The Mayor opened the Public Hearing for Bylaw Nos. 2149 and 2150 at 7:28 pm.
Director of Planning Matthew Baldwin advised Reid Kaufmann of Langford Heights Development LP has applied to amend the Official Community Plan designation of a portion of the property at 2207 Millstream Road from “Business or Light Industrial” to “Neighbourhood” and to amend a portion of the zoning designation of the same property from the “Business Park (BP9) Zone” to the “One- and Two-Family Residential (R2) Zone”.
This is being proposed in order to adjust the western boundary lines of the OCP and Zoning designations by approximately 10 metres.
In support of this application, the applicant has agreed to provide the following contributions per residential lot created as a bonus for increased density:
1. $660 towards the Affordable Housing Reserve Fund; and
2. $3,960 towards the General Amenity Reserve Fund.
Prior to adoption, the applicant has also agreed to register a convent with the following requirements:
1. That a mitigation plan be provided and implemented to Bylaw 1000 standards, all to the satisfaction of the Direction of Engineering;
2. That a replanting plan for areas disturbed in the non-disturbance area be provided, along with the associated bond for those works, all to the satisfaction of the Director of Planning; and
3. That no vehicle access be permitted from the business park lands through the residential lands by way of the cul-du-sac that is located to the north of the residential lands.
Notifications and advertisements have been placed as required by the Local Government Act.
Mayor Goodmanson called a first time for presentations.
R. Kaufmann, Langford Heights Development Project (Applicant) - Provided a presentation regarding the proposed development to Council.
D. Ramolho, Goldie Ave - The speaker expressed concern regarding the development, noting the proposed emergency road and connections to Millstream Elementary School.
K. Balzer, Director of Engineering and Public Works responded - That Goldie Ave has a road right of way, unfortunately it is adjacent to the creek and flood plain. It was determined best to stay out of the treed area.
Mayor Goodmanson called a second time for presentations.
R. McClure, Bellamy Rd - The speaker inquired if the road could become an emergency egress in the event of a natural disaster. The speaker inquired if trees will be removed from the ten-meter area presented. The speaker noted Thetis Heights needs sidewalks.
K. Balzer, Director of Engineering and Public Works responded - That the road could be used in for any emergency circumstances.
M. Baldwin, Director of Planning and Subdivision responded - That no trees are located in the ten-meter area as they were removed during development permit.
Becca, Veterans Memorial Pkwy - The speaker expressed support for the proposed development application.
D Ramolho, Goldie Ave - The speaker expressed a need to address traffic increases in the Millstream Area. The speaker expressed support for the Goldie Trail access. The speaker inquired if the road could be moved elsewhere or another consideration that could be made to avoid traffic on Treanor.
K. Machina, Watt Consulting Group (Applicant) responded - They noted a number of improvements have been submitted to the City regarding traffic in this area.
K. Balzer, Director of Engineering and Public Works responded - That the larger traffic impact assessment recommended that local roads could handle the traffic.
Mayor Goodmanson called for a third time for presentations.
None presented.
Mayor Goodmanson asked for comments from Council
Councillor Szpak inquired as to why sidewalks were not included initially.
M. Baldwin, Director of Planning and Subdivision responded - That Council may direct use of those funds for sidewalks.
Councillor Yacucha inquired if the ten-meter changes would affect the number of units.
R. Kaufmann, Applicant responded - the ten meters impacts the homes.
Councillor Wagner inquired about heat pumps for the project.
R. Kaufmann, Applicant responded - that they are in support of heat pumps.
Councillor Wagner inquired if the road is wide enough for an emergency exit.
K. Balzer, Director of Engineering and Public Works responded - Yes, both public and emergency vehicles. The grading and angle of the intersection is not ideal for everyday use though it is useable in an emergency.
Councillor Wagner inquired if business park traffic will be using it the road.
K. Balzer, Director of Engineering and Public Works responded - No, emergencies only.
Councillor Guiry inquired about traffic and neighbourhood safety noting the feedback from residents will be captured for the whole neighbourhood.
K. Balzer, Director of Engineering and Public Works responded - Yes, the City keeps all correspondence and takes feedback into consideration when making decisions.
Councillor Morley inquired about the affordability of these properties.
R. Kaufmann, Applicant responded - They are unsure at this time, properties do have a suite in them and duplexes at a lower price.
Mayor Goodmanson inquired about the boundary correction noting that the land was not cleared. Would like clarification.
R. Kaufmann, Applicant responded - the ten-meter area has not been cleared. We are keeping the boundary the same.
Mayor Goodmanson inquired about heat pumps noting the applicant said they were an option.
Councillor Wagner noted that heat pumps should be a condition of rezoning from the Sustainable Development Advisory Committee.
R. Kaufmann, Applicant responded - That heat pumps will be a part of the suites.
M. Baldwin, Director of Planning and Subdivision responded - Clarified that the development Covenant through previous rezoning requires the use of heat pumps before the adoption of the Bylaw.
Mayor Goodmanson inquired about the access to Trudie Road. That steep roads due exist in other parts of Langford.
K. Balzer, Director of Engineering and Public Works responded - They confirmed that yes steeper roads do exist and have been grandfathered in before the Bylaw requirements.
Councillor Szpak noted that heat pumps were a requirement of resolutions after the development was presented at the Sustainable Development Advisory Committee December 11, 2023.
Mayor Goodmanson inquired about a right of way on the land in 2019. Inquired about the lack of access.
K. Balzer, Director of Engineering and Public Works responded - That the road right of way was always present.
Mayor Goodmanson declared the Public Hearing for Bylaw Nos. 2149 and 2150 closed at 8:18 pm.