Adoption of Bylaw No. 2278 – Application to Rezone 3084, 3088, and 3094/3096 Jacklin Road from One-and Two-Family Residential (R2) to Mixed Use Residential Commercial (MU1A) to allow a six-storey residential building

Background

At the Regular meeting of April 20, 2026, Council passed the following resolution with respect to 3084, 3088, 3094/3096 Jacklin Road:

That Council:

1. Consider bringing forward Bylaw No. 2278 for 1st, 2nd, and 3rd readings at a future Council meeting in order to amend the zoning designation on the properties located at 3084, 3088, and 3094/3096 Jacklin Road from One-and Two-Family Residential (R2) to Mixed Use Commercial Residential (MU1A) subject to the following terms and conditions:

   a. That the applicant provides, as a bonus for increased density, the following contributions per dwelling unit, prior to the issuance of a building permit: (secured in Bylaw No. 2278)

   i. $610 towards the Affordable Housing Reserve Fund; and
   ii. $3,660 towards the General Amenity Reserve Fund.

   Subject to reduction on accordance with Affordable Housing and Amenity Contribution Policy and the Attainable Housing Policy depending on the use and height.

   b. That the applicant registers, prior to Bylaw Adoption, a road dedication plan, if required, to the satisfaction of the Director of Engineering; (complete)

   c. 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: (complete pursuant to undertaking)

   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 alterations:

     1. A Construction Parking and Delivery 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 a separate covenant be registered prior to issuance of a building permit for the proposed development that ensures residential parking is allocated to each unit and visitors as required by the zoning bylaw and is not provided in exchange for compensation separate from that of a residential unit;

   v. That a separate covenant is registered, prior to issuance of a building permit, that agrees that the strata be responsible for maintaining the boulevard landscaping from the back of the sidewalk, with the exception of boulevard trees;

   vi. That tree protection measures, are implemented prior to commencement of work to protect the trees identified for retention in the arborist report, prepared by Talmack Urban Forestry, dated May 8, 2025, throughout the construction period;

   vii. That individual electric heat pumps for each unit, or an equivalent central system, be installed prior to issuance of an occupancy permit;

   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 issuance of a building permit, the developer enters into a Housing Agreement with the City that secures a commitment to one of the following:

     1. A minimum 5% of units constructed be directed to and sold in accordance with terms of the Attainable Home Ownership Program Policy (POL-0166-PLAN); or
     2. 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
     3. A compatible alternative that meets or exceeds the affordability benchmark previously established by Council;
   
     Provided that for every option above, the developer shall identify the Attainable Units on the plans submitted for the required Development Permit application
   

   x. That 165 bike stalls, or 2.12 bike stalls per unit, and the proposed car share required;

2. Direct staff to include a site-specific Floor Area Ratio of 2.5 for the properties located at 3084, 3088, and 2094/3096 Jacklin Road within Bylaw No. 2278; (addressed through Bylaw No. 2278)

3. Direct staff to amend section 5.51A.06 of Zoning Bylaw No. 300 to reduce the maximum allowable height of the building or structure within the MU1A Zone to six (6) storeys. (addressed through Bylaw No. 2278)

On May 19, 2026, Council amended their resolution of April 20, 2026, by deleting from 1.c.x. “That 165 bike stalls, or 2.12 bike stalls per unit, and proposed car share required” and replacing it with the following:

1.c.x. That bicycle parking will be maximized on site to the greatest extent possible within the parameters of the design standards as set out in Bylaw No. 2272 within the areas designed for bicycle parking as shown on the plans presented to Council on April 20, 2026.

Commentary

This application was prohibited from being the subject of a Public Hearing, as per the change made by the Province to the Local Government Act through The Housing Statues (Residential Development) Amendment Act, 2023.

Council gave first, second, and third readings of Bylaw No. 2278 on May 19, 2026. The information considered in relation to this Bylaw as well as the video recording of the Meeting can be found at the following link of the City’s website: Council Meeting - May 19, 2026

The applicant’s lawyer has provided a legal undertaking that they have obtained all required signatures except for the City’s, and upon receiving the executed covenants and road dedication plan back from the City they will ensure both are registered at the Land Titles Office. The covenant commits the applicant to the items c. i. through x. above.

Bylaw No. 2278 was signed by the Minister of Transportation and Infrastructure on June 1, 2026.

As there are no outstanding conditions required at this time, Council may wish to proceed with bylaw adoption.

Options

Option 1

That Council adopt “Langford Zoning Bylaw No. 300, Amendment No. 762 (3084, 3088, 3094/3096 Jacklin Road), Bylaw No. 2278, 2026" as presented.

Option 2

That Council not adopt “Langford Zoning Bylaw No. 300, Amendment No. 762 (3084, 3088, 3094/3096 Jacklin Road), Bylaw No. 2278, 2026".

Submitted by

Anastasiya Mysak, Planner I

Concurrence

• Leah Stohmann, RPP, MCIP, Director of Community Planning and Climate Change
• Melisa Miles, Manager of Legislative Services
• Yari Nielsen, Director of Parks, Recreation and Facilities
• Katelyn Balzer, Director of Engineering and Public Works
• Marie Watmough, Director of Legislative & Protective Services
• Darren Kiedyk, Chief Administrative Officer

Attachment

Bylaw No. 2278