STAFF REPORT: OFFICIAL COMMUNITY PLAN: MIXED-USE AND MIXED EMPLOYMENT FEASIBILITY ANALYSIS PROJECT SCOPE

OFFICIAL COMMUNITY PLAN: MIXED-USE AND MIXED EMPLOYMENT FEASIBILITY ANALYSIS PROJECT SCOPE

RECOMMENDATION:

THAT the report dated January 27, 2025, from the Director of Development Services titled “Mixed-Use and Mixed Employment Feasibility Analysis – Project Scope” be received.

ALTERNATIVE OPTIONS:

There are no alternative options with this report.

PURPOSE:

To inform Council of the project scope for the Mixed-Use and Mixed Employment Feasibility Analysis that will be undertaken in Phase 1 of the Official Community Plan (OCP) update.

BACKGROUND:

At the Council meeting on October 15, 2024, Council approved the project scope for the OCP update. As part of the project scope, the consultants, Urban Systems, will be preparing a Mixed-Use and Mixed Employment Feasibility Analysis to explore opportunities for mixed-use villages and corridors, with a particular focus on exploring the viability of a mixed-use employment along Island Hwy (Western Gateway Corridor) from Six-Mile Road to Colwood border. The memo will supplement the Land Economics Study (Attachment 1) that was completed in 2021.

ANALYSIS:

Summarized below is the project scope for the Mixed-Use and Mixed Employment Feasibility Analysis. Given Council’s desire for more mixed-use development within the Town, this work is necessary to ensure that Council, staff and the public are fully informed on the viability of development, specifically to understand the uses, heights and densities required to attract development along the Western Gateway Corridor. Furthermore, this work will help inform potential land use designation scenarios following extensive public engagement.

The proposed project scope is as follows:

• Estimate the potential overall demand for new mixed-use villages (i.e., neighbourhood centres) and corridors in View Royal, particularly mixed-use employment along Island Hwy from Six-Mile Road to the Colwood border (Western Gateway Corridor) based on updated demographics and market data.
• Understand constraints on development that are related to existing and anticipated market factors that were not foreseen in the 2021 Land Economics Study, or any changes that have occurred in the last five years.
• Determine the mix of permitted uses, heights and densities required to make mixed-use and mixed employment, including residential, commercial (retail, office, hotel), institutional, and light industrial development, financially viable. Specific test sites will be selected.
• Strategies that the Town can take to attract mixed-use and mixed-use employment development, especially along the Western Gateway Corridor.
• Carry out market research by interviewing industry representatives about the opportunities and constraints for new development, particularly along Western Gateway Corridor.

Staff will report back to Council and the OCP Advisory Committee with the findings of the analysis.

Impacts and implications can be summarized as follows:

Community Impact: It is critical to undertake an analysis to inform land use designation scenarios in the new OCP.

Financial Implication: This work is included in the OCP budget.

Inter-governmental Relations Impact: Staff will consult with the City of Colwood as part of reviewing land use scenarios along the Western Gateway Corridor near the Colwood border.

ALIGNMENT:

The recommended option aligns with the Town’s following core guiding documents as follows:

Strategic Plan:

Goal 2: Increase Skilled Employment 2a| Explore attractors for primary care providers to work in View Royal.

Goal 3: Business Retention/Attraction 3a| Review potential use of tax incentives to attract business, including hotels, in View Royal. 3b| Hold a visioning session for the employment corridor (“Western Gateway”).

Official Community Plan:

The 2011 OCP contains the following relevant goals, objectives and policies:

Goal 7: Identify suitable land areas and development incentives for commercial, institutional and mixed-use activities as a means of supplying local employment opportunities, broadening the municipal tax base, and promoting View Royal as a business-friendly community.

OBJECTIVE LU1 Create a more complete and sustainable community by directing the majority of new growth into compact, mixed-use centres, connected by excellent, multimodal transportation infrastructure.

OBJECTIVE LU13 Support the revitalization of the Wilfert Neighbourhood and View Royal’s western gateway through land use intensification and improvements along the Island Highway.

Policy LU13.1 Western Gateway Community Corridor Support the development of the Western Gateway Community Corridor as a high intensity mixed-use area, with an emphasis on commercial uses and high-quality urban design.

OBJECTIVE ED1 To support commercial and institutional development that serves the needs of residents and visitors to the community, including retail, professional, financial, education, health, accommodation and other services.

Policy ED1.1 Mixed-Use - Mixing commercial and residential uses is encouraged in designated neighbourhood centres and arterial commercial development areas to make efficient use of land and to bring residents, jobs and services into close proximity.

Policy ED1.2 Existing Businesses Support existing businesses in the community, especially those that provide jobs suited to the resident labour force, and are located in designated mixed-use centres and community corridors.

OBJECTIVE ED2 To provide commercial development that meets daily shopping needs in proximity to residential areas.

Policy ED 2.1 Daily Shopping - Encourage the location of new businesses in existing commercial areas and the mixed-use centres. Business uses in mixed-use centres should support the development of walkable, people-friendly places.

Other Policy Documents:

Community Climate Action Strategy contains the following strategy: 1.1.3 - Allow for more mixed-used and greater density along corridors and close to service and employment areas.

PUBLIC PARTICIPATION GOAL:

The desired level of public participation for the recommended option is:

[x] Inform [ ] Consult [ ] Involve [ ] Collaborate [ ] Empower [ ] N/A

TIME CRITICAL:

The Mixed-Use and Mixed Employment Feasibility Analysis must be completed by the end of February to ensure that the data is ready for public engagement activities in March.

ATTACHMENTS:

1. 2021 Land Economics Study