Sustainable Development Advisory Committee Minutes

1. Call to Order

The Chair called the meeting to order at 7:01 pm.

2. Territorial Acknowledgement

Committee member Rodgers read the City of Langford's Territorial Acknowledgment.

3. Meeting Conduct Rules

M. Miles, Deputy Corporate Officer, read the City of Langford's meeting conduct rules.

4. Approval of the Agenda

MOVED BY: RODGERS
SECONDED: GORDON

THAT the Committee approve the agenda as presented.

Motion CARRIED.

5. Adoption of the Minutes

5.1 Sustainable Development Advisory Committee Minutes - April 13, 2026

MOVED BY: GORDON
SECONDED: DUMITRU

THAT the minutes of the Sustainable Development Advisory Committee meeting held Monday, April 13, 2026, be adopted as circulated.

Motion CARRIED.

6. Reports

6.1 Application for a Temporary Use Permit at 890 Goldstream Avenue to allow the continued operation of an after-school computer coding program for children.

L. Stohmann, Director of Community Planning and Development provided an overview of the application.

The Chair opened the floor to questions and comments from the public and the Committee.

MOVED BY: GORDON
SECONDED: DUMITRU

THAT the Sustainable Development Advisory Committee recommend:

THAT Council:

1. Direct staff to provide notice that Council will consider issuing a Temporary Use Permit for a computer programing school for children at 890 Goldstream Avenue, subject to the following terms and conditions: a. THAT the Temporary Use Permit be issued only to Jesse Bowness, doing business as Code Ninjas Westshore and not to be transferred to any subsequent business or business owner should Code Ninjas Westshore cease to operate; AND b. THAT the Temporary Use Permit is issued for a period of three years from time of issuance.

Motion CARRIED.

6.2 Application for a Temporary Use Permit to allow for an outdoor recreational vehicle storage at 4373 West Shore Parkway

L. Stohmann, Director of Community Planning and Development provided an overview of the application.

The Chair opened the floor to questions and comments from the public and the Committee.

MOVED BY: DUMITRU
SECONDED: GORDON

THAT the Sustainable Development Advisory Committee recommend:

THAT Council:

1. Direct staff to provide notice that Council will consider issuing a Temporary Use Permit to allow the property at 4373 West Shore Parkway to be used for receiving, preparing, and storage of recreational vehicles for sale at the applicant’s RV Dealership on the adjacent lot (4377 West Shore Parkway) without building a structure that meets the 10% minimum lot coverage, subject to the following terms and conditions: a. No razor wire fencing; b. At least 10lb dry chemical fire extinguisher must be available on site at all times; c. Address for the site to be posted as per City of Langford bylaw; and d. Maintain an access lane on site for fire suppression for the duration.

Motion CARRIED.

6.3 Bylaw No. 2236 – Application to Rezone 709, 711, 715, 719, and 721 Massie Drive from the One- and Two-Family Residential (R2) Zone to the Medium Density Residential (RM6) Zone to allow for a six-storey apartment

L. Stohmann, Director of Community Planning and Development provided an overview of the application.

Ben Rutledge of Designer Capital provided a presentation to the Committee.

The Chair opened the floor to questions and comments from the public and the Committee.

Ben Rutledge and Tyler Mc Taggart of Designer Capita, L. Stohmann, Director of Community Planning and Development, and K. Balzer, Director of Engineering and Public Works responded.

MOVED BY: DUMITRU
SECONDED: BENBOW

THAT the Sustainable Development Advisory Committee recommend:

THAT Council:

1. Consider bringing forward Bylaw No. 2236 for 1st, 2nd, and 3rd readings at a future Council meeting in order to amend the zoning designation of the properties located at 709/711, 715, 719, and 721 Massie Drive from the One- and Two-Family Residential (R2) Zone to the Medium Density Residential (RM6) Zone subject to the following terms and conditions: a. That the applicant, prior to Bylaw Adoption, registers a Section 219 covenant in priority of all other charges on title, that agrees to the following: i. That the following will be provided and implemented to Bylaw No. 1000 standards to the satisfaction of the Director of Engineering prior to the issuance of a building permit: 1. Full frontage improvements; and 2. A storm water management plan. ii. That the following will be provided and implemented to Bylaw No. 1000 standards to the satisfaction of the Director of Engineering prior to any land alteration: 1. A construction parking management plan; and 2. A mitigation plan. iii. That the properties be consolidated prior to issuance of a Development Permit for Form and Character; iv. That prior to the issuance of a Building Permit, the following contributions are provided: 1. $2,850 per residential unit created towards the General Amenity Reserve Fund on the 1st through 4th storeys; 2. $1,425 per residential unit created towards the General Amenity Reserve Fund on the 5th and 6th storeys; 3. $750 per unit created towards the Affordable Housing Reserve Fund on the 1st through 4th storeys; and 4. $375 per unit created towards the Affordable Housing Reserve Fund on the 5th and 6th storeys. v. That a separate covenant be registered prior to issuance of a building permit for the proposed development that ensures that any residential parking is not provided in exchange for compensation separate from that of a residential unit; vi. That the building constructed on the properties include a minimum of ten dwelling units designed and built as 3-bedroom units; vii. That tree protection measures, inclusive of tree protection fencing, are implemented prior to commencement of work to protect the trees identified for retention in the arborist report throughout the construction period, as per the arborist report prepared by Talmack Urban Forestry, dated July 10, 2025; viii. That all concrete used on-site will utilize ready-mix concrete that meets or exceeds the weighted average Global Warming Potential targets based on Concrete BC Baseline (average) mix data, and that prior to the issuance of a Building Permit the applicant shall provide a Type III Environmental Product Declaration that is 3rd party verified specifying the total Global Warming Potential value and confirming that the proposed development meets the requirements of Low Carbon Concrete Policy POL-0167-PLAN; ix. That, prior to the issuance of a Building Permit, the developer enters into a Housing Agreement with the City that requires a minimum 10% of units constructed be rented for at least 10% below the benchmark rent for the unit type for a term not less than 25 years or that a minimum of 5% of units constructed be directed to and sold in accordance with the terms of the Attainable Home Ownership Program Policy (POL-0166-PLAN). The developer shall identify the Attainable Units on the plans submitted for the required Development Permit application; and x. That the building be constructed with electric heat pumps.

