Council Minutes - 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"

• Acting Mayor L. Szpak opened the Public Hearing for Bylaw No. 2093 at 7:06 p.m.
• Applicant: Sam Ganong of Formwell Homes Ltd on behalf of Jodi-Ann and John Acreman and Wendy and Mark Szczepanowski
• Proposal: Rezone 898 and 914 Klahanie Drive from RR2 (Rural Residential 2) to RT1 (Residential Townhouse) 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:
   • $610 towards the Affordable Housing Reserve Fund per townhouse unit; and
   • $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 (summarized)

• Sam Ganong, applicant — Gave a presentation regarding the proposed development.
• N. Edwards, Joy Close — Expressed support; noted housing costs and high interest rates; townhomes seen as way to help families; appreciates amenities and safety in Langford.
• L. Webb, Millpond Terr — Expressed support; townhomes provide outdoor space and affordability; design appealing.
• J. Quested, Stanehill Pl — Opposed; Klahanie is one of few acreages; concerned about blasting, levelling, loss of greenspace, precedent for townhouse density, school availability.
• D. Daniels, Vitality Rd — Expressed support; greenspace provides cleaner air and healthier lifestyle.
• D. Levesque, Graystone Pl — Opposed; concerned about tree loss, narrow/steep road, increased traffic (120-180 cars), safety in inclement weather; encouraged site visit.
• K. Murphy, Rockhampton Pl — Support; townhomes as steppingstone to detached homes; appreciation for greenspace and community.
• O. Williams, Golden Spire Cres — Support; affordable housing, walkability, reduced car use.
• S. Coates, Klahanie Dr — Opposed; concerns about environment, traffic, safety, plants/wildlife, runoff and flooding; density too high.
• E. Vandermade, Greystone Pl — Support for development generally but desires balance; concerns about access, emergency access, construction traffic, blasting, density, sidewalks, buffer, usable greenspace.
• R. Schreiber, Stanehill Pl — Opposed unless significant changes; concerns about traffic survey, tree removal, privacy, property damage.
• P. Levesque, Greystone Pl — Appreciates wildlife; concerned about traffic and fit with neighbourhood.
• J. Stamhuis, Greystone Pl — Opposed; referenced July 11, 2022 denial; questioned what changed; concerns about greenspace, traffic, access, market conditions.
• M. Dumais, Klahanie Dr — Support; townhome living preferable to apartment; expects roadway improvements and better traffic control.
• A. Dumitru, Klahanie Dr — Support; looks forward to community, maintains greenspace, less rock removal, developer maintaining local culture.
• M. Prothman, Goldstream Ave — Support; city requires diversified housing stock; OCP supports development; developer planning 10-1 tree replacement.
• R. Patterson, Players Dr — Support; community should be inclusive; families prefer townhomes to small condo units.
• E. Boivin, Paperbark Cres — Opposed; too dense; steep road; safety concerns due to lack of sidewalks; suggests focusing on parks/sidewalks/roads.
• R. Lubberts, Stanehill Pl — Opposed; concerned about explosive growth and departure from South Langford neighbourhood plan.
• (Multiple additional speakers expressed support or opposition — including C. Grieve, D. Charboneau, S. Faber, S. Cuthbert, C. Faber, L. Plomp, H. St Cyr, D. Van Wyck, Resident Orono Ave, E. Zheltonozhko, T. Levesque, C. Crause — with points ranging across support for affordability, tree replacement, walkability, road/sidewalk improvements; and concerns about infrastructure, school capacity, urban sprawl, ecosystem impacts.)

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

• P. Vandermade, Greystone Pl — Opposed; continued concerns about traffic, safety, access, amenities, increased development.
• G. Willing, Willing Dr — Support; Klahanie is a great community; requested a second access option; concerned about building out instead of up.

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

• J. Quested, Stanehill Pl — Sought clarification regarding available greenspace; expressed concern residents are not being heard.
• J. Harris, Klahanie Dr — Support; local resident supportive of development and road/sidewalk improvements.

Questions & Responses from Staff / Applicant

• Councillor Wagner asked Engineering what short-term improvements are possible for 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 slated for 2 cars to pass. No anticipated growth of traffic to that area from the project; projected traffic increase of 10% in the area of the proposed development on Klahanie Drive due to Olympic View development. A proposed traffic signal for the area is noted.
  • K. Balzer: Sidewalk upgrades and lighting improvements planned for Klahanie Drive and Latoria Road.

• 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 been requested.

• Acting Mayor L. Szpak inquired about blasting concerns.

  • K. Balzer: Blasting notifications are a requirement of Bylaw 1000. Pre-survey can be made available for insurance purposes in immediate areas.

• Councillor Guiry inquired about sewer service in the area.

  • M. Baldwin: Servicing would come down Greystone Pl to this development; each application is based on its own merits.
  • K. Balzer: Sewer service is in the area.

• Councillor Harder inquired about a discrepancy in the site plan regarding an area slotted for a play structure.

  • Sam Ganong: Original application didn't contemplate subdividing that portion to Langford; it was slotted for a play structure.
  • Yari Nielsen, Director of Parks, Recreation and Facilities: Build of a play structure would be at the discretion of Council; designated area is heavily treed and would need a scope of work.

• Councillor Morley asked approximate cost of a 3-bedroom townhome.

  • Sam Ganong: Approximately $800,000.

• Councillor Wagner commented regarding leaving donated area to Langford as natural as possible and asked about another access point.

  • K. Balzer: Another access point would affect the development and a second access at the blind corner would not be ideal.

• Mayor Goodmanson inquired about parking covenant on garages to ensure garages are used for parking, not storage.

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

• Councillor Wagner inquired regarding fire access and emergency vehicles.

  • Chief C. Aubrey: Development does not require a second access; suggested Council could put in a campfire ban.

• Councillor Harder inquired how long blasting will occur.

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

• Mayor Goodmanson inquired about legal parking on the north side of Greystone Place and parking signs.

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

• Mayor Goodmanson inquired about protecting trees that could be impacted by blasting.

  • M. Baldwin: Tree bylaw does not affect this development. 30% of the site should be preserved throughout the development permit process.
  • Sam Ganong: Protection of trees during blasting will be monitored with an arborist on site and 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

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