EAGLES NEST Rezoning Application Submission Summary Document
A developer-prepared submission document detailing the vision, planning context, and transportation goals for the Eagles Nest residential project.
EAGLES NEST
Rezoning Application
Submission Summary Document
17 January 2020
CONTENTS
1.0 Introduction & Planning Context
- Development Drivers & Objectives ... 2
- Current Site Conditions ... 3
- Site Context ... 4
- Planning Framework ... 5
- Regional & Local Traffic ... 6
- Transportation Planning ... 7
2.0 Community Engagement & Site Planning
- Site Plan Evolution with Community Input ... 9
- Neighbours’ Workshops ... 12
3.0 Proposed Development Plan
- Proposed Site Plan & Development Statistics ... 14
- Site Analysis ... 15
- Perspective Rendering & Site Sections ... 16
- Aerial Perspective Rendering ... 17
- Site & Landscape Plan ... 18
- Landscape Site Sections ... 19
- Planning Timeline ... 20
- Next Steps ... 21
1.0 Introduction & Planning Context
The Eagles Nest site is located at the corner of Helmcken Road and Burnside Road West, in the Town of View Royal’s ‘Northern Gateway’ area of the Hospital Neighbourhood. The site is designated in the Official Community Plan (OCP) for mixed residential development up to 1.6 Floor Space Ratio (FSR). With its close proximity to local shops, services and amenities at Eagle Creek Village and the regional employment centre of Victoria General Hospital, the site is well suited to redevelopment with multiple-residential development.
The planning framework within the OCP supports development of the Eagles Nest site and this section of the document summarizes the key planning policies and rationale. The proposed mixed-residential development is at a density below the maximum allowed in the OCP, but at a level that makes best use of land designated for mixed-residential development and that is required to ensure viability of the project.
In additional to providing much needed new housing that can support the viability of the mixed-use Hospital Neighbourhood, the Eagles Nest project will also be providing a Community Amenity Contribution that could fund additional important public amenities.
Development of this site will result in the contribution of approximately $850,000 to the Town of View Royal as a Community Amenity Contribution, and an additional $2.5 million in rezoning, DCC, building permit fees and off-site improvements. The Community Amenity Contribution funds could be used for a variety of amenities that serve the View Royal community as a whole.
Some ideas we have heard so far include:
- Playground improvements at Chancellor Park
- Pickle Ball Courts at Helmcken Centennial Park
- New fire truck
Development Drivers & Objectives
| Driver | Objective |
|---|---|
| Regional housing crisis | Create more housing choices within growth centre |
| Replace aging housing stock | Build new, and support existing tenants to relocate |
| Help implement the Official Community Plan | Site is designated for higher density housing |
| Climate action and better use of land | Locate new housing near where people work, shop and play |
| Demand for walkable, attractive neighbourhoods | Design for pedestrians, and to contribute to a sense of place |
| Celebrate the gateway to View Royal | Create a gateway feature at the corner |
| Regional traffic congestion | Support compact growth and alternative transportation modes |
| Local traffic movements | Design access and vehicle circulation patterns to maximize function |
| Sensitive, thoughtful infill development | Consider setbacks, screening, and landscaping along edges |
| Respect neighbours during construction | Implement a construction management plan |
| Viable development | Achieve density required to deliver project and amenities |
How? Strive to achieve objectives through a collaborative and iterative design process, including community input while balancing multiple interests.
Current Site Conditions
Current Conditions:
- 3.41 acre (13,800 m²) site, 4 legal lots
- 4 detached residential units
- 12-unit apartment building (Robilee Apartments)
Tenant Support:
The project will exceed the requirements of the BC Residential Tenancy Act to help support existing tenants in their relocation.
| Compensation for length of tenancy | BC Residential Tenancy Act | City of Victoria | City of Vancouver | Eagles Nest |
|---|---|---|---|---|
| Up to 5 years | 2 months | 3 months | 2 months | 4 months |
| Between 5-10 years | 3 months | 4 months | 3 months | 5 months |
| over 10 years | 4 months | 5 months | 4 months | 6 months |
| over 20 years | 6 months | 6 months | 6 months | 8 months |
| Moving Expenses | ||||
| Bachelor and One Bedroom | $ 750.00 | $ 500.00 | $ 750.00 | $ 1,000.00 |
| Two or more bedrooms | $ 1,000.00 | $ 750.00 | $ 1,000.00 | $ 1,250.00 |
| Notice for Termination | 4 months | 4 months | 4 months | 4 months |
| Eligibility in all cases | minimum 1 year prior to rezoning application | |||
| Exclusions in all cases | single family homes, duplexes, condos, secondary suites |
Site Context
Neighbourhood Context:
- ‘Northern Gateway’ area of the Hospital Neighbourhood
- Directly adjacent to existing multiple-unit residential to the west (Hidden Oaks townhouses).
