2013 12 10 Council Agenda
Council Report: DEVELOPMENT PERMIT APPLICATION 2013/04 - 33 Helmcken Road - 'Eagle Creek Village Phase One'
Staff report recommending approval of a development permit for Phase 1 of Eagle Creek Village, a mixed-use commercial and residential project with specific variances for parking, height, and setbacks.
ATTACHMENTS (Development Permit Application 2013/04)
A list of 47 attachments related to the Eagle Creek Village Phase One development permit application.
Attachment 1. Subject Property Map
Map showing the location of the subject property at 33 Helmcken Road relative to Victoria General Hospital and surrounding streets.
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Blank separator page.
Attachment 2. Development Permit Submission Cover
Title page for the Eagle Creek Village development permit submission by Omicron.
Attachment 3. Plan A1.0 - Context
Drawing showing the project phase key plan and location within the Town of View Royal.
Attachment 4. Plan A1.1 - Contextual Analysis
Aerial analysis showing the site's proximity to Victoria General Hospital and the Galloping Goose Trail.
Attachment 5. Plan A1.2 - Contextual Street Photos
Eight contextual street view photos of the development site area.
Attachment 6. Plan A1.3 - Preconstruction Plan
Topography and demolition plans for the existing site prior to construction.
Attachment 7. Plan A1.4 - Pedestrian/Vehicle Circulation Plan
Layout plan detailing pedestrian linkages, vehicle circulation, and truck loading routes within the site.
Attachment 8. Plan A1.5 - Shadow Study (June/December)
Shadow analysis for June 21 and December 21 at 10am and 2pm.
Attachment 9. Plan A1.5.1 - Shadow Study (June/July/August)
Shadow analysis for 10am, 2pm, and 4pm during summer months.
Attachment 10. Plan A1.5.2 - Shadow Study (March/Sept/June)
Shadow analysis for equinoxes and summer solstice at various times.
Attachment 11. Plan A1.6 - Conceptual Rendering
Artistic rendering showing the residential buildings over ground-floor retail space.
Attachment 12. Plan A1.7 - Conceptual Rendering
Wide-angle artistic rendering of the entire Eagle Creek Village development phase.
Attachment 13. Plan A1.8 - Conceptual Rendering Building 7
Artistic rendering specifically detailing Building 7, a multi-story office and retail building.
Attachment 14. Development Drawings Cover
Cover sheet for the technical development drawings section.
Attachment 15. Plan A2.0 - Project Data
Technical data sheet including floor area statistics, building heights, and parking calculations for the development.
Attachment 16. Plan A2.1 - Site Plan
Detailed site plan showing building footprints (1-8), parking stalls, and entry points.
Attachment 17. Plan A2.2 - Underground Parking
Floor plan for the underground parking level.
Attachment 18. Plan A2.3 - Roof Plan
Overhead view showing the roof configurations and mechanical unit locations for all buildings.
Attachment 19. Plan A2.4 - Site Sections
Cross-sectional drawings of the site showing building elevations and grade changes.
Attachment 20. Plan A2.5 - Site Sections
Additional cross-sectional drawings through Buildings 4, 6, and 7.
Attachment 21. Plan A2.6 - Main Street Elevation
Rendered elevations of the project as viewed from Helmcken Road and Watkiss Way.
Attachment 22. Plan A3.1 - Building 1 & 8 Plans
Floor and roof plans for commercial Buildings 1 (5,000 SF) and 8 (7,500 SF).
Attachment 23. Plan A3.2 - Building 1 & 8 Elevation & Sections
Architectural elevations and sections for Buildings 1 and 8.
Attachment 24. Plan A3.3 - Building 2 Plans
Floor and roof plans for commercial Building 2 (10,700 SF).
Attachment 25. Plan A3.4 - Building 2 Elevation & Section
Architectural elevations and building section for Building 2.
Attachment 26. Plan A3.5 - Building 3 & 4 Floor Plan
Floor plans for Buildings 3 and 4, showing retail space on level 1 and residential units on levels 2-4.
