Eagles Nest Proposed Development Plan & Site Evolution
A presentation/report section detailing the evolution of the site plan based on community input, including statistics, renderings, and project timelines.
Site Plan Evolution with Community Input
Site Plan Version 2
JANUARY 9, 2019 Hidden Oaks Resident Meeting 9 attendees
What we heard:
Traffic
- concern about turn-around traffic into Hidden Oaks’ driveway
- discussion on strategies to deter turn-around traffic (signage, dedicated left-hand turn lane into Eagle Creek Village off of Helmcken.
Building Height/Shadowing
- concern about 6-storey building being located adjacent to townhouses
Site Plan Version 3
JULY 9, 2019 Community Meeting 50 attendees (all signed-in)
What we heard:
Traffic
- concern about traffic and impact of development on an already challenging traffic situation
Building Height/Shadowing
- concern about 8-storey building at the back of the site
Neighbours’ Workshops
Revised Conceptual Site Plans and Workshop Sessions
NOVEMBER 18, 2019 Neighbours’ Workshop #1 13 attendees Site & Landscape Design
Discussion Topics:
- Building heights & distribution
- Site access & circulation
- Edge conditions and screening / buffer
- Landscape design ideas
- Streetscape improvements
- Density, traffic impacts
DECEMBER 2, 2019 Neighbours’ Workshop #2 8 attendees Site Plan Revisions
Discussion Topics:
- Building heights & distribution
- Traffic, speed and volume
- Density measurements and design
- Site access & circulation
- Edge conditions and screening / buffer
- Site grades and topography and stormwater management
- Potential to retain some existing trees for privacy
- Potential to retain rocky outcropping at western edge of site
- Design of internal courtyard, on-site circulation
3.0 Proposed Development Plan
To reset the site planning process, the team revisited the site analysis in collaboration with the neighbours’ planning workshops. This approach was informed by detailed site and tree surveys along with input from the neighbours with respect to building location, setbacks, height, stepping and privacy. Existing trees along the western property line were assessed and it was determined that setting the buildings back away from the property line would allow retention of important existing trees, and the rocky outcropping, that serve to provide privacy, screening and a natural setting for the neighbours.
The plan was also shaped by an urban planning objective to create strong pedestrian-oriented streetscapes along Helmcken Road and Burnside Road West. Buildings along these frontages are designed with ground-floor units that each have their own individual entry from the street. These units, and the daily activity of residents coming and going provide ‘eyes on the street’ and contribute to the place-making that can help encourage walking.
With all parking located underground, the internal courtyard is designed as a ‘woonerf’, a Dutch concept of a ‘living street’ with room for pedestrians, cyclists and cars. While the space allows for pick-up and drop-off vehicular use, it is intended as a social place for gathering, play, and interaction, rather than a space solely for vehicles. The adjacent central green space provides an additional amenity for residents and contributes to the overall greening of the site, with more landscaping and pervious surface than has been achieved within neighbouring developments that devote more space to paved vehicular use.
Building heights have been strategically stepped from three to six storeys, to maximize privacy for adjacent neighbours and to respond to site topography. The building massing and architecture contribute to creating a strong gateway at the important intersection of Burnside Road West and Helmcken Road, marking a welcome to View Royal. The landscape at the corner includes a feature rain garden and a small plaza space that contribute to the public realm.
The project proposes a development density of 1.5 FSR, with 247 units, including one-bedroom, two-bedroom, and family-friendly three-bedroom units. With close proximity to shopping and services at Eagle Creek Village, new residents will have access to daily needs within walking distance. A new bus bay on Helmcken supports access to transit and connectivity to the Galloping Goose Regional Trail further supports alternate transportation. The project is also investing in Transportation Demand Management (TDM) strategies, including an e-bike rebate and car share program.
