Applicant Letter - RE: 250 Helmcken Road – ‘Fiddler’s Green’
A letter from the project architect detailing the design rationale and OCP conformance for the 'Fiddler's Green' development proposal.
November 25, 2020
Town of View Royal 45 View Royal Avenue Victoria, BC
RE: 250 Helmcken Road – ‘Fiddler’s Green’
Dear Mayor and Council
The proposal being presented for the property located at 250 Helmcken Road is for a 3 storey ‘walk-up’ apartment building containing 10 suites and resident’s amenity space. Parking is provided for 11 cars, partially under the lowest residential storey and partially at grade. The project is intended as affordably priced rental accommodation with reasonably sized units of 1 and 2 bedrooms for individuals, couples and small families. Bicycle storage is provided for sufficient spaces to serve all apartments, while parking is provided in accordance with the On-site parking requirements.
The site is currently zoned C1 – Community Commercial. We are requesting that the site be rezoned to RM3 – Mixed Residential. This will allow a slightly increased density and increased height that would allow the proposed building in this location. While the house to the East is considered commercial, being a medical office, and the proposal to the South is a mixed-use commercial residential project of much greater proportions, the proposed residential only use proposed for this site, is still complimentary to the commercial spaces that will be constructed as part of the mixed use development. The proposal for 250 Helmcken will potentially provide an increased customer base for the commercial hub at Island Highway and Helmcken. We believe that the style of building and configuration as a 3-storey walk-up apartment building is an appropriate reduction in scale that transitions to the still smaller scale of the adjacent single family dwellings.
The proposal is situated on or close to several major BC Transit routes including the #14 route from Victoria General Hospital to UVic. It is close to several commercial centres including Eagle Creek, Admirals Road and is immediately adjacent to the Harbour Helmcken Community Corridor, which is seeing growth in both commercial facilities and mixed residential. Amenities are within easy walking / cycling distance and the proposal is also close to the inter municipality E & N Rail Trail which is easily accessed in several directions from the proposed site.
OCP Conformance
Harbour-Helmcken Community Corridor
This Plan envisages the remainder of the properties outside the Helmcken/Island Highway intersection as a mix of residential types, including townhouses and low-rise apartments.
The proposal is immediately adjacent to the Harbour-Helmcken Community Corridor, which is envisioned as a mixed-use residential and commercial hub, while the areas leading away from that corridor are identified as supporting a variety of housing types, including townhouses and low-rise apartments. Proximity to commercial areas means that residents can easily walk or cycle to many amenities without needing to drive a car.
In this regard, the proposed development is intended for a site currently occupied by a single family dwelling. The proposal conforms to recommendations of the OCP that encourage infill developments rather than the use of greenfield sites.
The site falls within the Neighbourhood Mixed Use Land Use Designation (Commercial with Townhouses and Low Rise Apartments up to 3 storeys). The proposal fits this description aside from the lack of commercial. The scale and apartment use is in keeping with other proposals planned for adjacent sites within the community corridor.
OCP Objectives and Policies
Objective LU1
Policy LU1.1 Neighbourhood Centres The proposal is situated in close proximity to the Harbour Helmcken Community Corridor and as such supports this Policy of creating mixed use centres and encouraging the majority of new and infill residential in these areas to promote walkable and cycle friendly activity hubs.
Policy LU1.5 Land Use Designations While the project does not have a commercial component, it does provide an alternative housing style to the existing Single Family Dwelling, in close proximity to the Harbour Helmcken Community Corridor. In this regard, the project conforms to the designation of Neighbourhood Mixed Use in providing low-rise (3 storey) apartments.
Objective LU2
Policy LU 2.3 Targeted Residential Infill The proposal is for a low rise apartment building in a predominantly single family dwelling neighbourhood. It is in close proximity to a proposed mixed-use residential/ commercial project and is also close to other townhouse or apartment projects further along Eltham Street.
In this regard it supports the policy to allow limited residential infill in established residential areas as a means of providing greater housing options and addressing the demand for ground-oriented family housing.
Objective LU4
Policy LU 4.5 Street Oriented Buildings Proposal is for a 3 storey walk up apartment with ground oriented apartment on Eltham and an entrance on Helmcken that is closely connected with the municipal side walk and presents an Entry sequence that supports the policy to support street oriented buildings.
Policy LU 4.13 Sustainable Structures and Buildings The proposed building will incorporate sustainable materials, practices and systems to reduce the environmental footprint of the development during construction and during its operation. Adherence to the requirements of the Energy step code will ensure a low energy consumption for the building. Recycled and recyclable materials will be used where availability exists. High efficiency fixtures, fittings and equipment (water and energy) will be used.
