DocumentsCorrespondenceAug 15, 2022Pages 43–69

Public Correspondence regarding File No. Z22-0024 — 2089 Champions Way

Collected written submissions from residents and stakeholders expressing support or opposition to the proposed development and variances for 2089 Champions Way; includes multiple emails and letters describing neighbourhood impacts and preferences (townhomes preferred over a 150-unit condominium tower).

Key facts

Multiple resident submissions dated July 12–18, 2022 and later, mostly supporting 29-unit townhouse option over 150-unit condominium
Frequent concerns: traffic, parking, blasting for underground parkade, compatibility with single-family covenant neighborhoods, privacy and views
Examples of correspondents include residents at addresses: 2148 Champions Way, 2145 Champions Way, 2103 Champions Way, 1417 Champions Place, 2043 Hedgestone Lane, 2144 Champions Way, 2107 Champions Way, 2153 Champions Way, 2141 Champions Way
Some submissions request conditions such as adequate off-street parking, visitor parking, and potential street parking restrictions

Public Correspondence regarding File No. Z22-0024 — 2089 Champions Way

Page range: 43-69

From: (unnamed)

To: Langford Planning General Mailbox Subject: File No. Z22-0024, 2089 Champions Way (Turnberry), Bear Mountain Date: July 16, 2022 9:19:25 AM

Attention: Leah Stohmann,

Unfortunately we we were unable to attend or sign into the last meeting regarding rezoning changes to 2089 Champions Way (Turnberry Development). Therefore we would like to put forward, in writing, our views on this proposed development before the next meeting on Monday, July 18, as we are not sure right now if we will be able to attend or sign into that meeting.

Please be aware that we strongly object to the multi story condominiums that have been proposed for this site. It totally goes against everything that our neighbourhood is about and will cause enormous upheaval in our street and the neighbourhood as a whole. By this we mean the extra traffic and the street parking which will obvious come along with this. It will also have an impact on the free flow of traffic causing delays getting in and out of our streets.

This Neighbourhood (Turnberry) has an existing covenant which prevents rental suites of any kind. Quite frankly, the fact that this covenant exists was one of the main reasons we decided to buy our home on Champions Way and to live in this wonderful neighbourhood. If we understand correctly, this development will not have this covenant in place. That, in itself, has the power to change things in our area as it will mean that many of these condos may well end up as rentals. Champions Way, Champions Court and Champions Place are owner-occupied and we feel this brings a better sense of safety and security to the area. We know our neighbours here and people keep an eye out for one another. We all take a lot of pride in our beautiful and

close-knit community.

We understand that there is also a proposal for a 29 unit townhome development on this site. We feel that IF this is the only alternative to the multi story condos, then we would favour this option. It would be much more in keeping with the neighbourhood and would have a better chance of being owner occupied. Also it would mean less traffic in and out of the area and less street parking, thereby causing less disruption to all the families already living in this neighbourhood.

I will also take this opportunity to express our disappointment that, as residents of this small and close knit community, we never received any notice from the City of Langford informing us of this proposed development in the very beginning.

So, in summary, our position is that we are definitely opposed to the multi storey condominium development but would be prepared to support the 29 unit townhome development, provided it has enough off street parking to cater to all the units, plus some specific designated off street visitor parking spaces, specifically for the townhomes.

Regards. Ann and Ben Lowther 2148 Champions Way Victoria V9B 0R9

From: (unnamed)

To: Langford Planning General Mailbox Subject: Turnberry Development Date: July 17, 2022 10:20:39 AM

File No Z22-0024 2089 Champions Way

Ms. Stohmann,

I am writing in support of the proposed 29 unit townhome development proposed for 2089 Champions Way. I live at 2145 Champions Way and am directly impacted by this development.

Given that we live in a single family residential neighbourhood, for many reasons this property is more suited to development into town homes vs a multi-story block of condominiums.

The traffic impact on our neighbourhood from a condo development will be far greater than from 29 townhomes.

It is my understanding that the parking for the townhome development is being developed in such a way that blasting will most likely not be needed. If a condo building was developed with a much higher occupation rate, an underground parkade would be needed and this would necessitate blasting. This puts all of our houses at risk of damage.

