TOWN OF VIEW ROYAL FINANCE & ADMINISTRATION REPORT: BUDGET VARIANCE AND PROJECTS UPDATE REPORT TO JUNE 30, 2024
A staff report from the Manager of Accounting summarizing the Town's financial performance and project progress for the first half of 2024.
- A minor amount of road dedication will be provided at the southeast corner of the subject property along the Island Highway to achieve the necessary road right of way width.
An existing statutory right of way (SRW) is located on the west side of the property that contains a Town owned sanitary sewer main. Engineering will require assurances from the Applicant that there will be no encroachments of any kind into the SRW that affects the Town’s ability to service, maintain and replace the sanitary sewer main. This will be reviewed at the development permit stage. The Applicant will require written permission from the Island Corridor Foundation for the discharge of stormwater from the rear of the development site, conveying northward along the E&N Rail Trail ditch into the Town of View Royal system.
CRD Water Service indicates that water service is available, and the applicant is to confirm fire flows at the development permit or building permit stage.
d. Environmental Impacts
The site is not located within the Sensitive Terrestrial Ecosystem Development Permit Area. The site has been used for residential uses but there are some mature trees on site, particularly in the southwest corner. These trees would be expected to be assessed by an arborist for potential retention.
e. Tree Impacts
The applicant is required to provide an arborist report and tree protection plan to identify trees to be removed, protected, and trees that may be at risk. Additional measures will be requested to ensure the long term viability of protected and mature trees during construction, including but not limited to temporary irrigation, immediate removal(s) of invasive species, and more comprehensive and regular arborist reporting. Staff will provide further comment once the report is received.
The conceptual servicing drawings show tree removals on neighbouring properties. The removal of these trees can be allowed under the Tree Protection Bylaw if express permission is given by owners of the neighbouring properties and removal is determined to be necessary. However, staff may request additional information from the arborist to explore all available and reasonable options to preserve these trees.
Staff supports the intent to preserve the natural area located in front of the development site (near the southwest corner) and along the Island Highway site frontage. Frontage landscaping will be addressed through a servicing agreement at the building permit stage.
f. Fire Service
The Protective Services Department indicates the proposed driveway configuration is not suitable for fire truck access and staging. Redesign of the access will be required to meet Town requirements, and it would be prudent to address this in the concept plan to ensure that the concept will be viable.
3. Amenity Contributions
The Community Amenity Contribution Policy sets out contribution value of $4,000 per dwelling in a multi-family dwelling development that can take the form of a tangible amenity, cash, or combination of the two. For 94 units at $4,000 per units, a full cash amenity contribution would be $376,000. Provision of community amenities is typically secured in a legal agreement prior to fourth reading of the rezoning bylaw.
The OCP acknowledges the major issues concerning the lack of affordable housing in the community, and in the greater Victoria Region, and the rising land and construction costs. The 2011 OCP strongly encourages the inclusion of affordable housing units in larger multi-unit residential developments. Staff recommends that the applicant consider providing below-market rental housing in this development proposal, to be secured through a legal agreement either in perpetuity or for a determined time period (e.g. 25 years). Given the site’s proximity to transit stops, the E&N Rail Trail, and within 400m of the small urban village at Helmcken and Island Highway, the location of the development in the region provides ample opportunity for persons of a lower income to benefit from below-market rental housing in this location.
BC Transit suggests the provision of transit shelters for the bus stops on Island Highway at Prince Robert Drive as community amenity contributions, especially if the stop locations can be relocated to the far side of the intersection in association with the redevelopment of 345 Island Highway.
4. Public Consultation
The applicant indicates in Attachment 2 that households within a 400m radius of the site were notified of a public information session that was held on March 27, 2024 via Zoom and eleven community members attended. Questions and concerns included:
- Traffic on Island Highway and potential signal at Prince Robert Drive
- General questions about traffic, parking and the Traffic Impact Assessment (TIA)
- Blasting and pile driving
- Approval process, public hearings, and ownership
- Road improvement timing
While public hearings can no longer be held for a rezoning that is consistent with the Official Community Plan, notice to property owners and residents within a 400m radius of the site will be conducted so comment can be provided (if desired) at the Council meeting to consider first reading of the rezoning bylaw.
SUSTAINABILITY/CLIMATE CHANGE IMPACTS:
The proposal must comply with BC Building Code (including the Energy Step Code) requirements at time of building permit application. The Town has accelerated implementation of Provincial’s base requirements for energy efficiency and carbon emissions from heating, cooking and cooking by requiring Energy Step Code Step 3 and greenhouse gas emissions Level 4. The applicant would be required to construct the building to the standard required at the time of application.
The Sustainability Checklist should be submitted for review prior to beginning the bylaw process.
FINANCIAL IMPLICATIONS:
The Community Amenity Contribution Policy sets out the contribution value of $4,000 per dwelling in a multi-family dwelling development that can take the form of a tangible amenity, cash, or combination of the two.
ALTERNATIVES:
There are no alternative recommendations for this application.
CONCLUSION:
The proposal to construct a mixed-use development further advances several housing and complete community objectives in the OCP.
Staff will continue to work with the applicant on the items identified in this report in preparation of bringing this application to a future Committee of the Whole meeting for consideration ahead of notice and introductory readings of the rezoning bylaw. Additional information should be provided including:
- Sustainability Checklist
- Arborist’s report and tree protection plan
- Clarifications to the Transportation Impact Assessment
- A conceptual servicing report (including but not limited to stormwater management and sanitary sewer loading information)
- Revised servicing and frontage concepts
- Tenant Relocation Plan, if applicable
- Agreement on community amenity contributions
- Concept plan amendment to improve fire truck access
- Confirmation from Island Corridor Foundation whether residents of the site may directly access to the E&N Rail Trail and if the conveyance of stormwater discharge onto Island Corridor Foundation lands will be permitted.