Colwoou, BC 2Su 474-4u7S home 2Su 216-1S79 mobile email: janzenbegmail.com
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Beai Nayoi, Colwoou Council Nembeis anu Planning anu Lanu 0se Committee Nembeis
The puipose of this lettei is to voice oui feivent opposition to the uevelopment plan submitteu foi the piopeity at 467 Royal Bay Biive.
Ny family anu I puichaseu oui home in Royal Bay in 2uu8 knowing full well that the lanu behinu oui piopeity woulu be uevelopeu. Aftei consulting the existing community uevelopment plan it was cleai that the aiea was to be uevelopeu in accoiuance to a well thought out plan that incluueu a townhouse complex of 2 stoiy builuings logically facing away fiom oui piopeity anu towaius the ocean. We bought oui piopeity knowing that plans can change, but with the assumption that any changes to the uevelopment woulu be in accoiuance to the Colwoou 0fficial Community Plan (0CP) anu in keeping with the uesign concept of the Royal Bay neighboihoou alieauy in existence.
The latest uevelopment plans submitteu to the City of Colwoou anu uate stampeu Novembei Su, 2u12 violate many iegulations within the 0CP listeu below anu uoes not ieflect the oveiall uesign concept foi the neighbouihoou. The uevelopment pioposal coulu be chaiacteiizeu as a iesiuential veision of the !"#$%& uevelopment in victoiia; a high-uensity seiies of oveisizeu builuings, conciete unueigiounu aieas anu synthetic gieen space. Nost notably is the uiamatic inciease in builuing uensity foi the aiea incluuing what appeais to be a 6 stoiy conuominium builuing (Builuing A) iunning paiallel to the fence line of my piopeity anu many of my neighbouis'.
Specific 0CP iegulations violateu in the uesign of this builuing:
S.1u.6 Ensuie builuings aie siteu to complement the type, use anu chaiactei of aujacent builuings anu !"#$%!&'%()*+!&,$+-,,%&#'*.!#&/,%&*-0*.!"+&'%,'!%+(!#& *%!&%!#'!.+!-. S.4.1 Ensuie stieet-oiientation of builuings is along all ioaus anu coiiiuois. 19.4.S 0iient elongateu builuings on a ",%+12#,$+1&*3(# to minimize shauows. 19.4.4 Resiuential flooi plates laigei than 6uum2 (8uuu ft2) anu commeicial flooi plates exceeuing 186um2 (2u,uuu ft2) of gioss flooi constiuction aiea may be peimitteu if they aie aiticulateu aichitectuially to minimize shauows, 4,##&,/8& )(!7&*"-&7("-&.,"-(+(,"#&in aujacent open space. 19.S.2 Site anu uesign new uevelopment +,&8("(8(9!&-(#%$'+(,"&,/&+1!&'%()*.6& *"-&,$+-,,%&*.+()(+(!# of iesiuents in aujacent builuings anu piivate open spaces. 19.S.7 Ensuie that new uevelopment 8("(8(9!#&+1!&:4,.5(";&)(!7#&/%,8&!3(#+(";& ,%&*"+(.('*+!-&-!)!4,'8!"+< anu that shauowing impacts on aujacent builuings anu useable open spaces aie minimizeu. 2S.4.7 Site anu uesign builuings +,&8("(8(9!&-(#%$'+(,"&,/&+1!&'%()*.6&*"-& ,$+-,,%&*.+()(+(!# of iesiuents in aujacent builuings anu piivate open spaces.
In the cuiient plan Builuing "A" woulu have living iooms, beuiooms, anu balconies facing uiiectly onto the aujoining homes, sepaiateu only by the wiuth of an access ioau. The sheei height anu length of this builuing uwaif the homes behinu it anu because of the builuings oiientation, woulu envelope us in shauow foi much of the uay. The lose of sky view anu the winu tunneling effect cieateu by this builuing coming fiom the }uan ue Fuca stiaight woulu be intoleiable.
The 0CP section listeu below auuiesses an appiopiiate tiansition between high anu lowei uensity iesiuential aieas. The access ioau coiiiuoi between the fence line of the single-family uwellings on Piomenaue Ciescent anu the 6-stoiy conuominium builuing is not an appiopiiate tiansition anu violates the spiiit of this iegulation.
