242-244 Island Highway Circulation Comments Summary

242-244 Island Highway Circulation Comments Summary

Town of View Royal Development Services

1. A variance to the front yard setback from 7.5m to 4.3m may have to be rationalized at the zoning stage, but not fully addressed until Development Permit.
2. A covenant registered on the lands coincident with final reading of the zoning amendment bylaw will require that the lots be consolidated into one lot; until then the lands will not be permitted to be sold or otherwise transferred separately.
3. A similar covenant will also be required to secure an as-yet-determined community amenity contribution, which will likely require a land lift analysis to determine the value of the property after rezoning.
4. The proposed 6m roadway encroaches on 250 Island Highway. Staff does not support registering a right-of-way over 250 Island Highway for a public road.
5. There is an incomplete picture of how close the proposed roadway is to the existing building.
6. 1m wide sidewalk is less than the existing 1.5m and does not provide a comfortable pedestrian experience.

Town of View Royal Building Department

7. No comments.

Town of View Royal Engineering

The following preliminary comments are provided as a courtesy prior to a formal submission of an application for a Servicing Agreement. They are not meant to be exhaustive but only to help reduce the changes to the formal submission.

General

8. This project will require a variance for the road cross section as it does not comply with View Royal’s Subdivision and Development Servicing Bylaw.
9. All works and materials to be carried out to MMCD Platinum specifications, unless otherwise noted.
10. Use TOVR specs for General Notes, Electrical Notes and Landscape Notes.
11. All services connections to new developments must be underground.
12. Canada Post to be contacted to confirm community mailbox requirements and location.
13. Tree protection needs to be shown on plan and installed prior to start of any construction work.
14. Prior to issuance of building permit, trades parking plan required to be approved by View Royal.

Drain

15. On site storm water storage and treatment will be required. (Storm water management plan required)
16. Show calculations to prove zero net increase in post development storm water run-off.
17. I.C. chamber required at property line for all storm drain property connections. All I.C. chambers to be housed in a concrete inspection box labeled “storm drain”.
18. Sedimentation control must be shown on design plans.

Sewer

19. I.C. chamber required at property line for all sanitary sewer property connections. All I.C. chambers to be housed in a concrete inspection box labeled “sanitary sewer”.
20. Must complete Application for Sanitary Sewer Connection forms.
21. Any existing sanitary sewer connections to be used must be CCTV’d with a copy of the video and report provided to View Royal Engineering for confirmation of condition. If substandard condition, pipe must be replaced.
22. Abandoned sewer connections must be capped for View Royal’s inspection and approval.

Water

23. CRD Water to review for their requirements.
24. View Royal requires proof of CRD approval for water design.

Road

25. Access and egress turning radius and alignment at entrance to lane need to be reviewed. Proximity of building wall to exit laneway will effect vehicle alignment.
26. Width of lane does not allow for snow removal storage. This will limit the lane to single lane traffic and block access to the sidewalk during snow events.
27. No parking signs to be placed on both sides of entrance lane.
28. Proposed concrete sidewalk down the lane to be elevated from vehicle traffic. (protected by curb)
29. Width of proposed concrete sidewalk down the lane does not meet View Royal’s Subdivision and Development Servicing Bylaw standards.
30. Extend Lafrenze green paint treatment in bike lane to end of hatched area fronting 244 Island Hwy. (Conflict zone)
31. Comment on proposed new driveway letdown and possible conflict with fire hydrant.
32. Utility pole on west side of laneway must be relocated.
33. Provide comments on possible traffic conflict with bus stop and entrance. (Transit comments required)

Electrical and Lighting

34. Require separate set of lighting plans for the road and lane. Lighting calculations required.
35. TOVR follows IES and MoTI lighting standards.
36. Show Hydro and Tel infrastructure on lighting plans.
37. All services to be underground.

Landscaping

38. Separate landscaping plan required for boulevard. (Include plan for existing and new trees)
39. Irrigation for boulevard required as part of landscaping design.
40. Ensure landscaping height at lane entrance does not exceed View Royal site line standards.
41. Boulevard License Agreement will be required.

Town of View Royal Fire

No issues.

BC Hydro

We have reviewed your proposed Conventional Subdivision Application regarding the above noted location(s). BC Hydro does not own any equipment on this property. Therefore, BC Hydro does not require that a Statutory Right-of-Way Agreement (SRW) be registered against the property title at this time.

Please note that depending on how you plan to develop, a SRW may be needed in the future. Therefore, it is in your best interest to contact us as soon as possible. The process of registering a SRW for BC Hydro can be very lengthy, and may cause delays in your construction schedule if it is not dealt with early. Before any future electrical equipment on the property is energized, including temporary construction power, the Agreement must be registered at the Land Title Office.

Modifications to the BC Hydro system maybe necessary in order to extend the electrical system to this development. BC Hydro will need to complete a thorough system study and design to provide a cost estimate for this work. The developer must submit an application for service with our BC Hydro Express Connect Department by phone @ 1-877-520-1355 or online: https://www.bchydro.com/accounts-billing/moving-electrical-connections/electrical-connections.html

Approximate design and construction lead times will be provided at the time of application.

The design and layout of the dedicated road allowance must be adequate to comply with all BC Hydro Standards, operational and maintenance requirements, and required clearances from other utilities. BC Hydro will not accept the placement of its electrical distribution system on private property without expressed written consent from a Representative of the local BC Hydro District Office after a review of the design. Exceptions will only be made on a case-by-case basis.

There is overhead electrical infrastructure adjacent to this property which may affect this development. It is the developer’s responsibility to ensure that any infrastructure built on this property will meet all current CSA requirements and limitations around high voltage equipment and transformation.

Normally, BC Hydro will not relocate existing BCH plant. If the developer wishes to have BC Hydro relocate its plant in order to meet CSA requirements, an application must be submitted to the local BC Hydro District Office to conduct a feasibility study of a proposed redesign. The developer will be fully responsible for all associated redesign costs.

Kathy Butterfield Design Assistant South Vancouver Island Process Centre

BC Transit

No response.

Canada Post

Thank you for the opportunity to review this referral. This apartment building will require a developer supplied lock box assembly as well as a Micro-switch for door entry. All information and specs can be found here:

https://www.canadapost.ca/cpo/mc/assets/pdf/business/standardsmanual_en.pdf

I would ask that the contractor contact me directly if he has any further questions.

Thank you,

Rob Binning Delivery Planning (250) 479-0862 Ext. 2040 robert.binning@canadapost.ca

CRD Water