2021 02 02 Public Hearing Agenda - Agenda - Pdf
TOWN OF VIEW ROYAL PUBLIC HEARING AGENDA
Agenda for the public hearing regarding proposed Official Community Plan and Zoning Bylaw amendments for 298 Island Highway.
PUBLIC HEARING NOTICE OF ADVERTISING
Document certifying that the public hearing was properly advertised in local newspapers, on the Town website, and through direct mail to residents.
COUNCIL REPORT - OCP AMENDMENT BYLAW NO. 1060 AND ZONING AMENDMENT BYLAW NO. 1061 – 298 ISLAND HIGHWAY
Staff report summarizing the proposed redevelopment of 298 Island Highway into a six-storey mixed-use building with 54 residential units and a ground-floor grocery store.
Attachment 1. Location Map
Map illustrating the location of the subject property at the corner of Island Highway and Helmcken Road.
Attachment 2. Orthophoto
Aerial photograph of the development site and surrounding context.
Attachment 3. Letter from Applicant
Detailed letter from Ankenman Marchand Architects explaining the project vision, site planning, and results of early community consultation.
Attachment 4. Open House - Letters
Collection of exit surveys and support letters from a community door-knocking campaign and a private open house for Lion's Cove residents.
Attachment 5. Design Rationale
The architect's formal design rationale describing the site context, proposed building massing, and common amenities like a rooftop garden.
Attachment 6. Architectural Drawings
Set of project drawings including site plans, floor layouts, elevations, sections, and 3D renderings.
Attachment 7. Landscape Plan
Landscape conceptual plan showing the pedestrian plaza, terrace planting, and retail concourse details.
Attachment 8. Traffic Impact Assessment
Technical report evaluating current and future traffic conditions, site access operations, and recommended intersection improvements.
Attachment 9. Water, Storm and Sanitary Review
Engineering review assessing the capacity of existing water, storm, and sanitary systems to support the development.
Attachment 10. OCP Policy Excerpt
Excerpt from the View Royal Official Community Plan regarding the Harbour-Helmcken Community Corridor policies.
Attachment 11. Public Notification Communications
Correspondence with residents from the October 2020 project mailout, addressing concerns about building height and parking.
Attachment 12. Bunt & Associates Review of Traffic Impact Assessment
A third-party engineering review of the developer's Traffic Impact Assessment on behalf of the Town.
Staff Presentation - OCP and Zoning Amendment - 298 Island Highway
Formal slide presentation by Town staff for the public hearing, outlining bylaw details, context, and project evaluations.
Official Community Plan Amendment Bylaw No. 1060, 2020
Draft bylaw to amend the OCP to create the 'Neighbourhood Centre' designation and apply it to 298 Island Highway.
Applicant Presentation - OCP and Zoning Amendment - 298 Island Highway
Slide presentation from the project architect detailing the proposal's benefits, design rationale, and traffic analysis.
Email from C. & G. Lavoie, 285 Helmcken Road
Residents expressing opposition to the OCP changes, citing density, building height, and neighborhood parking issues.
Email from K. Henry, 31 Jedburgh Road
Resident feedback expressing excitement for a grocery/coffee hub but concern over 6-storey building height.
Letter from R.F. Clarke, 220-290 Island Highway
Resident of Lions Cove expressing concerns regarding traffic flow, noise pollution, building size, and water pressure.
Email from JC Scott & A. Rydygier, 291 Kerwood Street
Residents in support of the project as a catalyst for a walkable urban node.
Email from G. Mathies, 333A Stewart Avenue
Resident support for the OCP and zoning amendments to create a neighborhood center.
Letter from D. McDonald, 217-290 Island Highway (Jan 21)
Lions Cove resident requesting clarification on privacy (windows facing the adjacent building) and questioning TIA data reliability.
Comments from the Capital Regional District (Jan 20)
Technical comments from the CRD regarding a major water transmission main located near the property.
Letter from D. McDonald, 217-290 Island Highway (Jan 15)
Resident objection to rezoning based on traffic congestion, safety hazards, noise, light pollution, and blasting concerns.
Email and Attachment from T. Ankenman, Architect
Project architect providing evidence of grocery store chain interest to address Council's concerns about ground floor retail viability.
Email from A. Baker, Re: Proposed Development
Resident expressing opposition to the size of the development and its impact on the 'small town feel' of the community.
Email from M. Semenoff, 295 View Royal Avenue
Resident objection to the 6-story building, advocating for maintaining a strictly residential vision for the corridor.
Letter from J. Marr, CRD Water Infrastructure
Official CRD response regarding water service requirements and fire hydrant flow data for the site.
Email from R. Rose, Re: Proposed Development
Resident expressing concerns regarding lack of consultation, parking issues on Eltham Road, and potential overshadowing of personal garden.
Email from M. Booth, 308 View Royal Avenue (June 1)
Resident support for a community-oriented development (grocery/coffee) but emphasizing need for traffic safety at the intersection.
Letter from L. Padilla and R. Price, 308 Island Highway
Residents raising concerns about rock blasting, neighborhood aesthetics, and increased traffic during commute hours.
Letter from S. Wright, BC Transit Planner
BC Transit support for the land use changes as they align with Frequent Transit Network corridor objectives.
Email from M. Booth, 310 View Royal Avenue (Feb 1)
Resident asking Council to consider the safety of students crossing the intersection to school.
Email from J. Franke, Re: Proposed Development
Resident opposition citing traffic chaos, existing bus stop safety issues, and a belief that more grocery stores are not needed.
Email from D. Wilson, 291 View Royal Avenue
Resident asking for a traffic flow plan and mitigation for reduced flow during the construction phase of the project.
Zoning Bylaw Amendment Bylaw No. 1061, 2020
Draft bylaw to create the CD-26: Helmcken/Island Highway Comprehensive Development Zone and rezone the property accordingly.