2025 11 04 Council Agenda - Agenda - Pdf
TOWN OF VIEW ROYAL BYLAW NO. 1156
An amendment to the Official Community Plan to introduce new land use designations for Small-Scale, Multi-Unit Housing (SSMUH) and Hospital Transit-Oriented Areas.
Council Report: ZONING BYLAW NO. 900, 2014, AMENDMENT BYLAW NO. 1160, 2025 TO AMEND THE CD-26 ZONE FOR 258 HELMCKEN ROAD
A staff report recommending the amendment of the CD-26 zone at 258 Helmcken Road to permit additional commercial uses such as cafe, medical clinic, and retail.
TOWN OF VIEW ROYAL COMMITTEE OF THE WHOLE REPORT: REZONING 2025-01 – 258 HELMCKEN ROAD
Attachment A to the main staff report, providing background on the rezoning application for 'The Royale' development.
Report to Committee of the Whole Re: Rezoning Application 2025-01 – 258 Helmcken Road (Concluding Page)
The final page of a staff report regarding a rezoning application for 258 Helmcken Road, detailing concurrence and attachments.
Attachment 1 Location Map
A map showing the location of the subject property at 258 Helmcken Road at the intersection of Island Highway and Helmcken Road.
Text Amendment for Land Uses at 258 Helmcken Road (Attachment 2)
A letter from Island View Land Management requesting a zoning text amendment to allow additional commercial uses at 258 Helmcken Road.
Colliers Letter RE: Ground Floor Commercial Space – 258 Helmcken Road (Attachment 3)
A market analysis letter from Colliers providing feedback on the feasibility of grocery uses versus smaller commercial units.
New Builds - Coffee Shop Lease Comparables (Attachment 4)
A data table listing lease comparables for coffee shops in the Victoria area to support the proposed use change.
New Builds - Healthcare Lease and Sale Comparables (Attachment 5)
A data table providing lease and sale comparables for healthcare-related commercial units.
258 Helmcken Road Zoning Text Amendment Letter (Attachment B)
An updated submission from the applicant reflecting revisions made after feedback from the Committee of the Whole.
Attachment C. Selected Zoning Bylaw Definitions
A list of relevant land use definitions from the Town's Zoning Bylaw to clarify the proposed amendment.
Colliers Updated Market Letter and Comparables (Attachment D)
An updated letter and set of comparables from Colliers dated September 16, 2025, regarding the 258 Helmcken Road commercial space.
Attachment E. Official Community Plan - Harbour Helmcken Community Corridor vision
Excerpts from the Town's Official Community Plan detailing the vision for the Harbour-Helmcken Community Corridor.
Community Workshop – Commercial Space at The Royale - Summary (Attachment F)
A summary of public feedback gathered at a community workshop held in August 2025 regarding the proposed commercial uses.
Key Themes from Comments (Attachment F)
A summary report of community feedback regarding proposed commercial uses for the ground floor of The Royale development.
Community Workshop Exit Survey - Shaheed Ali
Completed community workshop exit survey for 258 Helmcken Road by Shaheed Ali.
Community Workshop Exit Survey - Jane Ali
Completed community workshop exit survey for 258 Helmcken Road by Jane Ali.
Community Workshop Exit Survey - D. Frewing
Completed community workshop exit survey for 258 Helmcken Road by D. Frewing.
Community Workshop Exit Survey - Gurpaul Teja
Completed community workshop exit survey for 258 Helmcken Road by Gurpaul Teja.
Community Workshop Exit Survey - Karen Macdonald
Completed community workshop exit survey for 258 Helmcken Road by Karen Macdonald.
Community Workshop Exit Survey - Brenda Palmer
Completed community workshop exit survey for 258 Helmcken Road by Brenda Palmer.
Community Workshop Exit Survey - Ian Smith
Completed community workshop exit survey for 258 Helmcken Road by Ian Smith.
Community Workshop Exit Survey - Linda Cheney
Completed community workshop exit survey for 258 Helmcken Road by Linda Cheney.
Community Workshop Exit Survey - Unidentified
Unidentified or blank community workshop exit survey for 258 Helmcken Road.
Attachment F - Community Workshop Exit Surveys - 258 Helmcken Road
A collection of community workshop exit surveys providing feedback on the proposed commercial land uses for the ground floor of the development at 258 Helmcken Road.
Presentation: Rezoning Application REZ2025-01 - 258 Helmcken Road
A staff presentation outlining the rezoning application for 258 Helmcken Road to add commercial uses to the ground floor of the existing CD-26 zone.
