Official Community Plan Policy Summary REZ 2022-06

Official Community Plan Policy Summary

REZ 2022-06: 14, 14A Helmcken Road & 6 Camden Avenue

Policy LU1.1 Neighbourhood Centres Create a network of neighbourhood-serving, mixed-use centres. Encourage the majority of new and infill residential and commercial growth into these areas to create compact, walkable and cycling-friendly activity hubs.

Policy LU1.2 Connected Centres Ensure each neighbourhood centre is served and connected to the surrounding area by a range of transportation choices including transit, and bike and pedestrian pathways. Similarly, ensure that residential densities at neighbourhood centres increase the viability of transit, bike and pedestrian travel modes.

Policy LU1.4 Diversity of Forms and Uses Support a variety of residential and commercial forms and uses to encourage socio-economic diversity, and provide for the diverse needs of youth, families and an aging population.

Policy LU1.6 Community Amenities Foster the provision of community and neighbourhood amenities associated with new development through the development of amenity density bonus provision in the zoning bylaw or through negotiated Phase Development Agreements.

Policy LU1.7 Density Density (lot size) at the site level will be determined through the Land Use Bylaw.

Policy LU2.1 Residential Character Protect the rural and suburban character of established residential areas located outside of the mixed-use centres by maintaining zoning and development standards that identify detached housing as the priority use, and through the establishment and enforcement of Form and Character Development Permit Areas (See Part 4.).

Policy LU2.2 Connected Neighbourhoods Strengthen connections between existing residential neighbourhoods and the mixed-use centres through transportation, urban design and public space improvements, to the effect that neighbourhoods identify with one or more of the mixed-use centres.

Policy LU4.2 Support Walking, Cycling and Transit Encourage higher density and mixed-use development at neighbourhood centres and along major transit corridors to promote walkability, cycling and transit use. Support higher residential density, commercial intensity and reduced parking requirements in areas well served by transit.

Policy LU4.3 Complete Streets Promote “complete streets” that provide safe and attractive pedestrian and cycling amenities, and are well connected to adjacent areas. Examples of pedestrian and cycling amenities include street trees and landscaping; wide sidewalks with comfortable building enclosure; street furnishings and pedestrian scale lighting; fenestration with transparent glazing; bike racks; and weather protection.

Policy LU4.4 High-quality Development Promote high-quality design, planning, construction and maintenance of public and private development and infrastructure projects.

Policy LU4.5 Street-oriented Buildings Encourage street-oriented buildings where practical in terms of physical terrain and street configuration.

Policy LU4.6 Place-based Community Development Apply a place-based approach to community development that responds to the unique social, cultural and environmental characteristics of each area of the Town. This applies in particular to development in the mixed-use areas. Land use and urban design decisions in these areas should build on the existing characteristics of the neighbourhoods and address needs of current and future area residents.

Policy LU4.13 Sustainable Structures and Buildings Encourage the design and construction of sustainable and environmentally responsible structures and buildings that reduce demand for services, create less waste, make efficient use of resources and create healthier living environments.

Policy LU5.2 Sustainable Development Patterns Direct new growth away from environmentally sensitive areas, and promote sustainable development patterns and building forms that result in a more efficient use of limited land.

Policy LU5.4 Urban Growth Boundary Maintain the Urban Growth Boundary (UGB) and continue to direct new urban development and improvements within the boundary.

Policy LU11.1 Northern Gateway Community Corridor Support developing the Northern Gateway Community Corridor mixed-use area along Helmcken Road south of Burnside Road.

The Community Corridor will be predominantly mixed residential with ancillary commercial permitted near, and south of, Watkiss Way. New development will be focused on lots fronting Helmcken Road and select lots located off of Watkiss Way. Infill development on adjacent lots in the established residential area will be considered on a case-by-case basis.

Development in the Northern Gateway Community Corridor should be carefully reviewed to consider the following:

• Uses and densities that benefit from the Corridor’s proximity to the Victoria General Hospital and the planned regional rapid transit stop. Attached housing, including townhomes and apartments, should be encouraged throughout the Corridor. Ground level commercial uses should be encouraged on the large parcel at the northwest corner of Helmcken Road and Watkiss Way and the southeast corner of Helmcken Road and Chancellor Avenue. Acceptable commercial uses include medical offices and related facilities, small format retail, restaurants, food stores and accommodations. Unacceptable uses include big box retail and wholesale outlets.
• Access and circulation.
• Quality of the built environment.
• Wayfinding and placemaking elements that reinforce the Hospital Neighbourhood as the northern gateway to View Royal, and create a strong sense of place in the area surrounding the hospital and leading into the southern areas of the Town.
• Connections to the planned hospital rapid transit stop, Galloping Goose Regional Trail, Trans-Canada Highway and established residential area east of Helmcken Road.

Policy LU11.2 Hospital Neighbourhood Centre Explore possibilities for developing a transit-oriented Hospital Neighbourhood Centre on the land immediately west of the Victoria General Hospital and abutting the planned regional rapid transit stop.

Development in the Hospital Neighbourhood Centre should be carefully reviewed to consider the following:

• Uses and development forms that benefit from and support the Victoria General Hospital.
• Potential economic development opportunities that exist in proximity to the hospital.
• Appropriate land uses and densities for supporting transit use.
• Location and design of parking facilities to minimize surface parking and promote a safe and enjoyable pedestrian environment.
• Access and circulation.
• Logistical and engineering issues related to the transit stop and right-of-way.
• Quality of the built environment.
• Connections to the planned hospital rapid transit stop, Galloping Goose Regional Trail, Trans-Canada Highway and established residential area east of Helmcken Road.
• Potential noise, light, smell and nuisance issues related to the site’s proximity to VGH, the laundry facility and the Trans-Canada Highway.

Policy TR1.1 Multimodal Transportation System Support and encourage the development of View Royal’s pedestrian, cycling, public transit networks as part of an interconnected multimodal transportation system. Roads within View Royal shall be viewed as a “community resource” for the benefit of all users of the road, not just motor vehicle users. New measures to enhance opportunities for walking and cycling will increase their appeal, convenience and safety for all residents. Walking, cycling, bus transit and other alternatives to the motor vehicle will be integrated into the Town’s regulations, plans, budgets, programs and operations.