dwelling lot towards the Affordable Housing

Reserve Fund;

v. $660 per % duplex towards the Affordable Housing Reserve Fund;

vi . $610 per townhouse unit towards the Affordable Housing Reserve Fund.

CARRIED.

Minutes ofthe PZ&AH Committee April 14, 2014

Page 3 of3

c) Application to Rezone 944 Dunford from R2 to RM7A to Allow a four unit townhouse

development

- Staff Report {File Z13-0020-944 Dunford Ave)


SECONDED: K. Sheldrake

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

That Council:

1. Direct staff to prepare a bylaw to amend the zoning designation o f t h e property located at

944 Dunford Avenue from R2 (One- and Two-Family Residential) to RM7 (Medium-density

Apartment A) subject to the following terms and conditions:

a) That the owner agrees to provide, as a bonus for increased density, the following

contributions per new lot created, pr ior to subdivision approval:

i. $$2,562 towards the General Amenity Reserve Fund;

i i . $610 towards the Affordable Housing Reserve Fund; and

b) That the owner register, prior to bylaw adoption, an easement over the driveway

area on the eastern side of the property, of a minimum width sufficient for 2-way

vehicle traff ic and emergency vehicle access, giving access over that portion of 944

Dunford to 942 Dunford, to the satisfaction o f t he Director of Planning;

c) That the applicant provide, prior to issuance of a Development Permit, an arborist's

report and tree protection plan to the satisfaction o f t h e City Planner. •• %•

CARRIED.

5- ADJOURNMENT

The Chair adjourned the meeting at 8:20 p.m.

CHAIR CERTIFIED CORRECT

Administrator

City of Langford www. cityoflangford. ca

Staff Report to

Planning, Zoning and Affordable Housing Committee

Date:

Department:

Application No.:

Subject:

May 12,2014 SC^MNED Z12-0033

Application to Rezone the property at 820 Latoria Road from RR2 (Rural Residential 2) to RR6A (Rural Residential 6A) which has a minimum lot size of 550m 2 (5,920ft2) and would permit secondary suites in accessory buildings

Purpose Greg Burke has applied on behalf of 0728721 BC Ltd to rezone the property at 820 Latoria Road f rom RR2

(Rural Residential 2) to RR6A (Rural Residential 6) which has a minimum lot size of 550m 2 (5,920ft 2) and

would permit one secondary suite in either the principal dwelling or within an accessory building, to

permit a residential subdivision of approximately 28 lots at 820 Latoria Road.

Background PREVIOUS APPLICATIONS

Two previous attempts to rezone the property have occurred in the past (Z-04-35 and Z- l l -0001) . Both

applications for similar or lesser densities and were eventually withdrawn by the applicant.

Table 1: Site Data

Applicant Greg Burke

Owner 0728721 BC Ltd

Civic Address 820 Latoria Road

Legal Description LOT 3, SECTION 70, METCHOSIN DISTRICT, PLAN 1957, PID 003-431-274

Size of Property 5 acres (2 ha)

DP Areas Habitat and Biodiversity, Riparian Area and 200 Year Flood Plain

OCP Designation Hillside orShoreline

Zoning Existing: RR2 (Rural Residential 2) Proposed: RR6A (Rural Residential 6A)

2nd Floor • 877 Goldstream Avenue • Langford, BC Canada • V9B 2X8 T - 250-478-7882 F • 250-478-7864 P4

Subject: Z12-0033 - 8 2 0 Latoria Road

Page 2 of 18

Site and Surrounding Area The property at 820 Latoria is currently occupied by a single family dwelling, several small accessory

building. The site is sporadically treed throughout, with a denser tree cover along the north and south

edges of the property, which is steeply sloped downward towards the road. There is a total gain in

elevation f rom the Latoria Road frontage to the northwestern most portion of the property of

approximately 20m.

Table 2: Surrounding Land Uses

Zoning ALR Lands

Official Community Plan Designation

Use

North RR2 (Rural Residential 2) No Hillside orShoreline Vacant Land

East RR2 (Rural Residential 2) No Hillside orShoreline Single-Family Residential

South •RR2 (Rural Residential 2} No , Rural Single-Family Residential

West RR2 (Rural Residential 2} No Hillside orShoreline Single-Family Residential

Council Policy

OFFICIAL COMMUNITY PLAN DESIGNATION (OCP)

The subject property is designated as Hillside orShoreline within the Official Community Plan Bylaw No.

1200 as described below:

Hillside orShoreline Predominantly existing low intensity settled areas throughout community with a high percentage of open

space and undeveloped areas located on a hillside or near the shoreline.

• Predominantly residential precinct that supports a range of clustered (See Glossary & next page)

low, medium and high density housing choices including secondary suites. Higher building forms,

such as point towers, will be permitted on hillsides to maximize open space provided some

conditions are satisfied (see policies for this area)

• Schools, community facilities and other institutional uses are permitted throughout the area

• Home-based businesses, live-work housing is encouraged; Home-based accommodations (e.g.

Bed & Breakfasts) are permitted.

• Parks, open spaces and green corridors (creeks, wildlife corridors, trails, etc.) are integrated

throughout the area. Large playfields are discouraged due to grading requirements. Site and

topographic responsive pocket parks, enhanced viewpoints, graded hiking and walking trails,

children's play areas, including, tot lots and outdoor exercise areas are strongly encouraged on

hillside areas.

• This area allows for Neighbourhood Centres to emerge in the form of high and medium density

clustered mixed-use nodes

• Transit stops are located where appropriate


Page 3 of 18

The Hillside orShoreline designation includes many policy objectives including the fol lowing:

Objective 3.11: Retain significant open space and maintain ecosystem values.

Policy 3.11.1 When considering development on greenfield sites, retain a minimum of 40% of

the site area as public and/or private open space. 25% open space retention will

be considered if other conditions that are provided deliver significant community

benefit such as affordable housing are met. If an NAP or NCP is in place, each

subdivision application will benefit from the overall conditions ofthe NAP as it

relates to open space retention on an area-wide basis. That is, if 40% ofthe area

has been retained for open space through the area-wide plan, individual parcels

created through subdivision within designated development areas in the NAP will

not be expected to achieve the 40% open space on a site by site basis.

Policy 3.11.2 Ensure connectivity of open spaces so as to create a network that supports water

flow (i.e. creeks), trails and/or wildlife movement.

Objective 3.13: Cluster development on hillside sites to facilitate the protection of all or a significant portion of open space and/or environmentally sensitive areas.

Policy 3.13.1 Lower density development sites such as single detached homes and townhouses

shall integrate public and private open space and/or preserved historical or

environmentally sensitive features extensively in and around development sites.

Subject: Z12-0033-820 Latoria Road

Page 4 of 18

South Langford Neighbourhood Plan (SLNP) The South Langford Neighbourhood Plan designates the subject parcels as:

Large Lot Residential - applies to areas where existing development patterns allow for limited

infill development opportunities. A maximum density of 1 lot per 1,000m2 (4 units per acre) is

applicable.

The South Langford Neighbourhood Plan has the fol lowing Policy objectives:

SLNP - Section 5.1 GREENWAYS AND OPEN SPACE

The opportunity to create wildlife corridors and natural green ways was given careful consideration

in the preparation of this (SLNP) plan. Maintaining connectivity between Triangle Mountain and

the southern end ofthe municipality for wildlife can be accomplished through the land use and

density designations of lands on Triangle Mountain, along Latoria Road and in the Klahanie

Estates.

SLNP - Section 5.1.1 Council will continue to seek opportunities, as lands develop in accordance

with this plan, to create greenways and preserve open spaces for both active and passive

recreational uses and identified environmental needs.

Development Permit Areas Portions of the property reside in the Riparian, Potential Habitat and Biodiversity, and Flood Plain

Development Permit Areas. Reports prepared by registered professionals and a Development Permit are

required prior to alteration of land on the property.

COMMENTS

Development Proposal The applicant would like to rezone 820 Latoria Road f rom RR2 (Rural Residential 2) to the RR6A (Rural

Residential 6) zone to permit a residential subdivision wi th approximately 28 lots. The applicant is

proposing the lots have minimum lots sizes of 550m 2 (5,920ft 2) and the ability to permit a secondary suite

within the one-family dwelling or within an accessory building (but not in both) in accordance wi th Section

3.08 of Zoning Bylaw No. 300 which regulates the secondary suites in accessory buildings. To ensure that

smaller lots are not created through strata lot averaging, Council may wish to establish a minimum

average lots size for strata lot averaging at 1 hectare f o r t he new RR6A (Rural Residential 6A) zone.

Compliance with the OCP and SLNP While the OCP does not state an overall density for the Hillside and Shoreline designation, it does support a range of housing options f rom low and high density clustered development. The SLNP suggests 4 units per acre. The applicant is proposing a density of approximately 5.6 residential units per acre, so wi th respect to density, the proposal is not compliant wi th the SLNP but is compliant wi th the OCP.

