Minutes of the Council Meeting - April 17, 2023

1. TERRITORIAL ACKNOWLEDGEMENT

B. Hutchins, Director of Corporate Services, read the City of Langford's Territorial Acknowledgment.

2. CALL TO ORDER

Acting Mayor L. Szpak called the meeting to order at 7:05 pm.

3. APPROVAL OF THE AGENDA

MOVED BY: YACUCHA
SECONDED: GUIRY

THAT Council approve the agenda as presented.
Motion CARRIED.

4. PUBLIC HEARINGS

4.1 BYLAW NO. 2093

"Langford Zoning Bylaw, Amendment No. 688, (898 and 914 Klahanie Drive) Bylaw No. 2093, 2023"

• The Acting Mayor L. Szpak opened the Public Hearing for Bylaw No. 2093 at 7:06 p.m.
• Sam Ganong of Formwell Homes Ltd has applied on behalf of Jodi-Ann and John Acreman and Wendy and Mark Szczepanowski to rezone 898 and 914 Klahanie Drive from RR2 (Rural Residential 2) to RT1 (Residential Townhouse).
• This is being proposed in order to allow for the development of approximately 58 townhouse units, with 30% open space.

Prior to Public Hearing, Council required the following:

1. A stormwater technical memo from an engineer that verifies stormwater can be adequately managed on-site for the proposed development, to the satisfaction of the Director of Engineering; and;
2. A memo prepared by a Landscape Architect that examines existing trees on site and in the frontage and provides comment on the potential for tree retention as part of the development plan, to the satisfaction of the Director of Planning;

• The stormwater technical memo has been reviewed and accepted by the Director of Engineering and the applicants had consulting arborist complete a comprehensive tree survey. The results of the tree survey were discussed in the First Reading report reviewed by Council at their regular meeting on March 6th, 2023.

In further support of this application, the applicant has agreed to provide the following:

1. That the applicant will provide as a bonus for increased density, the following contributions per residential unit, prior to issuance of a building permit: a. $610 towards the Affordable Housing Reserve Fund per townhouse unit; and
   b. $3,660 towards the General Amenity Reserve Fund per townhouse unit.
2. That prior to Bylaw Adoption, the applicant provides a Section 219 covenant registered in priority of all other charges on title that agrees to the following: a. That the following will be provided and implemented to Bylaw No. 1000 standards to the satisfaction of the Director of Engineering prior to the issuance of a building permit: i. Full frontage improvements, inclusive of completing the municipal cul de sac, installing streetlights as required, and paving a 1.5 m road shoulder;
   ii. A storm water management plan;
   iii. A construction parking management plan; b. That the developer will connect and be responsible for any upgrades required to the services and utilities required for the development;
   c. Acknowledge that the site is in proximity to agricultural uses the South Vancouver Island gun range, and that these uses may create general noise, odour, and other nuisances, and agree that the owner and all future owners assume all risk and annoyance of such nuisances;
   d. That a total of 30% of the site will be either dedicated to the City as Park, designated as strata common property and protected by a non-disturbance covenant registered prior to subdivision approval or building permit issuance, whichever is first, or a combination of the two, to the satisfaction of the Director of Planning and Director of Parks, Recreation, and Facilities;
   e. That all concrete used on-site will be produced using post-industrial CO2 mineralization technology, or equivalent which offers concrete with lower embodied CO2 than all other competing bids, and that prior to the issuance of a Building Permit the applicant shall provide a product-specific Type III Environmental Product Declaration that is 3rd party verified specifying the total embodied carbon content of concrete.

• This proposal is consistent with the Official Community Plan Neighbourhood designation.
• Notifications and advertisements have been placed as required by the Local Government Act.

Acting Mayor L. Szpak called a first time for presentations.

Public presentations (speaker - summary):

