Public submissions / correspondence re Bylaw No. 2037 (Dunford rezoning)

The arbutus and Garry oaks on this property that are important and rare species should also be protected. The current policies of the city do not adequately protect important and endangered species of trees, and the design guidelines for development should also be improved before developments like this are allowed to move forward and remove more of these special trees.

With all these factors to consider, council should not approve this development, but rather take the time to thoroughly review city policy and engage with the community.

Sincerely,
Deborah Wormald
694 Goldie Ave

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Submission: Debbie FitzGerald

• From: Debbie FitzGerald
• Sent: March 23, 2022 2:49 AM
• To: Langford Planning General Mailbox
• Subject: Dunford

I hope I have the correct email. I am a Colwood resident and I am NOT in favour of any huge, tall buildings going up.
We need to consider parking, traffic, etc

We need affordable townhouses for families and affordable seniors housing. We need co ops.

We don't need 29 story condos on Dunford or anywhere else!!!

Housing is a crisis. Build smart, help people not just to make developers rich!

Debbie Fitzgerald

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Submission: Leah Juhlke

• From: Leah Juhlke
• Sent: March 27, 2022 9:53 PM
• To: Langford Planning General Mailbox
• Subject: Dunford road zoning

Hi

As a homeowner in the neighborhood (969 Bray Ave) This new building structure of proposed towers and 25 to 29 stories is in my back yard view. We do need housing but not at the 300 proposed residential units. We already have a apartment complex of a good size going up on Bray right in my front yard.

1. The height needs to be limited.
2. Dunford is a well used road and does not have the capacity for that many added to the population. Langford is already too populated by vehicles, traffic jams.
3. Schools are full to capacity.
4. Bray Ave and others surrounding are constant traffic and at unlimited speeds driving by.

A plan for these items need to be looked at going forward. We are not wanting a concrete jungle. Langford is going to loose its charm.

Thanks
Leah Juhlke

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Submission: Mary Wagner

• From: Mary Wagner
• Sent: March 29, 2022 11:59 AM
• To: Langford Planning General Mailbox; Agendas
• Subject: Regarding the Public Hearing on April 4th For 904, 908, 910, 912 and 914 Dunford

March 29, 2022

Dear Council and Staff,

This letter is regarding the rezoning of 904, 908, 910, 912 and 914 Dunford from One and Two Family Residential (R2) to City Centre Pedestrian (CCP). The new zoning has no height restrictions. This is problematic as the CCP Zone was created without public consultation and is a major change to the Official Community Plan (OCP). This development should not be approved at this time and a complete review of the OCP should be completed with Langford‐wide public engagement.

When the project was presented for rezoning it was shown as 2 towers of a certain floor area ratio and later a news article shows the proposed towers at possibly 25 and 29‐storey buildings. Height matters to people. Knowing only that a certain Floor Area Ratio (FAR) will be preserved, but that height can change is unsettling. Trying to discuss a development which states “The CCP zone permits an FAR of 6.0, whereas the design is proposing an FAR of 5.0” is difficult for the public. I believe having a height limit for all city zones is an important feature for people who are currently living in an area, and those moving to an area. People generally like to know what they can expect from their immediate surroundings.

People who live nearby and people who have enjoyed Langford being a smaller town as part of Greater Victoria that already has a downtown core care about their community and moved here rather than downtown due to many factors that likely include preferring not to be beside tall towers. Now they are faced with a completely new living environment resembling a bigger city that is being forced upon them by city council. If this is the best way forward for Langford, I believe council should be doing a lot more to bridge between developers and the future residents of towers like these proposed and the community we have here now.

I have done a lot of research in the last few months, and have not found evidence to support the need for this drastic an increase in building heights. One can make the case for increased density and affordable housing certainly, but the case for a 29 storey tower has not been made. This is a choice of the developers and if council approves it, then it is the choice of the councillors.

