Survey and Capital Park

The James Bay Neighbourhood Association report on land use & planning - to alert, inform, and prompt community action - and to celebrate success!

The June 2014 James Bay Neighbourhood Association (JBNA) general meeting included a presentation on a private care facility, the findings of the Harbour Survey, and an update on the proposed Capital Park development.

Cedars Boarding Facility:

Cedars is a private care facility in Cobble Hill with a mandate to treat addictions (drugs, alcohol, gambling) and eating disorders. Many of their clients are white collar professionals from southern Vancouver Island. The proposed new boarding house on Niagara, primarily for women, will offer individualized care with the length of stay dependent upon individual need. Neal Berger, Executive Director, and Marshall Smith, Director of Cedars at Cobble Hill were present and took questions. After planned renovations, they plan an open house in August for the community and the press.

CRD Harbour Survey:

Jody Watson, Watersheds Coordinator for the Capital Regional District (CRD), presented the findings of the harbour survey conducted in 2013. 740 participants responded to both general and specific questions, choosing which sections of the harbour upon which to comment. Much of the data was weighted to reflect the respondent's usage of the harbour area (daily, weekly etc).

The top four usages were: walking on the trails, use of parks/beaches, wildlife/birding, solitude, and commercial/industrial. Concerns were generally focussed on pollution of the water, garbage/litter, declining fish species, and invasive species. The four values most strongly expressed were: clean water, parks/walkways, aesthetics, and wildlife.

The four highest "vision" statements focussed on the harbour as a destination, a harbour which supports an engaged and active community, recreational activities, and healthy natural areas.

287 respondents expressed appreciation for a mixed use harbour, the protection of natural areas, a working harbour, public pathways, public access, and entertainment (music/buskers). Not liked were the mega yacht marina, location of the sewage site, float planes (airport) and marine traffic.

Although not a part of the City's Harbour Dialogue, the results of the survey are to be shared with Victoria City Council for their consideration before completion of the harbour project. JBNA members appreciated that the survey focussed residents' views - the opinions of people who live and use the harbour on a daily basis.

Waterfront Park:

Although land in Portage/Gorge is primarily residential and park land, much of the land in Victoria is owned by the Federal Government through Transport Canada holdings. The existing harbour pathway plan extends from Ogden Point to the Johnson Street Bridge, and then on to Bay Street. The city owns very little waterfront land, despite most of the land being within the City's jurisdiction. The City must advance this study so that the City's best interests and the interests of its taxpaying citizens are maintained and advanced.

Questions regarding the issue of sewage within the survey were raised. Although there were 287 open responses, people often commented on several different issues which were subsequently grouped by topic or category within the survey.

Capital Park Development:

Rob Jawl, on behalf of the Jawl/Concert Consortium, presented an update on the Capital Park project. Jawl spoke of the history of project and conditions of purchase and reviewed major sections of the site plan rendering. Jawl is a local company, established in the community for 40 years. They consider sustainable design as an important investment in the community. The final project design will complement the Rattenbury Legislature rather than compete with it.

Viewscape renderings from locations south of the project indicate proposal site-lines from Menzies, Parry and Powell Streets which are equal to or better than those proposed by the Victoria Accord.

Landscape planning and topographical options are primarily focused on the public use of central areas within the block, including a location which may be used for the JB Community Market. The planned underground parking areas have been adjusted to accommodate the root-balls of the row of chestnut trees on Michigan Street.

Next steps - the re-zoning application with the City, changes to density/use and the Official Community Plan (OCP) Amendment to refine design guidelines. Submission to the City is expected in late July with presentation to JBNA in September. Phase 1 development permits will be prepared by November/December with further permit applications for subsequent phases expected in 2015 and later. Phase 1 construction will be underway by late 2015, with planned occupancy of new office spaces in 2017. The province will retain existing occupancy so that employees make only one move from existing space to a completed new facility. The first phase will take 24-26 months, of what will ultimately be a six-year plus build out.

A qualified HAZMAT team will remove all asbestos from existing structures prior to renovation or demolition. Designs of the proposed new buildings will be available at the next presentation, with final drawings completed 2-3 months later.

Jawl/Concert Consortium and the City share responsibility to plan for increased density; discussions will consider alternative transportation, bicycles, raised crosswalks, etc. The province is aware of the proposal and coordination requirements. Artist's renderings are available at

City Concerns

Camping rules for City Parks and Boulevards

During summer months the permitted times for structures/shelters to be placed for overnight use in a park is between 8 pm and 7 am. Such structures are NOT permitted at any time in a playground, a sports field, an environmentally sensitive area, or on a boulevard. There are several environmentally sensitive areas in Beacon Hill Park. Members of the public concerned about an activity in the park should contact the City of Victoria Parks Office at 250-361-0600 or the Bylaw Office at 250-361-0215. To report criminal activity or concerns after hours, call VicPD at 250-995-7654.

Cruise-Ship Impacts:

Air Quality

Unhealthy pollution continues. In May 2014 we experienced the highest recorded measured sulphur dioxide (SO2) since 2010. The Vancouver Island Health Authority (VIHA) level of 35 parts per billion (ppb) was exceeded with an average of 131 ppb on May 9. The VIHA level of 35 ppb was also exceeded on 4 other days in May at the single location. An analysis of past years' data shows that the monitor only obtains a representative sample if the wind is blowing directly towards the monitor at speeds greater than 10 knots. The single monitor will obtain a representative sample of actual ship emissions only 10% of the time that cruise ships are in port. With the more prevalent westerly winds, a majority of the plumes do not get measured.

Scrubber Technology

Scrubbers may be a solution to pollution from cruise-ships berthing at Ogden Point. See accompanying article in the Beacon.

Join Us

Join your neighbours at James Bay New Horizons - 234 Menzies Street on Wednesday, July 9, 2014 for discussions with Victoria's member of Parliament, Murray Rankin. Mr. Rankin will discuss federal issues as they affect James Bay.

Learn about a new commercial float at Fisherman's Wharf, and look at revised plans for the development at 403-405-411 Kingston.

A round table discussion about zoning (including an application for expansion of the Montreal Street Daycare to two storeys) and community concerns are currently proposed for the August JBNA meeting. All residents are welcome.