A proposed development for the north corner of the Sooke and Happy Valley intersection will result in a realignment of Glen Lake Road if the project is approved. (Rendering courtesy of the City of Langford)

Proposed Sooke Road development clears another hurdle

Height, lot coverage and traffic concerns voiced at public hearing

Neighbouring residents to the proposed development on Sooke Road that would include the realignment of Glen Lake Road voiced some concerns with the project at a public hearing this week.

At the Langford council meeting Monday, one of the main concerns was the potential height and lot coverage that would be seen if this site is redeveloped to allow for a mixed-use development that would include high density housing and commercial units.

The roughly five-acre site, which includes 2682, 2684, 2686, 2696, 2702 and 2706 Sooke Rd., is owned by Oakcrest Park Estates Ltd. and is located along the north side of Sooke Road near Glen Lake Road and is bordered by the Galloping Goose Trail. Two other properties, at 2668 and 2674 Sooke Road, were also included in the rezoning application.

RELATED: Realignment proposed for Glen Lake and Sooke Road intersection in Langford

“The overall density could reach a floor area ratio of 6:1 and a lot coverage of 90 per cent. However, there are some limitations on achieving that type of density, one of which is the ability to provide adequate parking,” said Matthew Baldwin, Langford’s director of planning.

He noted the results of the storm water management plan would determine if the site would be suitable for underground parking and how far down that could go.

“We’ve all found in most developments that parking tends to be the limiting factor,” he added, noting structures above six storeys tend to have different costs associated with that as well.

Jim Hartshorne, president of Keycorp Developments, noted it was not expected to achieve even 75 per cent lot coverage. “I don’t think that would ever happen,” he said.

One resident was concerned the new buildings would loom over the Galloping Goose Trail, negating some of its natural beauty. Other residents voiced concerns about potential noise and asked if sound deadening fencing would be installed.

Baldwin noted design guidelines for multi-family residential call for a six-foot-high fence with one metre of landscaping in a two metre setback.

Mayor Stew Young noted the Capital Regional District’s right of way around the Galloping Goose will remain intact and will not be touched.

Baldwin added a lot of the green space along the trail is within that right of way.

If all goes as planned, the proposed development will result in a realignment of Glen Lake Road to Sooke Road at the Happy Valley intersection.

In addition to this, the developer would also be responsible for frontage improvements to Sooke and Glen Lake roads which include bike lanes, sidewalk, curbing, landscaped boulevard and street lighting.

Residents were eager to hear when work on that part of the project, especially the realignment of Glen Lake Road, would begin.

“That’s a big priority of council to make that change,” Young said, noting it would have to happen before the new development was to open.

He added once that was done there would also be some kind of barricade that would prevent people accessing Sooke Road from where it currently meets Glen Lake Road.

Residents also expressed concerns about the safety of that stretch of Sooke Road, noting the difficulties they are having turning left.

Young noted the new intersection and road improvements would help alleviate some of those problems.

Council gave second and third readings to the rezoning bylaw after the public hearing.

Like us on Facebook and follow us on Twitter



City of Langfordsooke road

Get local stories you won't find anywhere else right to your inbox.
Sign up here

Just Posted

Provincial Green Party leader Sonia Furstenau speaks at Provincial Green Party headquarters at the Delta Victoria Ocean Pointe in Victoria. (Arnold Lim / Black Press)
VIDEO: Furstenau leads BC Greens to win first riding outside of Vancouver Island

Sonia Furstenau became leader of BC Greens one week before snap election was called

A new roundabout has been completed at the intersection of Peatt Road, Brock Avenue and Larkhall Road in Langford. (Aaron Guillen/News Staff)
New roundabout along Peatt Road completed in Langford

Allows for better turning movements for Langford’s fire trucks, improved safety

The British Columbia flag flies at dusk in front of the B.C. legislature on election day 2020. (Don Descoteau/News Staff)
NDP claims six out of seven Greater Victoria ridings after preliminary results

