DocumentsCorrespondenceNov 25, 2019Pages 45–51
Correspondence: Letter from a concerned citizen regarding 804 Latoria Rd / 950 Worrall Dr development (public submission)
A public letter submitted to the Mayor and Planning raising concerns about the proposed development including habitat loss, reduction of greenspace, increased traffic and zoning/density changes; requests delay and amendments to preserve contiguous greenspace.
Key facts
- Public meeting referenced: Planning, Zoning and Affordable Housing Committee (PZAHC) meeting on July 8, 2019 (over 200 attendees)
- Environmental concerns: mentions Garry Oak meadows, habitat for endangered sharp-tailed snake and western painted turtle, and stream systems feeding Bilston Creek
- Open space concerns: PZAHC reportedly recommended reducing greenspace retention from 40% to 30% and reducing stream setbacks from 43 m to 15 m
- Density/land use concerns: proposal seeks up to 450 dwellings and introduces a proposed R5 zoning not in current context
- Requests: delay first reading until further public consultation and require large contiguous forested greenspace be left as park
Correspondence: Letter from a concerned citizen regarding 804 Latoria Rd / 950 Worrall Dr development (public submission)
Email reply
From: Mayor Young
To:
Cc: Langford Planning General Mailbox
Subject: RE: Letter from a concerned citizen
Date: Wednesday, July 24, 2019 12:23:07 PM
Good afternoon,
Thank you for taking the time to write with your concerns. Please be advised that I have forwarded your email to our Planning Department for their action.
Thank you,
Christina Bell
Confidential Corporate Services Coordinator
CITY OF LANGFORD
2nd floor, 877 Goldstream Ave.
Langford, BC V9B 2X8
T (250) 478-7882 ext. 4207
www.langford.ca
PLEASE NOTE: This message is intended solely for the use of the individual or organization to whom it is addressed and may contain information that is privileged, confidential and prohibited from disclosure under the Freedom of Information and Protection of Privacy Act and other applicable laws. Any other reproduction, distribution or disclosure is strictly prohibited.
-----Original Message-----
From:
Sent: Wednesday, July 24, 2019 11:08 AM
To: Mayor Young mayor@langford.ca
Subject: Letter from a concerned citizen
Original submission (letter)
Dear Mayor Young,
On 8 July 2019, the City of Langford Planning, Zoning and Affordable Housing Committee (PZAHC) held a public meeting regarding a proposed zoning amendment in support of a significant development proposal at 804 Latoria Rd/950 Worrall Dr. The meeting saw over 200 citizens express significant concern about the development proposal. Despite these concerns, the PZAHC voted in favour of the zoning amendment with minimal improvement and recommended it to Council.
Langford has progressed from a small bedroom community to a vibrant centre on the Westshore through rapid development. However, in its current form, this specific development proposal falls short in meeting the best interests of the community in the following ways:
Greenspace and Species Habitat: This property contains rare Garry Oak meadows, critical habitats for the endangered sharp-tailed snake and western painted turtle (as flagged by the federal government and CRD), at least 6 other species at risk (Corvidae assessment, 2018), and two important creeks that feed the Bilston Creek watershed. The PZAHC has given concessions to the developer to reduce the amount of greenspace from 40% to 30% and reduce the setback along water streams from 43 meters (as cited in the Langford Official Community Plan) to just 15 meters. Furthermore, only a small fraction of the 30% greenspace is protected from clear-cutting. This proposal fails to protect the unique and rare ecology of this land.
Zoning and Neighbourhood Integrity: The proposal seeks to build up to 450 dwellings on this parcel of land while using a proposed R5 zoning that does not exist. This new zoning represents a significantly higher density than the surrounding neighbourhood. As such, we have no examples how this will look in practice and how it will align with existing neighbourhoods that surround it. Moreover, the current proposal connects our neighbourhoods directly to the new development with no transition between existing housing and the hundreds of small lots that are characteristic of higher density neighbourhoods.
Traffic: The denser a development is, the more it strains our already busy roads. This higher density zoning will see thousands more vehicles in our neighborhoods. Residential roads will become the main thoroughfares for the development. There are major bottlenecks along Latoria Dr., most noticeably at its intersections with Veterans Memorial Pkwy. and Happy Valley Rd. We are worried about the greater likelihood of accidents. In short, we have serious concerns about traffic, safety and sustainability with the significant increase in density.
The City of Langford can demonstrate community leadership in listening to the voice of its citizens and:
delay the first reading of the proposed rezoning of 950 Worrall Dr. and 804 Latoria, until more public review and consultation can take place. We need to better understand the implications of this unique, radical zoning change and the potential impact on the sensitive ecosystems and species at risk in the parcels; and
amend the proposal to require the developer to leave a large, contiguous portion of forested greenspace as a park.
The community has demonstrated that they want more natural, undeveloped greenspace in South Langford alongside other amenities like affordable housing and schools. We don't need to choose.
The City of Langford has the opportunity to be recognized as a leader in carefully planned and reasonable development that is beneficial to the city, but fully protects environmentally sensitive areas, and preserves the character of surrounding neighbourhoods.
Yours sincerely,
(Letter content repeated in submission materials)
