Presentation: REZONING 2021/01 - 167, 169, 171 Island Highway

REZONING 2021/01

167, 169, 171 Island Highway

Rezoning from R-1B: Detached Residential (Medium Lot) to a new CD zone to permit apartment residential use

Summary of Site Changes

Number of units reduced from 86-82
- Increase in number of three-bedroom units from 1 to 3
New on-site amenity pavilion for residents of the property
Relocation of rain garden closer to Island Highway
Visitor spaces increased from six to nine
New row of trees along park boundary
Two trees in park to be replaced with four new trees

Proposed site plan diagram highlighting locations for unit reduction, amenity pavilion, rain garden relocation, visitor parking, and tree planting/replacement

Detailed landscape and site plan with annotations for tree removal and new planting areas

Aerial rendering showing the proposed building in context with Portage Park, the Four Mile House Brewpub, and the surrounding neighborhood

Development Concept (development permit stage)

Five-storey building with the fifth storey set back
Two levels of underground parking.
82 Units
- 65 one-bedroom units
- 14 two-bedroom units
- 3 three-bedroom units

Lot Size	3780 m²	Previous
Floor Area	5900 m²
Floor Space Ratio	1.6:1	1.54:1
Units/Hectare	217	227.5
Building Height	17.8 m	17.7m
Storeys	5
Site Coverage	34%
Units Proposed	86	86
Vehicle Parking	103 (95 required)	103 (91 required)
Secure Bike Parking	86 (86 required)	82 (82 required)

Density

Development	Address	Units	Lot Area	Units per hectare
Current proposal	167-171 Island Highway	82	0.3780 ha	217.0
Royalle (DP stage)	298 Island Highway	54	0.1853 ha	291.4
Lions Cove	288/290 Island Highway	66	0.8275 ha	80.0
Maija London	280 Island Highway	37	0.1677 ha	220.6
Skyeview (construction)	242-244 Island Highway	37	0.1860 ha	198.9

Architectural renderings from July 2021 showing early project designs

Updated architectural renderings from December 2021 showing current project designs

Changes from Initial Submission in Response to July 2021 Council Comments

Item	July 2021	September 2021	Current
Units	87	86	82
Floor Space Ratio	1.6:1	1.54:1	1.6:1
Parking spaces*	105	102	103
Front Yard setback	7.0m	18.8m	18.8m
West side yard (pub)	4.0m	4.0m	4.0m
East side yard (park)	4.0m	8.4m	8.4m
East side yard (park)			New amenity pavilion 4.0m
Rear yard	7.5m	8.6m	8.6m
Rain garden	North of building	South of building	Southeast corner

Design comment (for Development Permit)

Stepping back the upper floor of the building reduces the massing and add visuals interest to the roofline.
Building would not loom over the Four Mile Brewpub building
- uphill and more than 27 metres away.
The large front yard setback (18 metres) would preserve views to Four Mile Brewpub from Island Highway in both directions.
Line of cedar trees the shared lot line with Four Mile Brewpub would be removed to accommodate underground parking.
- Replacement with a more extensive hedge of smaller coniferous trees to buffer the development from Four Mile Brewpub and soften the view from Island Highway inbound traffic.

Community Amenity Contribution

The Community Amenity Contribution Policy target is $4000 per unit.
$328,000 based on 82 units
Community amenity contribution provision to be secured in a covenant.

Possible community amenities

BC Transit: Add second shelter eastbound transit stop on the high volume 14 UVic and 46 Dockyard routes on Island Highway.

Transportation Demand Management Strategy (new)

To provide more sustainable transportation choices and lessening the burden on the public transportation system
Not zoning requirements as the current development concept complies with parking standards.

Options to be considered at the development permit stage:

a. Provision of 5-7 e-bikes for a bike share program to reduce residents’ vehicle demands b. Vehicle space to support ride-hailing and home delivery of meals/goods c. Enhanced security for bike storage such as self-contained lockers and video surveillance d. Accommodation for cargo bikes, which are larger than standard bikes