Attachment 27. Plan A3.6 - Building 3 & 4 Roof Plan
Detailed roof plan for Buildings 3 and 4.
Attachment 28. Plan A3.7 - Building 3 & 4 Elevation & Section
West and South architectural elevations for the mixed-use Buildings 3 and 4.
Attachment 29. Plan A3.8 - Building 5 Plans
Floor, roof, and elevation plans for Building 5 (9,940 SF).
Attachment 30. Plan A3.9 - Building 6 Floor Plan
Floor plan for Building 6, designated as a grocery store and retail space.
Attachment 31. Plan A3.10 - Building 6 Roof Plan
Detailed roof plan for Building 6 and Building 7.
Attachment 32. Plan A3.11 - Building 6 Elevation
East and West architectural elevations for Building 6.
Attachment 33. Plan A3.12 - Building 6 Elevation & Section
North and South elevations for Building 6, including pylon signage details.
Attachment 34. Plan A3.13 - Building 7 Floor Plan
Floor plans for Building 7 levels 1 through 5, designated for retail and office use.
Attachment 35. Plan A3.14 - Building 7 Roof Plan and Section
Roof plan and cross-section for Building 7 showing the five floors and underground parking.
Attachment 36. Plan A3.15 - Building 7 Elevations
Four directional elevations for Building 7 showing the full building height.
Attachment 37. Plan L1 - Landscape Concept Plan
Detailed landscape design plan including a plant schedule and locations for trees, shrubs, and hardscaping features.
Eagle Creek Village Landscape Concept Plan - Phase 2 & Parkland (Attachment 38)
Detailed landscape concept plan showing the nature trail, parkland areas, and the approximation of future development for Phase II.
Eagle Creek Village Landscape Cross Sections (Attachment 39)
Visual cross-section diagrams showing buffer planting, property lines, and retaining walls for Buildings 2, 3, and 4.
Eagle Creek Village Landscape Cross Sections (Attachment 40)
Landscape cross-sections detailing the relationship between the buildings and the surrounding roads, including Helmcken Road and Watkiss Way.
Eagle Creek Village Landscape Cross Section & Fencing Details (Attachment 41)
Detailed specifications for rustic post and rail fencing and play area fencing along Helmcken Road.
Eagle Creek Village Servicing Plan (Attachment 42)
Engineering site plan showing the layout of utility services including water, gas, hydro, and storm drainage systems.
Eagle Creek Village Grading Plan (Attachment 43)
Engineering plan detailing site contours, proposed grades, and building elevations for the Phase I development.
Eagle Creek Village Building Height Calculations (Attachment 44)
Technical data sheets calculating the average geodetic grade and resulting building heights for Buildings 1 through 8.
Re: Eagle Creek Village – Storm Water Management (Attachment 45)
Technical letter from Westbrook Consulting Ltd. outlining the design criteria for storm water management, including rain gardens and underground storage tanks.
Review of Neighbourhood Mixed-Use Development Permit Area Guidelines (Attachment 46)
A detailed review of how the Eagle Creek Village project complies with the Official Community Plan's guidelines for design, siting, landscaping, and safety.
EAGLE CREEK VILLAGE PARKING STUDY TOWN OF VIEW ROYAL, BC (Attachment 47)
A comprehensive traffic and parking analysis report used to justify requested parking variances for the mixed-use development.
Council Report: DEVELOPMENT PERMIT APPLICATION 2013/15 “Lakeside Village Commercial” 430 Six Mile Road
Staff report recommending approval of a development permit for a 1533 m2 commercial complex, including parking and loading variances and the removal of 13 Garry oak trees.
Report to Council - Development Permit Application No. 2013/15 – “Lakeside Village Commercial” – 430 Six Mile Road
Staff report recommending approval of Development Permit 2013/15 with specific variances for parking, small car percentages, stall length, and loading spaces.
Attachment 1. Subject Property Map - 430 Six Mile Road
Location map identifying the subject property at 430 Six Mile Road and surrounding residential and park areas.