• Sam Ganong, applicant - Gave a presentation regarding the proposed development.
• N. Edwards, Joy Close - Expressed support for the proposed development. The cost of housing and high interest rates are making it difficult for families to get into the housing market. The speaker believes that townhomes are an actual way to get families into homes. Speaker believes that Langford is the safest place he has lived. Is appreciative of the amenities available in the City.
• L. Webb, Millpond Terr - Expressed support for the proposed development. Speaker believes that they are a prime candidate for the townhouse environment. Too many people live in condos. People need outdoor space and affordability. Speaker stated that the design is appealing, perfect middle ground to raise a family.
• J. Quested, Stanehill Pl - Klahanie is an indigenous name, meaning the great outdoors. The speaker is opposed to the development. The speaker read a letter sent to the Council. Klahanie is one of the few acreages in the area. The speaker believes blasting and levelling will detract from the neighbourhood appeal. The speaker believes the development will take away from a wonderful living experience for generations to come. The speaker believes that the greenspace availability is less than a regular single home dwelling. The speaker believes the decision by previous Mayor and Council to reject this proposal was the right one. The speaker believes that this will set a dangerous precedent for townhouse density. The speaker is concerned about the availability of schools in the area to any new residents.
• D. Daniels, Vitality Rd - Expressed support for the proposed development. The speaker stated that other countries don't offer the greenspace that Langford does. Greenspace provides cleaner air, reduced noise pollution. Greenspace equals healthier lifestyle.
• D. Levesque, Graystone Pl - The speaker has lived in Langford for 35 years. The speaker voted for the new council because of slowing development and preserving trees. This development will take away too many trees. The road is narrow and steep. Development will add 120-180 more cars. Vehicles won't be able to pass. The speaker expressed safety concerns during inclement weather. The speaker encourages Council to visit the site to see for themselves.
• K. Murphy, Rockhampton Pl - Expressed support for the proposed development. The speaker believes that townhomes are an affordable steppingstone to a stand alone dwelling. Believes that residents will stay longer versus a condo. The speaker appreciates the greenspace in the area for children and pets. The speaker believes that with the amount of greenspace allotted it would encourage a sense of community.
• O. Williams, Golden Spire Cres - Expressed support for the proposed development. Affordable housing is needed. This is a good use of the land, walkability. Speaker believes this development will get people out of cars.
• S. Coates, Klahanie Dr - The speaker lives across the street from the development for 28 years. Our neighbourhood is no longer tranquil. The speaker is vehemently opposed to the development. Expressed concern about the impact on the environment, traffic, and safety. Expressed concern about the local plants and wildlife. Expressed concern that if approved, all of Klahanie area will be at risk. Greenspace is sloped, so concerned about any potential for community gathering. Expressed concern for runoff and flooding. Expressed concern about the amount of traffic on a small road. The road cannot sustain everyone, it's narrow, making it dangerous. Expressed concern the development is too dense for the neighbourhood. Expressed that this development does not meet the South Langford community plan.
• E. Vandermade, Greystone Pl - Expressed support for developments, but there should be a balance. Expressed concern about speaking to this for a third time. Expressed concern about the current access point on Greystone Pl. which is a narrow road. Concerned about safety issues for local residents. Expressed concern about emergency access, and construction traffic. Expressed concern regarding the traffic survey not accounting for Olympic View development and the increase in traffic that will bring. Expressed concern regarding new residents and guests overflow parking on the road. Expressed concern regarding blasting and safety therein. Expressed that the density is too high. Believes it is cheaper for a single-family dwelling with a suite. Expressed concern regarding the townhome real estate market being slow. Expressed concern that interest rates are requiring families to move in together, this allows no room for that. Expressed concern that this is not the place for 58 townhomes. If this development is approved the speaker would like assurances that there be safe blasting, that there another access point, possibly less density. The speaker would like sidewalks on Klahanie, larger buffer, and usable greenspace.
• R. Schreiber, Stanehill Pl - Expressed concern about the proposed development and the impact of quality of life to the area. Expressed opposition to the development unless significant changes are made. Expressed concern regarding the traffic survey. Expressed concern regarding the removal of trees. Expressed concern about the loss of privacy, trees that will be damaged due to blasting. Will the city cover any property damages. Expressed concern about the loss of quality of living.
• P. Levesque, Greystone Pl - Expressed their appreciation for local wildlife in the area. Encouraged Council to visit the area. Expressed concern about the traffic. Expressed concern regarding the development not being a good fit to the neighbourhood.
• J. Stamhuis, Greystone Pl - Expressed opposition to the proposed development. Stated that on July 11, 2022, the proposal was denied at Council. What has changed. Due to the mortgage helper, single family homes are more attainable, not townhomes. Expressed concern regarding the lack of available usable greenspace. Expressed that the proposal is not reducing urban sprawl. Regarding the lack of townhomes available on the market, currently there are 4203 duplexes or townhomes on the market today. Expressed concern regarding traffic increase. Stated the traffic impact assessment is flawed. Expressed concern regarding access points, traffic, parking and needs for an additional exit. Expressed concern regarding the ecosystem and local wildlife.
• M. Prothman, Goldstream Ave - Expressed growth is challenging. The speaker stated that the City requires a diversified housing stock. The development is supported by the OCP. The developer is planning a 10-1 tree replacement plan. Expressed support for the proposed development.
• R. Patterson, Players Dr - Expressed support for the proposed development. The speaker stated community should be inclusive not exclusive. Families don't want small condo living.
• E. Boivin, Paperbark Cres - Expressed opposition to the proposed development. The speaker believes it is too dense for the area. Expressed concern regarding the steepness of the road. The speaker stated that there is already a community, no need for density. Expressed concerns regarding safety, due to the lack of sidewalks. Request maybe a focus on improving the parks, sidewalks and roads.
• R. Lubberts, Stanehill Pl - Expressed gratitude to the developers. Expressed opposition to the rezoning proposal. Expressed concern regarding explosive growth to the City. Expressed concern regarding the development departs from the South Langford neighbourhood plan.
• (Multiple additional speakers continued to present support or opposition; see transcript for all speaker names and comments.)