As you are aware, our Turnberry neighbourhood has a covenant which runs with title to our homes which does not permit rental suites or any form of short term rental. I value that. The property at 2089 Champions Way does not have this covenant against title. If this property is developed as a condominium building, then chances are that a large number of those units will become rentals. We have seen this happen

From:

To: Langford Planning General Mailbox Subject: File 3 Z22-0024, 2809 Champions Way Date: July 16, 2022 8:56:45 AM

Good Morning: As a home owner on Champions Way, 2112 Champions Way. I am writing you this email concerning the proposed development at 2809 Champions Way, city file # Z22-0024.

We would welcome the townhouse development at his address as apposed to the 150 condominiums, as a single family home development the townhouses make the most sense in keeping with the integrity of our community.

Sincerely Bruce Gray

From:

To: Langford Planning General Mailbox Subject: Champions Way development Date: July 17, 2022 2:23:45 PM

FILE NUMBER: Z22-0024

I'm writing to support the Turnberry development of 29 Townhouses at the address of 2089 Champions Way instead of a building of 150 units which doesn't need approval.

My family and I leave at 2140 Champions Way and we wouldn't like the impact of that building with so many tenants in our street.

I would really appreciate it if the Council took into consideration our opinions and how this would affect our every day lifes.

Thank you

Sincerely Cesar Turati Gabriela Turati

From: Darren Van Slyke & Thanh (Megan) Ly

2103 Champions Way, Langford, BC V9B 0R9 Date: July 12, 2022 To: City of Langford, Planning, Zoning, and Affordable Housing Committee

Re: Z22-0024 – 2089 Champions Way / 20220711 Planning Zoning and Affordable Housing Committee

Dear Committee Members,

On July 11, 2022, the City of Langford Planning, Zoning, and Affordable Housing Committee heard a development proposal and an application to amend the text of the RCBM2 zone with respect to the property located at 2089 Champions Way. The staff report that the committee was provided mentions several times an adjoining existing single-family home sharing the south property line with the subject property. I am the homeowner of this adjacent property found at 2103 Champions Way.

Our realtor’s property searches showed that the adjacent empty lot I am unsure at this time when the adjacent property was purchased by Given the location of the subject property, I would hazard an opinion that my family will be one of the most affected by this proposed development. I am writing to you today to voice my concerns with the notification process of the applicant and/or the notices by the City of Langford. I have also supplied an initial list of concerns and recommendations.

I have heard from my neighbours that they received a formal notification by mail of the committee meeting held on July 11, 2022, at 5:30 pm, PDT. I received no such notification from the city of a meeting concerning the property beside mine. I find this extremely disconcerting considering my property is referenced many times in the report and that the development will greatly affect our property, privacy, security, and potentially property value. Could it be that the former property owner received this notification? I have obviously now obtained a copy of the report and feel I deserve a chance to voice my opinion to the committee and indirectly the developer.

Page 43–69

My wife and I purchased the property with full awareness that the adjacent lot was undeveloped and that there would likely be some sort of development in the future. We are not against development on the currently empty lot or the development proposal at hand, although admittedly we would be much happier if single-family homes were to be added instead of 29 townhomes. While I am realistic with how much significance a property developer or a city zoning committee gives the concerns of an adjacent homeowner, the fact that our property is mentioned so many times in the report and no one from the City or the developer ensured that we were made aware of the development proposal is disappointing and unjust. I hope this is not a sign of things to come from our new neighbour.

Based on the development renderings it is difficult to predict or imagine what the developer has in mind for our shared property line. Building 4 in the proposed development plan seems to show 5 townhouse units with backyards backing on to the side of property running along the entirety of our house and even extending past our house into our backyard. We are very curious to know what sort of barrier/landscaping the developer plans to install to obtain privacy for these 5 townhomes and for our property. Considering the 9m height from grade of building 4 (plus whatever deck/patio sits on the roof), these townhomes will look directly into our yard, master bedroom, and office. While the developer is keen to mention the 6m setback of the building from the property line, they do not mention that the 5 townhome backyards and all accompanying noise from people and pets are mere inches from the property line. We hope the developer ensures a uniform barrier/landscaping along our shared property line and that they spare no expense in ensuring privacy for their owners and our property. We recommend the committee ensures that the developer plans a common property line barrier and uniform landscaping with our lot and ensures privacy and security for all parties are paramount.