Is anyone at City Hall tracking how many units of housing have been approved recently and are being approved in the near future and when they are likely to be completed and who will end up living in them etc. so we can effectively discuss affordable housing as a community? Without the information, the public is put in a difficult position of trying to convince city staff and council that we don’t necessarily need the development to be as big and disruptive to the neighbourhood.

Have you considered people who work from home whose ability to do their business will be greatly negatively impacted by the construction noise? Have you considered the impact on people who are home for other reasons like raising kids, having disabilities or simply being retired? These towers will take years to complete and have a lasting impact of noise, loss of privacy, and a complete alteration of the skyline after completion.

The arbutus and Garry oaks on this property that are important and rare species should also be protected. The current policies of the city do not adequately protect important and endangered species of trees, and the design guidelines for development should also be improved before developments like this are allowed to move forward and remove more of these special trees.

With all these factors to consider, council should not approve this development, but rather take the time to thoroughly review city policy and engage with the community.

Sincerely,
Mary Wagner
104‑2669 Deville Rd.
Langford, BC
V9B 0C1

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Submission: Michelle Hamilton

• From: Michelle Hamilton
• Sent: March 28, 2022 1:30 PM
• To: Langford Planning General Mailbox; Michelle Hamilton
• Subject: Bylaw 2037 rezoning 904-914 Dunford ave

Dear Langford Council,

These are my issues:

• Traffic study on the roads
• Water Table – flooding on the roads
• Environmental- removal of trees and wildlife
• Shade light Study
• Emergencies- height of buildings , firetrucks

I have lived in the Langford area for I choose this community for its green space, and I generally liked the Langford area. There have been lots of positives added into the community, but lately I have found the residential areas getting out of control with the Changes for applications to rezoning for higher densities.

Living at 920 Dunford Ave. has provided challenges with road safety , pedestrian safety and even the flow of the water tables to the sewers.

When we had the big rains in 2022, our driveway could not empty out through the sewer or road drains, as the roads were flooded and could not handle any more Water. We almost had a flood in our complex due to the inadequate water drainage system. This is something that needs to be looked at before adding any More Residential or businesses to the area on Dunford.

We have commercial businesses across the street along with residential dwellings. The businesses on Dunford have a hard time finding parking for their clients and it’s a danger backing out on to Dunford when trying to leave these businesses. Already some of the residential condos on Dunford have no parking for guests, or deliveries. The road is very congested during all times of the day. You also have the dump and recycling up further on Dunford that create its own backup problems.

There is also no traffic light on Leigh Road so there is a tremendous back up on to Dunford and Leigh Road. Due to the hill on Leigh road sometimes you are not aware of what is coming over the hill. The light at Dunford/Jacklin only stays green for Four cars. Has a traffic study been done on this area at all? Should you start there before saying you want to change the Rezoning to allow more traffic and endanger Langford residents.

We have Gary Oak and a very beautiful Arbutus Tree that stands on the side of Jacklin/Dunford, this should remain in tact. When our complex was built, there was a covenant put on the trees to save them. One town house was even planned differently to accommodate that tree. Has the act disappeared that protected these endangered trees?

I can’t seem to find any information of when not saving trees was not an importance in Langford until I look up towards Bear Mountain.

Another issue is the light factor these buildings will have on our homes. I now can see the sunrise each am, and the lights coming off the buildings will reflect in all our windows, And prevent us from natural lighting, and give us to much lighting at night.

Langford has always been fortunate to have wildlife at its doorstep. I have racoons, squirrels, birds, many which will not be able to find a place to reside when the trees are torn down. The buildings will be tall and you will have birds flying into the windows, which is an environmental problem.

Do we have fire trucks that even go up that high to help in a disaster?

I am in favor of new developments, residents should be consulted in a timely manner , proposals for higher density should been done according to recent studies and surveys.

