Baiiy anu Kim }anzen

SSuS Piomenaue Ciescent

Colwoou, BC
2Su 474-4u7S home
2Su 216-1S79 mobile
email: janzenbegmail.com

}anuaiy 7, 2u1S


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#,$+1&*3(# to minimize shauows.
19.4.4 Resiuential flooi plates laigei than 6uum2 (8uuu ft2) anu commeicial flooi
plates exceeuing 186um2 (2u,uuu ft2) of gioss flooi constiuction aiea may be
peimitteu if they aie aiticulateu aichitectuially to minimize shauows, 4,##&,/&#56&
)(!7&*"-&7("-&.,"-(+(,"#&in aujacent open space.
19.S.2 Site anu uesign new uevelopment +,&8("(8(9!&-(#%$'+(,"&,/&+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
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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
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P R O J E C T NO. 12: 03
A - 1 0 1