Correspondence regarding 294 and 296 Eltham Road & 242 Helmcken Road

November 27, 2025

To: View Royal Town Council

Re: 294 and 296 Eltham Road & 242 Helmcken Road

To whom it may concern,

We are writing on behalf of the Strata Council for VIS4593 (Lions Cove, 290 Island Hwy) and VIS2993 (Ashley Gate, 288 Eltham Road) to address ongoing and worsening concerns related to the upkeep of 294 and 296 Eltham Road and 242 Helmcken Road, as well as the Development Permit with Variances Application No. 2024-03 – 294, 296 Eltham Road and 242 Helmcken Road.

We would like to acknowledge and thank Council for taking previous letters distributed on October 18, 2024, and [confirm date], 2025, into consideration. Both Strata Corporations would like to acknowledge and thank Council and View Royal Bylaw for any efforts undertaken thus far related to some of the concerns and situations addressed in the previous letters.

For the context of this letter, both Strata Corporations would also like to stress that they are writing to you as active participants and members of the View Royal community and are doing so with the hope of preserving, maintaining, and respecting this community. Neither Strata Corporation is opposed to these properties being used as existing rental properties, nor are they opposed to the future development of the site, though they share numerous concerns regarding the upkeep and safety of these properties.

The concerns raised by residents in both Strata Corporations relate to the continued escalation of behaviour that is negatively affecting all neighbouring properties. This includes, but is not limited to:

• parking on sidewalks,
• illegally using visitor parking in both Strata Corporations,
• storing and disposing of large volumes of refuse, including hazardous materials, in the front lawns and onto the sidewalks of the property,
• failing to maintain their properties (structures, lawn maintenance, and clearing any sidewalk obstructions),
• discarded drug paraphernalia,
• off-leash dogs which defecate on 290 Island Hwy and 288 Eltham Road property,
• off-leash dogs which have attacked residents on the sidewalk,
• disposal of construction debris (screws/nails/drywall scraps) causing damage to vehicles,
• and numerous noise and conduct concerns of those occupying the properties,

all of which present a severe and negative impact to those living in Lions Cove and Ashley Gate. We would also like to stress that, based on the attached appendices and photos, we have clear documentation showing that there has been no improvement to these concerns in the past 12 months, starting with our letter and photos provided on November 18, 2024.

As these behaviours have continued, both Strata Corporations have experienced an increase in rodent populations, which bears a direct cost to both Strata Corporations as they are required to implement treatments and rodent control programs at their sole cost. Rodents have been frequently observed on all three properties, with garbage, recycling, and compost waste regularly left out in bags, rather than secured containers, for days before pickup, which are often not picked up and then left on front lawns. Reports of chewed wires and significant vehicle damage have also been reported, which is directly attributed to these rodent populations. Photos provided to accompany this letter show garbage bags on the lawns, strewn about by animals.

Both Strata Corporations maintain their belief that responsibility and accountability for property upkeep and safety should fall to the owner(s) of the property in question, noting that both Strata Corporations upkeep their properties, have weekly lawn maintenance and landscaping contracts, regular tree trimming, etc, though there is a growing concern at the lack of response, acknowledgement, or action being taken by the property owner. Several residents have expressed that they have communicated with and have a pleasant, cordial relationship with some of those residing in the properties, though retain the belief that it is not their responsibility, likely as tenants, to maintain and upkeep the property or to address these ongoing and, perhaps, worsening concerns.

We would also like to emphasize that Eltham Road has only one sidewalk on the street which is directly in front of the houses in question. Residents of 288 Eltham Road include many young families who are forced to walk in the street to assist their young children to and from preschool, View Royal Elementary, and other afterschool care programs down the street, multiple times a day. While neither Strata Corporation has a concern with vehicles legally parking along Feltham Road, noting that visitors to the Strata Corporations sometimes utilize this parking as well, there are frequently vehicles associated with these properties illegally parking along the road, which further narrowed the ability for pedestrians to traverse this section of Eltham Road. Many elderly residents also face issues accessing transit stops or walking dogs, and may have mobility issues and not be able to jump out of the way of speeding traffic. In addition to the upkeep and sanitary concerns raised, there is growing concern over the safety of all those who are unable to use the sidewalk. There have been many instances already which can be directly attributed to the unsafe nature of these properties, including a recent death at 294 Eltham Road. Both Strata Corporations are assured that it is only a matter of time before a more serious event happens, raising additional concerns over safety and liability should such an event happen.

From this, we kindly request that the Town of View Royal adopts a hands-on approach to address these ongoing and worsening concerns and, where necessary, enforces any applicable municipal bylaws that may assist with correcting these concerns. The end goal of both Strata Corporations is to preserve the neighbourhood and community and ensure that all residents and owners are treating the community with respect and decency. In support of the Development, their shared hope is also to welcome new members in their community and to continue fostering and preserving those goals with the newer members of the growing View Royal community.

Without this hands-on approach and direct action from the Town of View Royal, there is a legitimate fear that these continued incidents and conditions will degrade the neighbourhood and cause significant harm to the community both today and into the future. Both Strata Corporations remain optimistic that View Royal can act on the above concerns and prioritize response, investigation, and action to preserve this section of the community.

Thank you for your attention regarding this matter. If you have any questions, please contact the undersigned.

Respectfully,

Sebastian Calderone Associate Broker sebastian@colyvanpacific.com cc: Strata Council