Subject: Z12-0033 - 820 Latoria Road

Page 5 of 18

Table 3: Development Proposal

Permitted by RR2 (Current Zoning) Permitted by RR6A Zoning

(Proposed) (see Appendix "C")

Permitted Uses • One and Two-Family Dwellings • Agriculture • Boarding kennel (on lots of 10 acres

or greater) • Breeding kennel • Cemeteries • Golf Course • Group Day Care • Intensive Agriculture (on lots of 10

acres or greater) • Riding Academies, Riding Stables • Secondary Suites in a One-Family

Dwelling • Up to four Boarders in a One-Family

Dwelling • Accessory buildings and uses • Home Occupation

• One Family Dwelling • Group Day Care • Secondary Suites in a One-

Family Dwelling • Up to four Boarders in a One-

Famiiy Dwelling • Accessory buildings and uses • Home Occupation • No Strata Lot Averaging

Height 10.5 m (34 ft) 9 m (30 ft)

Site Coverage No limit 50%

Front Yard Setback 7.5 m (25 ft) 4.5m (15ft) except that it shall be -5.5m

(18ft) to a portion of a garage

Interior Side Yard Setback

3 m (10 ft) 1.5 m (5 ft)

Exterior Side Yard Setback

3 m (10 ft) 3 m (10 ft)

Rear Yard Setback 10 m (33 ft) 5.5 m (18 ft)

Lot Width No minimum 14m (45ft)

Parking Requirement 2 spaces per principal dwelling un i t+1

parking space per secondary suite 2 spaces per principal dwelling unit + 1

parking space per secondary suite

Treed Buffer/Trail and Green Space Preservation along Latoria Road

While Council has not directed staff to draft a policy or bylaw at this t ime, they have expressed a desire

to retain a green buffer of trees along Latoria Road and also to retain approximately 30% o f t h e treed

portions of properties in the Latoria Road neighbourhood. The following items, if secured, would also

ensure that the objectives of preserving open and green space required by both the OCP and SLNP are

met (as noted on Pages 3 and 4).

P8


Page 6 of 18

The applicant has proposed the fol lowing strategies to work towards the 30% objective, but has only

provided approximately 16% green space (See Appendix "B" for details):

1. Leaving the existing 6m treed green buffer immediately adjacent to Latoria Road as a non-

disturbance green space area to be secured by a Section 219 covenant;

2. Creating a 3 m green buffer along the west and north property lines and 4 m along the east

property line and in the side yards of lots 23 and 24 (Please see Appendix "A" for a concept plan)

which would require replanting coniferous and deciduous trees along the property boundaries

bringing the total green space area to 1 1 % o f t he subject properties.

Notwithstanding the applicant's 16% green space proposal, Council may wish to require that the applicant

provide a revised green space plan prior to Public Hearing to demonstrate 30% green space objective.

Whether Council requires 30% or 16% green space, the following strategies would apply.

The existing trees in the proposed 3m and 4m buffers along adjacent properties wil l likely not survive the

effects of required blasting and potential 'wind-throw' concerns (with narrow strips of leftovertrees) and

are therefore proposed to be replanted wi th a green buffer consisting of replanting of a mix of coniferous

and deciduous-species to the satisfaction o f t h e Director of Planning. Council may wish to secure in a

Section 219 Covenant that these trees be planted and maintained for the establishment period and

remain in perpetuity as a non-disturbance area and shall not be cut down. Council may also wish to have

the applicant provide a tree retention and replanting plan prepared by a landscape architect prior to

subdivision approval that shows the details o f t he proposed green space as described above.

Council may also wish to secure in a Section 219 covenant that the 6m green space buffer and riparian

area on lots 12 and 13) be secured as a non-disturbance area (as shown on Appendix "B"), and that it be

replanted to the satisfaction o f t he Director of Planning should any trees be unduly impacted during the

construction o f the subdivision or should it be deemed that the remaining buffer need planting to improve

aesthetics.

Council may also wish to require the applicant t o provide the City wi th a 2m wide Statutory Right of Way

(SRW) and a trail system to be constructed along the eastern property line. The 2m trail would be next to

a 2m wide green space area. This trail is proposed to connect north to the adjacent property and could

be extended to lands beyond in the future. This trai l could also be widened to 4m should the adjacent

property ever deveiop. While this trail is separate from the proposed 3m wide "Latoria Road Trail System"

described in the rezoning reports wri t ten for 760 and 815-835 Latoria Road, these trails wil l link together

and provide for greater pedestrian and recreational opportunities for the neighbourhood.

Council may wish to require that the trail be constructed as a condition of subdivision approval to the

satisfaction o f t h e Parks Manager.

Stormwater Management

As a condition of subdivision, the City's Subdivision and Development Servicing Bylaw No. 1000 requires

the applicant to demonstrate to the satisfaction of the Director of Engineering that stormwater can be

managed on-site as it relates to the South Langford Drainage Study (SLDS). The SLDS outlines the need to

provide a stormwater retention pond for storage for stormwater beyond the subject property as shown

on Appendix "B" . As such, Council may wish to require the retention pond at the south east corner o f the


Page 7 of 18

lot to proposed to be dedicated as an unserviced lot to the City to the satisfaction of the Director of

Engineering and be provided wi th clear t it le except those encumbrances approved by the City. This area

could serve as a combined stormwater detention pond and green space area. .

5% Park Space Requirement (as per the Local Government Act)

Neighbouring proposals such as 815/835 Latoria Road are providing 30% green space. The subject

proposal is only proposing 16%. As previously mentioned, Council may wish to require the applicant to

revise the green space plans to demonstrate the 30% objective. If Council requires the 30% green space,

they may wish to direct staff to consider the 5% park space requirement deemed to be met. If Council

accepts the 16% proposal, they may wish to direct staff to consider that the 5% park space requirement

has not been met, and therefore require it.

Road Network and Statutory Right of Way (SRW) to Lands Beyond

To ensure that road and utility access to iands beyond can be achieved and not be restricted if one land

owner chooses to not move forward while an adjacent land owner wishes to proceed, Council may wish

to impose the following measure: That the applicant provide, prior to bylaw adoption, a blanket SRW for

purposes of roadway and utility construction to the satisfaction o f the City's Approving Officer.

Proposed Vehicle Access As seen on Appendix A, the applicant is proposing a temporary access road by easement over iots 17 and

18 f rom Latoria Road as well as providing roads to potentially access lands beyond to both the west and

east. In the interest of maintaining pedestrian connectivity, Council may wish to secure by Section 219

covenant that the Latoria Road access be kept open for pedestrian access only to the satisfaction o f t h e

Director of Engineering should future road connectivity to adjacent lands occur and that this be secured

as a condition of subdivision.

S E W E R S

In communication wi th the City's sewer provider (Corix Westshore Environmental Services) it is

acknowledged that an arrangement to have the sewer system extended on Latoria Road has been made

wi th Corix and several landowners. The applicant wil l be required to provide engineering drawings

detailing any proposed sewer system extensions or modifications to the existing service for the new

development. Any sewer extensions or modifications within the municipal road right-of-way wil l be

constructed by West Shore Environmental Services at the applicant's expense.

Neighbourhood Consultation The developer has been asked to undertake door-to-door canvassing to apprise and consult the

neighbours in the immediate vicinity. The Planning Department has received feedback f rom an adjacent

neighbour immediately west o f t he subject property about whether or not fencing along the property line

would be provided. Zoning Bylaw No. 300 only requires privacy fencing for Multi-Family developments

(duplex/townhouse/apartment). While Council could choose to require the applicant to provide fencing

along the subject development as a condition of rezoning, this would be extraordinary and beyond

convention.

P10


Page 8 of 18

Nuisances: Gun Range & Agriculture

As has been past practice in the South Langford area, Council may wish to require the applicant to provide

a Section 219 Covenant registered on t i t le (as a condition of rezoning) that provides future landowners

within the proposed subdivision with the understanding that they are bordering ALR lands, which could

generate general farm nuisances and that the South Vancouver Island Rangers gun range is located less

than a kilometer away and may generate general noise nuisances associated wi th a gun range.

Public Transportation

The subject property wil l allow its future residents to take advantage of public transit services. The subject

properties are served by Victoria Regional Transit System bus lines 54 and 59 which provide service, albeit

infrequent, to Langford Exchange and Metchosin.

Road Dedication

The City requests that the applicant provide 1 meter of road dedication along the entirety o f t he subject

parcel's Latoria Road frontage. Council may wish to require that the road dedication be provided to the

City, secured in a Section 219 Covenant as a condition of rezoning and that it be dedicated to the City as

a condition of subdivision.

Frontage Works On May 2 1 s t , 2013 while considering the rezoning application at 935 Latoria Ave and 3579 Happy Valley

Road, Council issued the following resolution:

That Council direct staff to change the frontage design for Happy Valiey and Latoria Roads for the subject

project to the reduced standards as described in the Section titled: Frontage Improvements (shown below).

