Westhills Land Corp. is asking Langford council for several zoning changes and updates to its master plan, including a new parkland agreement that proposes playing fields, traffic berms and parking areas all be considered open spaces.
Westhills manager Ryan McKenzie told council during a public hearing this week that as the development has grown over the past 15 years, clarity has become essential for the remaining land coming to the design table.
Proposed changes would affect the density, heights and types of housing, as well as various commercial uses, and tweak industrial park uses, amenity contributions to the city and what lands are considered park space under existing agreements with Langford.
The 500-acre Westhills development covers a long swath of the city, bordered by Langford Lake to the north and stretching west to Humpback Road, while its southernmost portion touches Sooke Road. The planned build-out will contain about 5,000 homes.
“You can’t plan a 40-year-project with certainty from Day 1,” said McKenzie. “When Westhills was originally rezoned in 2006, there were no roads. It was always designed to be flexible.”
Among the controversial proposals from Westhills is moving the Parkland Dedication Agreement outside of the original master plan. It would still see the developer hand over 40% of its land base to Langford as open space, but with new definitions of the latter.
According to a staff report, Westhills has transferred about 50 acres to the city — including the new Jordie Lunn Bike Park, Westhills Park, the Central Wetland and Parkdale Hill. But there is still a significant portion of land remaining to be dedicated.
Westhills is now proposing that playing fields, trails, stream-side areas, engineered fill slopes, public plazas and untouched green space be included in a new parkland deal. It is also proposing that the parking areas adjacent to the E&N railway and YMCA count toward the 40%.
The staff report said council should “maintain a degree of flexibility” as Westhills continues to build out its residential and commercial stages. “It is suggested that these park dedications be negotiated as the lands surrounding them are developed and will be secured at the time of adjacent subdivisions,” the report said.
Westhills Land Corp. said it is committed to transferring at least 35 acres around the rock-climbing area within six months of adoption of rezoning. “As such, council may wish to require that Westhills enter into a Parkland Dedication Agreement prior to the bylaw adoption.”
The green space includes a 3.5-acre parcel connecting elements of the Jordie Lunn Bike Park, which opened April 1, as well as the 35 acres of mixed forest and rock crags on the east side of Westshore Parkway.
The open-space proposals aren’t sitting well with some residents.
Barb MacDonald told council Westhills is “backtracking” on original agreements.
“The developer is seeking to change the definition so that they can include things like engineered fill slopes, grass [AstroTurf?] medians and boulevards, and even the YMCA and adjacent park and ride parking lot,” said MacDonald in an email to council. “This is completely unacceptable. The developer should not be allowed to fall short of their original promises.”
Colby Heddon called for a public consultation process before council makes any decisions.
“Changes to the Parkland Dedication Agreement are being sought by the applicant at a time when residents and community experts are yelling out for better protection and conservation of undeveloped, forested land,” Heddon said in an email to council. “Though I recognize the amount of housing that is being built in Langford and the role it plays in addressing the ongoing housing crisis, I am against the continual build out of greenfield developments as they do not support or create transit-orientated communities.”
Longtime resident Esther Susterich called the designation of parking lots and boulevards as parkland “absurd.”
“People who are moving and living here need parks,” she said.
Holly Adams asked council in an email to reject the new definition of parkland dedication. “Will Westhills be a more livable, enjoyable community if Langford allows the promised 40% park protection to include things like plastic grass and parking lots? Will the changes promote walkability in the community, or will changing the parkland definition to include paved parking lots and traffic meridians increase automotive traffic and pedestrian congestion?”
Resident Matt Rogers said council should vote to protect a swath of natural areas in Westhills that all residents could enjoy and that could include trails.
