DocumentsCorrespondenceNov 25, 2019Pages 62–74
Collection of public submissions and forwarded emails regarding the Latoria/Worrall rezoning (multiple copies and forwards)
Multiple forwarded copies of the concerned citizen letter and related emails (including Mayor's office forwards and planning mailbox entries) forming part of the public hearing submission package.
Key facts
- Many pages contain repeated/forwarded versions of the public letter raising environmental, traffic and neighbourhood integrity concerns
- Mayor's office and Planning mailbox included as recipients/forwards
- Affirms public interest and request to delay or amend the rezoning proposal
Collection of public submissions and forwarded emails regarding the Latoria/Worrall rezoning (multiple copies and forwards)
Pages 62–74
Email (forward) — From: Mayor Young | Sent: Tuesday, July 23, 2019 9:21 AM | To: Suzette Chapman schapman@langford.ca | Subject: FW: Letter from a concerned citizen
From: Sent: Tuesday, July 23, 2019 12:56 AM To: Mayor Young mayor@langford.ca Subject: Letter from a concerned citizen
Dear Mayor Young,
On 8 July 2019, the City of Langford Planning, Zoning and Affordable Housing Committee (PZAHC) held a public meeting regarding a proposed zoning amendment in support of a significant development proposal at 804 Latoria Rd/950 Worrall Dr. The meeting saw over 200 citizens express significant concern about the development proposal. Despite these concerns, the PZAHC voted in favour of the zoning amendment with minimal improvement and recommended it to Council.
Langford has progressed from a small bedroom community to a vibrant centre on the Westshore through rapid development. However, in its current form, this specific development proposal falls short in meeting the best interests of the community in the following ways:
Greenspace and Species Habitat: This property contains rare Garry Oak meadows, critical habitats for the endangered sharp-tailed snake and western painted turtle (as flagged by the federal government and CRD), at least 6 other species at risk (Corvidae assessment, 2018), and two important creeks that feed the Bilston Creek watershed. The PZAHC has given concessions to the developer to reduce the amount of greenspace from 40% to 30% and reduce the setback along water streams from 43 meters (as cited in the Langford Official Community Plan) to just 15 meters. Furthermore, only a small fraction of the 30% greenspace is protected from clear-cutting. This proposal fails to protect the unique and rare ecology of this land.
Zoning and Neighbourhood Integrity: The proposal seeks to build up to 450 dwellings on this parcel of land while using a proposed R5 zoning that does not exist. This new zoning represents a significantly higher density than the surrounding neighbourhood. As such, we have no examples how this will look in practice and how it will align with existing neighbourhoods that surround it. Moreover, the current proposal connects our neighbourhoods directly to the new development with no transition between existing housing and the hundreds of small lots that are characteristic of higher density neighbourhoods.
Traffic: The denser a development is, the more it strains our already busy roads. In this area, there are already a number of developments in progress already. Klahanie has 2 ongoing, with a third proposed, Frederic Road, The swath of land parallel to Desmond and the plans for the golf course's development. This higher density zoning will see thousands of additional vehicles in our neighbourhoods when you include all these other projects. This higher density zoning will see thousands of additional vehicles in our neighbourhoods. Residential roads will become the main thoroughfares for development. There are major bottlenecks along Latoria Dr., most noticeably at its intersections with Veterans Memorial Pkwy. and Happy Valley Rd. We are worried about the greater likelihood of accidents. In short, we have serious concerns about traffic, safety and sustainability with the significant increase in density.
The City of Langford can demonstrate community leadership in listening to the voice of its citizens and:
delay the first reading of the proposed rezoning of 950 Worrall Dr. and 804 Latoria, until more public review and consultation can take place. We need to better understand the implications of this unique, radical zoning change and the potential impact on the sensitive ecosystems and species at risk in the parcels; and
amend the proposal to require the developer to leave a large, contiguous portion of forested greenspace as a park. The community has demonstrated that they want more natural, undeveloped greenspace in South Langford alongside other amenities like affordable housing and schools. We don't need to choose.
The City of Langford has the opportunity to be recognized as a leader in carefully planned and reasonable development that is beneficial to the city, but fully protects environmentally sensitive areas, and preserves the character of surrounding neighbourhoods.
