2020 11 17 Public Hearing - Agenda - Pdf
Public Hearing November 17, 2020 Notice of Advertising
A statutory notice detailing the advertising and mailing process for the public hearing regarding the rezoning of 9 Erskine Lane.
Public Hearing Report - Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 1059, 2020 to Rezone 9 Erskine Lane to CD-25: Erskine Lane Residential
Staff report from the Community Planner recommending council receive the report regarding a 336-unit multi-family rental development proposal.
Attachment 1: Subject Property Map - 9 Erskine Lane
A cadastral map showing the location and boundaries of 9 Erskine Lane and its proximity to Hospital Way and Watkiss Way.
Attachment 3: WestUrban Developments Ltd. Cover Letter - Re: Rezoning Application for 9 Erskine Lane
A letter from the applicant detailing significant changes to the development proposal, including moving parking underground to increase tree retention.
Attachment 1 – Development Permit Area: Mixed Residential Guidelines Table
A compliance table evaluating how the proposed development at 9 Erskine Lane meets the Official Community Plan's Mixed Residential guidelines.
Attachment 4: Topographic Plan – Undated
A technical survey drawing showing the land contours and elevations of the property at 9 Erskine Lane.
Attachment 5: Site Plans and Elevations – Thuja Architecture and Design – August 2020
Architectural drawing set for the 'Erskine Multifamily' project, featuring site plans, parkade layouts, floor plans, and building elevations.
ERSKINE MULTIFAMILY - SITE SECTIONS (PR9)
Architectural site section drawings illustrating the building elevations and slopes for the proposed Erskine Multifamily project.
ERSKINE MULTIFAMILY - PROPOSED MATERIALS (PR10)
Visual guide specifying the exterior building materials, including fiber cement panels, concrete, and asphalt shingles.
Conceptual Landscape Plan (L1)
Overall conceptual landscape layout for the Erskine Lane project, detailing proposed plantings, pathways, and common areas.
Landscape Plan West Site (L3)
Detailed landscape design plan specifically for the western portion of the development site containing Buildings A and B.
Landscape Plan East Site (L4)
Detailed landscape design plan specifically for the eastern portion of the development site containing Buildings C and D.
Tree Inventory Report - 9 Erskine Lane, Victoria
Professional arborist's report detailing the species, size (DBH), and identification numbers for 1,092 trees located on the property.
Tree Management Plan (L2)
Graphical plan illustrating the proposed tree retention and removal strategy for the site development.
Environmental Overview - 9 Erskine Lane, View Royal BC (PID 002-364-531)
An environmental assessment report by EDI Environmental Dynamics Inc. evaluating the ecological impact of a proposed 372-unit apartment development.
Environmental Overview Site Plan - 9 Erskine Lane, View Royal BC
A map showing terrestrial ecosystems and the proposed development footprint for the 9 Erskine Lane project.
Environmental Overview Photos - 9 Erskine Lane
A collection of 44 photographs documenting the existing conditions, vegetation, and wildlife features of the 9 Erskine Lane site.
Environmental Opinion Letter – 9 Erskine Lane – View Royal BC
A professional opinion letter from Cascadia Biological Services regarding whether roadside ditches meet fish habitat definitions under RAPR legislation.
Cascadia Attachment I – Overview Map of the Property
An aerial overview map defining the study area polygon for the Cascadia biological assessment.
Cascadia Attachment II – Overview Map of the Property with Ditches
A cadastral map identifying the specific ditches assessed along the west and southwestern flanks of the property.
Cascadia Attachment III – Typical Site Photographs
Photographs showing the wetted depressions/ditches on the western and southwestern flanks of the property.
Memorandum: 9 Erskine Lane – Technical Design Brief dated October 9, 2019
A memo from Islander Engineering confirming that a previous technical report remains valid for a lower-density revision of the development plan.
Technical Design Brief - 9 Erskine Lane View Royal, BC Multi Family Residential Development
A comprehensive engineering report covering water servicing, fire flow, sanitary sewer, and storm water management for the proposed development.
