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.
Redevelopment of the Site is Needed
Neighbours continue to support redevelopment of the site and understand that the site is in need of change. Most in attendance commented on the quality character of the proposed buildings as a positive change for the site. Some asked about how the existing tenants would be supported in finding alternate accommodations by the development team and learned about the tenant support plans.
Preferred Plan
Most in attendance preferred the new plan and liked the reduced number of buildings, the increase in tree retention and open space and the removal of the central driveway and parking area that was included in the previous plans. Most also appreciated the reduced building heights, achieved by lowering the underground parking and buildings further into the natural grade of the site.
Tree Retention and Open Spaces
There was positive support for the expanded open spaces and retention of more of the existing trees. Many commented favourably about the inclusion of a children’s play space on site and enhanced connection to neighbourhood trails and parks.
Transportation and Intersection Improvements
Many supported and welcomed the idea of a new traffic light at the intersection of Prince Royal and Island Highway. There were positive comments about the planned underground parking and some questions about parking for loading and deliveries and drop-off/pick-up areas.
Traffic Short-Cutting through Neighbourhood
Some neighbours noted concerns about traffic short-cutting through the residential neighbourhood to avoid congestion on Island Highway and hoped for traffic calming measures along Prince Robert Drive. The short cutting problem has been ongoing and some neighbours are concerned about the development contributing to this existing problem.
Infrastructure and Transportation
With respect to neighbourhood concerns about traffic short-cutting through the Harbour Neighbourhood, we continue to support View Royal Staff review of potential traffic calming measures that could be implemented by the Town beyond the frontages of our site.
We understand Staff and Council are further investigating these issues, which are beyond our control.
We are working with McElhanney and Watt Consulting Group are collaborating with Staff to ensure that all affected public services and infrastructure will be maintained or upgraded to suit this new development and the overall neighbourhood. The off-site improvements included with the redevelopment will provide a proper bike lane, curb, gutter, sidewalk, boulevard, street trees, bus stop pull-out, and bus stop shelter. With all vehicle traffic accessing the site of Prince Robert Drive, all five existing driveways on Island Highway will be removed, creating a continuous upgraded and beautified streetscape, with improved safety for all modes of transit. Prince Robert Drive will also be substantially upgraded, with a widening of the roadway, establishment of proper building setbacks, and installation of proper curb, gutter, and sidewalk.
Conclusion
We have valued the time and input from Staff, neighbours, community members and Council to help shape the plan to arrive at the final proposal for Council consideration.
We look forward to an opportunity to present the proposal and welcome further community input at a Public Hearing.
Sincerely,
Rob Whetter architect AIBC LEED™ AP de Hoog & Kierulf architects
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