2025 04 15 Council Agenda - Agenda - Pdf
TOWN OF VIEW ROYAL MINUTES OF A COUNCIL MEETING HELD ON TUESDAY, APRIL 1, 2025
Official record of the previous Council meeting held on April 1, 2025, detailing motions, approvals, and presentations.
TOWN OF VIEW ROYAL COUNCIL REPORT: SUBDIVISION AND DEVELOPMENT SERVICING BYLAW AMENDMENTS
Staff report recommending housekeeping updates to the Subdivision and Development Servicing Bylaw 985, including the appointment of a Servicing Officer.
TOWN OF VIEW ROYAL SUBDIVISION AND DEVELOPMENT SERVICING BYLAW NO. 985, 2017 Tracked changes showing proposed Bylaw 1152 Amendments
Attachment 1 to the staff report showing the tracked changes for proposed amendments to Bylaw No. 985, 2017.
ATTACHMENT 2: TOWN OF VIEW ROYAL BYLAW NO. 1152 A BYLAW TO AMEND THE SUBDIVISION AND DEVELOPMENT SERVICING BYLAW 985, 2017
A draft copy of the amendment bylaw provided as an attachment to the engineering staff report.
SCHEDULE B SUPPLEMENTARY DESIGN GUIDELINES
Updated supplementary design guidelines regarding sanitary sewers and storm drainage management as part of the bylaw amendment package.
TOWN OF VIEW ROYAL BYLAW NO. 1152 A BYLAW TO AMEND THE SUBDIVISION AND DEVELOPMENT SERVICING BYLAW NO. 985, 2017
The formal bylaw document for first, second, and third reading regarding amendments to the Subdivision and Development Servicing Bylaw.
Attachment 1: Rezoning and Development Permit Application - 14 & 14A Helmcken Road and 6 Camden Avenue
A letter from HFT Ventures Ltd. to the Mayor and Council describing the design intent and features for the proposed 'Towns on Camden' development.
Attachment 3: Camden Townhouses Architectural Drawings (DP01 - DP18)
Comprehensive set of architectural plans including site plans, floor plans for levels 1-3, roof plans, elevations, and 3D renderings for the Camden Townhouses project.
Memorandum: Helmcken – Camden Development - Transportation Review (Level 1)
A transportation impact review for the proposed townhouse development analyzing trip generation, existing traffic conditions, and site access safety.
Attachment 5: Memorandum: Helmcken-Camden Townhouse Development – Driveway Assessment
Technical assessment of driveway and garage accessibility, featuring swept path analysis for passenger vehicles and SUVs.
Conceptual Servicing Drawing
Engineering drawing depicting proposed site servicing for water, storm sewer, and sanitary sewer connections.
Attachment 10: Proposed Landscape Concept for HFT Ventures
Detailed landscape design documentation including site and tree plans, planting schedules, and maintenance notes for the development.
Construction Impact Assessment & Tree Management Plan
Arborist report evaluating the impact of construction on existing trees and detailing preservation and replacement requirements.
14 & 14A HELMCKEN ROAD, AND 6 CAMDEN ROAD- CONCEPT PLAN
Attachment 7: A conceptual landscape design for the development at 14 & 14A Helmcken Road and 6 Camden Road, featuring building layouts, play areas, and visitor parking.
14 & 14A HELMCKEN ROAD, AND 6 CAMDEN ROAD- SITE AND TREE PLAN
Attachment 7: A detailed site map specifying trees to be removed, critical root zones, and locations for heat pump screens.
14 & 14A HELMCKEN ROAD, AND 6 CAMDEN ROAD- PLANTING PLAN
Attachment 7: A comprehensive planting schedule listing trees, shrubs, perennials, and groundcovers by botanical and common name.
14 & 14A HELMCKEN ROAD, AND 6 CAMDEN ROAD- PLANT IMAGES
Attachment 7: Visual reference guide showing photographs of the specific plant species selected for the development's landscape design.