Acting Mayor L. Szpak called a second time for presentations.

• P. Vandermade, Greystone Pl - Expressed opposition to the proposed development. Expressed concern regarding traffic. Expressed concern regarding safety and access. Expressed concern lack of local amenities. Expressed concern regarding increased development to the area.

Acting Mayor L. Szpak called a third time for presenters.

• J. Quested, Stanehill Pl - Expressed clarification regarding greenspace available. Expressed concern regarding the area for a townhome complex. Expressed concern that the residents that are local are not being heard.
• J. Harris, Klahanie Dr - Expressed support for the proposed development. Expressed that they are a local resident that supports the development. Expressed support for the improvements to roads and sidewalks in the area.

Questions and Responses (selected):

• Councillor Wagner asked about short-term improvements regarding parking, traffic, and road improvements.

  • K. Balzer, Director of Engineering and Public Works: The road cross section is an approved road section.
  • Nadine King, Watt Consulting: The road is six meters wide, and it is slated for 2 cars to pass. Regarding Olympic View development and the traffic impact study, the projected traffic would be an increase of 10% in the area of the proposed development on Klahanie Drive. Regarding safety, there is a proposed traffic signal for the area.
  • K. Balzer: There will be more sidewalk upgrades to the Klahanie Drive and Latoria Road. There will be lighting improvements as well.

• Acting Mayor L. Szpak inquired about a construction management plan and good neighbour plan.

  • K. Balzer: A construction management plan, dust management plan and an erosion plan have all been requested by the applicant of the development.

• Acting Mayor L. Szpak inquired about blasting concerns.

  • K. Balzer: Blasting notifications are a requirement of Bylaw 1000. In immediate areas of blasting pre survey can be made available for insurance purposes.

• Councillor Guiry inquired about sewer service.

  • M. Baldwin: The servicing would come down Greystone Pl to this development.
  • K. Balzer: That sewer service is in the area.

• Councillor Harder inquired about a discrepancy in the site plan.

  • Sam Ganong: The original application didn't contemplate subdividing that portion on the map to Langford. It was slotted for a play structure.
  • Yari Nielsen, Director of Parks, Recreation and Facilities: The build of a play structure would be at the discretion of Council in the future; the area designated is heavily treed and would need a scope of work before any structure is put up.

• Councillor Morley inquired what will be the approximate cost of a 3-bedroom townhome.

  • Sam Ganong: The price point is approximately $800,000.

• Councillor Wagner inquired regarding another access point to the area.

  • K. Balzer: The development would be affected with another access point and the location of a second access at the blind corner would not be ideal.

• Mayor Goodmanson inquired regarding the parking covenant on garages to be used as parking and not storage.

  • M. Baldwin: That adding a covenant can be done during the second and third readings of a bylaw.

• Councillor Wagner inquired regarding fire access and emergency vehicles.

  • Chief C. Aubrey: The development does not require a second access. Suggested Council could put in campfire ban.

• Councillor Harder inquired how long will blasting occur.

  • Sam Ganong: Blasting is contained to the middle of the site. Approximately 20-30 business days to complete.

• Mayor Goodmanson inquired about parking on Greystone Place.

  • K. Balzer: There are 5 parking scallops on Greystone Place. 3 are on the north side and 2 south east. No parking signs could be put in place.

• Mayor Goodmanson inquired about tree protection during blasting.