Appendix A: Site Plan - Figure 1
The proposed architectural site plan showing building locations (Buildings A, B, C, D) and parking layout for the project.
Appendix B: Water Network – Figure 2 and FUS Calculations
An engineering drawing of the proposed water network upgrades and hydrant locations for the site.
Water Supply for Public Fire Protection - Building A
Detailed fire flow requirement calculations for Building A based on Fire Underwriters Survey (FUS) standards.
Water Supply for Public Fire Protection - Building B
Detailed fire flow requirement calculations for Building B based on Fire Underwriters Survey (FUS) standards.
WATER SUPPLY FOR PUBLIC FIRE PROTECTION - Building C
Technical calculation sheet for fire flow requirements for Building C of the 9 Erskine Lane development.
WATER SUPPLY FOR PUBLIC FIRE PROTECTION - Building D
Technical calculation sheet for fire flow requirements for Building D of the 9 Erskine Lane development.
APPENDIX C - OFFSITE SANITARY SEWER - FIGURE 3 AND SANITARY SEWER CAPACITY ASSESSMENT
A capacity assessment and corresponding site figure for the offsite sanitary sewer system serving 9 Erskine Lane.
APPENDIX D - STORMWATER MANAGEMENT - FIGURE 4
Stormwater management site plan illustrating existing and proposed flow directions for the development.
9 ERSKINE LANE DEVELOPMENT - Traffic Impact Assessment
Comprehensive traffic study by WATT Consulting Group evaluating current and future traffic conditions for the proposed residential development.
Environmental Risk Information Services Report
A comprehensive environmental database report for 9 Erskine Lane, assessing historical records and potential environmental liabilities associated with the site.
Appendix IV: Qualifications of Assessor
Professional qualifications and biography for Jessica Pagotto, Senior Project Coordinator at Pinchin Ltd., who conducted the environmental assessment.
Appendix V: Photographs
Site photographs documenting current conditions at 9 Erskine Lane, including building elevations, heating oil tanks, and surrounding properties.
RYZUK GEOTECHNICAL - Proposed 5 to 6 Story Building 9 Erskine Lane, View Royal, BC
A geotechnical engineering letter summarizing the results of site reconnaissance and preliminary assessments for the proposed multi-family residential development.
Geotechnical Assessment and Recommendations - 9 Erskine Lane
A technical report by Ryzuk Geotechnical assessing subsurface conditions, seismic considerations, and excavation requirements for a proposed multi-story building at 9 Erskine Lane.
Appendix: Location Plan
An aerial site location plan showing the subject property boundaries and existing geotechnical features such as rock walls and slopes.
Appendix: Ryzuk Geotechnical Terms of Engagement
Standard terms and conditions governing the professional geotechnical services agreement for the project at 9 Erskine Lane.
Appendix: Proposed Road Layout
Engineering drawing detail for the proposed road layout and building footprints (Buildings A through D) for the rezoning application.
Appendix: CD-25: Erskine Lane Residential Zone Table
Technical zone specifications for the proposed CD-25 Comprehensive Development zone, detailing density, height, and setbacks.
Appendix: Schedule A Zoning Map
Visual schedule identifying the proposed Subzone A and Subzone B boundaries for the subject property at 9 Erskine Lane.
Staff Presentation - REZONING 2020/05 - 9 Erskine Lane
Municipal staff presentation providing an overview of the 336-unit rental development proposal, community amenity contributions, and project changes since the previous application.
TOWN OF VIEW ROYAL BYLAW NO. 1059
A bylaw to amend the Town of View Royal Zoning Bylaw to create the CD-25 zone and rezone 9 Erskine Lane for residential development.
Correspondence: Letter from WestUrban Developments Re: Right of First Refusal
Developer correspondence offering the Town right of first refusal for up to three affordable rental units specifically for volunteer firefighters.
Correspondence: Email from Glenda Warren Re: 9 Erskine Lane
Correspondence and support letters from community members advocating for the approval of the 9 Erskine Lane rental development.