14 & 14A HELMCKEN ROAD, AND 6 CAMDEN ROAD- LANDSCAPE NOTES
Attachment 7: Technical specifications for landscaping installation, including standards for planting, irrigation, mulching, and site maintenance.
CONSTRUCTION IMPACT ASSESSMENT & TREE MANAGEMENT PLAN
Attachment 8: An arborist's report evaluating the impact of proposed construction on existing trees at the Helmcken and Camden site, including retention and removal strategies.
Official Community Plan Policy Summary REZ 2022-06
Attachment 9: A summary of relevant Official Community Plan (OCP) policies and how the proposed development aligns with municipal goals for density, housing, and transportation.
Zoning Regulation Comparison Table (Attachment 10)
A comparison table outlining existing zoning (R-1B) requirements against the proposed CD-30 zone and the site standards for Small-Scale Multi-Unit Housing (SSMUH).
TOWN OF VIEW ROYAL SUSTAINABILITY CHECKLIST
Attachment 11: A completed sustainability checklist for the project, evaluating its economic, environmental, and social sustainability impacts.
REZONING 2022-06 & DEVELOPMENT PERMIT 2024-05 Presentation
Council presentation slides regarding the development application for 14, 14A Helmcken Road & 6 Camden Avenue, including site aerial photos.
Construction Impact Assessment and Tree Management Plan for 14/14A Helmcken Road & 6 Camden Avenue
An arboricultural report prepared for Merdyn Group assessing the impact of a proposed townhouse development on existing tree resources, including retention and removal recommendations.
Site Plan and Site Context Renderings - 14, 14A Helmcken & 6 Camden Ave
A series of technical drawings and diagrams supporting the rezoning and development permit application for a townhouse project, showing elevations and requested variances.
Correspondence from G. Thompson, Development Services Officer, Ministry of Transportation & Transit
An email from the Ministry of Transportation and Transit confirming they have no concerns with the proposed development at 14, 14A Helmcken Road & 6 Camden Avenue.
APPENDIX B – HARD SURFACES ABOVE TREE ROOTS DIAGRAM
A technical cross-section diagram and accompanying notes detailing the requirements for installing hard surfaces within a tree's critical root zone.
APPENDIX C – SITE PHOTOGRAPHS
Photographs documenting the current condition of specific trees on the development site, including Garry Oaks, Shore Pines, and Arbutus.
Official Community Plan Policy Summary - REZ 2022-06: 14, 14A Helmcken Road & 6 Camden Avenue
A summary document outlining how the proposed rezoning application aligns with specific policies within the Official Community Plan, such as land use, housing diversity, and transportation.
Zoning Regulation Comparison Table (Existing vs Proposed)
A table comparing current R-1B zoning regulations against the proposed CD-30 zone and provincial SSMUH site standards.
Attachment 1. Subject properties map
An aerial site map highlighting the subject properties for the Eltham Road and Helmcken Road development.
Correspondence from Ankenman Marchand Architects regarding 'The Pebbles'
A cover letter from the project architects submitting the comprehensive Development Permit application package for the 12-unit residential townhouse project.
ATTACHMENT 3 - PROPOSED LANDSCAPE CONCEPT for HFT VENTURES (Landscape Drawings)
A set of detailed landscape plans including concept designs, tree plans, planting lists, and technical notes for the Helmcken and Camden site.
Attachment 4 - MEMORANDUM re: Helmcken-Camden Townhouse Development – Driveway Assessment
A technical memorandum from a transportation engineer evaluating the maneuverability and swept path for vehicles exiting the proposed townhouse garages.
Landscape Plan - Eltham & Helmcken
Detailed landscape design plan for the townhouse project site, specifying plantings and amenity space.
Arborist Report for Development - 294/296 Eltham & 242 Helmcken Road
Technical report assessing tree impacts, protection measures, and mitigation options for the proposed development.
Arborist Report: 242 Helmcken and 294/296 Eltham roads
An arborist report and tree management plan evaluating the impact of a proposed townhouse development on existing tree resources.