  • M. Baldwin: The tree bylaw does not affect this development. That 30% of the site should be preserved throughout the development permit process.
  • Sam Ganong: The protection of trees during blasting will be monitored by having an arborist on site and having 20-30 days allowed for blasting.

• Acting Mayor L. Szpak declared the Public Hearing for Bylaw No. 2093 closed at 10:19 p.m.

MOVED BY: YACUCHA
SECONDED: HARDER

THAT Council at 10:04 p.m. extend the meeting to midnight or the end of business.
Motion Carried Unanimously

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5. PUBLIC PARTICIPATION

None presented.

6. ADOPTION OF COUNCIL MINUTES

6.1 Minutes of the Special Council Meeting - March 27, 2023

MOVED BY: MORLEY
SECONDED: HARDER

THAT Council approve the minutes of the meeting of Special Council held on March 27, 2023.
Motion CARRIED.

6.2 Minutes of the Council Meeting - April 3, 2023

MOVED BY: GUIRY
SECONDED: HARDER

THAT Council approve the minutes of the meeting of Council held on April 3, 2023.
Motion CARRIED.

7. COMMITTEE RESOLUTIONS

7.1 Minutes of the Committee of the Whole Meeting - March 27, 2023

MOVED BY: HARDER
SECONDED: MORLEY

THAT Council receive the minutes of the meeting of the Committee of the Whole held on March 27, 2023.
Motion CARRIED.

7.2 Minutes of the Committee of the Whole Meeting - March 30, 2023

MOVED BY: HARDER
SECONDED: WAGNER

THAT Council receive the minutes of the meeting of the Committee of the Whole held on March 30, 2023.
Motion CARRIED.

7.3 Minutes of the Committee of the Whole Meeting - April 3, 2023

MOVED BY: WAGNER
SECONDED: MORLEY

THAT Council receive the minutes of the meeting of the Committee of the Whole held on April 3, 2023.
Motion CARRIED.

8. BYLAWS

8.1 BYLAW NO. 2093 (Background report attached)

"Langford Zoning Bylaw, Amendment No. 688, (898 and 914 Klahanie Drive) Bylaw No. 2093, 2023" (SECOND AND THIRD READINGS)

MOVED BY: YACUCHA
SECONDED: HARDER

THAT Council give Bylaw No. 2093 second and third readings.
Motion CARRIED.

Amendment:
MOVED BY: GUIRY
SECONDED: HARDER

THAT prior to adoption, the applicant will register a section 219 covenant agreeing that the garages are to be used for the parking of vehicles and not the storage of items preventing the parking of vehicles therein.
Motion CARRIED.

Amendment:
MOVED BY: WAGNER
SECONDED: HARDER

THAT Council direct staff to ensure that all trees that are within the area to be dedicated as park, are protected fully through the development process.
AND
THAT staff work with the developer and their landscape architect to ensure as many existing trees as possible, be incorporated into the landscape plan.
Motion CARRIED.

8.2 BYLAW NO. 2098 (Background report attached)

"Langford Zoning Bylaw, Amendment No. 692, (2833, 2835, 2837, and 2839 Knotty Pine Road) Bylaw No. 2098, 2022" (ADOPTION)

MOVED BY: YACUCHA
SECONDED: HARDER

THAT Council adopt Bylaw No. 2098.
Motion CARRIED.

8.3 BYLAW NO. 2126 (Background report attached)

"Omnibus No. 61 - Part 3: Unlicensed Vehicles and Institutional Fencing), Bylaw No. 2126, 2023" (FIRST READING)

MOVED BY: YACUCHA
SECONDED: HARDER

THAT Council give Bylaw No. 2126 first reading.
Motion CARRIED.

8.4 BYLAW NO. 2128 (Background report attached)

"City of Langford Alternative Municipal Tax Collection Scheme Bylaw, No. 2128, 2023". (FIRST, SECOND AND THIRD READINGS)

MOVED BY: YACUCHA
SECONDED: MORLEY

THAT Council give 1st, 2nd and 3rd reading to Bylaw No. 2128, City of Langford Alternative Municipal Tax Collection Scheme Bylaw, No. 2128, 2023.
Motion CARRIED.

9. ADJOURNMENT

MOVED BY: HARDER
SECONDED: WAGNER

THAT Council adjourn the meeting.
Mayor Goodmanson adjourned the meeting at 11:04 p.m.
Motion CARRIED.

Presiding Council Member

Certified Correct - Corporate Officer