Michelle Hamilton
106‑920 Dunford Ave
Langford, BC
V9B 2S3

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Submission: Michelle Sparrow

• From: Michelle Sparrow
• Sent: March 30, 2022 9:21 PM
• To: Mayor Young mayor@langford.ca
• Subject: Vantilburg / Penelope

Hello Stewart Young,

I am writing in regards to the proposed development on Vantilburg Crescent and Penelope in Langford. This a dead end road with a wonderful community on this street. I know a few good friends who live in this neighborhood in a some of the houses and

I do no think adding a huge development is beneficial to the current residents on these streets, as it will become very congested and street parking is already extremely limited. It is also a drop off location for children going to Savory Elementary, and again will increase congestion and be an unsafe road for children coming and going to school, especially those on foot in this community.

I highly disagree with the development proposed to put in multiple townhouse units, which will increase traffic, decrease safety, become a parking hazard to visitors of this community and overall has been quite upsetting to this community.

Thank you for considering the needs of this community and those who live and visit there.

Sincerely,
Michelle Sparrow

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Submission: Sarah Steinerstauch

• From: Sarah Steinerstauch
• Sent: March 22, 2022 7:40 AM
• To: Langford Planning General Mailbox
• Subject: Rezoning and tower development on Dunford

Good afternoon

I am writing to voice my concern over the proposed development of the two towers on Dunford Ave. I am not opposed to developing these sites as I understand the importance of growth and accommodation challenges of many however, these buildings are not in line with the current community, taking building size a few stories up to the proposed 29 stories. The current infrastructure is already stretched with access to the highway being limited and traffic delays along Dunford.

I am also concerned about the closeness of building and taking down trees. The Gary island Arbutus should be preserved as these trees are vital to our ecosystem. With the heat wave last summer trees were the only thing outside to provide a respite from the heat. New trees need to be planted and I hope the developers can include at least some of the current trees in there plan.

Lastly I am concerned about unit size. Developments are all focusing on 1‐2 bedroom units and family homes are being taken down. How are families supposed to establish? There needs to be thought into communal outdoor space in these buildings and for them to consider making some 3 bedroom units.

Thank you for your consideration.

Sarah Steinerstauch
301‑938 Dunford Ave
Langford BC
V9B 0M2

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Submission: S Fryer (Shelli Fryer)

• From: S Fryer
• Sent: March 28, 2022 2:14 AM
• To: Langford Planning General Mailbox
• Cc: dunforddevelopment@gmail.com
• Subject: 904, 908,910,912,914 Dunford

I am writing to add my name to the list of concerned Langford citizens regarding the rezoned property at the above address from one and two family residential, to city center pedestrian.

I was dismayed to review the Zoom meeting of Feb. 28th, and hear the discussions. The majority of the speakers appear to have a vested interest in the rezoning of these properties and the interests and concerns of residents were not taken into consideration, in my opinion.

I drive down Dumford. Today is March 27th, and is the first day I have seen the sign notifying the public of the upcoming public hearing ‐ date to be determined!

I am a resident of Langford. I am shocked and dismayed how LCC practices the business of running the municipality. As I am becoming accustomed to doing, in order to have my concerns in before LCC very brief time deadlines, I must spend the day researching and be up late once again emailing.

It is painfully obvious that this proposal needs further development. Traffic on Dumford is a two lane street, with auto, recycling and a scrap metal yard. On the weekend morning, there is a line up along the side of the road waiting for the recycle to open. (The mayor must be very familiar with this, as this was his former business! )

Frequently at the intersections at Jacklin and Dumford, as it is four corners, there are already traffic jams. Your development plans of two towers consisting of 25‐29 stories at the Jacklin and Dumford intersection, are unnecessary. Why the height?

Affordable housing must be affordable and does not have to just be high rise towers, disrupting and not fitting into the area. Adding over 300 residential units/ per tower at 1‐ 2 cars per unit, adds over 300‐600 cars leaving that intersection everyday. Where is the traffic study or additional proposal for any road widening to accommodate?

There are also the other issues of utilities, water, sewer....already many many citizens have been complaining of the rotten stench emanating from Langford lake around the area of the Starlight stadium, and the Mayor promised those residents at the foot of Westhills that would not be an issue. But now it is. And Dumford Ave runs directly down to Langford lake.

