2023 12 05 Public Hearing Agenda - Agenda - Pdf
Presentation to Town of View Royal Public Hearing December 5, 2023 - 339 Island Highway
A slide deck from the applicant detailing the project benefits, site planning, tree preservation, and economic contributions of the proposed development.
Applicant Presentation: Fire Access, Loading, and Project Benefits
Visual presentation materials from the applicant (Boardwalk/ICIC) detailing site design, fire access, and community benefits.
dHK architects Letter - Redevelopment of the Site
Portions of a letter from the project architect discussing site redevelopment needs, tree retention, transportation improvements, and community input.
ATTACHMENT 2 - 339-345 Island Highway Rezoning Application, Community Amenity Contribution
A memo outlining the proposed Community Amenity Contributions (CACs), including cash contributions and tangible infrastructure improvements.
Attachment 1 - 339-345 Island Highway Rezoning Application Letter
A letter from dHKarchitects on behalf of Boardwalk and ICIC providing the project rationale and details on the proposed revitalization of the site.
ATTACHMENT 4 - Conceptual Servicing and Frontage Works Plans
Engineering plans from McElhanney showing the conceptual servicing and frontage improvements for the Island Highway and Prince Robert Drive intersection.
ATTACHMENT 5 - Fire Truck and Commercial Vehicle Access Sketches
Technical sketches demonstrating site accessibility for emergency fire vehicles and heavy single-unit commercial trucks.
ATTACHMENT 6 - 339 / 341 / 345 ISLAND HIGHWAY Traffic Impact Assessment
The cover and table of contents for a formal Traffic Impact Assessment prepared by Watt Consulting Group.
339 / 341 / 345 Island Highway Traffic Impact Assessment
A technical study conducted by Watt Consulting Group assessing traffic impacts, site access, and parking requirements for a proposed 238-unit residential development.
APPENDIX A: SYNCHRO INFORMATION
An appendix to the Traffic Impact Assessment describing the Synchro modelling software and Level of Service (LOS) criteria used for traffic analysis.
Construction Impact Assessment and Tree Management Plan - Tree Data Table
Detailed tabular data listing surveyed trees at the development site, including species, health condition, and retention recommendations.
Construction Impact Assessment and Tree Management Plan Narrative
Professional arborist assessment of the site's tree resources, construction impacts, and mitigation strategies for the proposed development.
APPENDIX A - TREE MANAGEMENT PLAN (T1)
A visual site plan mapping the locations of existing trees, critical root zones, and trees proposed for removal or retention.
APPENDIX B - PHOTOGRAPHS
Photographic documentation showing the condition of trees at the southeast corner of the site, specifically highlighting English Ivy coverage.
APPENDIX C – HARD SURFACE ABOVE TREE ROOTS DETAIL
Technical diagrams and notes detailing the required construction methods for installing hard surfaces over critical root zones to protect tree health.
ATTACHMENT 8: Tenant Relocation Plan
A plan by Invictus Commercial Investment Corp. outlining compensation and assistance for current tenants impacted by the proposed redevelopment.
ATTACHMENT 9: TOWN OF VIEW ROYAL SUSTAINABILITY CHECKLIST
A completed checklist evaluating the project's sustainability features across economic, environmental, and social categories.
Town of View Royal Sustainability Checklist
A completed sustainability checklist detailing public amenities, site coverage, and community involvement for the proposed development.
ATTACHMENT 10 Official Community Plan Policies
Excerpts of applicable Official Community Plan policies relevant to land use, transportation, and housing for the rezoning application.
ATTACHMENT 11 Mulholland & Parker Land Economists Ltd. Development Land Lift Analysis
An economic analysis determining if the rezoning generates a land value increase (land lift) and estimating potential community amenity contributions.
ATTACHMENT 12 Community Engagement Summary
A summary of community engagement activities and feedback from four neighbourhood information sessions held between 2022 and 2023.
ATTACHMENT 13 TOWN OF VIEW ROYAL COMMITTEE OF THE WHOLE REPORT
A detailed analysis and report for the Committee of the Whole regarding the Rezoning and OCP Amendment application for 339-345 Island Highway.
