Community Engagement Summary - 339 - 345 Island Highway, View Royal

Redevelopment for a New Multi-Family Community

Community Engagement Summary

Since the outset of the planning process for the properties at 339 - 345 Island Highway, the development team has been working to shape the proposal through a series of iterative community engagement meetings. Four neighbourhood information sessions have been held, starting with the introduction of the initial development concept in April of 2022 and culminating in the presentation of the final plans in August 2023.

At each step, the plans have been refined based on community, staff and stakeholder input, with significant changes now reflected in the final plans to increase tree preservation, increase open space, reduce building footprints, reduce paved surface site coverage and reduce building heights.

Project Timeline

• Spring-Summer 2022
  • Preliminary Meetings with Town of View Royal
  • Conceptual Plan Development
  • Stakeholder Engagement
  • Neighbourhood Meeting #1 (April 2022)
• Fall-Winter 2022
  • Conceptual Plan Refinement
  • Technical Studies
  • Stakeholder Engagement
  • Neighbourhood Meeting #2 (December 2022)
• January 2023
  • Rezoning Application Submission
• Spring-Summer 2023
  • Town of View Royal Review of Rezoning Application
  • Stakeholder Engagement
  • Neighbourhood Meeting #3 (June 2023)
  • Council CoW Meeting (June 12, 2023)
  • Council CoW Meeting (July 11, 2023)
• August 2023
  • Plan Revisions based on Feedback
  • Neighbourhood Meeting #4 (August 2023)
• Fall 2023
  • Council Consideration (September 2023)
  • Council CoW Meeting (September 12, 2023)
  • Rezoning Decision
  • Development Permit Application Preparation

April 2022 Neighbourhood Information Session Feedback Summary

The first Neighbourhood Information Session was held on Wednesday, April 27, 2022 from 7:00 pm - 8:00 pm at the Strawberry Vale Community Hall. The purpose of the meeting was to introduce the development concept to neighbours and to share the preliminary concept plans, seeking early feedback and answering questions about the project.

Invitations were delivered approximately two weeks prior to the meeting to the properties within a 100 m radius of site, representing 271 addresses, including the Fort Victoria RV Park.

Eight members of the community attended the Neighbourhood Information Session, viewing the project presentation boards and asking questions of the project developers, and the planning and architecture team members in attendance. Comment forms were available and two completed comment forms were submitted during the meeting. The discussion topics and questions have been summarized in this report.

Redevelopment of the Site is Needed

Many comments were provided indicating support for the redevelopment of the site, recognizing that the existing buildings are old, the property appears in disrepair and that the land can be put to better use, particularly given the need for more housing. The site’s location is suited to higher density use, given its proximity to nearby commercial services and schools and accessibility to regional transit.

Privacy and Proximity Concerns

Property owners directly to the south (adjacent to the right-of-way) have concerns about loss of privacy with six-storey buildings, with greatest concern related to the proximity of the proposed new building in the southwest corner of the site adjacent to the closest neighbour.

Retain the Trees on Site and the Right-of-way Buffer

There is strong interest in seeing retention of some of the existing trees along the southern boundary of the site. Neighbours want to see the existing right-of-way remain undeveloped, without changes to create a trail, which could result in the loss of privacy.

Traffic Impacts and Intersection Requirements

Neighbours noted the current challenge at the intersection of Prince Robert Drive and Island Highway and inquired about potential improvements and how new vehicle movement to and from the proposed development could best be accommodated. Attendees supported greater neighbourhood walkability.

Building Heights and Architectural Character

There was discussion about the building heights and massing, with general support for multi-storey buildings. Neighbors were concerned what the height of the buildings would be relative to their homes at the top of the ridge, stressing the importance of maintaining sightlines over new buildings from the homes on Prince Robert Drive.

Neighbours liked the idea of ground floor units having their own entries from the sidewalk. There were comments in support of the general architectural character of the team’s two precedent projects presented (Aspire in View Royal and Marin In Esquimalt). There was also comment to avoid the potential reflective impacts of sloped roofs.

Road and Sidewalk Upgrades

Neighbours would like to see road and sidewalk upgrades along Prince Robert Drive and Island Highway to make the neighbourhood more walkable and safe.

Parking

Neighbours stressed the importance of the new development having sufficient parking on-site to meet the development needs, and that they would not want to see street parking on Prince Robert Drive.

Existing Tenants

There were questions about how the existing tenants will be supported to find new housing, and about Boardwalk’s experience with tenant support programs.

Rental vs Condo Homes

There were questions about the potential for a mix of rental and ownership homes to be considered, with comments suggesting support for either. Some asked questions about the level of affordability being considered for the project, while recognizing the proposal is for a market development without government funding.

Construction Impacts

Neighbours asked about the construction process and timelines, and emphasized the need to mitigate potential impacts from blasting and traffic/parking during construction.

Open Space and Playground

Questions about the on-site amenities for new residents of the development focused on the potential to include a small playground and the need to retain existing trees, where possible, and provide new trees to maintain a strong landscape character.

Timelines and Next Steps

Neighbours welcomed the chance to learn about the project at this early stage and were generally supportive of the development concept. The team shared that the next steps in the process include further design refinement based on the comments and feedback received, and preparation for submitting a rezoning application to the Town of View Royal in the summer.

The project team plans to develop an information website where materials and updates will be shared and future meetings will be held to keep neighbours informed about the plans and application process.