SITE SERVICING PLAN - 242 HELMCKEN ROAD, 296 & 294 ELTHAM ROAD
Preliminary site servicing plan showing utility and infrastructure connections for the proposed development.
PROJECT SUSTAINABILITY CHECKLIST
A completed checklist detailing the economic, environmental, and social sustainability features of the proposed townhouse project.
DEVELOPMENT PERMIT AREA GUIDELINES - REVIEW (DP 2024-03)
Staff review of the development application against the Town's Mixed Residential Development Permit Area guidelines.
Zoning Review - CD-29: Comprehensive Development (Eltham Road Townhouse)
A summary table comparing the proposed development's dimensions and uses against the required zoning regulations.
DEVELOPMENT PERMIT 2024-03 Presentation
Visual presentation for Council summarizing the purpose, site plan, and requested variances for the 20-unit townhouse project.
Correspondence: Maureen Townsend Re: Variance 294,296 Eltham Rd & 242 Helmcken Rd
Email from a resident expressing opposition to the requested variances due to height impacts and safety concerns.
TOWN OF VIEW ROYAL COUNCIL REPORT - DP 2025-02 3560 HIGHLAND ROAD
Staff report recommending approval for a carport within the Sensitive Terrestrial Ecosystems Development Permit Area.
ATTACHMENT 1: Staff report to April 1, 2025, Council meeting - 3560 Highland Road
The original introductory staff report providing background on the 3560 Highland Road carport application.
Site Plan/Project Data - Van Mol / Freeman Residence
Sheet A102 showing the detailed site plan, setbacks, and project data for the 3560 Highland Road residence.
Accessory Building - Van Mol / Freeman Residence (Sheet A900)
Architectural drawings and elevations for the proposed carport structure at 3560 Highland Road.
Wildfire Hazard Assessment: 3500 Highland Road
A professional assessment identifying the wildfire threat level for the subject property and recommending mitigation strategies.
COMMITTEE OF THE WHOLE REPORT: REZONING 2022-06 & DEVELOPMENT PERMIT 2024-05 - 14, 14A HELMCKEN ROAD & 6 CAMDEN AVE
A staff report from the Senior Planner providing a comprehensive analysis of the proposal to construct a 12-unit townhouse development.
Attachment 1 - Letter to Mayor and Council re: 14 & 14A Helmcken Road and 6 Camden Avenue
A letter from the applicant, Wayne Hopkins for HFT Ventures Ltd, describing the design considerations and features of the 'Towns on Camden' project.
Application Review: Sensitive Terrestrial Areas Development Permit Area
A staff review of the development application against guidelines for sensitive terrestrial areas and wildland/urban interface.
Presentation - DEVELOPMENT PERMIT 2025-02 - 3560 Highland Road
Presentation slides summarizing the proposal for a carport construction and the requested siting variance.
Attachment 3 - Detailed Parking Dimensions (Floor Plan - Level 1)
An architectural drawing focusing specifically on the parking stall layouts and dimensions for the development.
Email dated March 27, 2023 from Mark Buesink
Email from a structural engineer to the property owner regarding variations and changes in construction that are not code compliant.
Email dated April 14, 2023 from Anna Becker
Email from the property owner requesting the Town seek a second opinion regarding the structural soundness of the building.
Email dated April 25, 2023 from Robert Gutierrez
Email confirming contact with the Engineer of Record regarding a third-party review of the deficiency list.
Email dated May 1, 2023 from Robert Gutierrez
Email outlining that current deficiencies must be completed prior to a third-party review of the project.
REVIEW OF ENGINEERING DETAILS SPECIFIED FOR NEW STRUCTURE AT 12 VICKERY RD
Third-party structural engineering review report documenting items of concern and questionable construction workmanship.
Email dated June 16, 2023 from Thor
Cover email for the UNISOL engineering report summarizing that the workmanship is questionable and ad hoc.
Attachment 6 - Conceptual Servicing Drawing
A civil engineering drawing outlining the proposed water, sanitary sewer, and storm drainage connections for the site.
Email dated July 24, 2023 from Anna Becker
Owner's response to the UNISOL review report, addressing safety concerns and the builder's qualifications.