Email dated November 12, 2020 from G. Adams, 9 Erskine Lane, Re: 9 Erskine Lane - Westurban Developments
A collection of form letters and signatures from residents expressing support for the multi-family apartment development at 9 Erskine Lane.
Letter received October 29, 2020 from J. Adams, Re: Proposed Development - 9 Erskine Lane
Letter from Joanne Adams in support of the Westurban plans, citing benefits like green space, playground, and road widening.
Letter dated October 28, 2020 from J. Adams, Re: Proposed Development - 9 Erskine Lane
Letter from John Adams expressing support for the 9 Erskine Lane development as a way to enhance the area with safety measures like sidewalks.
Letter dated October 19, 2020 from G. Adams, Re: Westurban Developments’ Application – 9 Erskine Lane
Letter from Gordon Adams supporting the development, noting that Westurban has listened to concerns and reduced the building envelope.
Email dated October 16, 2020 from M. Hankewich, Subject: 9 Erskine Lane Open House and feedback
Feedback from a resident attendee of the Westurban open house, noting positive highlights but remaining concerned about density.
Email dated October 14, 2020 from E. Korol, Subject: #9 Erskine Lane
Email from Ethel Korol opposing the project, stating it is 'just too big for this property' and will negatively impact her unit.
Email dated September 21, 2020 from K. Gilbert, Subject: #9 Erskine Lane
Letter from Kathleen Gilbert suggesting further improvements such as reducing buildings to 4 stories and adding an entrance off Watkiss Way.
9 Erskine Lane Development Traffic Impact Assessment - 10.0 RECOMMENDATIONS
Recommendations from the Traffic Impact Assessment for the 9 Erskine Lane development by Watt Consulting Group.
Email dated September 18, 2020 from M. Niven, Re: 9 Erskine Lane Development
Email from Marion Niven and Matthew Flynn raising concerns about mature tree removal and the height of proposed 5-story buildings.
APPENDIX A: SYNCHRO BACKGROUND
Appendix A of the Traffic Impact Assessment detailing the Synchro modelling software and Level of Service (LOS) criteria used in traffic analysis.
Email dated September 15, 2020 from JOCELYN SKRLAC, Subject: Town of View Royal - COW Meeting, Sept. 15, 2020
Email regarding climate change and the pandemic as reasons for a more rigorous review of development proposals like 9 Erskine Lane.
Email dated September 15, 2020 from mrs linda jeaurond, Subject: COW
Request to delay the rezoning of 9 Erskine Lane until a satisfactory tree retention plan is presented.
Email dated September 14, 2020 from K. Gilbert, Subject: petition re #9 Erskine lane
Email submitting a petition signed by 135 residents stipulating specific requirements for any development on Erskine Lane, including a 30m tree border.
Email dated September 14, 2020 from Andrew Engelhardt, Subject: Concerns regarding proposed development at 9 Erskine Lane
Letter from residents outlining concerns regarding traffic volume, environmental impact, and strain on local schools.
Letter dated September 14, 2020 from G. Warren-Adams, Re: Westurban Developments - 9 Erskine Lane
Letter from a Realtor supporting the project, highlighting fiscal sustainability and community growth within the Hospital Neighbourhood Centre.
Letter dated September 14, 2020 from G. Warren-Adams, Re: Proposed Development - 9 Erskine Lane
Letter from Glenda Warren-Adams expressing strong support for the development, highlighting its alignment with the Official Community Plan and the need for diverse housing options.
Email dated September 14, 2020 from G. Balkan, Re: 9 Erskine Lane
Email from Glenda Balkan expressing concern about traffic disruptions and congestion resulting from the development.
Email dated September 13, 2020 from J. Hyndman, Re: Proposed development at 9 Erskine Lane
Detailed email from Jilly Hyndman outlining concerns regarding resident safety, parking shortages, privacy loss, and the environmental impact on mature trees.
Letter dated September 13, 2020 from D. Lamoureux, Re: 9 Erskine Lane Proposed Apartment Development
Letter from Dustin Lamoureux expressing support for the 336-unit apartment development, citing its contribution to housing and the municipal tax base.