• 3.3m vehicle lanes

• Centre turn lane (where necessary)

• 1.5m bike lanes

• Boulevard, which include:

o Sod (where necessary)

o Street trees (where existing trees are not retained)

o Street lights (as required for roadway design)

• 0.3m paved shoulder adjacent to the bike lane (is supposed to be 0.5m - to be corrected in

Options Section)

As such, Council may wish to direct staff to apply these reduced standards for the subject property.

Amenity Contributions

As per Council's Amenity Contribution Policy, the applicant is required to provide $1000 per residential

unit (South Langford Area) toward the Affordable Housing Reserve Fund and $6000 per single-family

equivalent dwelling (SFE) to the General Amenity Reserve Fund.

P11


Page 9 of 18

Table 4—Amenity Contributions

Contribution South Langford Area

General Amenity Reserve Fund $6000 per unit

Affordable Housing Contribution $1000 per unit

Total Contributions $7,000 per unit

Financial Implications

Rezoning the subject property to permit higher densities of development may increase the assessed value

o f t he property, and this may increase municipal revenue. As the applicant will connect the development

to municipal sewers, and as the applicant wil l complete frontage improvements, the direct capital costs

to the municipality associated wi th this development wil l be negligible. A summary o f t h e development

cost charges (DCCs) is provided in the following table.

Table 6 - Development Cost Charges

Development Cost Charge Per u n i t / area

contr ibut ion 28 lots

Roads

• $6,949 for lots >300m2 sfd unit $194,572

Storm Drainage:.


Park and Open Space

• $1,890 per lot

• $1,100 per lot

unit $83,720

Incremental Storage Improvement Fees

• $371.25 per lot unit $10,395

Integrated Survey Area

• $35 per lot unit $980

Subtotal (DCCs paid to City of Langford)

CRD Water

• $2,655.34 ' unit $74,349.52

School Site Acquisition

• $698 unit $19,544

TOTAL (estimate) DCCs $457,424.52

*based on 28 new lots

P12


Page 10 of 18

OPTIONS

Option 1

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

1. Give first reading to Bylaw No. 1442 to amend the zoning designation o f t h e property located at 820

Latoria Road from RR2 (Rural Residential 2) to RR6A (Rural Residential 6A) subject to the following

terms and conditions:

a) That the owner agrees to provide as a bonus for increased density, the following contributions

per dwelling unit prior to subdivision approval:

i) $6,000 towards the General Amenity Reserve Fund; and

ii) $1,000 towards the Affordable Housing Reserve Fund.

b) That p r io r to Public Hearing, the applicant provide a revised green space plan to demonstrate

30% green space.

c) That the applicant provide, prior to Bylaw Adopt ion, a blanket SRW for purposes of roadway

and utility construction to the satisfaction o f t he City's Approving Officer.

d) That the applicant provide, prior to Bylaw Adopt ion, a Section 219 covenant, registered in

priority over all other charges on t i t le, that agrees to the following;

i) That advisory notes be wri t ten to provide future owners wi th the understanding that

they are bordering ALR lands, which could generate genera! farm nuisances and that

the South Vancouver Island Rangers gun range is located less than a kilometer away

and may generate a noise nuisance;

ii) Requires the applicant to provide a detailed tree retention and replanting plan f o r t he

green space areas to the satisfaction of the Director of Planning as a condition of

Development Permit and to be realized as a condition of subdivision approval;

i) Requires the applicant to dedicate as a condition of subdivision, the stormwater

management area as schematically shown crosshatched on Appendix "B" , to the

satisfaction o f t he Director of Engineering;

ii) Requires the. applicant to provide a 1m road dedication along Latoria Road as a

condition of subdivision;

Hi) That the proposed temporary access on Latoria Road be eliminated for vehicle access

in the future and to be reduced to a 2m wide asphalt section for pedestrian access

only, should future road connectivity to adjacent lands occur, to the satisfaction of

the Park Manager and Director of Engineering;

P13

Subject: 212-0033 - 820 Latoria Road

Page 11 of 18

iv) Requires the applicant to provide the City with a 2m wide Statutory Right of Way and

a trail system to be constructed along the eastern property line and that it be

constructed as a condition of subdivision approval to the satisfaction o f t h e Parks

Manager; and

v) That as a condition of subdivision the applicant provides a non-disturbance area on

private property fo r the green space plans and that it be replanted to the satisfaction

of the Director of Planning should any trees be unduly impacted during the

construction o f t h e subdivision and that these trees remain in perpetuity and shall

only be cut down should they pose a safety hazard as deemed by a registered arborist.

AND

2. As the applicant is proposing and dedicate the stormwater ponds as an unserviced lot and provide

non-disturbance green space area to the City which all together equate to approximately 30% o f the

subject property, Council may wish to consider the 5% park .space requirement {as per the Local

Government Act) deemed to be met.

AND

3. That Council direct staff to change the frontage design for Latoria Roads for the subject project to the

reduced standards as described in the Section t i t led: Frontage Improvements {shown below).

o 3.3m vehicle lanes

o Centre turn lane (where necessary)

o 1.5m bike lanes

o Boulevard, which include:

• Sod (where necessary)

• Street trees (where existing trees are not retained)

• Street lights (as required for roadway design)

cr 0.5m. paved shoulder adjacent to the bike lane

OR

Option 2

1. All of Option 1 except that Council accepts the applicant's 16% green space proposal, and as such,

Council may wish to direct staff to not consider the green space as sufficient in satisfying the 5% park

space requirement and therefore require the 5% cash in lieu at the t ime of subdivision approval.

OR

Option 3

1. Reject this application for rezoning.


Page 12 of 18

Brent Molnar

Manager of Land Development/

Approving Officer


Page 13 of 18

Appendix "A" - Proposed Site Plan for 820 Latoria

P16


Page 14 of 18

Appendix "B" - (Proposed Green Space Plan - Crosshatched & Retention Pond Area)


Page 15 of 18

Appendix "C" - Proposed New Zone RR6A (Rural Residential 6A)

Section 6.16 - Rural Residential 6A (RR6A) Zone

6.-16.01 Permitted Uses

The following uses and-no others are permitted in the Rural Residential 4 Zone:

(1) accessory buildings and uses;

(2) group day care in accordance with Section 3.26.02;

(3) home occupation in accordance with Section 3.09;

(4) one-family dwelling;

(5) secondary suite within a one-family dwelling or within an accessory building in accordance with Section 3.08;

(6) temporary construction and real estate marketing offices;

(7) the keeping of not more than four boarders in a one-family dwelling;

(8) uses permitted by section 3.01 of this Bylaw.

6.16.02 Subdivision Lot Requirements

(1) No lot having an area iess than 1.0 ha (2.47 ac) may be created by subdivision in the Rural Residential 6A Zone (RR4) Zone.

(2) No lot may be created having a lot width less than 14 m (45 ft).

(3) No lot may be created having a building envelope with a width or depth less than 7 m (23 ft) nor an area less than 186 m 2 (2 000 ft2).

(4) Notwithstanding subsection 6.16.02(1), on land whose legal description is set out in Table 1 of Schedule AD, the minimum parcel area for subdivision may be 550 tn 2 {5 920 ft2) if the owner of the land proposed to be subdivided:

(a) pays to the City the amount specified in Column 4 of Table 1 of Schedule AD, prior to the time of subdivision.

(5) No land in the Rural Residential 6A zone shall be subdivided into bare land strata lots having an average lot area of less than 1 ha (2.5 acres), if any of the strata lots in the strata plan has an area of less than 550 m 2 (5,920ft2).

P18


Page 16 of 18

6.16.03 Density of Development

There may not be more than one residential building on a lot, exclusive of any secondary suite in an accessory building.

6.16.04 Lot Coverage

Lot coverage of all buildings and structures may not exceed 50%.

6.16.05 Height and Size of Principal Use Buildings

No building or structure may exceed a height of 9 m (30 ft).

6.16.06 Setbacks

No building or structure may be located:

(1) within 4.5m (15 ft) of any front lot line, except that any portion of the building that is a garage must be located at least 5.5m (18ft) way from the front lot iine; or

(2) within 5.5m (18 ft) of any rear lot line; or

(3) within 1.5 m (5 ft) of any interior side lot line; or

(4) within 3 m (10 ft) of any exterior side lot line; or

(5) despite-article (4), no garage or carport that faces an exterior side lot line may be located within 5.5 m (18 ft) ofthe exterior side lot line as measured from the front face ofthe garage door or from the front of the carport structure.

6.16.07 Landscape Screening

The relevant regulations of section 3.21 of this Bylaw must apply.

6.16.08 General

The relevant regulations of Part 3 of this Bylaw must apply.