December 2022 Neighbourhood Information Session Feedback Summary

The second Neighbourhood Information Session was held on Monday, December 5, 2022 from 7:00 pm - 8:00 pm at the View Royal Community Hall. Invitations were again delivered approximately two weeks prior to the meeting to the properties within a 100 m radius of site, representing 271 addresses, including the Fort Victoria RV Park. The purpose of the meeting was to provide an update on the design development work completed since the spring, and to share the plans, in advance of submitting a formal application to the Town of View Royal.

Approximately 12 members of the community attended the Neighbourhood Information Session, viewing the project presentation boards and asking questions of the project developers, and the planning and architecture team members in attendance. Copies of the April 2022 Neighbourhood Information Session feedback summary were also available. The discussion topics and questions have been summarized below.

Redevelopment of the Site is Needed

Neighbours continue to support redevelopment of the site and expressed interest in seeing new development bring housing and a positive contribution to the neighbourhood character.

Unit Mix and Building Character

There was good discussion about the envisioned mix of units and support for the townhouse character with walk-up unit entries along the Island Highway frontage.

Open Spaces

There was support for the envisioned open spaces on site and the retention of existing trees in the southeast corner of the site.

View Royal Right-of-way

Neighbours continue to express strong interest in the right-of-way, with some indicating their interest in having property access to their lots from the right-of-way. All attendees recognized that the right-of-way is not part of the development site, and is the responsibility of the Town of View Royal.

Intersection Improvements

Neighbours continue to express interest in intersection improvements at Prince Robert Drive and Island Highway, and support the development team working with the Town of View Royal to determine potential modifications. Suggestions included opening sight lines to the west and adding a turning lane on Island Highway from the south.

Timelines and Next Steps

Neighbours welcomed the chance to learn about the project at this early stage and were generally supportive of the development concept. The team shared that the next steps in the process is preparation for submitting a rezoning application to the Town of View Royal in early 2023.

June 2023 Neighbourhood Information Session Feedback Summary

The third Neighbourhood Information Session was held on Tuesday, June 6, 2023 from 5:30 - 7:30 pm at the View Royal Community Hall. Invitations were again delivered approximately two weeks prior to the meeting to the properties within a 100 m radius of site, representing 271 addresses, including the Fort Victoria RV Park. The purpose of the meeting was to present the plans that were to be considered by the Town of View Royal at their upcoming Committee of the Whole meeting on June 13, 2023.

Approximately 15 members of the community attended the Neighbourhood Information Session, viewing the project presentation boards and asking questions of the project developers, and the planning and architecture team members in attendance. The discussion topics and questions have been summarized below.

Redevelopment of the Site is Needed

Neighbours continue to support redevelopment of the site, recognizing that the existing buildings need to be removed. There were some questions about how the existing tenants would be supported, and discussion about the proposed tenant support plan.

Open Spaces

There was support for the planned retention of existing trees in the southeast corner of the site, but some questions about the potential to retain more trees.

Building Location and Height

There were questions about the building heights and how they relate to the uphill residential neighbours, with a focus on retaining views and maintaining privacy.

Transportation and Intersection Improvements

Neighbours continue to express interest in intersection improvements at Prince Robert Drive and Island Highway, and support the development team working with the Town of View Royal to determine potential modifications. The potential for a traffic light at the intersection was noted as a positive contribution. There were some questions about transit service to the site.

Traffic Short-Cutting through Neighbourhood

There were some concerns noted about the potential for increased short-cutting traffic through the neighbourhood, with suggestions for traffic calming measures to deter traffic.

Timelines and Next Steps

Neighbours welcomed the chance to learn about the project in advance of the Committee of the Whole meeting, and shared their comments about the application.

August 2023 Neighbourhood Information Session Feedback Summary

The fourth Neighbourhood Information Session was held on Tuesday, August 29, 2023 from 5:30 - 7:30 pm at the View Royal Community Hall. Invitations were delivered approximately two weeks prior to the meeting to the properties. The purpose of the meeting was to present the plans to be considered by the Town of View Royal at their upcoming Committee of the Whole meeting on September 12, 2023.

Approximately 40 members of the community attended the Neighbourhood Information Session, viewing the project presentation boards and asking questions of the project developers, and the planning and architecture team members in attendance. Copies of the previous concept plans were also available for comparison. The discussion topics and questions have been summarized below.

Redevelopment of the Site is Needed

Neighbours continue to support redevelopment of the site and understand that the site is in need of change. Most in attendance commented on the quality character of the proposed buildings as a positive change for the site. Some asked about how the existing tenants would be supported in finding alternate accommodations by the development team and learned about the tenant support plans.

Preferred Plan

Most in attendance preferred the new plan and liked the reduced number of buildings, the increase in tree retention and open space and the removal of the central driveway and parking area that was included in the previous plans. Most also appreciated the reduced building heights, achieved by lowering the underground parking and buildings further into the natural grade of the site.

Tree Retention and Open Spaces

There was positive support for the expanded open spaces and retention of more of the existing trees. Many commented favourably about the inclusion of a children’s play space on site and enhanced connection to neighbourhood trails and parks.

Transportation and Intersection Improvements

Many supported and welcomed the idea of a new traffic light at the intersection of Prince Robert Drive and Island Highway. There were positive comments about the planned underground parking and some questions about parking for loading and deliveries and drop-off/pick-up areas.

Traffic Short-Cutting through Neighbourhood

Some neighbours noted concerns about traffic short-cutting through the residential neighbourhood to avoid congestion on Island Highway and hoped for traffic calming measures along Prince Robert Drive.

Timelines and Next Steps

Neighbours welcomed the chance to learn about the project in advance of the Committee of the Whole meeting, and shared their comments about the revised plans now part of the application.