We are not apprised of how any damage from blasting of rock is compensated by the developer should this situation arise. We again hope the developer attempts to be a good neigbour and convey any blasting and loud construction work with us and be prepared to assist with any damages we may incur from their construction, whether from rock blasting or otherwise.

There is no sidewalk in front of our property and currently no parking restrictions. Any vehicles parking in front of our home essentially results in passengers having to exit into our shrubs and grass. We are greatly concerned with never-ending vehicles parking in front of our home and the damages that may occur. We urge the city to consider street parking restrictions, especially considering there is ample free public parking within a block of the proposed development. There should be no need for visitors or townhome owners parking their vehicles in front of the surrounding single-family homes considering the easy access of covered, free parking down the street. Parking restrictions seem more than fair considering these circumstances.

My wife and I thank you for your time reading this letter and hope our concerns are considered by the committee and developer. We are happy to discuss any plans for our shared property line with our new neighbour.

Sincerely,

Darren Van Slyke

Cc. Megan Ly

From:

To: Langford Planning General Mailbox Subject: 2089 Champions Way Date: July 15, 2022 5:48:55 PM

File No Z22-0024 2089 Champions Way

Ms. Stohmann,

I am writing in support of the proposed 29 unit townhome development proposed for 2089 Champions Way. I live at 1417 Champions Place and am directly impacted by this development.

Given that we live in a single family residential neighbourhood, for many reasons this property is more suited to development into town homes vs a multi-story block of condominiums.

The traffic impact on our neighbourhood from a condo development will be far greater than from 29 townhomes.

To summarize, the proposed 29 unit townhome development is significantly more desirable than a multi-story building as was first proposed. The style of the townhomes will suit our neighbourhood far better than a multi-story building.

I support the change in setbacks and density to allow this 29 unit townhome development proceed.

Please feel free to contact me with any questions.

From: (forwarded)

To: Matthew Baldwin; Kelsey Hutt Subject: FW: Turnberry development - 2089 Champions Way Date: July 18, 2022 8:36:24 AM

Begin forwarded message:

From: Date: July 16, 2022 at 2:34:19 PM EDT To: planning@langford.ca Subject: Turnberry development - 2089 Champions Way

To the Langford City Council and Planning Staff:

Our names are David and Jannette Cheperdak and we will live at 2141 Champions Way. and continue to enjoy living on what we believe to be one of the finest streets to live on in Bear Mountain.

The purpose of this email is to express our strong support for the proposed townhouse development at 2089 Champions Way. We understand that there needs to be some variances provided to accommodate the development proposal and believe them to be reasonable.

Such a townhouse development would complement the current development on the street and be an appropriate use for this site.

From our extensive discussion with our Champions Way neighbours ( we know most of them) we believe that a strong majority of our neighbours would concur with this view.

I can confidently also assert that the majority of our Champions neighbours are definitely NOT in support of an apartment style development on this site. The fear of

such a development has already significantly impacted our neighbourhood resulting in some people moving away

Thank you for the opportunity to provide this input - we hope that Council provides approval for the townhouse concept for this site.

Sincerely, David and Jannette Cheperdak

From:

To: Langford Planning General Mailbox Subject: Development at Turnberry development address of 2089 Champions Way, City’s file number Z22–0024. Date: July 15, 2022 7:07:55 PM

We live at 1307 Champions Way Langford and feel the development at the above noted address will impact our residence as we are right across the street from this property. We both feel the Development of a 150 residence building will impact our property due to its density and height.

Our concerns reflect the fact the building will not compliment the other residences which could also affect their resale value, amount of traffic will increase, diminished sunlight (especially in the winter months) and having such a large rental building in the neighbourhood which will be out of character with all the other owner occupied units.

