Correspondence: M4 Consulting & Project Management Letter re: TUP Springboard Place (follow-up to SDAC)

Letter: TUP Springboard Place

Date

March 13, 2026

From

M4 Consulting and Project Management
1414 Champions Place
Langford, BC
V9B 0R9

To

City of Langford
2nd Floor – 877 Goldstream Avenue
Langford, BC
Email: planning@langford.ca

RE

TUP Springboard Place

Dear Mayor and Council

We are writing to follow up on the Sustainable Development Advisory Committee meeting of Monday March 9th where TUP25-0006 was considered for 1041 Springboard Place.

The following provides a summary of comments heard at the SDAC meeting. All information below has been vetted and verified by the applicant, Universal Traffic (Mike Kemp) and is being sent on their behalf. The representative of the property owner and Mike Kemp are both copied on this email.

Proposed Uses

The application is for “parking and a storage facility”. We were able to explain that extra traffic control vehicles, typically pick up trucks with some additional electronic signage on them and computerized message boards (CMBs) would be stored on site. Two Universal Traffic staff will be accessing the site from 7am to 4pm, Monday to Friday, unless there is an emergency callout that requires the extra message boards or vehicles stored in this location. Although not mentioned at the SDAC meeting, some repairs to the CMBs will take place inside of a temporary covered structure. Repairs to the CMBs are typically done with hand tools, not louder power tools and only between 7am and 3pm Monday to Friday. No vehicle maintenance will occur on this site, Universal Traffic takes their traffic control vehicles to outside professional service providers, they do not do maintenance on their own vehicles. No industrial vehicles will be stored onsite.

Summary of Comments and Responses

1. Temporary Use
   The applicant wishes to reiterate that this is a Temporary Use Permit. The ultimate zoning remains townhomes. Construction timing of the townhomes is completely market driven.

2. Overhead Lighting
   There was a concern that overhead lighting would be installed in the proposed TUP property. We clarified that there is no plan to put overhead or streetlight style lighting inside of the TUP property at 1041 Springboard. Any vehicles parked there can find their way in and out using their own vehicle lights.

3. Noise
   There was a concern that noise would be generated because of the vehicle and computerized message board (CMB) storage onsite. We clarified that the CMBs would be stored there and trailered in and out as needed. Traffic control vehicles stored onsite would only be extra ones that are not in daily use. The day-to-day vehicles are taken home by traffic control personnel so they can mobilize directly to their jobsites.

4. Temporary Paving
   A resident wanted clarification on why the paved area was “temporary” as well as the concrete slab shown on the drawing. We explained that because this is not the ultimate use of the property, the ultimate use being the current zoning of townhomes, any pavement or concrete would be removed when the site is constructed to it’s ultimate use for 21 townhomes.

5. Traffic/Site Access
   Access to the TUP area is proposed to be internal from VCMMC’s yard, although there is legal access to Springboard Place from the subject property. Springboard Place would also be the legal access for the future 21 townhomes which would presumably generate an average of 1 to 2 vehicles per townhome once it is constructed. The townhomes vehicle traffic would be greater than the movement the traffic control vehicles would create if they accessed Springboard Place. The ultimate build out of 1041 Springboard Place as the 21 townhomes would also see this same personal vehicle traffic coming and going 7 days a week at all times of the day.

6. Business Ownership
   although not germane to the application, a few residents questioned if Universal Signs (the applicant) is the same company as VCMMC. Universal Traffic and VCMMC operate independently of one another but do share the same parent company.

Thank you, I will attend the Council meeting on Monday March 16th and will be available to answer questions then if required.

Michelle Mahovlich, for Mike Kemp

Michelle Mahovlich, P.Eng., P.Geo.
M4 Consulting and Project Management
Tel: 250-812-5768