Prior to Consideration of the Main Motion

Amendment:

MOVED BY: GUIRY
SECONDED: RODGERS

THAT the main motion be amended by adding the following to the end of section 1 (a) (ix):

“and ensure at least 50% of the required attainable housing units have two or more bedrooms.”

Motion CARRIED.

On the Main Motion as Amended

THAT the Sustainable Development Advisory Committee recommend:

THAT Council:

1. Consider bringing forward Bylaw No. 2236 for 1st, 2nd, and 3rd readings at a future Council meeting in order to amend the zoning designation of the properties located at 709/711, 715, 719, and 721 Massie Drive from the One- and Two-Family Residential (R2) Zone to the Medium Density Residential (RM6) Zone subject to the following terms and conditions: a. That the applicant, prior to Bylaw Adoption, registers a Section 219 covenant in priority of all other charges on title, that agrees to the following: i. That the following will be provided and implemented to Bylaw No. 1000 standards to the satisfaction of the Director of Engineering prior to the issuance of a building permit: 1. Full frontage improvements; and 2. A storm water management plan. ii. That the following will be provided and implemented to Bylaw No. 1000 standards to the satisfaction of the Director of Engineering prior to any land alteration: 1. A construction parking management plan; and 2. A mitigation plan. iii. That the properties be consolidated prior to issuance of a Development Permit for Form and Character; iv. That prior to the issuance of a Building Permit, the following contributions are provided: 1. $2,850 per residential unit created towards the General Amenity Reserve Fund on the 1st through 4th storeys; 2. $1,425 per residential unit created towards the General Amenity Reserve Fund on the 5th and 6th storeys; 3. $750 per unit created towards the Affordable Housing Reserve Fund on the 1st through 4th storeys; and 4. $375 per unit created towards the Affordable Housing Reserve Fund on the 5th and 6th storeys. v. That a separate covenant be registered prior to issuance of a building permit for the proposed development that ensures that any residential parking is not provided in exchange for compensation separate from that of a residential unit; vi. That the building constructed on the properties include a minimum of ten dwelling units designed and built as 3-bedroom units; vii. That tree protection measures, inclusive of tree protection fencing, are implemented prior to commencement of work to protect the trees identified for retention in the arborist report throughout the construction period, as per the arborist report prepared by Talmack Urban Forestry, dated July 10, 2025; viii. That all concrete used on-site will utilize ready-mix concrete that meets or exceeds the weighted average Global Warming Potential targets based on Concrete BC Baseline (average) mix data, and that prior to the issuance of a Building Permit the applicant shall provide a Type III Environmental Product Declaration that is 3rd party verified specifying the total Global Warming Potential value and confirming that the proposed development meets the requirements of Low Carbon Concrete Policy POL-0167-PLAN; ix. That, prior to the issuance of a Building Permit, the developer enters into a Housing Agreement with the City that requires a minimum 10% of units constructed be rented for at least 10% below the benchmark rent for the unit type for a term not less than 25 years or that a minimum of 5% of units constructed be directed to and sold in accordance with the terms of the Attainable Home Ownership Program Policy (POL-0166-PLAN). The developer shall identify the Attainable Units on the plans submitted for the required Development Permit application, and ensure at least 50% of the required attainable housing units have two or more bedrooms; and x. That the building be constructed with electric heat pumps.

Motion CARRIED.

7. Adjournment

MOVED BY: RODGERS
SECONDED: GORDON

The Chair adjourned the meeting 8:46 pm.

Motion CARRIED.

Presiding Council Member

Certified Correct - Corporate Officer