Attachment 2. Lakeside Commercial Development Permit Application Supplementary Information
Letter from D'Ambrosio Architecture + Urbanism providing project details, demand analysis, and rationale for requested variances.
Attachment 3. Town of View Royal Project Sustainability Checklist
Detailed checklist evaluating the project's economic, environmental, and social sustainability measures.
Attachment 3A. Plan A0.2 – Site Plan Key revisions
Marked-up site plan highlighting design revisions such as relocated parking, screened garbage areas, and drainage changes.
Attachment 4. Plan A0.0 – Project Information
Summary sheet providing project stats, zoning information, and floor space ratio (FSR) calculations.
Attachment 5. Plan A0.1 – Site Survey
Surveyor's site plan detailing property boundaries and existing topographical features.
Attachment 6. Plan A0.2 – Site Plan
Architectural site plan for the proposed commercial buildings and parking layout.
Attachment 7. Plan A1 – Lower Level
Architectural floor plan for the lower level commercial units.
Attachment 8. Plan A2 – Main Level
Architectural floor plan for the main level commercial units.
Attachment 9. Plan A3 – Upper Level
Architectural floor plan for the upper level commercial units.
Attachment 10. Plan A4 – Roof Plan
Architectural plan showing roof structures and drainage paths.
Attachment 11. Plan A5 – Sections
Cross-section drawings of the development illustrating building height relative to the slope.
Attachment 12. Plan A6 – Elevations/Renderings
Visual renderings of the completed development from various perspectives.
Attachment 13. Plan L1.01 – Landscape Materials
Plan detailing the hardscape and softscape materials to be used across the site.
Attachment 14. Plan L2.01 – Planting Plan
Detailed planting list and locations for trees, shrubs, and groundcovers.
Attachment 15. Plan L3.01 – Landscape Details
Technical construction details for landscape elements like tree pits and swales.
Attachment 15A. Plan L4.01 – Stormwater Management Plan
Engineering plan for managing site runoff via rain gardens and bioswales.
Attachment 16. Average Grade Calculations
Technical report and site map detailing the calculations used to determine average grade for building height compliance.
Attachment 17. Plan A3.1 – Elevations
Detailed elevation drawings for the east, west, and courtyard views of the buildings.
Attachment 18. Plan A3.2 – Elevations
Elevation drawings focused on courtyard orientation and signage placement.
Attachment 19. Plan Ask4 – Section
Supplemental section drawing illustrating ground cover over the CRD watermain.
Attachment 20. Lakeside Village Commercial - Exterior Materials
A board showcasing physical samples of the exterior finishes, including cedar siding and concrete block.
Attachment 21. Arborist Report - Lakeside Village Commercial
Consultant report evaluating the health of Garry Oak trees on site and recommending retention and mitigation strategies.
Attachment 22. Parking Variance for Lakeside Village Mixed Use Development
Transportation planning report reviewing parking requirements for the development based on comparable municipal standards.
Parking Requirements Review for Lakeside Village
Attachment 22: Technical review by Bunt & Associates regarding parking demand and proposed reductions for the Lakeside Village development.
Exhibit 1: Site Plan - Lakeside Village
Attachment 22: Illustrative site plan showing the layout of commercial and residential buildings at 430 Six Mile Road.
Exhibit 2: Project Information - Lakeside Village
Attachment 22: Data table outlining zoning requirements, building heights, setbacks, and parking calculations.
Exhibit 3: Comparison of Land Use Bylaw Parking Requirements
Attachment 22: Comparative analysis of parking bylaws across multiple municipalities including View Royal, Langford, and Saanich.
Exhibit 4: Proposed Parking Requirements - Lakeside Village
Attachment 22: Final summary table of the parking requirements proposed for the project by the architect, the town, and the consultant.
Memo: Lakeside Village Mixed Use Development - Parking Variance Report Update
Attachment 23: A 2013 update from Bunt & Associates providing updated trip generation data and recommendations for parking variances.