Yours sincerely,
Email — To: Langford Planning General Mailbox | Subject: Re: Letter from a concerned citizen | Date: Tuesday, July 23, 2019 3:46:31 PM | Attachments: image002.png, image003.gif
From: To: Langford Planning General Mailbox Subject: Re: Letter from a concerned citizen Date: Tuesday, July 23, 2019 3:46:31 PM Attachments: image002.png image003.gif
Hi Suzette
My address is as follows:
Kind Regards,
From: Suzette Chapman schapman@langford.ca on behalf of Langford Planning General Mailbox planning@cityoflangford.ca Sent: July 23, 2019 12:57 PM To: Subject: RE: Letter from a concerned citizen
Hi ,
Please provide your civic address if you would like your emailed letter included in the Public Hearing package should this application proceed to that stage of the process.
Best Regards,
Suzette Chapman Planning Assistant
CITY OF LANGFORD 2nd floor, 877 Goldstream Ave. Langford, BC V9B 2X8
T (250) 478-7882 · F (250) 391-3436
Repeated submission (letter) — content as in original letter (appears multiple times in the record)
(PZAHC) held a public meeting regarding a proposed zoning amendment in support of a significant development proposal at 804 Latoria Rd/950 Worrall Dr. The meeting saw over 200 citizens express significant concern about the development proposal. Despite these concerns, the PZAHC voted in favour of the zoning amendment with minimal improvement and recommended it to Council.
Langford has progressed from a small bedroom community to a vibrant centre on the Westshore through rapid development. However, in its current form, this specific development proposal falls short in meeting the best interests of the community in the following ways:
Greenspace and Species Habitat: This property contains rare Garry Oak meadows, critical habitats for the endangered sharp-tailed snake and western painted turtle (as flagged by the federal government and CRD), at least 6 other species at risk (Corvidae assessment, 2018), and two important creeks that feed the Bilston Creek watershed. The PZAHC has given concessions to the developer to reduce the amount of greenspace from 40% to 30% and reduce the setback along water streams from 43 meters (as cited in the Langford Official Community Plan) to just 15 meters. Furthermore, only a small fraction of the 30% greenspace is protected from clear-cutting. This proposal fails to protect the unique and rare ecology of this land.
Zoning and Neighbourhood Integrity: The proposal seeks to build up to 450 dwellings on this parcel of land while using a proposed R5 zoning that does not exist. This new zoning represents a significantly higher density than the surrounding neighbourhood. As such, we have no examples how this will look in practice and how it will align with existing neighbourhoods that surround it. Moreover, the current proposal connects our neighbourhoods directly to the new development with no transition between existing housing and the hundreds of small lots that are characteristic of higher density neighbourhoods.
- Traffic: The denser a development is, the more it strains our already busy roads. This higher density zoning will see thousands more vehicles in our neighborhoods. Residential roads will become the main thoroughfares for the development. There are major bottlenecks along Latoria Dr., most noticeably at its intersections with Veterans Memorial Pkwy. and Happy Valley Rd. We are worried about the greater likelihood of accidents. In short, we have serious concerns about traffic, safety and sustainability with the significant increase in density.
The City of Langford can demonstrate community leadership in listening to the voice of its citizens and:
delay the first reading of the proposed rezoning of 950 Worrall Dr. and 804 Latoria, until more public review and consultation can take place. We need to better understand the implications of this unique, radical zoning change and the potential impact on the sensitive ecosystems and species at risk in the parcels; and
amend the proposal to require the developer to leave a large, contiguous portion of forested greenspace as a park. The community has demonstrated that they want more natural, undeveloped greenspace in South Langford alongside other amenities like affordable housing and schools. We don't need to choose.
The City of Langford has the opportunity to be recognized as a leader in carefully planned and reasonable development that is beneficial to the city, but fully protects environmentally sensitive areas, and preserves the character of surrounding neighbourhoods.
Yours Sincerely,
Email — From: [redacted] | To: Suzette Chapman | Subject: Re: Letter from a concerned citizen | Date: Thursday, July 25, 2019 7:57:46 AM | Attachment: image001.png
From: To: Suzette Chapman Subject: Re: Letter from a concerned citizen Date: Thursday, July 25, 2019 7:57:46 AM Attachments: image001.png
Hello Suzette, Yes please include my letter in the package. Thanks .