Mail-in ballots yet to be counted in provincial election

View Royal Coun. John Rogers stands next to an unearthed home heating oil tank. As a way to prevent environmental disasters, he is lobbying for a provincial registration system and mandatory inspection for all above-ground tanks, as well as a requirement to remove any underground tanks not used for a prescribed period of time. (Don Descoteau/News Staff)
Efforts to regulate Greater Victoria home heating oil tanks continues

View Royal councillor part of movement to identify old tanks, prevent catastrophic leaks

Bruce McLean, 91, has published his first novel, The Manana Treehouse, which is inspired by his wife’s experience with Alzheimer’s. (Devon Bidal/News Staff)
91-year-old Saanich man publishes first novel based on wife’s Alzheimer’s experience

Former journalist Bruce McLean ‘on cloud nine’ after making fiction debut

NDP Leader John Horgan celebrates his election win in the British Columbia provincial election in downtown Vancouver, B.C., Saturday, Oct. 24, 2020. THE CANADIAN PRESS/Jonathan Hayward
Horgan celebrates projected majority NDP government, but no deadline for $1,000 deposit

Premier-elect says majority government will allow him to tackle issues across all of B.C.

FILE – Prime Minister Justin Trudeau greets Premier John Horgan during a press conference at the BC Transit corporate office following an announcement about new investments to improve transit for citizens in the province while in Victoria on Thursday, July 18, 2019. THE CANADIAN PRESS/Chad Hipolito
Trudeau congratulates Horgan on NDP’s election victory in British Columbia

Final count won’t be available for three weeks due to the record number of 525,000 ballots cast by mail

NDP Leader John Horgan elbow bumps NDP candidate Coquitlam-Burke Mountain candidate Fin Donnelly following a seniors round table in Coquitlam, B.C., Tuesday, October 20, 2020. THE CANADIAN PRESS/Jonathan Hayward
Horgan, NDP head for majority in B.C. election results

Record number of mail-in ballots may shift results

The Canadian border is pictured at the Peace Arch Canada/USA border crossing in Surrey, B.C. Friday, March 20, 2020. More than 4.6 million people have arrived in Canada since the border closed last March and fewer than one-quarter of them were ordered to quarantine while the rest were deemed “essential” and exempted from quarantining. THE CANADIAN PRESS/Jonathan Hayward
Majority of international travellers since March deemed ‘essential’, avoid quarantine

As of Oct. 20, 3.5 million travellers had been deemed essential, and another 1.1 million were considered non-essential

Canada’s Chief Public Health Officer Theresa Tam responds to a question during a news conference Friday October 23, 2020 in Ottawa. Canada’s top physician says she fears the number of COVID-19 hospitalizations and deaths may increase in the coming weeks as the second wave continues to drive the death toll toward 10,000. THE CANADIAN PRESS/Adrian Wyld
Canada’s top doctor warns severe illness likely to rise, trailing spike in COVID-19 cases

Average daily deaths from virus reached 23 over the past seven days, up from six deaths six weeks ago

100 Mile Conservation officer Joel Kline gingerly holds an injured but very much alive bald eagle after extracting him from a motorist’s minivan. (Photo submitted)
B.C. driver thought he retrieved a dead bald eagle – until it came to life in his backseat

The driver believed the bird to be dead and not unconscious as it turned out to be

Green party Leader Sonia Furstenau arrives to announce her party’s election platform in New Westminster, B.C., on October 14, 2020. THE CANADIAN PRESS/Jonathan Hayward
B.C. Green party says it’s raised nearly $835,000 in 38 days

NDP Leader John Horgan is holding his final virtual campaign event

Anyone with information on any of these individuals is asked to call 1-800-222-TIPS (8477) or visit the website victoriacrimestoppers.ca for more information.
Greater Victoria Crime Stoppers wanted list for the week of Oct. 20

Greater Victoria Crime Stoppers is seeking the public’s help in locating the… Continue reading

White Rock RCMP Staff Sgt. Kale Pauls has released a report on mental health and policing in the city. (File photos)
White Rock’s top cop wants to bill local health authority for lengthy mental-health calls

‘Suggestion’ included in nine-page review calling for ‘robust’ support for healthcare-led response

Most Read