REZONING APPLICATION REZ2025-01 258 Helmcken Road
Visual presentation slides for the rezoning application at 258 Helmcken Road.
TOWN OF VIEW ROYAL BYLAW NO. 1160
A bylaw to amend the CD-26 zone for 258 Helmcken Road to allow for specific principal uses including a café and residential apartments.
COUNCIL REPORT - DEVELOPMENT VARIANCE PERMIT 2025-02 - 157 VIEW ROYAL AVENUE
Staff report recommending the issuance of a Development Variance Permit to facilitate the construction of an accessory building.
Attachment A: COUNCIL REPORT - DEVELOPMENT VARIANCE PERMIT 2025-02 - 157 VIEW ROYAL AVENUE
A detailed attachment to the staff report providing background and analysis for the variance request at 157 View Royal Avenue.
Letter to the Mayor and Council of View Royal from Fraser McColl
A letter from the applicant requesting a variance to construct a potting shed and explaining the property's layout.
Proposed Layout Sketch of an Accessory Potting Shed
A survey map and site plan illustrating the location of the proposed potting shed and property boundaries.
STUDIO LEAF - PROJECT INFORMATION - 157 VIEW ROYAL AVE
A project data table and general notes for the proposed potting shed at 157 View Royal Avenue.
PLANS - 157 VIEW ROYAL AVE - POTTING SHED
Architectural floor plans and elevation drawings for a proposed potting shed at 157 View Royal Avenue.
Development Variance Permit Application Adjacent Property Impact Review
A staff assessment evaluating the impact of proposed variances at 157 View Royal Avenue on neighboring properties, including shadow, tree, and privacy concerns.
Development Variance Permit Application No. 2025-02 for 157 View Royal Ave
A presentation outlining the development application process, site photos, and specific variance requests for 157 View Royal Avenue.
Letter dated October 21, 2025 from D. Wilson, Re: Application for Variances at 157 View Royal Avenue
A letter from Doug Wilson opposing the variances at 157 View Royal Avenue, arguing that the staff report misinterprets zoning bylaws and creates a concerning precedent.
Email dated October 29, 2025 from F. McColl, Re: Petition of Support – Potting Shed – 157 View Royal Avenue
An email from the applicant, Fraser McColl, submitting a petition of signatures from neighbors supporting the potting shed project.
Petition of Support – Potting Shed – 157 View Royal Avenue
Handwritten signature pages from residents on View Royal Avenue and surrounding streets supporting the construction of the potting shed.
COUNCIL REPORT: DEVELOPMENT VARIANCE PERMIT 2025-03 – 1449 (1301-1305) Burnside Rd W
A report from the Community Planner regarding a Development Variance Permit application for sign-related variances at 1449 Burnside Road West.
Report to Council Re: Development Variance Permit – DVP 2025-03 – 1449 (1301-1305) Burnside Rd W
A staff report recommending the approval of Development Variance Permit No. 2025-03 for signage at 1449 Burnside Road West.
TOWN OF VIEW ROYAL COMMITTEE OF THE WHOLE REPORT regarding DVP 2025-03 – 1449 (1301-1305) Burnside Rd W
An earlier report from the Community Planner to the Committee of the Whole detailing the five specific sign bylaw variances requested for the project.
Re: Aspire - Sign Variance Permit Application (Applicant's Letter)
A letter from dHKarchitects on behalf of the applicant explaining the necessity of the signage variances for site navigation and building identification.
ASPIRE FREESTANDING SIGNAGE PLAN and CANOPY SIGNS PLAN
Technical design plans and site diagrams showing the dimensions and locations of proposed gateway, directional, and building canopy signs.
Presentation: Development Variance Permit 2025-03 1449 (1301-1305) Burnside Rd W
A slide deck used during the council meeting to visualize the application process, subject property, and proposed signage locations.
Proposed Wall Sign Sign 4C and 4D
Visual presentation slide showing the proposed unilluminated wall signs (4C and 4D) for a development requiring variances.
Recommendation - DVP 2025-03
A presentation slide outlining the five specific variances requested for the signage at 1449 Burnside Rd W.
COUNCIL REPORT - DEVELOPMENT PERMIT WITH VARIANCES 2025-07 – 9 ERSKINE LANE
Staff report from Leah Curtis recommending approval for a development permit involving five variances for retaining walls and garbage enclosures at 9 Erskine Lane.