From: "Suzette Chapman" schapman@langford.ca To: Sent: Tuesday, July 23, 2019 1:20:35 PM Subject: RE: Letter from a concerned citizen
Hi ,
Please provide your civic address if you would like your emailed letter included in the Public Hearing package should this application proceed to that stage of the process.
Best Regards,
Suzette Chapman Planning Assistant
CITY OF LANGFORD 2nd floor, 877 Goldstream Ave. Langford, BC V9B 2X8
T (250) 478-7882 · F (250) 391-3436
Email (forward) — From: Mayor Young | Sent: Tuesday, July 23, 2019 9:20 AM | To: Suzette Chapman schapman@langford.ca | Subject: FW: Letter from a concerned citizen
From: Sent: Tuesday, July 23, 2019 7:55 AM To: Mayor Young mayor@langford.ca Subject: Letter from a concerned citizen
Dear Mayor Young,
On 8 July 2019, the City of Langford Planning, Zoning and Affordable Housing Committee (PZAHC) held a public meeting regarding a proposed zoning amendment in support of a significant development proposal at 804 Latoria Rd/950 Worrall Dr. The meeting saw over 200 citizens express significant concern about the development proposal. Despite these concerns, the PZAHC voted in favour of the zoning amendment with minimal improvement and recommended it to Council.
Langford has progressed from a small bedroom community to a vibrant centre on the Westshore through rapid development. However, in its current form, this specific development proposal falls short in meeting the best interests of the community in the following ways:
Greenspace and Species Habitat: This property contains rare Garry Oak meadows, critical habitats for the endangered sharp-tailed snake and western painted turtle (as flagged by the federal government and CRD), at least 6 other species at risk (Corvidae assessment, 2018), and two important creeks that feed the Bilston Creek watershed. The PZAHC has given concessions to the developer to reduce the amount of greenspace from 40% to 30% and reduce the setback along water streams from 43 meters (as cited in the Langford Official Community Plan) to just 15 meters. Furthermore, only a small fraction of the 30% greenspace is protected from clear-cutting. This proposal fails to protect the unique and rare ecology of this land.
Zoning and Neighbourhood Integrity: The proposal seeks to build up to 450 dwellings on this parcel of land while using a proposed R5 zoning that does not exist. This new zoning represents a significantly higher density than the surrounding neighbourhood. As such, we have no examples how this will look in practice and how it will align with existing neighbourhoods that surround it. Moreover, the current proposal connects our neighbourhoods directly to the new development with no transition between existing housing and the hundreds of small lots that are characteristic of higher density neighbourhoods.
Traffic: The denser a development is, the more it strains our already busy roads. This higher density zoning will see thousands more vehicles in our neighborhoods. Residential roads will become the main thoroughfares for the development. There are major bottlenecks along Latoria Dr., most noticeably at its intersections with Veterans Memorial Pkwy. and Happy Valley Rd. We are worried about the greater likelihood of accidents. In short, we have serious concerns about traffic, safety and sustainability with the significant increase in density.
The City of Langford can demonstrate community leadership in listening to the voice of its citizens and:
delay the first reading of the proposed rezoning of 950 Worrall Dr. and 804 Latoria, until more public review and consultation can take place. We need to better understand the implications of this unique, radical zoning change and the potential impact on the sensitive ecosystems and species at risk in the parcels; and
amend the proposal to require the developer to leave a large, contiguous portion of forested greenspace as a park. The community has demonstrated that they want more natural, undeveloped greenspace in South Langford alongside other amenities like affordable housing and schools. We don't need to choose.
The City of Langford has the opportunity to be recognized as a leader in carefully planned and reasonable development that is beneficial to the city, but fully protects environmentally sensitive areas, and preserves the character of surrounding neighbourhoods.
Yours sincerely,
Email — Langford Planning General Mailbox | Subject: RE: Letter from a concerned citizen | Date: Thursday, July 25, 2019 11:40:56 AM | Attachment: image001.png
From: Langford Planning General Mailbox Subject: RE: Letter from a concerned citizen Date: Thursday, July 25, 2019 11:40:56 AM Attachments: image001.png
Suzette;
Our names are .
