DocumentsCorrespondenceApr 17, 2023Pages 110–113
Correspondence: Resident Opposition Submissions (multiple residents)
Collected opposition letters from nearby residents (July 2022) outlining concerns about loss of rural character, traffic and infrastructure capacity, fire risk, and impacts on adjacent properties.
Key facts
- Includes dated submissions around July 10-11, 2022 (e.g., John Stamhuis, 922 Greystone Pl.)
- Key issues: preserve rural character, nature/tree impacts, insufficient pedestrian/cycling infrastructure, Greystone Place adequacy for through-traffic
- Requests to retain RR2 zoning and oppose 58-townhouse rezoning
Correspondence: Resident Opposition Submissions (multiple residents)
Letter: July 10, 2022 — Re: File Z22-0018. Formwell zoning application from RR2 to RT1 – 898/914 Klahanie Drive
To: Planning, Zoning, and Affordable Housing Committee
City Hall, Second Floor
877 Goldstream Avenue
Langford, BC V9B 2X8
July 10, 2022
Re: File Z22-0018. Formwell zoning application from RR2 to RT1 – 898/914 Klahanie Drive
We strongly oppose the proposed rezoning of 898/914 Klahanie Drive from RR2 to RT1 to allow 58 townhouses. By way of background, we have owned and lived on the property directly adjacent to the proposed development since 1989. We are therefore greatly impacted by whatever happens on those properties and others around us who would follow suit should this re-zoning proposal be approved.
The ‘Klahanie Estates’ is a rural subdivision originally created by a family located on Happy Valley Road located not far from the Metchosin border. Hence that Langford has “Willing Pond” Park and Willing Drive, Frederick Road and Gwendolyn Drive. I understand that the name ‘Klahanie’ [pronounced: Klah’hah-nee] was derived from an indigenous name. All parcels had (some still have) protective covenants to prevent further subdivision. The surroundings are rural and agricultural. The surroundings include a flood plain (see the 200-year floodplain on file at Langford), creeks (Bilston and Pritchard and their contributories), riparian areas, forests, horse farms, rocks covered in vegetation, sensitive ecosystems, wildlife, etc. Clearly, people would be very attracted to this area. Klahanie Drive and Willing Drive are narrow country roads. Gwendolyn, Frederick are their tiny tentacles and Dicker you can imagine was once someone’s driveway from Happy Valley Road.
As Klahanie Estate property owners, the subject properties are part of the South Langford Neighbourhood Plan. More specifically the Happy Valley, Latoria area. Safe areas to walk, bike, jog or ride a horse. Or at least that’s how it was. For many years, we would walk “around the block”. This meant walking from Stanehill Place, left on Klahanie, left on Latoria, left on Happy Valley, onto Dicker which turns in to Klahanie and home again. Encountering neighbours along the way, the resident pony at Pritchard Creek in a field with a sign saying: “Keep out. Bull at large.” Latoria, Happy Valley, Klahanie were ALR, rural, forest, bush, horse farms, etc. Our younger kids biked or took the school bus to Happy Valley Elementary. Our older kids biked to Belmont Secondary.
As traffic got busier on Latoria and Happy Valley, due to the Valley View subdivision and others, walking around the block became too dangerous. The cycling group that used to race “our” loop (described above) on summer Wednesday nights also had to find another place. Yet, I’d still venture to bicycle for groceries at times to the nearby Red Barn or Happy Valley store. However, without sidewalks and only sporadic bike lanes, that too became too dangerous. Public transit became possible at some point from Latoria but the bus rides took too long to get to work in Victoria. With a busy family and schedule the only option was to drive to what we called the “Western Exchange” at the JdF Rec Centre and take the bus from there. Did that for years.
Here are our reasons for opposing the proposed rezoning application:
Rural
People are understandably attracted to the rural nature of this area. This is the way it should be kept. The density proposed by development of townhomes doesn’t just greatly decrease the rural nature, it removes it. Since, if approved it will only open the door to other developments chomping at the bit to do the same. It would make a stark contrast between Langford and Metchosin, instead of a gradual reduction in density.
Nature
People are understandably attracted to nature. The connection to forests and farm land resonates deeply; the trees, creeks, streams, the sound of birds, eagles soaring in the sky, fields, horses and backyard chickens. Creatures of the forest, the flora and fauna. While requirements are in place for developers to replace trees by a few so here and there, existing trees can never be replaced. This Klahanie development is already being promoted on the company’s website for pre-registration: “situated on a quiet residential drive in a neighbourhood coveted for its connection to natural surroundings…” Development of this proposed significant density, with others waiting to follow, would greatly decrease, if not remove, the very surroundings of nature people want, and are in fact promised.