Neighbourhood Mixed Development Permit Area Guidelines Review for 430 Six Mile Road
Attachment 24: A comprehensive staff review evaluating the development against design character, siting, landscaping, and lighting guidelines.
Staff Report: Development Permit Application 2013/16 – 138 St. Giles Street
Recommendation to approve a development permit and subdivision at 138 St. Giles Street, including variances for lot width and road frontage.
Attachment 1: Subject Property Map - 138 St. Giles Street
Locational map showing the subject property's orientation between Trans Canada Highway and Portage Inlet.
Attachment 2: Subject Property Orthophoto - 138 St. Giles Street
Aerial photograph overlay of the property at 138 St. Giles Street.
Attachment 3: Proposed Subdivision (Option A) - 138 St. Giles Street
Surveyor's plan detailing the proposed layout for dividing the property into two residential lots.
Attachment 2: Subject Property Orthophoto (Duplicate)
Secondary instance of the subject property orthophoto in the document package.
Attachment 3: Proposed Subdivision (Option A) (Duplicate)
Secondary instance of the subdivision site plan in the document package.
Correspondence: Whitney Garside regarding 138 St. Giles Street subdivision
Attachment 4: Cover letter from the applicant Whitney Garside to the Committee of the Whole regarding her subdivision proposal.
Correspondence: Email thread between James Davison and Whitney Garside
Attachment 5: Email exchange regarding panhandle lot concerns and DFO notification requirements.
Attachment 6: Plan A - Submitted Proposal for 138 St. Giles Street
Site plan 'Plan A' showing the applicant's preferred subdivision layout and building envelopes.
Attachment 7: Plan B - Recommendation for Property at 138 St. Giles Street
Site plan 'Plan B' representing the town's suggestion to divide the lot down the middle.
Attachment 8: House #1 Plan A - Elevation Drawing
Architectural front elevation drawing for the house proposed for Lot 1.
Correspondence: Hartmann Drafting and Design regarding subdivision application
Attachment 9: Letter from Ken Mar providing a professional opinion in favor of the 'Plan A' subdivision design.
Correspondence: Whitney Garside to Neighbors regarding subdivision proposal
Attachment 10: Letter from the applicant to surrounding residents explaining the benefits of the proposed lot layout.
Attachment 11: Neighbor Support Signatures for 138 St. Giles Street
List of signatures from neighbors on St. Giles Street indicating support for the Plan A subdivision.
Attachment 12: Map of Neighboring Properties supporting Subdivision
Visual map identifying which neighboring properties have provided signatures of support for the applicant.
Correspondence: CRD to Whitney Garside regarding water service
Attachment 13: Email from CRD Water Services regarding the process and costs for installing a new water service connection.
Form: Fisheries and Oceans Canada Notification Form
Attachment 14: Completed federal notification form for working near Portage Inlet.
Correspondence: DFO AutoReply and Virus Scan Reports
Attachment 15: Automated reply and security screening logs following the submission of the DFO notification form.
Environmental Impact Assessment: 138 St Giles St
Attachment 16: Professional assessment by Cascadia Biological Services of the impacts on the riparian zone and Portage Inlet leavestrip.
Attachment I: Overview Map - Environmental Assessment 138 St Giles St
Map showing the regional context and property location for the biological assessment.
Attachment II: Overview Map with Proposed Works - Environmental Assessment 138 St Giles St
Detailed map highlighting building locations and planned service trenches within the environmental leavestrip.
Attachment III: Typical Site Photos - Environmental Assessment 138 St Giles St
Photographic plates documenting the current condition of the shoreline, vegetation, and existing structures on the property.
Staff Report: Purchase of a Dump Truck for Parks
Request for Council approval to spend 2013 budget funds on a new 2014 Fuso FG 140 dump truck with a front body plow.
Purchase Order: P & R Western Star Trucks for Dump Truck
Signed purchase agreement and equipment breakdown for the new parks division dump truck.
Conditional Sale Contract Terms - P & R WESTERN STAR TRUCKS
Legal terms and conditions for the purchase of a motor vehicle from P & R Western Star Trucks, relating to the purchase of a dump truck for the Parks department.