Attachment 29 - Sheathing / Rain screen Inspection Report
An inspection record for the property at 12 Vickery Road showing rejected items for sheathing and rain screen construction.
Attachment 30 - Correspondence regarding Insulation and vapour barrier inspection
An email from the Building Inspector informing the owners of 12 Vickery Road that their inspection was cancelled due to missing engineering field reports.
Attachment 31 - Community Charter Excerpt (Remedial Action Requirements)
Legal excerpts from the Community Charter outlining municipal powers regarding remedial action requirements for hazardous conditions and nuisances.
Attachment 32 - Plumbing Permit Application PT9 PLUMBING
Standard application form and waiver for a plumbing permit in the Town of View Royal.
Attachment 33 - Building Permit Application PT9 NEW CONSTRUCTION
The application form for new construction building permits, including requirements for site plans, floor plans, and engineering documentation.
Attachment 34 - Land Title Search Print
A current land title search record for the property at 24 Vickery Road.
Attachment 35 - Probate Records and Will for the Estate of John Henry Cosier
Legal documentation including the Last Will and Testament, probate grant, and statement of assets for the estate related to the property ownership.
Attachment 36 - 2025 Property Assessment Notice
The 2025 BC Assessment notice for 12 Vickery Road showing the land and building valuation.
Attachment 37 - Signed Building Permit Application (2019)
The original building permit application for a new single family dwelling at 12 Vickery Road signed in 2019.
Registered Professional's Proof of Insurance
Confirmation of liability insurance for the registered professional engineer on the project.
B.C. Land Surveyor's Certificate
A certificate from a British Columbia Land Surveyor identifying the foundation location on Lot B.
Town of View Royal Building Permit # 2485
The official building permit issued by the town for new construction at 12 Vickery Road.
BC Housing New Home Registration Form
A registration form for an owner-builder authorization through BC Housing.
State of Title Certificate
Official certificate of title from the Land Title Office for PID 003-762-491.
Certificate of Liability Insurance - Buepoint Consulting Ltd.
Insurance certificate for the structural engineer providing $3,000,000 in general liability coverage.
Schedule B - Assurance of Professional Design and Commitment for Field Review
Mandatory engineering schedules for structural, mechanical, plumbing, and fire suppression design according to the BC Building Code.
Engineering Drawings - Becker Residence (Sheets S1-S10)
Comprehensive set of structural engineering drawings for the residence at 12 Vickery Road.
Staff Presentation: Remedial Action - 12 Vickery Road
Staff presentation slides outlining building code violations and recommended remedial actions for a residential property at 12 Vickery Road.
Presentation from J. Becker: Reconsideration of Remedial Action for 12 Vickery Road
A presentation by the property owner, John Becker, contesting the council's remedial action decision and detailing past construction history and disputes with the Engineer of Record.
Letter dated November 14, 2024 from J. Becker, 24 Vickery Road, Re: Registration of Notice on Title for 12 Vickery Road
A formal letter from the owner detailing the timeline of construction, failed inspections, and specific technical disputes with the building department and engineers regarding structural posts.
Attachment # 1 – Town of View Royal’s December 6, 2022 Building Inspection Report
An inspection report by Robert S. Gutierrez for permit number 2485, showing partial approval for framing and plumbing.
Attachment # 2 – Email from Mark Buesink to John Becker dated December 6, 2022
Email correspondence regarding framing review details and instructions for remediating the construction of LVL beams.
roof framing plan
Structural engineering drawing showing the roof framing plan for a project at 12 Vickery Road.
Email regarding construction progress at 12 Vickery Road
Email from John Becker to Mark Buesink regarding the installation of nails and strapping at the property.
Attachment # 3 - Re: specialized site meeting
Email chain between Anna Becker and Mark Buesink regarding structural concerns and the cost for a specialized site visit.
Attachment # 4 - RE: Background Documentation for Engineer Problems
Email from Anna Becker regarding a complaint filed with EGBC and concerns over structural integrity of posts.