- Multi-unit residential and detached residential uses to the south.
- Within the Urban Containment Boundary, with Agricultural Land Reserve (ALR) lands to the north and east.
- Close proximity to local shops, services and amenities at Eagle Creek Village.
Regional Context:
- Adjacent to regional draw of Victoria General Hospital, and identified regional ‘Node’.
- Close proximity to Galloping Goose Regional Trail.
- Affected by regional commuter traffic.
Planning Framework
View Royal Official Community Plan
- Designated as M-R: Mixed Residential.
- Allows small lot detached houses, townhouses and low-rise apartments up to 3 storeys and 1.25 FSR, and up to 4 storeys and 1.6 FSR for apartment dwellings.
- Regulated by the Mixed Residential Form and Character Development Permit Area.
- Strategically-located around regional node (VGH) and local services.
New Housing in the Right Place
Development of single detached dwellings on small lots, new duplexes, townhouses and low-rise apartments in new and established neighbourhoods provides a variety of housing types, styles and costs.
This variety ensures people of different ages, income levels and stage of life can find homes in View Royal. Small lot infill and multi-unit housing also serves to:
- Transition between single detached housing and areas of higher density;
- Maintain character of existing neighbourhoods while accommodating population growth;
- Incrementally replace aging housing stock; and
- Efficiently use land in an unobtrusive manner.
View Royal has set strong goals for shaping new growth and change.
“View Royal recognizes the impacts of climate change, and is responding by actively promoting energy-efficient, sustainable development, and environmental protection. Well-designed compact housing ensures choice, affordability and better use of land. Infill and redevelopment near neighbourhood centres and transit corridors provides jobs and services closer to where people live – minimizing the need for commuting, and creating pedestrian-friendly streets and destinations.”
- excerpt from View Royal OCP Vision Statement
Regional & Local Traffic
Regional Transportation & Traffic
- Helmcken Road is a vital connection for View Royal and the region providing access to educational and employment facilities such as Camosun College and Victoria General Hospital as well as direct access to Highway 1.
- Helmcken Road is also an important link for those who conduct business and travel between the Western Communities and the Saanich Peninsula.
- Helmcken Road near the site sees approximately 12,000 vehicles per day which is consistent with its function and classification as an arterial road.
- Burnside Road is an important connection for View Royal that provides access to residential neighbourhoods, a community center, parks and District of Saanich.
- Burnside Road parallels Highway 1 between Interurban Road and Helmcken Road and is used by some commuters as an alternative route to Highway 1, resulting in congested conditions during the AM and PM peak hours.
Local Transportation & Traffic
- Current traffic operations on Helmcken Road and Burnside Road near the site, particularly during the PM peak hour, are congested westbound on Helmcken Road from Watkiss Way to Wilkinson Road and northbound on Burnside Road from Helmcken Road to beyond High Street.
- There is potential for congestion to improve on Helmcken Road and Burnside Road near the site following the completion of the McKenzie Interchange. However, the impacts that the McKenzie Interchange may have on these roads can only be quantified once its construction is complete.
- New development should encourage alternate modes of transportation, including walking, cycling, car share and transit use.
Site Access
- The existing lots have access off of Helmcken Road and Burnside Road West.
- The most western property has a legal, shared access with the existing driveway for the Hidden Oaks townhouse development.
- The project is proposing to consolidate the access strategy to have only one access point, to be located off of Burnside Road West.
- This will provide access to the internal courtyard and underground parking garages.
Infill makes use of existing infrastructure and already disturbed land, reduces development pressure on natural areas, and can support increased walking, biking and transit use.
“The thrust of the plan is to provide additional capacity for alternative modes of transportation while making the existing road infrastructure work more effectively, but not at the expense of providing capacity for alternative modes of transportation. Rather, the Town has been consistently striving for a transportation network that reflects the desire of residents and businesses for increased travel choices. They see their roads as community resources for the benefit of all users and want to see additional infrastructure built to accommodate pedestrians as well as bicycle and transit users.”
- excerpt from View Royal Transportation Master Plan
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