COUNCIL REPORT - Development Permit with Variances Application 2025-07 – 9 Erskine Lane (October 15, 2025)
Detailed staff report providing background analysis and history for the Development Permit application at 9 Erskine Lane, including a description of proposal changes.
RE: Development Permit Amendment – 15, 17, 21 and 23 Erskine Lane
Letter from Westurban Developments Ltd. to the Town of View Royal detailing requested amendments to the site and landscape plans for the Erskine Lane project.
Westurban Developments Ltd. Letter Re: Retaining Wall in Front of Building D
A letter and photos from Westurban Developments explaining the variance request for a retaining wall height at Building D.
Schedule 2 - Overall Project Landscape Plan
Initial high-level landscape plan for the Watkiss Way & Erskine Lane development with handwritten annotations regarding tree screening.
L1.0 - Overall Project Landscape Plan
Detailed technical landscape plan including a comprehensive plant project list and site development notes.
L1.2 - Landscape Plan North West Site BUILDINGS A & B
Detailed landscape and site feature plan specifically for the northwest portion of the development containing Buildings A and B.
L1.3 - Landscape Plan North West Site BUILDINGS A & B - GRADING / LAYOUT
Technical grading and layout plan for the northwest site area to support architectural and landscape design.
L1.4 - Landscape Plan South East Site BUILDINGS C&D
Landscape plan focusing on the southeast portion of the development for Buildings C and D, including the healing garden and dog run areas.
L1.5 - Grading Concept Plan BLD C & D
Detailed grading concept plan for the southeast site area containing Buildings C and D.
Schedule 3 - Site Plan of Lot B Section 93 Esquimalt District Plan 26648
Professional survey site plan showing building envelopes, roof lines, and retaining wall heights for the entire development site.
Schedule 4 - Refuse Enclosure Plan & Elevations (AR-6.0)
Architectural drawings and elevations for the refuse enclosure structures at the development site.
Schedule 5 - Refuse Enclosure Plan & Elevations (AR-3.0d)
Updated architectural elevations and plan details for refuse enclosures with landscaping screen details.
Schedule 6 - Retaining Wall Site Plan (S1.8)
Structural engineering site plan for the retaining walls at Building C, including footing and concrete schedules.
Retaining Wall Elevation and Sections (S1.9a)
Engineering elevations and sections for various segments of the retaining walls.
Retaining Wall Elevation and Sections (S1.9b)
Detailed cross-sections and reinforcement specifications for the site's retaining walls.
Schedule 7 - Plan View (Sheet 3)
Specialized engineering plan view from EarthTech Solutions focusing on Mechanically Stabilized Earth (MSE) retaining wall systems.
Lock+Load Wall D Elevation View - 2 (Sheet 5)
Elevation drawing showing the structural height and design of the Lock+Load wall system for Building D.
Cross Section 2 - Building D (Sheet 7)
Technical cross-section detailing the internal layers, geogrid, and backfill requirements for the Building D retaining wall.
Schedule 8 - Notice of Registration (CA9195284)
A formal notice of registration from the BC Land Title & Survey regarding a legal notation (CA9195284) on the property.
Proposed Renderings (PR16) - Erskine Multifamily
Architectural renderings for the proposed multi-family development at 9 Erskine Lane.
Overall Project Landscape Plan (L 1.0) - Watkiss Way & Erskine Lane
A comprehensive landscape plan for the development at Watkiss Way & Erskine Lane detailing tree and shrub planting schedules.
Landscape Plan North West Site (L 1.2) - Watkiss Way & Erskine Lane
Detailed landscape plan for the northwest portion of the 9 Erskine Lane development site.
Landscape Plan South East Site (L 1.3) - Watkiss Way & Erskine Lane
Detailed landscape plan for the southeast portion of the site, including a healing herb garden and dog run.
Tree Inventory Report - 9 Erskine Lane, Victoria
A technical report and inventory prepared by MJR Tree Service Ltd regarding the existing trees at the development site.
Development Permit with Variances DP2025-07 – 9 Erskine Lane
A presentation outlining a development permit application for 9 Erskine Lane, requesting variances for retaining wall heights and garbage enclosure dimensions.
TOWN OF VIEW ROYAL COUNCIL REPORT - GLENAIRLIE PUMPSTATION UPGRADES TENDER AWARD
Staff report recommending the award of a contract for the Glenairlie Pumpstation upgrades to improve the resilience of the local sanitary system.