Attachment # 5 - RE: 12 Vickery Road: Request for 2nd Opinion
Email thread involving Anna Becker and Thor Tandy regarding a request for a second engineering opinion after the current engineer of record allegedly quit.
Attachment # 6 - RE: Interim Building Permit and Inspection Processes
Formal notification from the Town of View Royal regarding interim changes to building permit and inspection processes due to the COVID-19 pandemic.
Notice of Remedial Action Response Letter (February 23, 2025)
Letter from John Becker responding to the Notice of Remedial Action for 12 Vickery Road, challenging statements made by the Building Inspector.
Response Letter to Council Report (February 27, 2025)
Comprehensive response and construction history of the 12 Vickery Road project from the owner, including a detailed permit and inspection timeline.
Attachment # 1 - RE: Interim Building Permit and Inspection Processes
Formal notification from the Town of View Royal regarding interim changes to building permit and inspection processes (duplicate copy).
Attachment # 2 - Email regarding specialized site meeting (March 27, 2023)
Email from Mark Buesink to John Becker discussing construction variations and the need for structural analysis.
Attachment # 3 - RE: 12 Vickery Road: Request for 2nd Opinion (April 14, 2023)
Email thread discussing the search for a second engineering opinion and the practicability of UNISOL Engineering's involvement.
Attachment # 4 - RE: 12 Vickery 3rd party report rebuttal
Detailed rebuttal correspondence from Anna Becker regarding the UNISOL engineering review, responding to identified 'Items of Concern'.
REVIEW OF ENGINEERING DETAILS SPECIFIED FOR NEW STRUCTURE AT 12 VICKERY RD
Cover page for an engineering review report prepared by UNISOL Engineering Ltd regarding structural details at 12 Vickery Road.
Review of Engineering Details & Specifications for 12 Vickery Rd, Victoria, BC
A structural engineering review by UNISOL Engineering Ltd. regarding the construction of a new residence at 12 Vickery Road, identifying workmanship and alignment concerns.
ATTACHMENTS: Sample Photos - 12 Vickery Rd
Photographic evidence showing water-damaged plywood, unblocked shear wall edges, and improper basement post assemblies at 12 Vickery Road.
Email RE: Insulation and vapour barrier inspection - February 29, 2024
An email from Anna Becker to Building Inspector Stephen Patterson regarding inspection delays and grievances related to the construction at 12 Vickery Road.
Email Re: 12 Vickery Road, Victoria, BC (Your Project # 10441) - April 19, 2021
Historical correspondence from John Becker to Anushka Shetty regarding the foundation wall review and rebar installation for 12 Vickery Road.
Boulevard, Road and Drain Maintenance Contracts Extensions
A recommendation to extend the maintenance contracts with Victoria Contracting and Municipal Maintenance Corporation (VCMMC) for a five-year term.
TRANSPORTATION MASTER PLAN RFP
A report responding to Council comments on the Transportation Master Plan (TMP) Request for Proposals (RFP) and outlining adjustments made to the scope.
TRANSPORTATION MASTER PLAN TERMS OF REFERENCE REVIEW
A table detailing Council comments, staff responses, and the status of items incorporated into the TMP Request for Proposals.
Request for Proposals (2025/ Project N-105) Transportation Master Plan Update
The detailed Request for Proposals document for the 2025 Transportation Master Plan update, outlining objectives, technical study requirements, and evaluation criteria.
TOWN OF VIEW ROYAL CLASS 09 FARM PROPERTIES
Information report regarding the ten properties in View Royal classified as Class 09 Farm, including their assessment values and tax contributions.
Attachment A: Town of View Royal Class 09 Farm properties
A detailed table listing the folio numbers, addresses, land areas, and assessed values for all Class 09 Farm properties in View Royal.
Correspondence from Tyler Withrow RE: Pallisier Avenue
A resident's letter expressing concern over increasing traffic speeds on Palliser Avenue, particularly during daycare drop-off and pick-up times.
