Email from Mike Baier re: Thetis Lake Townhome DP and Associated Engineering Memos
Correspondence from Limona Construction providing responses to staff questions regarding variances for the 1950 West Park Lane project, supported by engineering memos.
Thetis Lake Townhome DP
From: Mike Baier Sent: Monday, May 18, 2020 12:16 PM To: David Screech MayorScreech@viewroyal.ca; Mayor And Council Email mayorandcouncil@viewroyal.ca; Kim Anema KAnema@viewroyal.ca; Lindsay Chase LChase@viewroyal.ca; Jeff Chow JChow@viewroyal.ca Subject: Thetis Lake Townhome DP
Attachments:
- Variance c.pdf
- Variance d.docx
Mayor and Council;
I am not totally sure of the procedure tomorrow night but my understanding is that we cannot attend the video conference for the Council Meeting.
It is also my understanding from many conversation with Jeff Chow, that it would be best to address in writing some of the remaining issues in regards to variances etc with a written response.
We have been working long and hard on developing townhomes that we think fit into the community and the special setting that Thetis Lake provides. We feel proud that we were able to contribute to helping solve an affordable housing issue in View Royal and Greater Victoria with providing Seymour Pacific and the CRD with land and the opportunity to build two rental apartment blocks. The buildings are on schedule even during these uncertain times and the hope is that they will be delivered late this year. We also feel that our townhomes and future condominiums should have some sort of tie into the CRD buildings and as such we have incorporated similar colors and similar exterior finishes to add flow and continuance into the balance of the project as we work our way up the slope.
Limona has changed our exterior look on this project by providing a more upscale and contemporary looking home, but we did not want to get into a full scale contemporary boxy looking building which now dominates the highway as you head into Langford. Comments on the renderings and appearance of the units have been very positive.
We have worked hard with Planning Staff to address all aspects of your Development Permit Guidelines and have provided staff with lots of information.
Jeff and I have gone over many issues over the last few weeks and solved most of them by providing changes or more information.
Variances....
A) This is the way that we have built Thetis Vale and it works for staff and for ourselves. B) We have shown the worst case scenario. Some heights will be eaten up by us building a little higher foundation wall on the homes and as such the wall heights will be lower in some cases. C) Addressed in next section. D) Addressed in next section. E) A minor variance.
It appears that there are a few more things to solve under the heading of "Next Steps", and I will address each one briefly.....
A) Landscape Architect will address and change the plan to incorporate the shrub beds. B) Change fence to 2M C) OK D) OK E) OK F) OK G) There are no mechanical appliances of the roofs H) Garbage and Recycle will not be centralized with the Townhomes I) Yes and we will be providing each home with electric charging station J) See attached from Associated Engineering...we have never encountered this before but it is not an issue whatsoever as we have vast experience in providing homes and parking for them that work. Some driveways will be better then others and the majority of them will have fairly flat parking areas provided. Most driveways have a landscape bed between the attached units as well and the length of the driveways are predominantly 6M deep which is a longer driveway then we normally provide. The longer the driveway the easier it is to deal with regarding cross slope and gradient. K) Yes, we have one designed now L) We are working with Canada Post.
We will be providing a "Play Park" with a similar design and feel as Thetis Vale phase 5 and it will be ready for the CRD Affordable Housing residents to use as we have granted them access to the Park. It will not be a public park.
We are hoping to move this application along as quickly as possible as we are nearing the completion of Thetis Vale and would very much like to keep everyone working in these tough times that we are all experiencing. We will begin immediately as it would be beneficial to all concerned to get all the blasting and works done asap.
Thank you Mike Baier
MEMO: D.P.A. 2020/05, Variance c
Date: May 16, 2020 File: 2016-2253-00-E05.00 To: Mike Baier, Limona Construction From: Dennis Desjardins A.Sc.T. Project: 1950 west Park Lane Subject: D.P.A. 2020/05, Variance c
As stated in the report the cross slope of the beginning of the driveway is dictated by the slope of the road. The road is at 12% which is an acceptable road slope. That means that the cross slope of the driveway has to be at 12% to match the road edge at the beginning of the driveway. The cross slope at the garage is 0% to match the level garage floors. So the average cross slope would be 6% in the middle. When the car pulls into the driveway the front wheels would be sitting on a cross slope between 0% and 4% approx.. and the rear wheels would be sitting at a cross slope of approx. 6% to 10%. We trust that this addresses your concern.
MEMO: D.P.A. 2020/05, Variance d
Date: May 16, 2020 File: 2016-2253-00-E05.00 To: Mike Baier, Limona Construction From: Dennis Desjardins A.Sc.T. Project: 1950 west Park Lane Subject: D.P.A. 2020/05, Variance d
The retaining wall south of Block K can be adjusted to give the parking stall more door swing room. The stalls south of Block M can be moved more to the south and/or the wall can be shortened in length to get it out of the door swing area. We trust that this addresses your concern.
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