ATTACHMENT 1 – APPROXIMATE PROJECT COST BREAKDOWN
Financial appendix providing a detailed cost breakdown for the Glenairlie Pumpstation upgrades project.
ATTACHMENT 2 – SITE PLAN – GLENAIRLIE PS
Aerial site plan indicating the location of the Glenairlie Pumpstation for the proposed upgrades.
COUNCIL REPORT: UBCM GRANT APPLICATION – RESOLUTION AMENDMENT
A report from the Director of Engineering seeking an amended resolution to support a grant application for the Admirals Road Active Transportation Improvement Project.
Email from Kiersten Fisher re: Seeking Feedback: Proposed Variance to School District 61 Trustee Electoral Areas
Communication from the Ministry of Education and Child Care seeking feedback on a proposal to create seven Trustee Electoral Areas for School District 61.
Email from Carolynne Clark re: Shoreline Middle School traffic safety issue
An email from a parent representative detailing hazardous traffic conditions at the intersection of Shoreline Drive and Island Highway near Shoreline Middle School.
MINUTES OF A COUNCIL MEETING HELD ON TUESDAY, OCTOBER 21, 2025
Official minutes recording the proceedings and decisions made during the View Royal Council meeting on October 21, 2025.
Letter from Larry Freeman re: Final Report – Grant-in-Aid for Hall Roof Replacement
A final report from the Strawberry Vale & District Community Club confirming the completion of their roof replacement project funded in part by a municipal grant.
Email from Greg Smith re: Short Term Rentals. Bylaws and Complaint
A resident's email expressing strong opposition and constitutional concerns regarding the town's short-term rental ban.
ITEM(S) TO BE ADDED TO AGENDA: Remove Shared and Bi-Directional Bike Lanes
A notice of motion form submitted by Councillor John Rogers requesting the removal of shared and bi-directional bike lanes from the Active Transportation Network Plan.
ITEM(S) TO BE ADDED TO AGENDA: 346 Island Highway Medical Clinic Options
A notice of motion form regarding lease/own options for a medical clinic at 346 Island Highway and related traffic access verification.
Digital Signature Page - Dawn Miles
A page containing a digital signature for Dawn Miles (T8KMY8) dated July 15, 2021.
TOWN OF VIEW ROYAL DEVELOPMENT PERMIT No. 2021/06
A previously issued development permit for 9 Erskine Lane detailing variances and conditions for the Erskine Lane Residential zone.
ERSKINE MULTIFAMILY Architectural Plans Cover
Cover page for the architectural drawing set for the 9 Erskine Lane development project.
PR1 LOCATION PLAN & CONTEXT IMAGES
Drawing showing the site location plan and photographs of the surrounding context.
PR2 SITE PLAN
Detailed site plan for the development including project data, density, and parking calculations for Lots A and B.
PR3 PROPOSED PARKADE PLANS
Architectural floor plans for the P1 and P2 levels of the underground parkades for Lots A and B.
PR4 PROPOSED FLOOR PLANS BLDG A & B
Detailed floor plans for the main floor and upper stories (2nd-5th) for Buildings A and B.
PR5 PROPOSED FLOOR PLANS BLDGS C & D
Detailed floor plans for the main floor and upper stories (2nd-5th) for Buildings C and D.
PR6 PROPOSED UNIT PLANS
Architectural drawings showing standard layouts for various unit types including studio, one-bedroom, two-bedroom, and three-bedroom configurations.
PR7 PROPOSED ELEVATIONS BLDG A
Exterior architectural elevations for Building A including material callouts and floor heights.
PR8 PROPOSED ELEVATIONS BLDG B
Exterior architectural elevations for Building B including front, side, and rear views.
PR9 PROPOSED ELEVATIONS BLDG C
Exterior architectural elevations for Building C illustrating the building's facade on the sloped site.
PR10 PROPOSED ELEVATIONS BLDG D
Exterior architectural elevations for Building D showing material finishes and rooflines.
PR11 SITE SECTIONS
Cross-sectional drawings A, B, and D showing building profiles and site topography.
PR12 SITE SECTIONS
Cross-sectional drawings F, G, H, and J showing building relationships to property lines and grade.
PR13 PROPOSED MATERIALS
Photo board of proposed exterior finishes including fiber cement panels, cedar soffits, and retaining wall materials.
PR14 PROPOSED RENDERINGS
Artistic 3D renderings of the proposed development showing an aerial view and views from Erskine Lane.
PR15 PROPOSED RENDERINGS
Additional 3D renderings of the proposed multifamily project highlighting landscaping and building integration.