26.1.18 A compatible ielationship shoulu be uevelopeu among all meuium anu high- uensity iesiuential apaitments anu theii suiiounuing enviionments. It is the intent to encouiage uevelopment pioposals that pioviue an *''%,'%(*+!&+%*"#(+(,"& :!+7!!"&1(;1!%&*"-&4,7!%&-!"#(+6&%!#(-!"+(*4&*%!*#=&
The lose of piivacy in oui homes anu in oui backyaius woulu be catastiophic. I am tiying to imagine playing with my son in oui backyaiu, sitting on oui ueck oi eating uinnei at oui uinning ioom table with the population of a 6-stoiy conuo staiing uown at us. I am tiying to imagine the myiiau of social anu uomestic pioblems inheient to a high uensity builuing liteially in my back yaiu. I am a teachei anu my wife is a nuise. Ny ietiieu paients live in oui suite. It is oui combineu income that alloweu us to puichase oui home in a beautiful iesiuential aiea. This uevelopment thieatens the tianquility of the lifestyle we woikeu so haiu to puichase anu the inevitable uevaluing of oui piopeity thieatens oui ietiiement.
With population uensity comes vehicles, tiaffic anu paiking. The cuiient uesign iaises conceins about tiaffic volume at the inteisection of Wishait anu Royal Bay tuining into the complex, as well as at Royal Bay anu Piomenaue Ciescent. This uesign uoes not meet minimum stanuaius foi off stieet paiking baseu on the piojecteu population anu is not within a ieasonable uistance to public tiansit.
The pioposeu uevelopment uoes not meet "faii anu ieasonable" iezoning guiuelines as uesciibeu in 4.2 of Colwoou's planning anu uevelopment guiue. Section 4.2 states "The success of a iezoning application uepenus on seveial factois. It shoulu as fai as possible be in accoiuance with the objectives anu policies of the 0CP. In auuition, the pioposal shoulu be compatible with the use of suiiounuing piopeities, be well siteu anu be in scale with neighbouiing uses".
The uesign is an insult to the neighbouihoou anu shows flagiant uisiegaiu by the uevelopei to the guiuelines outlineu in the 0CP. This uesign is nothing less than a uevelopeis attempt to maximize eveiy squaie inch of lanu foi financial gain while completely uisiegaiuing the vision of the city, the uesign of the Royal Bay community anu the neeus of the people who live heie. The only logic I can see to this pioposal fiom the uevelopeis peispective is that they aie pioposing the most invasive anu offensive uesign fiist in the hope that the city anu its iesiuents will be giateful when they submit a maiginally ieviseu countei pioposal.
I imploie you to caiefully consiuei the impact this pioposal will have on the iesiuences of this aiea when consiueiing this pioposal anu woulu like to encouiage each of you to meet with the people of this aiea to view the site anu put faces to the auuiesses of the people who will be most negatively impacteu. Theie is an oppoitunity to piopeily uevelop this aiea in accoiuance to the best inteiests of the city anu the iesiuences of the neighbouihoou, while tuining a piofit foi the uevelopei. Please feel fiee to contact myself oi any of the conceineu neighbouis in oiuei to set up a time to meet.
Sinceiely,
Baiiy anu Kim }anzen & & & >,4(.6&*"-&?!;(#4*+(,"&@,$%.!#& Souice 1: Colwoou planning anu ueveloping guiue https:colwoou.civicweb.netBocumentsBocumentBisplay.aspx.Iu=2u2 Souice 2: Colwoou 0CP https:colwoou.civicweb.netBocumentsBocumentBisplay.aspx.IB=2SS7 Souice S: Colwoou lanu use bylaw 1S1 https:colwoou.civicweb.netBocumentsBocumentBisplay.aspx.IB=1999