Page 43–69

We feel the developers have made a compromise which will fit the neighbourhood, the proposed plans are certainly a reduced footprint of the land and as such we support the development as proposed by them. We feel this is a strong case where the developers listened to the initial negative responses to the proposed Apartment Building and have come up with a strong solution to mitigate the objections of our area.

We do not feel the variance to 29 units will look much different than the initial proposed 22 units and the concept will bring a quality development with existing tree lines left intact.

Due to the above we support the proposed variance for 29 Townhome complex and congratulate the company for coming up with a very interesting and ecstatically pleasing plan for our community

We can be reached at above noted address, Donald and Shirley Cohn

Sent from my iPad

From:

To: Langford Planning General Mailbox Subject: 29 unit Town House Date: July 16, 2022 11:37:25 AM

We support the 29 Unit Townhouse project. Our residence is 2055 Hedgestone Lane. Douglas & Karen Hicks, proper owned by

From: Kelsey Hutt (forward)

To: Kelsey Hutt Subject: FW: Turnberry Support Letter - 2089 Champions Way Date: August 2, 2022 9:39:52 AM

From: Ev Pollock Sent: July 18, 2022 4:16 PM To: Subject: Re: Turnberry Support Letter - 2089 Champions Way

My position as a Bear Mountain home owner is that a townhome development at 2089 Champions is much preferred over a condo with many units. A townhome structure with less density than what the lot was originally zoned for is aesthetically more pleasing. A resultant reduction in car traffic and guest parking is a huge bonus for the immediate neighbours.

Best regards Ev.

Sent from my iPhone

From:

To: Langford Planning General Mailbox Subject: File No Z22-0024 2089 Champions Way Date: July 17, 2022 11:06:51 AM

Ms Stohmann

I am writing in support of the proposed 29 unit townhouse development proposed for 2089 Champions Way. We live at 1232 Muirfield Place and am directly impacted by this development.

Given that we live in a single family residential neighborhood, for many reasons this property is more suited to development into townhomes vs a multi-storey block of condominiums.

The traffic impact on our neighborhood from a condo development will be far greater than from townhomes. It is my understanding that the parking for the townhome development is being developed in such a way that blasting will most likely not be needed. If a condo building was developed with a much higher occupation rate, an underground parkade would be needed and this would necessitate blasting. This puts all of our houses at risk of damage.

The proposed 29 unit townhome development is significantly more desirable than a multi-storey building as was first proposed.

I support the change in setbacks and density to allow this 29 unit townhome development to proceed.

Please feel free to contact us with any questions.

Gillian and Maurice Perras

From: Michael Berger

To: Langford Planning General Mailbox Subject: Proposed Development at 2089 Champions Way Date: August 10, 2022 12:18 PM

Hello ‐ we are writing regarding the proposed development and discussion of bylaw 2096 scheduled for Council hearing on Monday August 15th. We reside at 2043 Hedgestone Lane so the decision here will have a direct impact on the use and enjoyment of our property. In reviewing the submission to the Planning, Zoning, and Affordable Housing Committee dated Monday, July 11, 2022 there are several items of concern:

the proposed development would expand allowed units from 22 to 29 resulting in virtually no setback from Champions Way and very minimal setback from Bear Mountain parkway. The proposal has a building of 7 units adjacent to Bear mountain parkway that would result in the removal of many large trees that would severely impact the character of the area. To our knowledge there are no other townhouses or other dwellings located so close to Bear Mountain Parkway. While the maximum density illustration (pg 35/36) has many more units ‐ it is much better contained on the lot and the building itself is setback much further from the property line.
the drawings on page 40 illustrating the design of the proposed buildings are quite stark and plain and not in keeping with the architectural style of the Bear Mountain Community. By contrast the maximum density illustration shows a much more architecturally interesting building that fits with similar buildings in the area
if Council is going to increase density we believe it would be better and more environmentally‐friendly to increase it to the maximum density illustration rather than by just a few units.

Our request would be that council not grant the variance to expand the allowed number of units from 22 to 29 and that would hopefully remove the building with 7 units adjacent to Bear Mountain parkway and that the developer be required to design units that are in keeping with the architectural spirit and features of the neighbourhood. In the alternative we would prefer the maximum density option be considered.