P19


Page 17 of 18

REZONING BYLAW AMENDMENT

(Z12-0033)

820 Latoria Rd

Scale: N.T.S. Last RevisedrApril 22,2014

P20


Page 18 of 18


(Z12-0033)

820 Latoria Rd

Scale: N.T.S. Last RevisedrApril 22,2014

City of Langford www.cityofIangforcl.ca

Staff Report to


Date:

Department:

Application No.:

Subject:

May 12,2014

Planning

Z13-0017

Application to rezone the properties at S15 and 835 Latoria Road from RR2 (Rural Residential 2} to a new RR6A (Rural Residential 6A) zone which has a minimum lot size of 550m 2 (5,920ft2) and would permit secondary suites in accessory buildings

Purpose

Greg Burke has applied on behalf of Meghan Rawlins to rezone the property at 815 and 830 Latoria Road

from RR2 (Rural Residential 2) to a new RR6A (Rural Residential 6A) which has a minimum lot size of 550m 2

(5,920ft 2) and would permit one secondary suite in either the principal dwelling or within an accessory

building, to permit a residential subdivision of approximately 47 lots at 815 and 835 Latoria Road.

Background PREVIOUS APPLICATIONS

In 2007, a Development Permit (No. DP-07-21) was issued to permit the upgrading of the culvert under

the driveway at 835 Latoria Road.

Table 1: Site Data

Applicant Greg Burke

Owner Meghan Rawlins

Civic Address 815 and 835 Latoria

Legal

Description

815 Latoria - LOT 15, SECTION 70, METCHOSIN DISTRICT, PLAN 1957 PID 006-739-342

835 Latoria - LOT 16, SECTION 70, METCHOSIN DISTRICT, PLAN 1957 PID 006-739-351

Size of

Property

815 Latoria - 5 acres (2ha)

835 Latoria - 5 acres (2ha)

DP Areas Interface Fire Hazard "High", Riparian and 200 Year Flood Plain Development Permit

Areas (for both properties)

OCP

Designation Neighbourhood

Zoning Existing: RR2 (Rural Residential 2) Proposed: RR6A (Rural Residential 6A)

2nd Floor • 877 Goldstream Avenue • Langford, BC Canada • V9B 2X8 T • 250-478-7882 F - 250-478-7864 P22

Subject: 213-0017 - 815 & 835 Latoria Road

Page 2 of 19

Site and Surrounding Area

The properties at 815 and 835 Latoria Road are currently occupied by one single family dwelling per lot

and both properties have several accessory building and horse riding rings. The properties are sporadically

treed throughout, wi th a denser tree cover along the east side of 815 Latoria Road and along the southern

property lines of both properties and along the waterways the f iow across the northern portions o f t h e

properties. There is a total gain in elevation from the Latoria Road frontage to the southernmost portion

o f t h e property of approximately 20 - 25m.


Zoning ALR Lands

Official Community Plan Designation

Use

North RR2 (Rural Residential 2) No Hillside orShoreline Single-Family Residential

East RR2 (Rural Residential 2) No Neighbourhood Single-Family Residential

South RR2 (Rural Residential 2) No Neighbourhood

Single-Family Residential

West RR2 (Rural Residential 2} No Neighbourhood Single-Family Residential

Council Policy

Official Community Plan Designation (OCP) The subject property is designated as Neighbourhood within the Official Community Plan Bylaw-No. 1200

as described below:

Neighbourhood 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


• 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.


Subject: Z13-0017 - 815 & 835 Latoria Road

Page 3 of 19

A Concept for Neighbourhood Areas

Small coromeirial ncde cn Rcw Housing, Pate, Grsei Corridas, Small Mods, small main street or nods (i.e. lake, nwnhouses, siigk Riparian Areas lols.sensitiiis infill wrj3rfronl,!;!&l [sm3y housing

dousing j

PiirnaryCorrKeffi Transit, Cydo £

Ptdesuiai Nehwik

The Neighbourhood designation includes several policy objectives including the following:


Policy 3.10.2 Secure easements of public right of way dedications through rezoning and

subdivisions to improve road, cycle or pedestrian network connectivity.

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 compliment the type, use and character of adjacent

buildings and ensure private outdoor spaces for adjacent properties are

respected.

South Langford Neighbourhood Plan (SLNP) The South Langford Neighbourhood Plan designates the subject parcels as:

Large Lot Residential - applies to areas where existing development patterns allow for limited

infill development opportunities. A maximum density of 1 lot per 1,000m2 (4 units per acre) is

applicable.

The South Langford Neighbourhood Plan has the following Policy objectives:

SLNP - Section 5.1 GREENWAYS AND OPEN SPACE

The opportunity to create wildlife corridors and natural greenways was given careful consideration

in the preparation of this (SLNP) plan. Maintaining connectivity between Triangle Mountain and

the southern end ofthe municipality for wildlife can be accomplished through the land use and

density designations of lands on Triangle Mountain, along Latoria Road and in the Klahanie

Estates.




Development Permit Areas Portions o f t h e property reside in the interface Fire Hazard "High" rated area and Riparian, and Flood

Plain Development Permit Areas. Reports prepared by registered professionals and a Development

Permit are required prior to alteration of land on the property.

P24


Page 4 of 19

COMMENTS

Development Proposal

The applicant would like to rezone 815 and 835 Latoria Road from the RR2 (Rural Residential 2) to a new

RR6A (Rural Residential 6A) zone to permit a residential subdivision wi th approximately 47 lots. The

applicant is proposing the lots have minimum lots sizes of 550m 2 (5,920ft 2) and the ability to permit a

secondary suite within the one-family dwelling or within an accessory building (but not in both) in

accordance wi th Section 3.08 of Zoning Bylaw No. 300 which regulates the secondary suites in accessory

buildings. To ensure that smaller lots are not created through strata lot averaging, Council may wish to

establish a minimum average lots size for strata lot averaging at 1 hectare for the new RR6A (Rural

Residential 6A) zone.

Compliance w i th the OCP and SLNP The OCP states an overall density of 16 units per acres is appropriate in the Neighbourhood designation.

The SLNP suggests 4 units per acre. The applicant is proposing a density of approximately 4.7 residential

units per acre, so with respect to density, the proposal is not compliant wi th the SLNP but is compliant

wi th the OCP.

A green space and trail proposal is discussed further on page 5 which would serve to comply wi th

additional Council policy noted above.


Permitted by RR2 (Current Zoning) Permitted by RR6A Zoning (Proposed)

(see Appendix "C")

Permitted Uses • One and Two-Family Dwellings • One-Family Dwelling

• Agriculture • Group Day Care

• Boarding kennel (on lots of 10 • Secondary Suites in a One-

acres or greater) Family Dwelling or accessory

• Breeding kennel building

• Cemeteries • Up to four Boarders in a One-

• Golf Course Family Dwelling

• Group Day Care • Accessory buildings and uses

• Intensive Agriculture (on lots • Home Occupation

of 10 acres or greater) • No strata lot averaging

• Riding Academies, Riding

Stables

• Secondary Suites in a One-

Family Dwelling

• Up to four Boarders in a One-

Family Dwelling

• Accessory buildings and uses

• Home Occupation

Height 10.5 m (34 ft) 9 m (30 ft)

P25


Page 5 of 19

Site Coverage No limit 50%

Front Yard

Setback 7.5 m (25 ft)

4.5m (15ft) except that it shall be 5.5m

(18ft) to a portion of a garage

Interior Side Yard

Setback 3 m (10f t ) 1.5 m (5 f t)

Exterior Side Yard

Setback 3 m (10 ft) 3 m (10 ft)

Rear Yard Setback 10 m (33 ft) 5.5 m (18 ft)

Lot Width No minimum 14m (45ft) and variance requested (see

below)

Parking

Requirement

2 spaces per principal dwelling unit + 1




Variance to Lot Width Requested The applicant is proposing that 5 lots (34, 35, 36, 41 & 42) located in the middle of the proposed

subdivision are able to have a reduced lot width of approximately 13 m (42ft) wide. Additionally, due to

an irregular configuration, the applicant is proposing to vary lot width to 4.5m (14ft) for lot 18. This lot is

relatively larger at 696m 2 (7,491ft 2) but is configured wi th a narrow entranceway before it widens out.

If Council is supportive o f the request and rezoning proposal, they may wish to direct staff to proceed with

consideration o f the variance directly to Council once the rezoning is complete and a subdivision plan has

been formally received and considered by the Approving Officer.

Treed Buffer/Trail and Green Space Preservation along Latoria Road While Council has not directed staff to draft a policy or bylaw at this t ime, they have expressed concern

about both retaining a treed buffer along Latoria Road and retaining approximately 30% o f t h e treed

portions of properties in the Latoria Road neighbourhood. If Council chooses to require these items as a

condition of rezoning, it would also ensure the objectives of preserving green space required by the OCP

and SLNP are met (as noted on Pages 3 and 4).

The applicant has proposed the following strategies to achieve the 30% objective (See Appendices "B-C"

for details):

1 To leave a 2.2 acre non-disturbance green space and stormwater retention area at the northerly

portions of subject properties immediately adjacent to Latoria Road and totaling 22% of the

subject properties.

2 To replant coniferous and deciduous trees along the property boundaries totaling 3,237m 2 (0.7

acres and 8% o f the total property area) thereby bringing the total green space area to 30% o f the

subject properties.


