Letter from R.F. Clarke, 220-290 Island Highway

#220 - 290 Island Highway Victoria, B.C. V9B 1G5

January 26, 2021

The Town of View Royal 45 View Royal Ave. Victoria, B.C.

Council:

I am writing in regard to the proposed amendments to the zoning bylaws, and the subsequent development at 298 Island Highway.

My primary concern lies with the volume and flow of traffic that would be generated by such a complex. It is difficult enough now to make a left-hand turn off of Eltham Road because of the backward angle of Helmcken Road that limits vision of vehicles coming from the north, and the retaining wall, of the house at 250 Helmcken Rd., which limits vision of vehicles coming from the south. Vehicles, exiting from the proposed complex, would necessarily be prohibited from making left-hand turns either onto Helmcken or the Island Hwy. because of the proximity to the corner. For the safe flow of traffic in any direction, the corner would, therefore, have to be totally reconfigured. Even if the development's design suggests alternate vehicular traffic, in the form of bicycles, road safety would still be my concern because I feel it's unrealistic to plan without cars/trucks. And what about underground parking? How would that affect the ground stability of Lions Cove and the neighbouring houses?

In addition to the increased volume of traffic, would be the increase in noise, not just from the vehicles themselves but from the increase in people. Sound carries a great distance in this area! As one goes higher, the noise level increases because there are fewer tree branches, and fewer structures (i.e. houses, sheds, etc.) to muffle sound. A proposed building structure of six storeys would greatly impact the quality of life for those of us facing west in Lions Cove. And what of the proposed grocery store: what happens to the surrounding neighbours if store hours extend to late evening, or even overnight?

And lastly, I worry about how water pressure would be affected. There have already been a number of residential projects along this stretch of Island Hwy. with another starting construction at #240 (?). Can the current infrastructure - water/sewage/drainage - handle all the development, or are property taxes going to go up to cover the cost to upgrade all these systems?

In conclusion, I feel that the proposed complex is too large a development for this particular piece of property.

I thank you for your consideration of my concerns and hope that they can be adequately addressed.

Yours respectfully,

R. (Robin) F. Clarke

#220 -290 Island Hwy. Victoria, B.C. V9B 1G5

Cc: Jennifer - Engineering Dept.

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