Attachment 3. Official Community Plan review

Rezoning Application 2018/06 – 7 Erskine Lane

A. Policies

The site is in the Hospital Neighbourhood Centre, where the OCP supports intensive mixed uses including the development of higher density housing and other uses that will benefit from and support Victoria General Hospital and commercial uses such as Eagle Creek Village. The OCP land use designation is ‘Intensive Mixed Use’, which supports commercial uses, townhouses and low-rise apartments up to five storeys with a maximum floor space ratio of 2.5:1.

The proposed RM-3 (Mixed Residential) zoning designation (Attachment 3) and the development concept would be in keeping with the land use designation as follows:

Other relevant OCP policies include the following:

Policy LU1.4 Diversity of Forms and Uses

Support a variety of residential and commercial forms and uses to encourage socio-economic diversity, and provide for the diverse needs of youth, families and an aging population.

• Apartment buildings are usually targeted for younger and older adult residents. The development concept includes two 2-bedroom units with dens and two 3-bedroom units that would be suitable for families with children. Final unit mixes will be confirmed through the development permit process, but the provision of units with three or more bedrooms is encouraged because it provides new choices for families and those that require single level residences.

Policy LU4.2 Support Walking, Cycling and Transit

Encourage higher density and mixed-use development at neighbourhood centres and along major transit corridors to promote walkability, cycling and transit use. Support higher residential density, commercial intensity and reduced parking requirements in areas well served by transit.

• The site is a 500m walk to the transit stop at Victoria General Hospital, where there is a frequent route to downtown and a local route the Western Communities. There is easy access to the Galloping Goose Regional Trail across the street.

Policy LU2.2 Connected Neighbourhoods

Strengthen connections between existing residential neighbourhoods and the mixed-use centres through transportation, urban design and public space improvements, to the effect that neighbourhoods identify with one or more of the mixed-use centres.

• A walkway is proposed on Erskine Lane that would improve pedestrian safety and neighbourhood connectivity. The asphalt section of the walk is subject to approval of a variance as it does not meet the Town’s Subdivision and Servicing Standards Bylaw requirements.

Policy LU5.2 Sustainable Development Patterns

Direct new growth away from environmentally sensitive areas and promote sustainable development patterns and building forms that result in a more efficient use of limited land.

Policy LU5.4 Urban Growth Boundary

Maintain the Urban Growth Boundary (UGB) and continue to direct new urban development and improvements within the boundary.

Policy HS1.1 Range of Housing Types

Ensure the policies of this Plan and the regulations of the Zoning Bylaw support a range of housing, including detached homes, small lot subdivisions, apartments, townhouses, secondary suites and other typologies that meet the housing needs of current and future residents.

Policy TR1.3 Cycling Infrastructure

Promote cycling for commuting, personal transport and recreation purposes through improvements to infrastructure and facilities as identified in the Transportation Master Plan. The inclusion of bicycle parking areas and facilities such as showers, lockers, and change rooms shall be encouraged at commercial, institutional, public, recreational, and multi-family residential development sites.

• The site is in a convenient location for bicycle commuters to access the Galloping Goose Regional Trail. Bicycle parking areas and facilities would be addressed at the development permit stage.

Policy TR3.1 Transportation Master Plan

Support the safe and efficient movement of vehicles, cyclists and pedestrians throughout View Royal in accordance with the priorities and strategies established in the Transportation Master Plan.

• A Traffic Impact Assessment has been provided and is considered in this report.

B. Environmental Impacts

Not much undisturbed green space remains on the property. The site requires contaminated site remediation. The applicant has submitted a proposal for independent remediation to address historic site contamination and has obtained approval from the Ministry of Environment Contaminated Site Branch allowing the rezoning application to proceed. The southeast part of the site is rockier and some of the trees along the property line have the potential to be retained. Soil Permit 2018/01 was issued in July 2018 to permit removal of contaminated soil on the subject property and a small portion at 9 Erskine Lane. The permit expired in July 2019 and another soil permit application will be required.

C. Servicing

Standard servicing requirements include provision of a sidewalk in front of the site in anticipation there will be further development on Erskine Lane. A storm water management plan is required at the servicing stage (prior to building permit issuance) to ensure that there will be no net increase in site runoff and that storm water entering the Town’s drainage system will meet the requirements of Storm Water Regulation Bylaw No. 902, 2015.

The proposed driveway access is curved and sloping. The applicant indicates the development concept was designed with emergency vehicle access in mind. The accessibility will be verified in the development permit and building permit processes.