Page 6 of 19

The 2.2 acre non-disturbance area is planned to be mostly left in its existing condition, with existing

stormwater retention ponds flanked by portions of mature trees and vegetation, along wi th some f lat low

lying portions of grassy riparian area adjacent to Latoria Road. Some replanting of the area may be

required as guided by the project biologist or Qualified Environmental Professional. O f the existing two

driveways bisecting this area, the driveway at 815 Latoria Road is proposed to be decommissioned and

the driveway at 835 Latoria Road is proposed to serve as the primary access route until such a t ime as

permanent access has been obtained to Klahanie Drive.

Ail o f t h e green space outside o f t he proposed residential lots is proposed to be dedicated to the City as

a City lot to be used as a stormwater management area (discussed further on page 7). Council may also

wish to secure in a Section 219 covenant that the applicant remove all un-necessary existing fencing to

the satisfaction o f t he Parks Manager as a condition of subdivision.

Regarding strategy No 2: Council may wish to have it secured in a Section 219 covenant that the applicant

replant coniferous and deciduous trees along the property boundaries totaling 3,237m 2 (0.7 acres and 8%

of the total property area) and that these trees remain in perpetuity and shall not be cut down. Council

may also wish to have the applicant provide a tree retention and replanting plan to the satisfaction o f the

Director of Planning prepared by a landscape architect prior to subdivision approval that shows the details

o f t h e proposed green space as described above.

Latoria Road Trail System To meet the objectives o f the OCP and SLNP with respect to green space preservation and the recreational

needs o f the community, Council may wish to have the applicant provide a 3m wide multi-use trail system

within the treed buffer area, along Latoria Road. Due to challenging topography, the trail is proposed to

be constructed on the south side of Latoria Road from Happy Valley Road to Klahanie Drive, and on the

north side of the road from Klahanie Drive to the Colwood border. In the future, when traffic volumes

and trail use/connectivity increase, a crosswalk wil l likely be warranted.

Given the challenging logistics of traversing sensitive environmental areas such as wetland and riparian

areas, this trail may need to be designed to narrow in width at certain points and meander in-between

the proposed treed buffers flanking Latoria Road and the multi-use asphalt lane on the roadway itself.

Council may wish to defer the detailed design o f the trail to the satisfaction o f the Parks Manager and that

this trail be built as a condition of subdivision. As this wetland area along Latoria Road is proposed to be

given to the City of Langford fo r the purpose of stormwater management, the proposed trail would reside

on City owned land.

Council may wish to secure this trail in a Section 219 covenant that a trail system be constructed by the

applicant as a condition of subdivision to the satisfaction o f t h e Parks Manager.




managed on-site as it relates to the South Langford Drainage Study (SLDS). The SLDS outlines the need to

provide storage for stormwater beyond the subject property. As such, Council may wish to require the

on-site retention pond to be dedicated as an unserviced lo t to the City as a condition of subdivision to the

satisfaction o f t h e Director of Engineering. This area could serve as a combined stormwater detention

P27

Subject: Z13-0017 - 8 1 5 & 835 Latoria Road

Page 7 of 19

pond and treed buf fer that is proposed to run the length o f the subject properties along Latoria Road and

as shown crosshatched on Appendix "B" .


As the applicant- is proposing to construct the trail, dedicate the stormwater ponds to the City and plant

treed buffer areas which ail together equate to 30% of the subject properties, Council may wish to

consrderthe 5% park space requirement deemed to be met.

Road Network and Statutory Right of Way (SRW) to Lands Beyond To ensure that road and utility access to adjacent lands can be achieved and not be restricted if one land

owner chooses to not move forward while an adjacent land owner wishes to proceed, Council may wish

to impose the following measure: That the applicant provide, prior to bylaw adoption, a blanket SRW for

purposes of roadway and utility construction to the satisfaction o f t h e City's Approving Officer.

Proposed Vehicle Access As seen on Appendix A, the applicant is proposing an access road f rom Latoria Road as well as providing

roads to potentially access lands beyond to both the west and east. The Latoria Road access is proposed

to utilize the existing driveway at 835 Latoria Road. Ministry of Environment approval and supervision by

the project biologist or QEP will be a component of realizing this temporary access.

Council may wish to secure by Section 219 covenant that the Latoria Road access be eliminated in the

future to the satisfaction o f t h e Director of Engineering (or kept open for pedestrian access only) should

future road connectivity to adjacent lands occur. This would be better for overall traffic f low

management.

Sewers In communication wi th the City's sewer provider (Corix Westshore Environmental Services) it is




development. Any sewer extensions or modifications within the municipal road right-of-way will be

constructed by Westshore Environmental Services at the applicant's expense.

Neighbourhood Consultation

The developer has been asked to undertake door-to-door canvassing to apprise and consult the

neighbours in the immediate vicinity. The Planning Department has not yet received any feedback

stemming f rom this.

Nuisances: Gun Range & Agriculture As has been past practice in the South Langford area, Council may wish to require the applicant to provide

a Section 219 Covenant registered on tit le (as a condition of rezoning) that provides future landowners

within the proposed subdivision wi th the understanding that they are bordering ALR lands, which could

generate general farm nuisances and that the South Vancouver island Rangers gun range is located less

than a kilometer away and may generate general noise nuisances associated with a gun range.


Page 8 of 19


The subject property wil l allow its future residents to take advantage of public transit services. The subject

properties are served by Victoria Regional Transit System bus lines 54 and 59 which provide service, albeit

infrequent, to Langford Exchange and Metchosin.

Road Dedication




a condition of subdivision.

Frontage Works

For Latoria Road, the frontage design according to Bylaw 1000 is to the R3 (Rural) standard, which includes

items such as sidewalks and developed landscape areas. However, on May 2 1 s t , 2013 while considering

the rezoning application at 935 Latoria Ave and 3579 Happy Valley Road, Council issued the following

resolution:

That Council direct staff to change the frontage design for Happy Valley and Latoria Roads for the subject

project to the reduced standards as described in the Section titled: Frontage Improvements (shown below).



• 1.5m bike lanes





• 0.3m paved shoulder adjacent to the bike lane (is supposed to be 0 . 5 m - t o be corrected in

Options Section)






Table 4 - Ameni ty Contributions



Affordable Housing Reserve Fund $1000 per unit

Total Contributions $7,000 per unit


Page 9 of 19


Rezoning the subject property to permit higher densities of development may increase the assessed value

o f t he property, and this may increase municipal revenue. As the applicant will connect the development

to municipal sewers, and as the applicant wil l complete frontage improvements, the direct capital costs

to the municipality associated with this development wil l be negligible. A summary o f t h e development

cost charges (DCCs) is provided in the following tabie.

Table 6 - Development Cost Charges*

Development Cost Charge Per uni t / area

contr ibut ion 47 lots

Roads


Storm Drainage


Park and Open Space

• $1,890 per lot

• $1,100 per lot

unit $140,530


• $371.25 per lot unit $17,448.75


• $35 per lot unit $1,645


CRD Water

• $2,655.34 unit $124,800.98


• $698 unit $32,806


*based on 47newlots

P30

Subject: Z13-0017-815 & 835 Latoria Road

Page 10 of 19

OPTIONS

Option 1


1. Give first reading to Bylaw No 1516 to amend the zoning designation o f t he properties located at 815

and 835 Latoria Road from RR2 (Rural Residential 2} to RR6A (Rural Residential 6A) subject to the

fol lowing terms and conditions:

a) That the owner agrees to provide as a bonus for increased density, the following contributions

per dwelling unit prior to subdivision approval:


ii) $1,000 towards the Affordable Housing Reserve Fund

b) That the applicant provide, p r io r to Bylaw Adopt ion, a blanket SRW for purposes of roadway

and utility construction to lands beyond the subject property to the satisfaction of the City's

Approving Officer;

c) That the applicant provide, prior to Bylaw Adopt ion, a Section 219 covenant, registered in

priority over all other charges on t i t le, that agrees to the fol lowing;

i) That advisory notes be writ ten to provide future owners wi th the understanding that

they are nearby ALR lands, which could generate general farm nuisances and tha t the

South Vancouver Island Rangers gun range is located a kilometer away and may

generate a noise nuisance;

ii) Requires the applicant to provide a detailed tree retention and replanting plan to the

satisfaction of the Director of Planning as a condition of Development Permit and to

be realized as a condition of subdivision approval;

iii) Tha t the Latoria Road access be eliminated in the future to the satisfaction o f t h e

Director of Engineering (or kept open for pedestrian access only) should future road

connectivity to adjacent lands occur;

iv) Requires the applicant to provide a l m road dedication along Latoria Road as a

condition of subdivision approval;

v) Requires the applicant to construct a 3m wide trail system to be constructed in the

green space areas (and may narrow in width at certain points and meander to the

paved multi-use trail on the roadway) and that it be constructed pr ior to subdivision

approval to the satisfaction o f the Parks Manager;

i) Requires the applicant to dedicate as a condition of subdivision, the stormwater management area as schematically shown crosshatched on Appendix "B", to the satisfaction o f t h e Director of Engineering;


Page 11 of 19

vi) That the applicant remove all un-necessary existing fencing in the stormwater

management/green space area (as shown crosshatched on Appendix "B") to the

satisfaction o f t h e Parks Manager as a condition subdivision; and

vii) That as a condition of subdivision, the applicant provides as a non-disturbance area

on private property fo r the green space areas (of which the 3m buffer areas are to be

replanted wi th coniferous and deciduous trees) as shown on Appendix "C", and that

i t be replanted to the satisfaction o f t h e Director of Planning should any trees be

unduly impacted during the construction of the subdivision and that these trees

remain in perpetuity and shall only be cut down should they pose a safety hazard as

deemed by a registered arborist.

