Applicant Presentation / Project Slides - Formwell Homes (898 & 914 Klahanie Drive)

Project Vision

Our vision for this development is to continue bringing a diversity of housing options for families into Langford at attainable prices while respecting the natural environment.

Speaker: Sam Ganong

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In pursuit of a more livable family home

Our purpose is to create more livable homes for families.

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Our Approach

Success of our In Good Form philosophy is measured against four key goals:

1. Create more family-oriented housing
2. Ensure our homes are beautiful and livable
3. Help communities exceed their sustainability goals
4. Maintain attainable home ownership options for families

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Official Community Plan

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Why townhomes?

1. Attainability
2. Efficient use of land
3. The right location

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Attainability

In the Western Communities, a new house costs approximately

35% more

than a new townhouse.

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Efficient use of land

Single-family dwelling development uses a minimum of

2.5x to 3x

more land compared townhouse development

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The Right Location

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Family Housing

Floorplans overview

• Lower (basement/ground) plan
• Main (living) plan
• Upper (bedroom) plan

Lower — key features

• DRIVEWAY PARKING FOR VISITORS
• 2 CAR GARAGE (EV READY)
• STORAGE UNDER STAIRS
• FLEX ROOM (SMALL)
• LARGE COAT CLOSET
• FLEX ROOM (LARGE)
• FENCED-IN FRONT YARD

Main — key features

• BALCONY OFF MAIN LIVING FLOOR
• TONS OF STORAGE IN KITCHEN
• OPEN CONCEPT MAIN FLOOR
• DOUBLE WALL ASSEMBLY FOR A QUIET HOME
• 9 FT CEILINGS WITH OVERHEIGHT WINDOWS

Upper — key features

• ADDITIONAL STORAGE CLOSET
• THREE BEDROOMS PLUS TWO BATHS ON SAME FLOOR
• LARGE ENSUITE FOR PRIMARY
• LAUNDRY PLUS LINEN ON BEDROOM FLOOR
• WALK-IN CLOSET FOR PRIMARY

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Sustainability Features

1. Minimum Step Code 3
2. EV Charging for each home
3. Solar ready
4. No natural gas
5. Carbon capture concrete
6. Electric heat pump for heating and cooling

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Site Planning

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Biologist Review

“From our assessment, there are no environmentally significant attributes including rocky outcrops, sharp-tailed snake habitat, wildlife trees, raptor nests, wildlife dens, rare plants/wildlife within the proposed disturbed area.”

Cascadia Biological Services
May 19, 2022

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Site Plan

Site Plan — Key annotations and features

• Covenanted greenspace buffer for tree retention and privacy
• Park donation to Langford (park area to be donated)
• Pritchard Creek riparian area (conserved)

Site Plan — additional annotations

• Greenspace buffer to retain tree-lined character of Klahanie
• Park donation area shown on southwest portion of site
• Pritchard Creek riparian area protected along lower site edge

Site Plan — privacy and orientation

• No townhomes are overlooking the neighbours to the north
• Backyard privacy respected through building orientation and buffer zones

Site Plan — circulation & parking features

• New cul-de-sac to finish Greystone Place (incl. 4 parking stalls)
• Visitor parking in a convenient location (adjacent to cul-de-sac)
• Driveway parking in front of all garages
• Drive-aisle loop provides internal vehicular circulation

Site Plan — pedestrian & landscaping features

• Central pedestrian walkway through the site
• Front yard patios and landscaping for ground-level units
• Trail connection to Latoria along east side of Klahanie
• Pedestrian connection down to Klahanie Drive
• New sidewalk leading into Olympic View community

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Tree Retention and Planting

• Our first objective is to retain existing trees on-site.
• For the trees that do have to be removed, tree re-planting is the next best option.
• We are committed to a 10 to 1 tree replacement ratio.

Tree replacement approach (illustrated):

• On-site replanting → Local planting projects → Provincial planting projects

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Traffic Impact Summary

WATT Consulting Group
December 8, 2022

Overview

• Traffic counts were conducted at the two key intersections (Klahanie at Latoria and Klahanie at Greystone) during the AM and PM peak hours on September 13, 2022.
• No mitigation measures are required due to the development at the two key intersections in the long term (2040 model).

Klahanie Results

• Post development daily volume on Klahanie remains at less than 1,000 vpd, which is within the City's standards for local roads.
• Proposed development does not impact traffic operations at intersections/driveways on Klahanie Drive.

Greystone Results

• Opening Day 2025: At the stop controlled Greystone Place/Klahanie Drive intersection, all movements will operate at a LOS A (excellent operations) with no queuing issues.
• Proposed development does not impact traffic operations at the Greystone/Klahanie intersection. Average delay is less than 10 seconds.

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Proposal Summary

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Density

* BASED ON AVG. HOME SIZE OF 1,600 SQ. FT.

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Reasons to Support

1. This proposal will provide more attainable homes for families while diversifying the housing stock
2. The right location for family-oriented townhomes
3. Thoughtful site planning that responds to neighbourhood context and character
4. Proposal is supported through Langford’s OCP
5. Not maximizing the density, meaning we can preserve important greenspace
6. Development approach respects the natural environment
7. Rural character of the neighbourhood is respected
8. 0.6 acre park being donated to Langford
9. Over 50% of the property will be greenspace
10. Our townhomes are thoughtfully designed for families, inside and out.
11. The project has sufficient parking for both residents and visitors
12. Townhouses use land more efficiently, reducing pressures on further urban sprawl
13. Minimum Step Code 3
14. EV Charging for each home
15. Each home is solar ready
16. No natural gas
17. Carbon capture concrete
18. Electric heat pump for heating and cooling
19. No adverse traffic impacts occur as a result of this development

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Thank You

We are available to answer any questions you may have.

FORMWELL