Email dated September 13, 2020 from Toni Garrett, Subject: Application for development at #9 Erskine Lane
Email expressing concerns about increased traffic volume and the preservation of trees in the neighborhood.
Email dated September 12, 2020 from Gray Daniels, Subject: Concerns over the development of #9 Erskine Lane
Email urging Council to work with developers to integrate concerns about the natural environment, safety, and amenities into the proposal.
Email dated September 12, 2020 from Kathleen Gilbert, Subject: #9 Erskine Lane
Email from Kathleen and Larry Gilbert requesting safety infrastructure like sidewalks and traffic control on Watkiss at Erskine before permits are granted.
Email dated September 11, 2020 from Roger Champagne, Subject: #9 Erskine Lane
Short email from Roger Champagne urging Council to listen to neighbourhood concerns when deliberating the development.
Email dated September 11, 2020 from Jessica Cameron, Subject: Concerns 9 erskine lane
Email from Jessica Cameron urging Council to prioritize the safety of current residents before making decisions on new developments.
Email dated September 9, 2020 from Marion Niven, Subject: 9 Erskine Lane Development.
Email from Marion Niven and Matt Flynn opposing the project due to building height, density, and anticipated traffic congestion.
Letter dated September 8, 2020 from the Adams Family, Re: Westurban Developments’ Application – 9 Erskine Lane
Support letter from the Adams family, former long-time residents and owners of the property, endorsing Westurban's proposal as a community-minded project.
Email dated September 7, 2020 from Robert Clarke, Subject: 9 Erskine Lane development.
Email from Robert and Judith Clarke opposing the project because it has too many buildings and units for the small area, which will increase traffic and displace local flora.
Email dated September 4, 2020 from Len M, Subject: Committee of the Whole Meeting 2020-09-15 Re: 9 Erskine Lane
Email from Leonard J. Meilleur suggesting that proper sidewalks, linkage to the Galloping Goose Trail, and traffic control systems should be part of the development's infrastructure requirements.
Email dated September 2, 2020 from Chris Stewart, Subject: Council and Committee Information - View Royal Website - Contact Us Form
Email from Chris and Nancy Stewart raising concerns about clear-cutting mature forest, the need for multi-level underground parking to preserve trees, and traffic impacts of the proposed 370 units.
APPENDIX II - BC MOECCS Water Resource Atlas Search Result
Appendix II of the Phase I ESA showing search results from the BC Water Resource Atlas well database.
Email dated September 1, 2020 from Clayton Hiles, Subject: 9 Erskine Lane
Input from Clayton Hiles and Dawn Woods focusing on pedestrian safety during construction, acute parking problems, and concerns about building height (5-6 stories).
Email dated September 2, 2020 from Mary jane Rose, Subject: 9 Erskine Lane
Email from business owner MaryJane Rose opposing the 'clear cutting' of mature trees and Garry Oaks to make way for a building that is too large for the site.
Letter dated August 29, 2020 from Gordon Barnes, Re: Proposed development at #9 Erskine Ln.
Letter from Gordon Barnes stating that the proposed high-density development is extremely disruptive and does not fit the character of North View Royal.
Letter dated August 28, 2020 from Sylvia & Robin May, re: Development site at #9 Erskine Lane
Letter expressing concerns about pedestrian and cyclist safety, the need for a controlled intersection at Watkiss Way & Erskine Lane, and a required community playground.
Email dated August 28, 2020 from Carol A. Kitson, Subject: Re: #9 Erskine
Email from Strata President Carol Kitson advocating for sidewalks to be installed before work begins and suggesting townhouses would be more appropriate for the area.
Map Attachment: Erskine Lane Properties
An aerial map showing Erskine Lane properties and the Galloping Goose Trail, attached to Carol Kitson's email.
Email dated July 21, 2020 from JOCELYN SKRLAC, Subject: Agenda Item - tonight’s meeting
Email from Jocelyn Skrlac opposing the wholesale removal of trees and arguing that replanting does not replace the destroyed ecosystem.