Attachment 14: Committee of the Whole Report - Rezoning Application 2023/01 – 339, 341, & 345 Island Highway
A detailed technical report analyzing the rezoning proposal for a 238-unit rental residential development, including site characteristics and policy compliance.
APPENDIX B: PRELIMINARY LEFT TURN LANE DESIGN
Engineering drawing showing the proposed left turn lane design on Island Highway at the intersection of Prince Robert Drive.
APPENDIX C: TRAFFIC SIGNAL WARRANT RESULTS
Traffic study data determining if the proposed development warrants the installation of traffic signals at the analyzed intersection.
Attachment 16: Minutes of a Committee of the Whole Meeting - September 12, 2023
Minutes from the September 12, 2023 meeting detailing further discussions on the rezoning application and environmental concerns like noise mitigation.
Committee of the Whole Meeting Minutes September 12, 2023
Minutes from the Committee of the Whole meeting where initial discussions occurred regarding the rezoning application for Island Highway and other municipal matters.
MINUTES OF A COUNCIL MEETING HELD ON TUESDAY, NOVEMBER 7, 2023
Minutes from the regular Council meeting where the first and second readings of Bylaw No. 1128 were approved and a Public Hearing was scheduled.
TOWN OF VIEW ROYAL BYLAW NO. 1128
A bylaw to amend the Zoning Bylaw to rezone properties at 339, 341, and 345 Island Highway to Mixed Residential (RM-3).
Email dated November 24, 2023 from C. Baur, Re: Rezoning Application for 339, 341 and 345 Island Highway
Correspondence from a resident expressing concern about traffic increases on Prince Robert Drive and View Royal Avenue.
Email dated November 26, 2023 from L. Naeth, Re: Rezoning Application for 339, 341 and 345 Island Highway
Correspondence supporting the rezoning but expressing concerns regarding the quantity of units (approximately 238) and impact on Island Highway congestion.
Email dated November 28, 2023 from I. Brown, Re: Rezoning Application for 339, 341 and 345 Island Highway
Correspondence from the Chair of PREAC requesting the project adhere to the Zero Carbon Step Code and avoid gas connections.
Letter dated December 5, 2023 from D. Wilson, Re: Rezoning Application for 339, 341 and 345 Island Highway
Detailed letter outlining multiple concerns including information gaps, tax revenue estimates, population impact, and traffic shortcutting issues.
Email dated December 5, 2023 from M. Bevan, Re: Rezoning Application for 339, 341 and 345 Island Highway
Correspondence regarding traffic and parking safety on Prince Robert Drive, while supporting the cleanup of derelict housing.
Email dated December 5, 2023 from N. Garry, Re: Rezoning Application for 339, 341 and 345 Island Highway
Correspondence critiquing the high-density nature of the project and the 'cookie cutter' architectural design.
Email dated December 5, 2023 from the View Royal Climate Coalition, Re: Rezoning Application for 339, 341 and 345 Island Highway
Opposition letter from the View Royal Climate Coalition regarding the proposed use of natural gas fired boilers.
Minutes of the Council meeting held November 7, 2023
Formal record of the municipal council meeting where preliminary discussions or decisions regarding the Island Highway rezoning occurred.
Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1128, 2023
The proposed draft bylaw to amend the existing zoning for 339, 341, and 345 Island Highway.
Email dated November 24, 2023 from C. Baur
Correspondence from a member of the public regarding the rezoning application for 339, 341 and 345 Island Highway.
Email dated November 26, 2023 from L. Naeth
Correspondence from a member of the public regarding the rezoning application for 339, 341 and 345 Island Highway.
Email dated November 28, 2023 from I. Brown
Correspondence from a member of the public regarding the rezoning application for 339, 341 and 345 Island Highway.
Letter dated December 5, 2023 from D. Wilson
Correspondence from a member of the public regarding the rezoning application for 339, 341 and 345 Island Highway.
Email dated December 5, 2023 from M. Bevan
Correspondence from a member of the public regarding the rezoning application for 339, 341 and 345 Island Highway.
Email dated December 5, 2023 from N. Garry
Correspondence from a member of the public regarding the rezoning application for 339, 341 and 345 Island Highway.
Email dated December 5, 2023 from the View Royal Climate Coalition
Correspondence from the View Royal Climate Coalition regarding environmental concerns or suggestions for the rezoning application.