We will be attending the council meeting virtually as well.

Sincerely Heather and Michael Berger 2043 Hedgestone Lane

From: Helga Sheppard

To: Langford Planning General Mailbox Subject: File No. Z22-0024. 2089 Champions Way Date: July 15, 2022 11:45:01 AM

Leah,

Further to our telephone discussion yesterday, I would like to submit this email in support of the 29 unit townhome development proposed for 2089 Champions Way. Just to confirm, I live at 1315 Champions Court and I’m directly affected by this development.

As you are aware, since the latest purchase and proposed development of this property came to our neighbourhood’s attention, I have assembled an extensive email list of neighbours who will be directly impacted by this development. I am aware that two of our neighbours spoke out at the recent hearing against this development and none of our neighbours spoke out in favour of the development.

In canvassing my neighbours recently, I was informed that they expected the 29 unit development to go through and didn’t see the point in showing up for the meeting. I myself was out of town at the time and unable to attend.

This email will shortly be followed by others who support the proposed townhome development at this location.

We also look forward to having the opportunity to have our voices heard in support at the council meeting on Monday, July 18.

Is there an opportunity for myself to attend the council meeting in person?

Please let me know if you need anything further from me at this time.

Regards, Helga Sheppard

Sent from my iPhone...it follows me everywhere!

From:

To: Langford Planning General Mailbox Subject: Turnberry Development at 2089 Champions Way City File Z22-0024 Date: July 15, 2022 3:56:29 PM

I am writing to express my views as a resident of Bear Mountsin who will be affected by the development contemplated forthe above mentioned parcel of land at 2089 Champions Way.

I understand from other residents that Turnberry was seeking approval of 29 townhome units instead of the 150 unit tower. Given that any development at 2089 Champions Way will inevitably bring more cars and more traffic congestion, just to mention a few issues in my immediate area, it would seem if development of that parcel must go ahead, then a 29 unit townhome development is far more preferable to the 150 unit alternative proposed by Turnberry. I would therefore support the 29 townhome proposal.

Page 43–69

The townhome development should also be considered in the light of the other Turnberry “cruise ship” monstrosity being built at One Bear Mountain with 180 units and the traffic congestion it will create. The completely incongruous design for the Bear Mountain environment leaves many of us mystified that Langford City Council would approve the project which is vastly larger than what I understood the original building project there intended. As a homeowner directly across from this monster, the quality of my life and value of my home has been negatively affected by this development.

I hope that the City Council will consider these comments and those of us who live on Bear Mountain and make the best decision for residents rather than developer interests in the case of 2089 Champions Way.

Respectfully Jeannette Ramsden 2027 Hedgestone Lane Victoria BC V9B6V2

From:

To: Langford Planning General Mailbox Subject: File No. Z22-0024 2089 Champions Way Date: July 15, 2022 3:59:38 PM

Dear Ms. Leah Stohmann ,

I wish to lend my wholehearted support to the proposed 29 unit townhome development for 2089 Champions Way . I live at 2124 Champions Way and will also be impacted negatively by a 150 condominium unit for the following reasons ;

additional traffic at the entrance to our neighbourhood and the nearby roundabout .
additional traffic congestion at the mail boxes directly across from the 150 condominium units .
the zoning allowing rental units on this property is an option NOT available NOR desired on any of the other properties on our street . Many of my neighbours and I have worked hard over the past 5-6 years to protect this valuable by-law for our neighbourhood and I would expect that this 29 unit townhome development would attract new owners with similar interests .

Please accept my brief and belated support for the townhome development noted above .

Yours Sincerely , John Milligan

From:

To: Langford Planning General Mailbox Subject: File No. Z22-0024 2089 Champions Way Date: July 15, 2022 1:31:25 PM

Ms. Stohmann,

I am writing in support of the proposed 29 unit townhome development proposed for 2089 Champions Way. I live at 1315 Champions Court and am directly impacted by this development.

Given that we live in a single family residential neighbourhood, for many reasons this property is more suited to development into town homes vs a multi-story block of condominiums.

