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.

---

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 C02 mineralization technology, or equivalent which offers concrete with lower embodied C02 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, Jov Close — Expressed support; cited housing costs and interest rates; townhomes as a path to ownership; appreciation of Langford amenities.
• L. Webb, Millpond Terr — Expressed support; townhomes offer outdoor space and affordability; design appealing.
• J. Quested, Stanehill Pl — Opposed; Klahanie is an acreage area; concerned about blasting, levelling, loss of greenspace and precedent for density; concerns about school capacity.
• D. Daniels, Vitality Rd — Expressed support; greenspace provides cleaner air and healthier lifestyle.
• D. Levesgue, Greystone Pl — Opposed; concerned about tree loss, narrow and steep road, added traffic, safety during inclement weather; encouraged Council to visit site.
• K. Murphy, Rockhampton Pl — Support; townhomes as affordable steppingstone; supports sense of community with greenspace.
• O. Williams, Golden Spire Cres — Support; affordability and walkability; reduce car use.
• S. Coates, Klahanie Dr — Opposed; environmental, traffic and safety concerns; runoff and flooding concerns; said development does not meet South Langford community plan.
• E. Vandermade, Greystone Pl — Supportive of development in principle but concerned about access point, emergency access, construction traffic, traffic study not accounting for Olympic View development, density, blasting; asked for safe blasting, another access point, sidewalks on Klahanie, larger buffer, usable greenspace.
• R. Schreiber, Stanehill Pl — Opposed unless significant changes made; concerned about traffic survey, tree removal, privacy, damage from blasting.
• P. Levesgue, Greystone Pl — Appreciated wildlife; encouraged Council site visit; traffic concerns.
• J. Stamhuis, Greystone Pl — Opposed; noted previous denial on July 11, 2022; questioned change in circumstances; concerned about green space and traffic; stated market already has available duplexes/townhomes.
• M. Dumais, Klahanie Dr — Support; experience with apartment vs townhome living; road improvements expected with development.
• A. Dumitru, Klahanie Dr — Support; looks forward to community; greenspace maintained; developers maintaining local culture.
• M. Prothman, Goldstream Ave — Support; City requires diversified housing stock; supported by OCP; developer planning a 10-1 tree replacement plan.
• R. Patterson, Plavers Dr — Support; community should be inclusive.
• E. Boivin, Paperbark Cres — Opposed; density concern; safety and lack of sidewalks; requested focus on parks and sidewalks.
• R. Lubberts, Stanehill Pl — Opposed; concerned about explosive growth departing from South Langford neighbourhood plan.
• C. Turpin, Golden Spire Cres — Support; Klahanie needs development to become safer; townhomes are affordable.
• J. Espley, Happy Valley Rd — Support; townhomes allow families to grow; supports greenspace and design.
• C. Grieve, Peatt Rd — Support; proximity to local school, affordability, EV charging and parking accommodations appreciated.
• D. Charboneau, Klahanie Dr — Support; 25-year resident; concern about frontage improvements and tree loss, but supports affordability.
• S. Faber, Flint Ave — Support; appreciation for developer and plan.
• S. Cuthbert, Chidlow Connector — Support; local business owner: employees need affordable housing.
• C. Faber, Orono Ave — Support; appreciates developer cooperation and tree replacement plan.
• L. Plomp, Whimfield Terr — Opposed; protect agricultural land, traffic and urban sprawl concerns; school capacity worries.
• H. St Cyr, Klahanie Dr — Opposed; development too large; infrastructure concerns.
• D. Van Wyck, Latoria Rd — Support; supports townhome design.
• Resident, Orono Ave — Support.
• E. Zheltonozhko, Deville Rd — Support; supports tree replacement and walkability.
• T. Levesque, Veterans Memorial Pkwy — Support.
• C. Crause, Paperbark Cres — Support; affordability and improvements to roads/sidewalks.
• P. Vandermade, Greystone Pl — Opposed; traffic, safety and access concerns; lack of local amenities.
• G. Willing, Willing Dr — Support; suggested a second access option; concerned about building out instead of up.
• J. Harris, Klahanie Dr — Support; local resident in favour.

Responses from staff and applicants:

• M. Baldwin, Director of Planning and Subdivision — stated the South Langford neighbourhood plan has been superseded by the Official Community Plan; South Langford Plan remains a guideline.
• K. Balzer, Director of Engineering and Public Works — road cross section is approved; sewer service is in the area; sidewalk and lighting upgrades to Klahanie Drive and Latoria Road will occur; blasting notifications required under Bylaw 1000; pre-blast surveys available for insurance purposes.
• Nadine King, Watt Consulting — road is six meters wide; slated for two cars to pass; Olympic View development projected to increase traffic by 10% in the area; proposed traffic signal for the area.
• Chief C. Aubrey — development does not require a second access for fire access and emergency vehicles; suggested Council could put in campfire ban.
• Sam Ganong, applicant — approximately 20-30 business days of blasting contained to the middle of the site; approximate price point for a 3-bedroom townhome is $800,000; protection of trees during blasting will be monitored by having an arborist on site.
• Yari Nielsen, Director of Parks, Recreation and Facilities — play structure location would be at the discretion of Council; area designated is heavily treed and would require a scope of work before any structure is put up.

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 11, 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.

Certified Correct - Corporate Officer
Marie Walmough
Corporate Officer

Presiding Council Member: Mayor S. Goodmanson