Email dated July 21, 2020 from Jane Devonshire, Subject: #9 Erskine Lane
Email from Jane Devonshire on behalf of the VRCC expressing concern about urban canopy loss and requesting higher tree protection standards.
Email dated July 21, 2020 from Linda Jeaurond, Subject: 9 Erskine Lane
Thread including Jeaurond's request to delay rezoning for tree retention and a reply from Elena Bolster regarding a previous rezoning application (2020/02).
Email dated July 21, 2020 from Marc Cittone, Subject: 9 Erskine Lane
Email expressing concern that the amount of parking proposed is inconsistent with a development near transit and contributes to excessive tree loss.
Email dated July 21, 2020 from IMBrown, Subject: #9 Erskine Lane
Ian D. Brown strongly objects to the rezoning, emphasizing the loss of carbon sequestration provided by the existing urban forest.
Email dated July 20, 2020 from Kenneth Smith, Subject: Erskine lane
Supportive email from Dr. Kenneth Smith stating the development will provide needed rental housing for hospital staff and the community.
Email dated July 19, 2020 from Lorraine Liwiski, Subject: 9 Erskine Lane - development proposal
Email stating disagreement with the development's density and height, lamenting the expected loss of natural forest area.
Email dated June 15, 2020 from Kathleen Gilbert, Subject: Re: #7 & #9 Erskine
Email expressing concern that public consultation is being restricted due to COVID-19 and requesting virtual meeting options.
Email dated June 14, 2020 from Jessica Cameron, Subject: #9 erskine lane
Email requesting the item be moved off the agenda until the public can be present and highlighting child safety concerns near the school.
Email dated June 13, 2020 from Sylvia May, Subject: #9 Erskine Lane Development
Email expressing concern that the development could proceed without adequate public input due to the COVID-19 situation.
Email dated June 13, 2020 from Carol A. Kitson, Subject: Re: Proposed Development @ #7 & #9 Erskine Lane
Email from Carol Kitson inquiring about Zoom attendance for meetings and reiterating concerns about the lack of sidewalks on both sides of Erskine Lane.
Email dated June 16, 2020 from Linda Jeaurond, Subject: 9 Erskine Lane
Email from Linda Jeaurond asking Council to hold off on rezoning until more public input is possible during the pandemic.
Email dated June 16, 2020 from JOCELYN SKRLAC, Subject: Rezoning of #9 Erskine Rd rural property
Plea to delay the rezoning to prevent the 'annihilation' of old growth trees and natural habitat.
Email from Dave & Hazel Eliason re: Erskine Lane #9
Residents express concerns regarding the lack of public input for the 9 Erskine Lane development and highlight the need for infrastructure improvements like sidewalks and traffic lights.
Email from Myrna Soutar re: Rezoning application for #9 Erskine Lane
Letter from residents opposing the virtual meeting format and raising concerns about traffic safety, forest loss, and the impact of densification on the surrounding community.
Email from Jane Devonshire RE: #9 Erskine Lane
A resident provides point-form feedback opposing the development due to the loss of mature Douglas fir forest and its impact on carbon sequestration and climate change.
Email from Lorraine Liwiski re: 9 Erskine Lane
A brief correspondence expressing disappointment over the loss of urban forest in favor of building development at the site.
Email from Dustin Lamoureux re: Comments for Nov 17 Public Hearing. - 9 Erskine Lane
A neighboring property owner writes in support of the rezoning, citing the need for housing inventory and the project's alignment with the Official Community Plan.
Email from Ian D. Brown re: public hearing November 17
An environmentalist argues against the rezoning by quantifying the loss of greenhouse gas absorption resulting from the proposed clearcutting of forest on the property.
Email from Paul Mantell re: #9 Erskine Lane Development
Neighbors express support for the development, noting the professional conduct of the developers and their willingness to engage the community.
Letter from Angela Provost re: Zoning of #9 Erskine Lane
Residents oppose the scale of the proposed four apartment buildings, suggesting that townhouses would be more appropriate for the location's character and traffic capacity.