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Topography P an of Lot 1, Section 39, Esquimalt District, Plan VIP80197. 'City of Colwood' 1 DESI GN DATA: LEGAL LOT T . SECTION 3 9 . ESQUIMALT DISTRICT PLAN VIP80197 CIVIC ADDRESS ROVAL BAY DRIVE ZONING: PRESENT ZONE = R 6 C D 1 PROPOSED ZONE = CD TOTAL SI TE AREA: 151 776.10 SO FT ( 14100 00 Sq M I PROPOSED GROSS FLOOR AREA ; BUILDING A' = 60 409 79 BUILDING B' = 63 900 5 3 BUILDING C = 8 5 6 1 . 5 BUILDING D = 10 343.3 BUILDING E' = 7 370.58 TOTAL =150 585.7 SQ FT | 1 3 989 4 Sq M ) F. S R = PROVIDED : 1.137H = 59 APARTMENTS . 54 APRTMENTS * 5 TOWNHOUSES = 6 TOWNHOUSES = 4 TOWNHOUSES NO OF UNITS BLDG A BLDG B' BLDG C BLDG. D BLDG ' E' TOTAL = 128 UNITS SITE COVERAGE REQUI RED PROVIDED 44 636 SQ FT ( 4 146. 68 SO M ) 29.40,. OPEN SPACE AREA : ( 8 1 276 SO FT ) 53.5% PARKING : REQUI RED : (59X 0.5>+(54 XI 51. ( 15X21 = 140 5 STALLS PROVIDED : 160 CARS - U/G PARKING = 114 - ON SURFACE PARKING = 0 6 - TOWNHOUSES -15131 - TH GARAGES = 1 5 (INCLUDES 131 FULL SI ZE 25 SMALL CARS & 4 HC STALL ) BI CYCLES PARKING : REQUIREO : 114 BIKE HOOKS IN BASEMENT PROVIDED : ( PLUS 6 AT EACH ENTRY1 MAX. BLDG. HEIGHT PROVIDED = 18 Mnplo 6lh floor CODE ANALYSI S : REFERENCE BRITISH COLUMBIA BUILDING CODE 2006 3 2 2 45( 11 TOWNHOUSES - PART 9 USE ANO OCCUPANCY RESIDENTIAL GROUP C" NO OF STOREYS 6 . BASEMENT PARKING LEVEL CONSTRUCTION COMBUSTIBLE 8 Sr APARTMENTS NON COMBUSTIBLE EXTERIOR CLADDING APARTMENTS NON COMBUSTIBLE SPRINKLERS APARTMENTS YES I NFPA 13 I STREET FACING 1 BUILDING AREA SEE FLOOR PLANS 3 2 2 4 5 (Id vi} FIRE SEPARATIONS ROOF - NO FLOORS 2ND TO 6TH = 1 NR. 1ST OVER BASEMENT = 2 HRS WALLS VERTICAL SERVICE SPACE - 1 HR LOADBEARING WALLS 4 COLUMNS . I HR MAX TRAVEL DISTANCE RESIDENTIAL = 30 M BASEMENT PARKING 4 5 M GENERAL NOTES 1 A L L S U R V E Y I N F O R M A T I O N A N D E X I S T I N G C O N D I T I O N S A R E T A K E N F R O M T H E S U R V E Y P L A N P R O V I D E D B Y M C L L V A N E Y R I L E Y L A N D S U R V E Y I N G I N C . B C L A N D S U R V E Y O R 2 G E O T E C H N I C A L I N V E S T I G A T I O N R E P O R T W A S P R E P A R E O B Y 3 A L L D I M E N S I O N S A R E I N I M P E R I A L ( F E E T A N O I N C H E S ) A N D A L L G R A D E S A R E G E O D E T I C A N D I N M E T R I C F O R B U I L D I N G R E F E R T O S I T E P L A N . 4 . C O N T R A C T O R T O V E R I F Y A L L D I M E N S I O N S A N D G R A D E E L E V A T I O N S O N S I T E B E F O R E P R O C E E D I N G W I T H T H E W O R K A N D C O - O R D I N A T E T H E W O R K O F A L L S U B T R A O E S F O R I N C O N S I S T E N C I E S C O N T A C T T H E C O N S U L T A N T S 5 . A L L W O R K I S R E Q U I R E O T O B E D O N E A S P E R P R E S E N T B C B U I L O I N G C O D E 2 0 0 6 . C I T Y O F C O L W O O D B Y L A W S A N D A U T H O R I T I E S H A V I N G J U R I S D I C T I O N 6 R E F E R T O R E P O R T F R O M G H L C O N S U L T A N T S L T O F O R S P R I N K L E R S A N O E X I T P R O T E C T I O N A L L E X P O S E D C O N C R E T E S U R F A C E S T O B E P A I N T E D 8 A L L C O L O R S F O R C O N C R E T E S I D I N G . C O N C R E T E E X P O S E D S T E E L A N D I N T E R I O R WA L L S A R E T O B E A S S E L E C T E D B Y T H E C O N S U L T A N T \ r . - 9. A L L P A R K I N G L I N E S A N D M C S I G N T O 8E P A I N T E D 4" WI D E WH I T E C O L O U R . T Y P I C A L SI TE PLAN V" NOV 3 0 2012 A101 Scal e: 1' = 30- 0" L E GE N D : . 00. 000 M : 00 000 M HNI S"f cJ GRADE EXISTING GRADE ... -..-! r . i MI SRA A R C MT F C T I TO W Q O O no: UJ > n Q > < m _ J < >- o a: bai coo P R O J E C T NO. 12: 03 A - 1 0 1