ATTACHMENT 3: Letter to Council (Proposed Duplex Rezoning)

Re: Proposed Duplex Rezoning, 110 High Street, View Royal, B.C.

Dear Mayor Screech and Councillors:

We are pleased to submit for your review our application to rezone 110 High Street to permit construction of a 2 family dwelling all in accordance with the requirements of the R2 zone.

We believe that 110 High Street represents an opportunity to gently increase density in the area currently zoned R1 B. The property is a very large lot [1950 square metres, just short of half an acre], and is also much wider than the adjacent properties. Regrettably, the existing 1930s house is not practical for restoration or inclusion in the project. In addition, the north property line is the boundary between View Royal and Saanich, where the adjoining properties are very rural, comprising only one house on large rural/ agricultural zoned land. The orientation of the neighbouring lots, [to the south] is back yard to side yard, and with the increased width of the lot, affords a building separation greater than a normal rear yard to rear yard orientation.

We have reviewed the official community plan with respect to housing policy, and the Hospital Neighbourhood, and this density shift would appear to be in keeping with the goal of predominantly single family uses in this area. The parameters of the proposed construction is far below the limits of the R2 zoning in almost every case. We are proposing very significant retention of open space, and the removal of only one coniferous tree, and no oaks. Three deciduous trees within driveway and foot print are proposed for removal, along with three old fruit trees. We can easily incorporate additional trees into the final landscape plan.

The two homes will embody state of the art construction, energy step code compliance, and the intent is to provide EV charging in each unit. Lying to the north of the existing south neighbours, and well below and away from the west neighbours, we anticipate no measurable shading to the adjacent properties.

To summarise:

• we would submit that the proposal generally conforms to the official Community Plan
• environmentally, the proposed development offers very low density development, with much open space and large amounts of pervious surfaces. The proposed buildings will be energy efficient and environmentally friendly. Economically, it affords additional tax base, Socially and culturally, the proposed buildings maintain building separation, no shadowing, and maintain privacy. Neighbours have been consulted during the design process.
• housing demand is demonstrably high, and the proposal is aimed at family accommodation.
• public infrastructure appears to be adequate for the proposed development.
• we would submit that the proposal is complementary to the existing neighbourhood conditions. Additional traffic loads are minimal, tree removal does not impact large, desirable, and protected species. Screening, fencing and hedging to maintain privacy are provided.
• we have attempted to generate and utilize building forms that protect sight lines, solar access, and privacy, and are therefore complementary to the existing neighbourhood. as this will be the last development on the street, we believe there can be no future development encouraged by this proposal.

Thank you for your consideration.

Yours very truly

nigel banks AT [AIBC] for Anthony Faiazza and Paul Terry, owners