AND

2. That Council proceed wi th consideration of the fol lowing Variance for 815 and 835 Latoria Road:

a) That Section 6.15.02 (2) of Zoning Bylaw No. 300 be varied to reduce the minimum

lot width from 14m (45ft) to 13m (42ft) for proposed lots Nos. 24, 35, 36 ,41 and 42

and to 4.5m (14ft) for proposed lot 18.

AND

3. That Council direct staff to change the frontage design for Latoria Road fo r the subject project to the

reduced standards as described in the Section t i t led: Frontage Improvements (shown below),



o 1.5m bike lanes

o Boulevard, which include:

* Sod (where necessary)


* Street lights (as required for roadway design)

o 0.5m paved shoulder adjacent to the bike lane

4. As the applicant is proposing to construct the trail and dedicate the stormwater ponds to the City and

provide green space areas which all together equates to 30% of the subject properties. Council may

wish to considerthe5% park space requirement as per the Local Government Act deemed to be met.

OR

Option 2


Subject: Z13-0017-815 & 835 Latoria Road

Page 12 of 19

Steve Ternent

Treasurer

iowden

iinistrator

Mike Leskiw

Parks Manager

Bob Beckett

Fire Chief

Brent MolnarAScT

Manager of Land Development

/Approving Officer


Page 13 of 19

Appendix "A" - Proposed Site Plan for 815 and 835 Latoria Road

P34


Page 14 of 19


Page 15 of 19

Appendix "C" - Private Property Green Space Area

(8% of site area and to be protected by covenant]

P36


Page 16 of 19


Section 6,16 - Rural Residential 6A (RR6A) Zone

6.16.01 Permitted Uses

The following uses and no others are permitted in the Rural Residential 4 Zone:










(1) No lot having an area less than 1.0 ha (2.47 ac) may be created by subdivision in the Rural Residential 6A Zone (RR6A) Zone.

(2) No lot may be created having a lot width less than 14 m (45 ft).

(3) No lot may be created having a building envelope with a width or depth less than 7 m (23 ft) nor an area less than 186 m 2 (2 000 f t 2 ) .

(4) Notwithstanding subsection 6.16.02(1), on land whose legal description is set out in Table 1 of Schedule AD, the minimum parcel area for subdivision may be 550 m 2 (5 920 ft 2) if the owner of the land proposed to be subdivided:




Page 17 of 19







6.16.06 Setbacks


(1) within 4.5m (15 ft) of any front lot line, except that any portion of the building that is a garage must be located at least 5.5m (18ft) way from the front lot line; or




(5) despite article"(4), no garage or carport that faces an exterior side lot line may be located within 5.5 m (18 ft) ofthe exterior side lot line as measured from the front face ofthe garage door or from the front of the carport structure.



6.16.08 General


P38


Page 18 of 19


(Z13-0017)

815 & 835 Latoria Rd

Scale: N.T.S. Last Revised: April 10, 2014


Page 19 of 19


(Z13-0017)

815 & 835 Latoria Rd

Scale: N.T.S. Last Revised: April 10,2014

P40

City of Langford www.cityofIangford.ca

Staff Report to


Date:

Department:

Application No.:

Subject:

May 12, 2014

Z14-0001 SCi !iJfFf]| Application to Rezone the property at 760 Latoria Road from RR2 (Rural Residential 2) and P2 (Community Institutional) to a new RR6A (Rural Residential 6A) zone which is proposed to have a minimum lot size of 550m z

(5,920ft2) and would permit secondary suites in accessory buildings

Purpose

Mike Wignall of Westbrook consulting has applied on behalf of Draycor Construction and The Trustees

o f t h e Congregation o f t h e West Shore Presbyterian Church to rezone the property at 760 Latoria Road

f rom RR2 (Rural Residential 2) and P2 (Community Institutional) to a new RR6A (Rural Residential 6A)

zone which is proposed to have, a minimum lot size of 550m 2 (5,920ft 2) and would permit secondary

suites in accessory buildings to permit a residential subdivision of approximately 24 lots at 760 Latoria

Road.

Background

PREVIOUS APPLICATIONS

In 1999 the property was excluded from the A L R and rezoned to allow a portion o f t h e land to be zoned

P2 (Community Institutional) fo r the purposes of allowing a church as a permitted use.

Table 1: Site Data

Applicant Mike Wignall of Westbrook Consulting Ltd.

Owner The Trustees o f t he Congregation o f the Westshore Presbyterian Church and

soon to be transferred to Draycor Construction

Civic Address 760 Latoria Road

Legal Description LOT 1, SECTION 70, METCHOSIN DISTRICT, PLAN 1957 PID 006-739-130

Size of Property 5 acres (2ha)

DP Areas Habitat and Biodiversity, Riparian Area and 200 Year Flood Plain

OCP Designation Hillside orShoreline

Zoning Existing: RR2 (Rural Residential 2) and Proposed: RR6A (Rural Residential

P2 (Community institutional) 6A)

and Floor • 877 Goldstream Avenue • Langford, BC Canada • V9B 2X8 T • 250-478-7882 F • 250-478-7864 P 41


Page 2 of 19

Site and Surrounding Area

The property at 760 Latoria is currently occupied by a church building and several small accessory

buildings. The site is sporadically treed throughout, with a denser tree cover along the northern portion

o f t h e property, which is steeply sloped downward towards the road. There is a total gain in elevation

f rom the Latoria Road frontage to the northwestern most portion o f t he property of approximately 20m.


Zoning ALR

Lands Official Community Plan Designation

Use

North R2 (One and Two-Family

Residential) No Hillside orShoreline

Vacant Land & Single-

Family Residential

East AG1 (Agriculture 1) Yes Agricultural Strategy

Lands

Single-Family Residential

(no farming present)*

South RR2 (Rural Residential 2) No Hillside orShoreline Single-Family Residential

West RR2 (Rural Residential 2) No Hillside orShoreline Single-Family Residential

Adjacent ALR Land

Generally speaking, Agricultural Edge Planning is considered to promote compatibility between the

urban -agricultural interface when new developments are built next to lands that are within the

Agricultural Land Reserve (ALR). In the Ministry of Agriculture's Guide to Edge Planning, they

recommend a minimum 15m vegetative and/or spatial buffers to help minimize any potential conflict.

The adjacent property to the east that is within the ALR and is 2.2 ha (5.5 acre) in area is both rocky wi th

steep topographical grades and has a low lying floodplain/creek area. The whoie site is fully treed wi th

second/third growth mature trees. As these conditions substantially reduce the ability for this site to be

farmed, and there is no evidence of past farming, Council may not wish to require edge planting in this

case.

Despite this, Council generally requires a covenant to be registered on tit le to apprise future owners of

neighbouring ALR lands and potential nuisances (discussed on page 8). Furthermore, a 3m buffer of

trees (to be replanted) around the subject property is proposed as a buffer for general purposes and to

establish green space on the lot (discussed on page 6).

Council Policy

OFFICIAL COMMUNITY PLAN DESIGNATION (OCP)

The subject property is designated as Hillside or Shoreline within the Official Community Plan Bylaw No.

1200 as described below:

Hillside orShoreline Predominantly existing low intensity settled areas throughout community with a high percentage of

open space and undeveloped areas located on a hillside or near the shoreline.

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• Predominantly residential precinct that support of clustered (See Glossary & next page)

low, medium and high density housing choices including secondary suites. Higher building forms,

such as point towers, wil! be permitted on hillsides to maximize open space provided some

conditions are satisfied (see policies for this area)


• Home-based businesses, live-work housing is encouraged; Home-based accommodations (e.g.

Bed & Breakfasts) are permitted.

• Parks, open spaces and green corridors (creeks, wildlife corridors, trails, etc.) are integrated

throughout the area. Large playfields are discouraged due to grading requirements. Site and

topographic responsive pocket parks, enhanced viewpoints, graded hiking and walking trails,

children's play areas, including, tot lots and outdoor exercise areas are strongly encouraged on

hillside areas.

• This area allows for Neighbourhood Centres to emerge in the form of high and medium density

clustered mixed-use nodes


A Concept for Hillside or Shoreline Areas

The Hillside orShoreline designation includes many policy objectives including the following:


Policy 3.11.1 When considering development on greenfield sites, retain a minimum of 40% of

the site area as public and/or private open space. 25% open space retention will

be considered if other conditions that are provided deliver significant community

benefit such as affordable housing are met If an NAP or NCP is in place, each

subdivision application will benefit from the overall conditions ofthe NAP as it

relates to open space retention on an area-wide basis. That is, if 40% ofthe area

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has been retained for open space through the area-wide plan, individual parcels

created through subdivision within designated development areas in the NAP

will not be expected to achieve the 40% open space on a site by site basis.

