Appendix 3: Letter from Chris Dikeakos Architects Inc. (July 29, 2016)

RE: Development Permit No. 05-07 Amendment – Redesigned View Royal Casino at 1708 Old Island Highway, View Royal, BC

The reason for the Development Permit Amendment for the above noted property is to introduce an exciting amendment to the original Rezoning and DP approval from back in 2008. As some of you are aware, due to the economic slowdown back in 2008 and 2009, the View Royal Casino expansion was not completed in its entirety. The first phase was completed (parking structure, some revisions at the front entry, and a new canopy was built that links the parking structure and the front entry). The second phase was halted as demolition work was about to start. As an interim measure, a DP Amendment back in 2009 served to bridge the gap until the second phase would ultimately be built. This amendment in 2009 added more slot machines into the original restaurant, while the food services component was revised to use a portable kitchen trailer for food prep with seating areas redistributed around the casino floor. There was some re-and-re of the east building façade so that the blue tarp would not be the aesthetic of that elevation. Surface parking, paths, plazas, and landscape areas were revised to ensure that the Casino property would function for pedestrian and vehicular circulation until such time that the ultimate expansion could be proceeded with once again.

Shortly after that, a Rezoning application was made to consolidate the casino property with the 1680 Old Island Highway site (the old Imperial Oil site). This has now been completed along with part of the 1680 site being dedicated as park land. That process also served to sort out some of the right-of-ways along with road dedications. The developable portion of that property has remained as a gravel lot. It is proposed as part of this DP amendment to complete the lot as was outlined in the Rezoning process – that is, to provide for surface parking, a bus parking stall, landscape, swales for storm water management, and to integrate this lot with the rest of the casino campus.

The proposed DP Amendment is intended to request approval to proceed with the casino expansion that was halted back in 2008. The proposed expansion will proceed within the same building footprint and site layout parameters that were originally approved. As a lot of time and energy was dedicated in the original design as it relates to proper vehicular and pedestrian circulation, ease of access to / from the site, the ideal building footprint extent, and similar items – we have thus decided to work within that original framework and not alter the site layout in any way. This means that access from Old Island Highway and Wilfert Road is identical to the original proposal. Landscape design has maintained the highly prominent water feature element at the front entry and enhanced it with a grand porte-cochere. Storm water management being an important aspect has been incorporated into the site planning for the casino proper site as well as the surface parking areas east of Wilfert Road.

Since the building footprint and site layout did not change, then what has changed? The biggest change relates to the program that our Client wished to introduce into the Casino complex. Staying true to their philosophical approach that all their gaming facilities should offer as many entertainment options as possible. In the instance of this project, our client has asked that we add an Entertainment Venue. In keeping with their other philosophical approach – make the spaces as multi-purpose as possible. We then began to explore the possibilities for this sort of a space. In the end, our program included the expansion of the gaming floor so that the choice of latest table games and slot machines is that much bigger than the current offerings. The floor and beverage area will be enhanced with a buffet restaurant, a food court or quick serve type of offerings, outdoor seating patio, and bars with an opportunity for an outdoor lounge area. Off-track betting, poker, and VIP gaming are all incorporated into the design. Support areas finish off the ground floor program, except to note that the expanded second floor is visually prominent from the casino floor and it is just as easily accessible via a dedicated elevator and escalator. The reason this is important to note is that the Entertainment Venue noted earlier is housed on the second floor. The only other element on the second floor are support spaces for the Entertainment Venue along with a multi-purpose space that can be used for meetings, private gatherings, or internal casino use. It can also function as spill-over space for the Entertainment Venue. Also integrated into this is a warming kitchen with a dedicated dumbwaiter, thus food is easily distributed from the main kitchen on the ground floor and up to any functions requiring food service on the second floor.

The Entertainment Venue itself is the single element that has changed from the original Development Permit. This item has added to the program, but due to its intended multi-use functioning, it also has the greatest impact on the architectural expression of the building form. This in itself created an opportunity for us to try and improve upon the original submission and to make the building expansion that much more architecturally prominent. As the Entertainment Venue can accommodate a 500-seat theatre configuration, this meant that the volume needed to be much larger than the original. In expressing this volume, we wanted to create a modern element overtop the somewhat modest and Tudor aesthetic of the casino. This element will be visible and prominent when seen from Old Island Highway and it will be nicely balanced with the entry feature of the casino and the rest of the campus.

We believe this amendment to conform to the Official Community Plan and the Development Permit guidelines. The proposed development will create construction jobs in the short term, it will maintain the current jobs at the casino as the casino will remain functioning during the expansion. It will also provide additional full-time and part-time jobs when the casino expansion is complete. Jobs will be available in the expanded gaming areas, the food & beverage areas, as well as jobs associated with the running of the Entertainment Venue (from theater configuration to when the space is used as a large ballroom with the seats retracted).

It is believed that the significant additions of food & beverage as well as entertainment & gathering venues will provide the residents and visitors alike to a full range of entertainment and dining options at the casino site that are currently not available on Vancouver Island in one location.

The fit of this proposed expansion will enhance the immediate neighbourhood. It will complement and even improve the neighbourhood as we envision the expansion and site improvements will make this into a landmark building in View Royal and the surrounding area.

The building will be architecturally interesting and supplemented with landscape elements that will further enhance the development from a visual and functional perspective. The site lighting will highlight the building and landscape elements in a simple and subtle manner as opposed to spilling light from the site to adjacent properties and buildings.

The proposed expansion will enhance the current casino site, it will fit well into the existing context, and will provide entertainment and dining options that are currently now available without leaving Vancouver Island. The design and site development has been guided and will continue to be guided during the upcoming working drawing phase based on sustainability and good practices principles. In addition, the creation of more jobs will serve the community well.

We hope that you will support this application.

Sincerely,

Mike Alivojvodic, Architect AIBC, MRAIC, Principal, Chris Dikeakos Architects, Inc.