Presentation: 346 Island Highway - A Community-Focused Redesign

346 Island Highway – A Community-Focused Redesign

• Completely redesigned development with a fresh entrance and improved integration into the community
• Aesthetics designed to harmonize with the community, reflecting the same architectural character and quality previously approved for 339 Island Highway across the street
• Directly responds to Council’s feedback and community needs
• Provides critical services at no upfront taxpayer cost
• A better fit for View Royal: balancing residential, commercial, and community wellness

“A smarter, healthier, community-driven development for View Royal.”

346 Island Hwy

SITE AREA: 3,855.78 sq. m. / 41,503.01 sq. ft.

BUILDING HEIGHT: 6 Storeys

BUILDING DENSITY: +/- 2.40 FAR 9,255.52 Sq. m. / 99,625.06 Sq. ft.

Conforms to existing OCP land use and density requirements

NUMBER OF HOMES: 91

UNIT MIX:

VEHICLE PARKING:

• 100 residential (underground)
• 24 commercial (surface)
• 6 visitor (surface)

BICYCLE PARKING:

• 6 short Term
• 90 long Term

346 Island Highway - Traffic Solutions

Explored alternatives

• Discussions held with Kislingbury adjacent properties
• Discussions held with RV Park about shared entrance
• Determined not economically feasible after thorough review

Traffic study supports proposed entrance

• Safe and efficient access validated by professional review
• Includes a center/left-hand turning lane for smoother flow and reduced congestion

“Balanced, practical design: safe access, efficient traffic flow, and parking that works for everyone”.

Site Plan

Commercial Space / Medical Clinic

• Consistent with current OCP density and land use
• Incorporates 6,000 sq. ft. of commercial space, anchored by a 4,000 sq. ft. medical clinic
• Additional 2,000 sq. ft. available for ancillary clinic uses or a community-serving use (e.g., coffee shop)
• Clinic space designed at the “sweet spot” size for effective healthcare delivery

Parking Strategy

• Surface parking dedicated for commercial and medical visitors
• Underground parking provided for all residential units
• Ensures safe, accessible, and separated parking for both residents and commercial visitors

Medical Clinic Discussion

Option 1 – Cost Offsets to Ownership

• Waive CACs (approx. $364,000)
• DCCs (approx. $592,000)
• Building permit fees (approx. $500,000)
• No requirement for off-site works
• Mortgage for shortfall

Option 2 – Property Tax Relief Ownership Option

• Esquimalt model: gradual increases over 17 years
• No lost revenue; Town gains income-producing asset

Option 3 – Property Tax Relief Lease Option

• Lease offset by property tax revenues
• Short-term benefit, no long-term ownership

Discussion Questions for Council

• Do you support securing clinic space at no cost to taxpayers?
• If yes, which of the three delivery options do you prefer (please number in order of preference)?
  • Option 1 – Ownership Through Municipal Cost Offsets
  • Option 2 – Ownership Through Property Tax Program
  • Option 3 – Lease Option Through Property Tax Program
• Are there any specific concerns or issues you would like us to address?
• Given that this mixed-use development fully aligns with the current OCP, is it one you are prepared to support?