My most grave concern is for the trees‐especially the two very old Gary Oaks on the corner and the beautiful Arbutus on the corner of Jacklin and Dumford.

Did you know the Gary Oak only lives in BC! How lucky we are! And all around Langford I watch both them and the Arbutus being ripped out! As Langford doesn't have a tree protection bylaw.

Gary oaks can live for 500 years! So those two old trees are very, very old. And in all 12 other municipalities in the CRD, every other builder and developer can find a way; a cost effective way, to build around them ‐ except Langford. Because Mayor Young says "Langford doesn't need a tree bylaw. Langford has something better and much more efficient " (timescolonist.ca)

What is that? Langford stipulates 40% of each building site has to be set aside for tree protection and greenspace. But it isn't happening. Who monitors this?

I drive around at the new building sites where the fully treed sites have been clear cut. Where has 40% been set aside? Langfords current tree protection policy of replanting, decades and in some cases, centuries old, healthy, established trees, with trees of a different variety, and then not following up to see if they thrive doesn't pass muster in this day and age.

There is evidence of this on the building site on McCallum Road, before Leigh Road. On risperian land by Florence Lake, all the trees and shrubs were completely obliterated last spring. A strip of young trees was planted, as part of Langfords tree policy. They all died within months. Now that land has been completely bulldozed and scraped to the ground. There is no evidence that any trees will be planted again ‐ until we citizens start making noise!! Why does it always take this!?

The beautiful Arbutus tree that is sacred to indigenous people in BC; is the only evergreen broadleaf tree in Canada; grows up to 30m tall and it only grows in Western Canada! We are so fortunate to have these trees! Please do not cut another one down. I beseech council to find a way to keep the Arbutus at the corner of Jacklin and Dumford for future generations.

Langford can not afford to continue down this path, especially in regards to trees. The lack of a tree protection policy in 2008, does not work in 2022. The two trees indigenous to BC, recognized and protected by every municipality but Langford must change.

Please consider residents and citizens concerns regarding the rezoned proposal and save those trees.

It is an election year.

Sincerely

Shelli Fryer
152‑2500 Florence Lake Road

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Submission: Sherri Brooks

• From: Sherri Brooks
• Sent: March 28, 2022 6:58 PM
• To: Langford Planning General Mailbox
• Subject: Dunford Crossing

Dear Mayor and Counsel,

As a resident of Dunford Ave and being the owner of a townhouse that will back on to this new development, I’d like to ask you to reconsider the rezoning of this property as CC Pedestrian and instead consider rezoning it to City Centre (max of 6 storeys) or City Centre 2(max of 4 storeys). City Centre zoning with a max of 6 storeys would better fit the neighborhood where all the buildings in the immediate area are 4 to 6 storeys. If you aren’t willing to do that, please consider directing the developer to reduce the height of these towers.

In addition, please consider the additional traffic onto Dunford. Traffic has already become an issue on the road especially with the addition of the apartment complex and townhouses in the last 5 years or so and the opening of Leigh Road. Most of these, including ours (built in 2000) have no visitor parking so people are left to find parking along a very busy road with a lot of industrial traffic. Trucks regularly block lanes of traffic when loading and uploading causing traffic to back up. Adding over 350 residential units to this road without carefully planning on how to manage the increase is going to cause traffic issues.

One other item I’d like to bring to your attention is stormwater management. During the recent “atmospheric river” event, the water could not drain away fast enough and in fact, came very very close to flooding our garages. I can share pictures if you wish. The City needs to ensure there will be enough capacity to ensure there is not flooding should there be those huge rain events in the future.

In closing, I’d like to say that we don’t oppose a development on the site. In fact, most of us are in favor of it but only ask that a more thoughtful development be considered, one that would be in keeping with the recent developments in the neighborhood surrounding this site.

Sherri Brooks
104‑920 Dunford Ave