Policy 3.11.2 Ensure connectivity of open spaces so as to create a network that supports

water flow (i.e. creeks), trails and/or wildlife movement.

Objective 3.13: Cluster development on hillside sites to facilitate the protection of all or a significant

portion of open space and/or environmentally sensitive areas.

Policy 3.13.1 Lower density development sites such as single detached homes and townhouses

shall integrate public and private open space and/or preserved historical or

environmentally sensitive features extensively in and around development sites.

South Langford Neighbourhood Plan (SLNP)

The South Langford Neighbourhood Plan designates the subject parcels as:

Suburban Residential - applies to areas where the availability of municipal services allows for

' one- and two-family residential dwellings at densities that are similar to areas of existing,

conventional (not small lot) residential development in Langford. A minimum lot size of 550 m2

(5920fr) is applicable.

The South Langford Neighbourhood Plan has the following Policy objectives:

SLNP-Section 5.1 GREENWAYS AND OPEN SPACE

The opportunity to create wildlife corridors and natural greenways was given careful

consideration in the preparation of this (SLNP) plan. Maintaining connectivity between Triangle

Mountain and the southern end ofthe municipality for wildlife can be accomplished through the

land use and density designations of lands on Triangle Mountain, along Latoria Road and in the

Klahanie Estates.




Development Permit Areas Portions of the property reside in the Riparian, Potential Habitat and Biodiversity, and Flood Plain Development Permit Areas. Reports prepared by registered professionals and a Development Permit are required pr ior to any alteration of land on the property.

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COMMENTS

Development Proposal

The applicant would like to rezone 760 Latoria Road from RR2 (Rural Residential 2} and P2 (Community

Institutional) to a new RR6A (Rural Residential 6A) zone to permit a residential subdivision wi th

approximately 24 lots. The applicant is proposing the lots have minimum lots sizes of 550m 2 (5,920ft 2)

and the ability to permit a secondary suite within the one-family dwelling or within an accessory building

(but not in both) in accordance wi th Section 3.08 of Zoning Bylaw No. 300 which regulates the secondary

suites in accessory buildings. To ensure that smaller lots are not created through strata lot averaging,

Council may wish to establish a minimum average lot size of 1 hectare for strata lot averaging for the

new RR6A (Rural Residential 6A) zone.

Compliance w i th the OCP and SLNP

While the OCP does not state an overall density for the Hillside and Shoreline designation, i t does

support a range of housing options from low and high density clustered development. The SLNP

suggests a lot size of 550m 2 (5,920ft 2) which is what the applicant is proposing. So wi th respect to

density, the proposal is compliant wi th both the SLNP and OCP.


Permitted by RR2 (Current Zoning) Permitted by RR6A Zoning (Proposed)

(see Appendix "C")

Permitted Uses • One and Two-Family Dwellings

• Agriculture

• Boarding kennel (on lots of 10 acres

or greater)

• Breeding kennel

• Cemeteries

• Golf Course

• Group Day Care

• intensive Agriculture (on lots of 10

acres or greater)

• Riding Academies, Riding Stables

• Secondary Suites in a One-Family

Dwelling

• Up to four Boarders in a One-Family

Dwelling


• Home Occupation

• One Family Dwelling

• Group Day Care

• Secondary Suites in a One-

Family Dwelling

• Up to four Boarders in a One-

Family Dwelling


• Home Occupation

• No Strata Lot Averaging

Height 10.5 m (34 ft) 9 m (30 ft)

Site Coverage No l imit 50%

Front Yard Setback 7.5 m (25 f t ) 4.5m (15ft) except that i t shall be 5.5m

(18ft) to a port ion of a garage

Interior Side Yard

Setback 3 m (10 f t ) 1.5 m (5 f t)

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Exterior Side Yard

Setback 3 m (10 ft) 3 m (10 f t )

Rear Yard Setback 10 m (33 f t ) 5.5 m (18 f t )

Lot Width No minimum 14m (45ft)

Parking Requirement 2 spaces per principal dwell ing unit + 1




Treed Buffer/Trail and Green Space Preservation along Latoria Road

While Council has not directed staff to draft a policy or bylaw at this t ime, they have expressed a desire

to retain a green buffer of trees along Latoria Road and also to retain approximately 30% o f t h e treed

portions of properties in the Latoria Road neighbourhood. The fol lowing items, if secured, would also

ensure that the objectives of preserving open and green space required by both the OCP and SLNP are

met (as noted on Pages 3 and 4).

The applicant-has proposed the following strategies to work towards the 30% objective, but currently

has only provided approximately 23% green space (See Appendix "B" for details):

1 . Leaving the existing wetland/floodplain area immediately adjacent to Latoria Road, which is

proposed to be given to the City as a lot to be used for stormwater retention (and while it wi l l

be open/green space, it currently has no trees);

2. Creating a 3m green buffer along the east, west and north property lines which would include

replanting coniferous and deciduous trees along the property boundaries bringing the total

green space area to approximately 23% o f the subject properties.

Notwithstanding the applicant's 23% green space proposal, Council may wish to require that the

applicant provide a revised green space plan prior to Public Hearing to demonstrate 30% green space

objective. Whether Council requires 30% or 23% green space, the following strategies would apply.

Regarding strategy No 1 : The wetland/floodplain area being proposed for stormwater retention is

relatively f lat and absent of any trees. As Council's desire is to have a green space area along Latoria

Road, they may wish to secure in a Section 219 Covenant that the applicant plant trees/shrubs around

the proposed pond area and that they are maintained for the establishment period. Council may also

wish to have the applicant provide a detailed tree retention and replanting plan prepared by a landscape

architect pr ior to subdivision approval, to the satisfaction o f t h e Director of Planning.

Regarding strategy No 2: The existing trees in the proposed 3m buffers along adjacent properties wil l

likely not survive the effects of required blasting and potential 'wind-throw' concerns (with narrow

strips of leftover trees) and are therefore proposed to be replanted wi th a green buffer consisting of

replanting of a mix of coniferous and deciduous species to the satisfaction of the Director of Planning.

Council may wish to secure in a Section 219 Covenant that these trees be planted and maintained for

the establishment period and remain in perpetuity as a non-disturbance area and shall not be cut down.

Council may also wish to have the applicant provide a tree retention and replanting plan prepared by a

landscape architect prior to subdivision approval that shows the details of the proposed green space as

described above.

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Page 7 of 19

Notwithstanding the applicant's 23% green space proposal, Council may wish to require that the

applicant provide a revised green space plan prior to Public Hearing to demonstrate 30% green space

objective.

Latoria Road Trail System

As part o f t h e frontage works, staff are suggesting a 2m (6.5ft) paved shoulder which will enable cycling

and pedestrian activity along Latoria Road. In addition, and to meet the objectives o f t h e OCP and SLNP

with respect to green space preservation and the recreational needs of the community, Council may

wish to have the applicant provide a 3m wide multi-use trail system within the southern portion o f t he

property within the fronting buffer area, or surrounding the wetland area. Due to challenging

topography, the trail is proposed to be constructed on the south side of Latoria Road f rom Happy Valley

Road to Klahanie Drive, and on the north side o f t h e road from Klahanie Drive to the Colwood border.

As this trail would not be at road edge and would be separated f rom Latoria and would be separated

f rom Latoria Road by the storm water management area, access wil l be limited to what would be a

'rural-like' trail.

Given the challenging logistics of traversing sensitive environmental areas such as wetland and riparian

areas, this trail may need to change in width at certain points and be designed to meander in-between

the proposed treed buffersand floodplain areas flanking Latoria Road and the multi-use asphalt lane on

the roadway itself. Council may wish to defer the design of the trail to the satisfaction of the Parks

Manager and that it be secured in a Section 219 covenant that the trail be built as a condition of

subdivision. As this wetland area along Latoria Road is proposed to be given to the City of Langford for

the purpose of stormwater management, the proposed trail would reside on City owned land.




managed on-site as it relates to the South Langford Drainage Study (SLDS). The SLDS outlines the need

to provide a stormwater retention pond for storage for stormwater beyond the subject property as

shown on Appendix "B" . As such, Council may wish to require the retention pond at the south corner of

the lot to proposed to be dedicated as an unserviced lot to the City to the satisfaction of the Director of

Engineering and be provided wi th clear t i t le except those encumbrances approved by the City. This area

could serve as a combined stormwater detention pond and treed buffer.


Neighbouring proposals such as 815/835 Latoria Road are providing 30% green space. The subject proposal is only proposing 23%. As previously mentioned, Council may wish to require the applicant to revise the green space plans to demonstrate the 30% objective. If Council requires the 30% green space, they may wish to direct staff to consider the 5% park space requirement deemed to be met. If Council accepts the 23% proposal, they may wish to direct staff to consider that the 5% cash in lieu of a formalized park space has not been met, and therefore require it.