Please note our postal code is Colwood because our mail box is in Colwood but we are Langford resident
Thank you,
From: Suzette Chapman schapman@langford.ca On Behalf Of Langford Planning General Mailbox
Subject: RE: Letter from a concerned citizen
Good Morning,
Your email has been forwarded to me to add to the file. Please provide your name and civic address if you would like your emailed letter included in the Public Hearing package should this application proceed to that stage of the process.
Best Regards,
Suzette Chapman Planning Assistant
CITY OF LANGFORD 2nd floor, 877 Goldstream Ave. Langford, BC V9B 2X8
T (250) 478-7882 · F (250) 391-3436
Email (Mayor Young response forwarded) — From: Mayor Young | Sent: Wednesday, July 24, 2019 2:39 PM | To: [redacted] | Cc: Langford Planning General Mailbox planning@cityoflangford.ca | Subject: RE: Letter from a concerned citizen
Good afternoon,
Thank you for taking the time to write with your concerns. Please be advised that I have forwarded your email to our Planning Department for their action.
Thank you,
Christina Bell Confidential Corporate Services Coordinator CITY OF LANGFORD 2nd floor, 877 Goldstream Ave. Langford, BC V9B 2X8
T (250) 478-7882 ext. 4207 www.langford.ca
From: Sent: Wednesday, July 24, 2019 2:38 PM To: Mayor Young mayor@langford.ca Subject: Letter from a concerned citizen
Dear Mayor Young,
On 8 July 2019, the City of Langford Planning, Zoning and Affordable Housing Committee (PZAHC) held a public meeting regarding a proposed zoning amendment in support of a significant development proposal at 804 Latoria Rd/950 Worrall Dr. The meeting saw over 200 citizens express significant concern about the development proposal. Despite these concerns, the PZAHC voted in favour of the zoning amendment with minimal improvement and recommended it to Council.
Langford has progressed from a small bedroom community to a vibrant centre on the Westshore through rapid development. However, in its current form, this specific development proposal falls short in meeting the best interests of the community in the following ways:
Greenspace and Species Habitat: This property contains rare Garry Oak meadows, critical habitats for the endangered sharp-tailed snake and western painted turtle (as flagged by the federal government and CRD), at least 6 other species at risk (Corvidae assessment, 2018), and two important creeks that feed the Bilston Creek watershed. The PZAHC has given concessions to the developer to reduce the amount of greenspace from 40% to 30% and reduce the setback along water streams from 43 meters (as cited in the Langford Official Community Plan) to just 15 meters. Furthermore, only a small fraction of the 30% greenspace is protected from clear-cutting. This proposal fails to protect the unique and rare ecology of this land.
Zoning and Neighbourhood Integrity: The proposal seeks to build up to 450 dwellings on this parcel of land while using a proposed R5 zoning that does not exist. This new zoning represents a significantly higher density than the surrounding neighbourhood. As such, we have no examples how this will look in practice and how it will align with existing neighbourhoods that surround it. Moreover, the current proposal connects our neighbourhoods directly to the new development with no transition between existing housing and the hundreds of small lots that are characteristic of higher density neighbourhoods.
Traffic: The denser a development is, the more it strains our already busy roads. This higher density zoning will see thousands more vehicles in our neighborhoods. Residential roads will become the main thoroughfares for the development. There are major bottlenecks along Latoria Dr., most noticeably at its intersections with Veterans Memorial Pkwy. and Happy Valley Rd. We are worried about the greater likelihood of accidents. In short, we have serious concerns about traffic, safety and sustainability with the significant increase in density.
The City of Langford can demonstrate community leadership in listening to the voice of its citizens and:
delay the first reading of the proposed rezoning of 950 Worrall Dr. and 804 Latoria, until more public review and consultation can take place. We need to better understand the implications of this unique, radical zoning change and the potential impact on the sensitive ecosystems and species at risk in the parcels; and
amend the proposal to require the developer to leave a large, contiguous portion of forested greenspace as a park. The community has demonstrated that they want more natural, undeveloped greenspace in South Langford alongside other amenities like affordable housing and schools. We don't need to choose.
The City of Langford has the opportunity to be recognized as a leader in carefully planned and reasonable development that is beneficial to the city, but fully protects environmentally sensitive areas, and preserves the character of surrounding neighbourhoods.
Yours sincerely,