The traffic impact on our neighbourhood from a condo development will be far greater than from 29 townhomes.

I support the change in setbacks and density to allow this 29 unit townhome development proceed.

Please feel free to contact me with any questions.

Joe Matuska

From:

To: Langford Planning General Mailbox Subject: Turnberry Z22-0024. Champions Way Date: July 15, 2022 4:52:14 PM

Good afternoon,

My wife and I live on Champions Way 2144

We specifically sought a neighbourhood with single family homes in order to meet other friends of similar interests. Our street has become a lovely community for us .

The addition of a 150 unit rental unit into that environment leaves us personally devastated and seems contrary to the image and ethos of Bear Mountain.

We do support a townhouse development as proposed of 22 or 29 units .

Your consideration would be appreciated.

Lorne and Margie Duguid

Sent from my iPad

From: (unnamed)

To: Langford Planning General Mailbox Subject: Concerns regarding proposed condominium building at 2089 Champions Way Date: (undated within pages)

(1) A condominium building at the foot of the Champions Way and Champions Court streets does not fit within the residential blueprint and would stick out like a sore thumb. There are many other places on Bear Mountain, for example in the heart of the Bear Mountain Village, where condominiums have already been built and another condominium in the same style would fit in well (for example, the large lot next door to the Ecoasis office or the parking lot across the street from the complex housing the coffee shop, Twist hair salon, and several condominium buildings).

(2) The proposed condominium building would block the view of residents who purchased homes on Muirfield Place and surrounding residential streets.

(3) The development of a condominium building would require significant blasting for underground parking and foundation that has a high risk of damaging residences nearby. In addition, many of the homes on Champions Way back on to sheared mountain rock that may be disturbed and damaged by blasting and could ensue in a disruption of stability of these bluffs/rock fronts.

(4) The development of a condominium building at 2089 Champions Way would disturb and displace trees and other plants, indigenous bird and wildlife species germane to Bear Mountain’s ecological environment. The extent of development on Bear Mountain, including reckless stripping of trees, appears to be out of control and without regard for the natural environment. The erection of a condominium at 2089 Champions Way would pose yet another imposition to the natural environment that makes Bear Mountain a beautiful and ecologically balanced environment.

(5) The development of a condominium at 2089 Champions Way would overload traffic and parking on Champions Way and Champions Court, including at the traffic circle not intended for such volume. Many condominium residents will have more than one vehicle which would necessarily have to be parked on the already busy one-side parking only streets and will pose a nuisance to the existent residents. Safety concerns of rapidly moving traffic to and from the condominium, blocking the full view of the traffic circle, should also be considered.

(6) The Turnberry neighbourhood has a covenant which runs with title to our homes which does not permit rental suites or any form of short term rental. Residents who purchased homes on Champions Way and Champions Court did so with this covenant in mind. The property at 2089 Champions Way does not have this covenant against title. If this property is developed as a condominium building, then chances are that a large number of those units will become rentals with more frequent turnover and less investment in the beauty and integrity of the neighbourhood.

In summary, the proposed development of a 150 unit condominium building presents significant concerns regarding the integrity of the neighbourhood, ecological concerns, risk of damage due to blasting, and overloaded traffic and parking concerns simply not in keeping with the blue print of the neighbourhood.

Thanks for considering these concerns.

Sincerely,

Marion Ehrenberg and Mike Read 2153 Champions Way

Page 43–69

Neighbours are invited to add their opinions by email and/or to log in to the meeting to take place tomorrow, Monday July 18th at 5:30 p.m., at https://www.langford.ca/meetings/.

From:

To: Langford Planning General Mailbox Subject: 2089 champions road file Z22 -024 Date: July 15, 2022 6:47:27 PM

Good day,

I live in and own the single family home at 2107 champions way.

I have had the chance to review the documents and requests for variance for the Turnberry development at 2089 champions way. My family is in full support of the variance to build a 29 unit townhome complex in the space. The townhome complex is an excellent option vs the 6 story condo development previously approved.

Thanks for your support in making this a viable living space in a single family neighbourhood.

Regards, Mark Mantel

Sent from my iPhone - please excuse typos

Page 43–69

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