Correspondence from Rob Duffus RE: CFB Esquimalt lighting
A resident's complaint regarding an extremely bright industrial light at CFB Esquimalt that is visible across the harbour.
Correspondence from Diane & Russ Ridout RE: Police ratio and time delays, construction and traffic
Residents' concerns regarding crime, police response times, and traffic congestion on the Island Highway and at the corner of Helmcken Road.
Letter and Correspondence from Anna Becker regarding 12 Vickery Road
A detailed rebuttal and narrative from the homeowner addressing structural concerns, engineering directives, and disputes with municipal building inspectors.
Attachment 8: Building Code Compliance Report - #12 Vickery Rd.
A report from the Building Inspector detailing non-compliance with the BC Building Code and recommending a Notice on the Land Title.
Attachment 9: Correspondence regarding Insulation and vapour barrier inspection
Email chain between the owners and the Building Inspector regarding cancelled inspections and outstanding framing approvals.
Attachment 10: STOP WORK ORDER - 12 VICKERY RD
Official notification of a Stop Work Order due to a lack of approved field reviews and municipal inspections.
Attachment 11: Unsafe to Occupy Single-Family Dwelling at 12 Vickery Road
Notice declaring the dwelling unsafe for occupancy due to expired permits and non-compliance with building bylaws.
Attachment 12: Notice - Consideration of Registration of Community Charter Section 57 Against Title
Letter notifying the owner that the Building Department is seeking a council resolution to register a notice on the property title.
Report from Building Official with List of Attachments
A cover page listing 17 distinct attachments related to the building official's report on 12 Vickery Road.
Attachment 13: Section 57 Notice Under the Community Charter for 12 Vickery Road
Documentation regarding the registration of a Section 57 notice on the property title, including the official Land Title Office filing.
Attachment 14: Follow-up Letter and Title Search Print
Follow-up correspondence and a Title Search Print confirming the registration of the Section 57 notice on the property title.
Attachment 15: Correspondence regarding Removal of Do Not Occupy Sign
Email exchange regarding the owner's request to remove the Do Not Occupy sign from the property.
Attachment 16: buepoint consulting ltd. Engineering Review - Footings
Engineering review report for the footings at 12 Vickery Road, noting rebar placement and specifications.
Attachment 17: buepoint consulting ltd. Engineering Review - Foundation Walls
Engineering review report for the foundation walls, identifying issues with cold joints and discontinuous rebar.
Attachment 18: Water, Storm & Sewer Inspection Report - April 21, 2021
Municipal inspection report for water and sewer services, resulting in a 'Rejected' status for perimeter drains.
Attachment 19: Footing Inspection Report - April 21, 2021
Municipal inspection report for footings, resulting in a 'Rejected' status due to various conditions and lack of engineer report.
Attachment 20: Foundation Inspection Report - April 21, 2021
Municipal inspection report for the foundation, resulting in a 'Rejected' status.
Attachment 21: Water, Storm & Sewer Inspection Report - May 12, 2021
Municipal inspection report for drainage systems, with some components accepted for backfill.
Attachment 22: Footing Inspection Report - June 10, 2021
Municipal inspection report for footings resulting in an 'Accepted' status.
Attachment 23: Foundation Inspection Report - June 10, 2021
Municipal inspection report for foundation reinforcement resulting in an 'Accepted' status.
Attachment 24: Slab Inspection Report - August 4, 2021
Municipal inspection report for the slab resulting in an 'Accepted' status.
Attachment 25: Water, Storm & Sewer Inspection Report - March 8, 2022
Municipal inspection report for site services resulting in an 'Accepted' status.
Attachment 26: buepoint consulting ltd. Engineering Review - Framing
Engineering review of structural framing, identifying numerous deficiencies and providing 22 specific instructions for correction.
Attachment 27: Municipal Inspection Report - December 6, 2022
A handwritten municipal inspection report for framing and plumbing, marked as 'Partially Approved' subject to engineering reports.
Attachment 28: buepoint consulting ltd. Engineering Review - Framing
A follow-up engineering review of structural framing, including detailed diagrams and photos of required corrective actions.