Proposed Site Plan & Development Statistics
Development Data
| Category | Value |
|---|---|
| Site Area (sf) | 148,120 |
| Total Units | 247 |
| Units Per Hectare | 179 |
| Gross Floor Area (sf) | 228,750 |
| FAR | 1.5 |
| Coverage | 33% |
| Height (ft) | 64 |
| Height (storeys) | 3 - 6 |
Unit Type
| Unit Type | Count | Percent |
|---|---|---|
| 1-Bed (587 sf) | 97 | 39% |
| 2-Bed (878 sf) | 138 | 56% |
| 3-Bed (1,050 sf) | 12 | 5% |
Setbacks (m)
| Setback Location | Required Minimum | Proposed Minimum | Proposed Average |
|---|---|---|---|
| Front (Helmcken) | 7.5 | 10.5 | 16.2 |
| Flanking (Burnside) | 4.0 | 8.2 | 8.2 |
| Side (West) | 4.0 | 11.2 | 16.4 |
| Side (North) | 4.0 | 8.1 | 8.1 |
Site Analysis: Impervious Surfaces vs. Green Space
Perspective Rendering of Corner Gateway & Site Sections
Aerial Perspective Rendering
Site & Landscape Plan
The site & landscape plan highlights key features of the proposed design:
- Community Green - Open Space
- Preserved Trees and Landscape: Invasive species management, gaps filled with native trees, pedestrian path for residents.
- Preserved Rock Outcrop
- Woonerf Style Shared Space: Slow zone, informal socializing, gathering and play.
- Planted Boulevard with Rain Gardens:
Photo of a streetscape featuring rain gardens along a roadway - Feature Rain Garden: Located between small plazas with seating, railing, and pergola.
Perspective rendering of a walkway and seating area within the feature rain garden
Landscape Site Sections
- Section 4: Through the pedestrian path.
- Section 5: Through Helmcken Road.
Timeline
- SUMMER 2018: Pre-Application
- Site & Technical Analysis
- Review of Planning Regulations/OCP
- Initial Meetings with View Royal Staff
- Conceptual Design
- FALL 2018: Rezoning Application
- Submission to View Royal
- Technical review and feedback
- Response to Staff comments
- OCTOBER 23, 2018: Community Meeting
- Site Plan Version 1
- NOVEMBER 13, 2018: Committee of the Whole
- Concern about density
- Concern about massing at the corner
- WINTER 2018/2019: Site Plan Revisions
- Site & Technical Analysis
- Response to community and COTW comments
- JANUARY 9, 2019: Hidden Oaks Resident Meeting
- Site Plan Version 2
- SPRING/SUMMER 2019: Site Plan Revisions
- Site plan revisions, response to community input
- Committee of the Whole: Delegation, April 9, 2019
- JULY 9, 2019: Community Meeting
- Site Plan Version 3
- SEPTEMBER 17, 2019: Committee of the Whole
- Withdrew application
- NOVEMBER 18, 2019: Neighbours’ Workshop #1
- Site & Landscape Design
- DECEMBER 2, 2019: Neighbours’ Workshop #2
- Site Plan Revisions
- NOVEMBER/DECEMBER 2019: Site Plan Revisions
- Site plan revisions, response to neighbours’ input
- Site analysis, technical analysis
- Preparation of new site plan
- FEBRUARY 2, 2020: Community Meeting
Next Steps
- JANUARY - FEBRUARY 2020: Rezoning Application
- Submission to View Royal
- Technical review and feedback
- Response to Staff comments
- Committee of the Whole: February 11, 2020
- SPRING 2020: Public Hearing
- SUMMER 2020: Rezoning Final Adoption
- FALL 2020: Development Permit Application
- Submission to View Royal
- The DP may run concurrently with the Rezoning, or could follow Final Adoption of the zoning.
- Technical review and feedback
- Response to Staff comments
- FALL/WINTER 2020: Development Permit Approval
- SPRING 2021: Building Permit
- SPRING 2021: Construction Start
- SPRING 2023: Construction Finish
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