Sensitive ecosystems, Green Space, Climate change
While a small riparian area is planned to be granted as Langford park, it is supposed to be protected in any event as non-buildable. In addition, sensitive eco systems and wildlife corridors are not limited to just riparian areas. Those systems will be terribly impacted by human interference created by the proposed development and others who would follow suit.
As humans we soak in and soak up green space. We are alive because of clean air and water and trees and bees and fields. People die of heat bouncing off concrete. The elderly and vulnerable died during the heat dome of 2021. Minimum allotments of green space in the form of buffer and the before-mentioned riparian area is seriously short of what should be expected in this neighbourhood which should be at least 40% or more of undisturbed natural greenspace. Remember that rural lands mitigate climate change impacts.
Neighbourhood – South Langford Neighbourhood Plan (SLNP)
The OCP refers to neighbourhoods. The SLNP was almost deleted in 2021. Although somewhat hidden as a footnote of Bylaw 300, it remains in force. The folks of south Langford neighbourhood deliberated and discussed and decided on a preference. For these Klahanie Estate lots zoned RR2 the maximum potential for rezoning would be four homes per acre. Maximum that is. There are parts of acreage that can’t be used of course, shouldn’t be used, would be unwise to use as buildable. Homes can be built to the land, to the topography, without too much disruption to nature and the neighbourhood, without removing all vegetation, clearcutting and blasting.
Gwendolyn and Greystone
I will add my voice to the traffic and infrastructure concerns raised arising from this and similar developments. In addition, I understand that a road from Olympic View is slated to connect with Gwendolyn, which empties into Klahanie Drive. With OV’s recent proposed increase up to 1000 units in the area, there is grave concern about the impact on traffic and infrastructure. Klahanie is fast becoming a collector road with infrastructure seriously lacking for pedestrians and cyclists, young and old.
Furthermore, the residents of Greystone Place must have been horrified to learn that their dead-end street is proposed to become a single thoroughfare to a 58-unit strata townhouse complex. Retaining a potential maximum of 4 homes/acre will allow for better planning of exiting onto Klahanie.
The Stanehill pocket
Stanehill Place, with six houses, is directly adjacent to the proposed area of concern. Our pocket of homes has retained its restrictive covenants by choice. By now, the incessant noise of blasting, scraping, dump
Letter: July 11, 2022 — John Stamhuis, 922 Greystone Pl., Langford BC V9C 0N8
John Stamhuis
922 Greystone Pl.
Langford BC V9C 0N8
July 11th 2022
City of Langford
Planning, Zoning, and Affordable Housing Committee
877 Goldstream Ave.
Langford BC V9B 2X8
Dear City of Langford:
My name is John Stamhuis and I am a resident of 922 Greystone Pl. I am writing to express my concerns regarding the motion to amend the zoning of lots 898 and 914 Klahanie from RR2 Zoning to RT1 Zoning as per File No. Z22-0018. I ask that you please reconsider this motion and retain RR2 zoning for the addresses in question based on the following:
The development of many townhomes at the end of a non-throughfare is potentially dangerous from the standpoint of a fire hazard. This neighborhood is currently in a high-risk fire zone. In the event of a fire, many homes and families could be at a higher risk as the result of only one exit.
When I purchased my home, less than two years ago, the community plan for the neighborhood at that time was to continue manufacturing executive single-family homes. This plan is now in question if the based on the motion to amend these addresses. Has the city of Langford now chosen a new direction for this neighborhood plan?
enjoys the capacity to participate in many activities directly on the street. Should the zoning change to RT1, I am afraid this opportunity will no longer be available as the street will too busy with traffic from the large number of homes. We moved to Greystone Place 2 years ago from the very busy Westhills in hopes to provide a safer road and we were sold on a small cul de sac with executive homes. If rezoning goes through, we have major safety concerns and pets as this road was just simply not built for this density and will now feel the need to reconsider moving again which, frankly, I find quite unfair.
- Greystone Place was originally designed to accommodate a small number of executive homes. The number of public parking spaces and the width of the road itself will not suffice if many townhomes are added to its daily use. I am not sure if any staff from the zoning committee have recently been to see the current volume of traffic on Greystone Place in its present form with only four homes. If not, I invite you to come and watch for a few
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