Objective LU9
Policy LU9.1 Harbour Helmcken Community Corridor Project is supported as a development of a underdeveloped site adjacent to the Community Corridor as mixed residential (apartments and ground oriented apartments). Higher residential density is supported in LU9.1.
Moderate densification of this area is in conformance with the stipulation that this part of View Royal ‘compliment and not compete” with the future Town Centre to be situated at / near the Fort Victoria RV Site.
Benefits
The project is intended to provide lower cost workforce housing for rent. The suites are relatively modest one-bedroom suites and one two-bedroom suite that would be suitable for a young family (particularly with the elementary school down the road). The location provides easy access by foot bike or transit to multiple nearby amenities and work places, thereby reducing the need for personal vehicle use, and also appealing to lower income households, who may not even own a car. Greenhouse gas reduction through fewer personal car trips for the residents would benefit the town and contribute to sustainability goals of the OCP.
The many service businesses located in close proximity to the site, could provide employment or may already provide employment for individuals who would possibly find this location, and the style of housing provided, attractive.
The proximity to the E & N Rail Trail provides an alternate transportation corridor that connects with other municipalities throughout the GVA. Again, reduction of GHG from personal vehicle use would be a benefit.
The need for affordable housing choices close to amenities, employment and transportation / transit is common to most of not all of the municipalities located in the Greater Victoria Area. The location of this project at this major intersection and the provision of a mixture of unit sizes and prices would meet that need.
Public Infrastructure
The attached report from JE Anderson and Associates indicates that Storm Drains, Sanitary Drains and Water supply are more than sufficient to meet the demands of the proposal at this location.
Sidewalks, bike lanes and roadways were improved along this stretch of Helmcken some years ago and are still in well maintained condition, sized to meet the traffic demands of the existing neighbourhood as well as those of the proposed development. Confirmation from the Town of View Royal Engineering department is required with regards to recommended or required improvements along Eltham, which remains in an undeveloped form with no side walks, curbs, gutters or bike lanes present.
Neighbourhood Impacts
While the proposal does indicate 11 parking spaces, it is anticipated that not all of the residents will own cars, necessarily. The project is geared towards students and workforce employed at nearby businesses. The location is such to encourage transit use, and alternate and /or self propelled transportation. As such the additional impact of the residents moving to and from the proposed project, is expected to be minimal. Excessive noise is not anticipated to be factor. Nor is light pollution. Exterior lighting where it is needed to provide a safe secure environment for the residents will be shielded down-lighting, designed in such a way to eliminate any impact on the neighbouring houses and buildings.
No significant trees are currently located on this site. There is one large rock outcropping that will be reshaped somewhat but not eliminated, to accommodate the main entrance to the building. Landscaping will provide a net increase in the number and sizes of trees once it has become established. As part of the site works, quality cedar fencing will be installed on three property lines, in conformance with View Royals regulations. This will enhance the privacy of the neighbouring lots while also providing privacy and security for the new residents.
Design and Context
The proposal is a three-storey apartment of relatively modest dimensions, being only slightly larger in footprint than the single family dwelling it would replace. It will be situated beside the anticipated 6 storey mixed use project for the corner of Island Highway and Helmcken and as such, will form a transition from the proposed large project on the corner down to the 1 1/2 – 2 storey dwellings along Helmcken and Eltham. The design of the building will be complimentary to the larger proposed project next door. It will not mimic that design but will be somewhat reflective of it, with a modern look of flat and slightly pitched mono-slope roofs, simplified detailing and large windows.
The North / South orientation of the project will be such as to minimize overlooking of adjacent smaller buildings to the East.
Fitting the parking under the building on the lower side of the site, allows the first residential storey to be very close to existing grade along Eltham. The main entrance for the building will be up a short flight of stairs from the existing municipal sidewalk. This provides an open and welcoming entrance while also providing a distinct vertical separation between the public sidewalk and the more private entrance to the apartment building.
Summary
In reviewing the material and drawings submitted in support of this re-zoning application, we trust that you will see this project as an appropriately scaled residential project that conforms with the policies set out for this area and for the community at large in the Official Community Plan. When seen in juxtaposition with the larger mixed use development to the South, we hope that you will agree that it provides a transition in scale, style and use from the larger mixed use project to the much smaller single family dwellings along Helmcken and Eltham, that will in all likelihood, continue to be the predominant building form along these two streets for some years to come.
Yours sincerely,
JOE NEWELL ARCHITECT INC.
Joe Newell Architect.AIBC
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