Road Network and Statutory Right of Way (SRW) to Lands Beyond

As both the subject property and the adjacent property to the west (774 Latoria) are proposing to

rezone and develop the lands while sharing one access road from Latoria Road, Council may wish to

impose the following measure to ensure that road and utility access to lands beyond can be achieved


Page 8 of 19

and not be restricted if one land owner chooses to not move forward while an adjacent land owner

wishes to proceed: That the applicant provide, prior to bylaw adoption, a blanket SRW for purposes of

roadway and utility construction to the satisfaction o f t he City's Approving Officer.

Proposed Vehicle Access

As seen on Appendix A, the applicant is proposing a permanent access onto Latoria Road and also access

to lands beyond to both the west and east.

SEWERS

In communication wi th the City's sewer provider (Corix'Westshore Environmental Services) it is




development. Any sewer extensions or modifications within the municipal road right-of-way wil l be

constructed by West Shore Environmental Services at the applicants expense.

Neighbourhood Consultation

The developer has been asked to undertake door-to-door canvassing to apprise and consult the

neighbours in the immediate vicinity. The Planning Department has not yet received any feedback

stemming f rom this.

Nuisances: Gun Range & Agriculture

As has been past practice in the South Langford area, Council may wish to require the applicant to

provide a Section 219 Covenant registered on tit le (as a condition of rezoning) that provides future

landowners within the proposed subdivision wi th the understanding that they are bordering ALR lands,

which could generate general farm nuisances and that the South Vancouver Island Rangers gun range is

located just over a kilometer away and may generate general noise nuisances associated wi th a gun

range.

Fire Referral Area/New Building Code

The subject property is within the City's new "Fire Department Referral Area", which is an area wi th a

fire department response t ime outside o f t he new BC Building Code's allotted t ime frame. As such, the

house designs wil l be impacted with limited window openings on wi th respect to allowable window

openings unless the homes are built wi th fire suppression sprinklers.


The subject property wil l allow its future residents to take advantage of public transit services. The

subject properties are served by Victoria Regional Transit System bus lines 54 and 59 which provide

service, albeit infrequent, to Langford Exchange and Metchosin.

Road Dedication




a condition of subdivision approval.

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Frontage Works

On May 21st, 2013 while considering the rezoning application at 935 Latoria Ave and 3579 Happy Valley

Road, Council issued the following resolution:

That Council direct staff to change the frontage design for Happy Valley and Latoria Roads for the

subject project to the reduced standards as described in the Section titled: Frontage Improvements

{shown below).



• 1.5m bike lanes





• 0.3m paved shoulder adjacent to the bike lane (is supposed to be 0.5m —to be corrected in

Options Section)


Council may also wish to direct staff to amend the Subdivision and Development Servicing Bylaw No.

1000 to re-categorize the frontage improvements for Latoria Road to what is noted above.





Table 4-Ameni ty Contributions



Affordable Housing Contribution $1000 per unit

Total Contributions $7,000 per uni t


Rezoning the subject property to permit higher densities o f development may increase the assessed

value of the property, and this may increase municipal revenue. As the applicant will connect the

development to municipal sewers, and as the applicant will complete frontage improvements, the direct

capital costs to the municipality associated with this development wil l be negligible. A summary o f t h e

development cost charges (DCCs) is provided in the following table.

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Table 6 - Development Cost Charges'

Development Cost Charge Per unit / area

contribution 24 lots

Roads


Storm Drainage


Park and Open Space

• $1,890 per lot

• $1,100 per lot

unit $71,760


• $371.25 per lot unit $8,910


• $35 per lot unit $840


CRD Water

• $2,655.34 unit $63,728.16


• $698 unit $16,752


*based on 24 new lots

OPTIONS

Option 1


1. Give first reading to Bylaw No 1518 to amend the zoning designation of the property located at 760

Latoria Road from RR2 (Rural Residential 2) and P2 (Community institutional) to a new RR6A (Rural

Residential 6A) subject to the following terms and conditions:

a) That the owner agrees to provide as a bonus for increased density, the following

contributions per dwelling unit p r io r to subdivision approval:


ii) $1,000 towards the Affordable Housing Reserve Fund.


Page 11 of 19

b) That prior to Public Hearing, the applicant provide a revised green space plan to

demonstrate 30% green space pr ior to Public Hearing.

c) That the applicant provide, prior to Bylaw Adopt ion, a blanket SRW for purposes of

roadway and utility construction to lands beyond the subject property to the satisfaction of

the City's Approving Officer;

d) That the applicant provide, prior to Bylaw Adopt ion, a Section 219 covenant, registered in

priority over all other charges on t i t le, that agrees to the following;

i) That advisory notes be writ ten to provide future owners wi th the understanding

that they are bordering ALR lands, which could generate general farm nuisances and

that the South Vancouver Island Rangers gun range is located just over a kilometer

away and may generate a noise nuisance;

ii) Requires the applicant to provide a detailed tree retention and replanting plan for

the green space areas to be prepared by a landscape architect to the satisfaction of

the Director of Planning as a condition of Development Permit and to be realized as

a condition of subdivision approval;

iii) Requires the applicant to dedicate as a condition of subdivision, the stormwater

management area as schematically shown crosshatched on Appendix "B" , to the

satisfaction o f t he Director of Engineering;

iv) Requires the applicant to provide a 1m road dedication along Latoria Road as a

condition of subdivision;

v) Requires the applicant to plant trees/shrubs around the proposed pond area and

maintain them for the establishment period to the satisfaction of the Director of

Planning.

vi) Requires the applicant to provide as a non-disturbance area on private property, the

green space area {which the 30% plan wil l be available to Council prior to Public

Hearing) and that it be replanted to the satisfaction of the Director of Planning

should any trees be unduly impacted during the construction of the subdivision and

that these trees remain in perpetuity and shall only be cut down should they pose a

safety hazard as deemed by a registered arborist.

AND

2. As the applicant is proposing to construct the 3m wide multi-use trail and dedicate to the City the

stormwater ponds as an unserviced lot and provide non-disturbance green space area to the City

which equates to approximately 30% o f t he subject properties, Council may wish to consider the 5%

park space requirement (as per the Local Government Act) has been met.

AND

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Page 12 of 19

3. That Council direct staff to change the frontage design for Latoria Roads for the subject project to

the reduced standards as described in the Section t i t led: Frontage Improvements (shown below).



o 1.5m bike lanes

o Boulevard; which include:

• Sod (where necessary)


• Street lights (as required for roadway design)

o 0.5m paved shoulder adjacent to the bike lane

AND

4. That Council direct staff to amend Subdivision and Development Servicing Bylaw No. 1000 to re-

categorized the frontage improvements for Latoria Road to what is noted above in Section 3.

OR

Option 2

1. All of Option 1 except that Council accepts the applicants 23% green space proposal, and as such. Council may wish to direct staff to not consider the green space as sufficient in satisfying the 5% park space requirement and therefore require the 5% cash in lieu at the t ime of subdivision approval.

OR

Option 2


Subject: Z12-0033 - 760 Latoria Road Page 13 of 19

Manager of Land Development/ Approving Officer

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Page 14 of 19


Page 15 of 19

Appendix "B" - (Proposed Green Space and Retention Pond Area (Crosshatched))

/ a / ^ S 5 E S S t I


Page 16 of 19


Section 6.16 - Rural Residential 6A (RR6A) Zone

6.16.01 Permitted Uses

The following uses and no others are permitted in the Rural Residential 4 Zone:










(1) No lot having an area less than 1.0 ha (2.47 ac) may be created by subdivision in the Rurai Residential 6A Zone (RR4) Zone.

(2) No lot may be created having a lot width [ess than 14 m (45 ft).

(3) No lot may be created having a building envelope with a width or depth less than 7 m (23 ft) nor an area less than 186 m 2 (2 000 ft 2) .

(4) Notwithstanding subsection 6.16.02(1), on land whose legal description is set out in Table 1 of Schedule AD, the minimum parcel area for subdivision may be no less than 550 m 2 (5 920 ft 2) if the owner of the land proposed to be subdivided:






Page 17 of 19





6.16.06 Setbacks


(1) within 4.5m (15 ft) of any front lot line, except that any portion of the building that is a garage must be located at least 5.5m (18ft) way from the front lot line; or




(5) despite article (4), no garage or carport that faces an exterior side lot line may be located within 5.5 m (18 ft) of the exterior side lot line as measured from the front face of the garage door or from the front of the carport structure.



6.16.08 General


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760 Latoria Rd

(Z14-0001) T T T 3 -

North

District of

Metchosin

Scale: N.T.S. Last Revised: January 6,2014

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(Z14-0001)

760 Latoria Rd

Scale: N.T.S. Last Revised: April 11, 2014

Documents

CITY OF LANGFORD PLANNING, ZONING AND AFFORDABLE HOUSING ...and~Minutes... · CITY OF LANGFORD PLANNING, ZONING AND AFFORDABLE HOUSING COMMITTEE Monday, May 12th, 2014 @ 7:00 pm Council