Council Report: GREATER VICTORIA PUBLIC LIBRARY (GVPL) OPERATING AGREEMENT
Staff report recommending that the Town of View Royal enter into a renewed three-year operating agreement with the Greater Victoria Public Library for 2014-2016.
LIBRARY OPERATING AGREEMENT (January 2014 - December 2016)
The formal multi-party agreement between the Greater Victoria Public Library Board and participating municipalities governing the management, operation, and funding of library services.
Council Report: Bylaw Enforcement and Building Inspection Transition
Report proposing the reorganization of bylaw enforcement and building inspection services, including a transfer to the Fire Department and policy changes for secondary suite complaints.
Correspondence from CRD Re: REGIONAL TRANSPORTATION PLAN REFERRAL
A letter from the Capital Regional District requesting the Town's final comments on the draft Regional Transportation Plan (RTP) for consideration in early 2014.
Email Correspondence: Request for Sewer Fee Adjustment - Walzak
An email from residents Tim and Cecilia Walzak requesting an exception for a sewer fee adjustment due to an underground water leak.
Email Correspondence: Response to Sewer Fee Adjustment Request - Steven Vella
Staff response to the Walzaks explaining that the request does not meet current bylaw requirements and advising them to contact Council directly.
Sewer User Fee Adjustment for Water Leaks Application Form
Completed Town application form submitted by Tim and Cecilia Walzak regarding a broken water pipe at their property.
Policy Manual - Policy 200.33: Sewer User Fee Adjustments due to Water Leaks
Official Town policy defining the criteria and administrative procedures for adjusting sewer user fees when leaks occur on private property.
Town of View Royal Invoice 24369
Municipal invoice showing sewer charges of $620.13 for the property at 2203 Meadow Vale Dr.
CRD Water Bill (Nov 14, 2013) - Timothy & Cecilia Walzak
Utility bill from the CRD for water service, including a leak adjustment credit.
CRD Water Bill (Jun 25, 2013) - Timothy & Cecilia Walzak
A previous water bill from the CRD for the same residential property.
TOWN OF VIEW ROYAL BYLAW NO. 877
A bylaw authorizing the expenditure of $20,000 from the Development Cost Charge (DCC) Reserve Fund for Highway Facilities.
TOWN OF VIEW ROYAL BYLAW NO. 878
A bylaw authorizing the expenditure of $55,000 from the DCC Reserve Fund for Drainage for the Master Drainage Plan.
Council Report: REZONING 2013/05 – 400 block NURSERY HILL ROAD
Staff report recommending first and second reading for rezoning 17 properties to a new zone that allows secondary suites on Nursery Hill Road.
Subject Property Map - 400 Nursery Hill
A map illustrating the specific properties on Nursery Hill Road subject to the rezoning application.
Subject Property Orthophoto - 400 Block Nursery Hill
An aerial photograph showing the subject properties and the surrounding environment, including Thetis Lake Regional Park.
Correspondence from Bazink Solutions Inc. Re: Rezoning Application
A letter on behalf of property owners in Bare Land Strata VIS 6081 requesting a zoning change to permit secondary suites.
Correspondence from Bazink Solutions Inc. regarding secondary suite parking at Nursery Hill
A letter from John R. Basey of Bazink Solutions Inc. addressing off-street parking requirements and strata council enforcement for proposed secondary suites.
400 Block Nursery Hill Dr - Rezoning Application Table
A table listing lot numbers, street addresses, owner names, and lot sizes for the properties involved in the Nursery Hill Drive rezoning application.
Bare Land Strata Plan of Lot A Sections 6 & 103 (Strata Plan VIS 6081)
A technical survey map showing the layout of the bare land strata lots for the development on Nursery Hill Drive.
Town of View Royal Bylaw No. 880
A bylaw to create the CD-9CS (Lakeside Village Low Density Suite Residential) zone to permit secondary suites on specific parcels at Nursery Hill Road.