JBNA: Something completely different

James Bay Neighbourhood Association

An on-going feature on land use & planning - to alert, inform, and prompt community action - and to celebrate success!

Submitted by the James Bay Neighbourhood Association

Over 100 interested residents attended the September 2014 meeting of the James Bay Neighbourhood Association (JBNA) to hear the details of two major construction projects (proposed and approved) that will keep James Bay busy for years into the future. The details of both projects were well received.

Belleville Terminal

Kevin House of BC Ministry of Transportation (MoT) presented a 3-phase concept for the redevelopment of the Belleville Terminal, home of COHO and Clipper operations in Victoria.  Ryan Burles, President, Black Ball Ferry Line, and Darrell Bryan, President, Clipper Vacations, voiced their support for the creation of a more welcoming gateway to the harbour and detailed their proposed involvement. MoT acquired responsibility for the Terminal when the Victoria Capital Commission was disbanded earlier this year.

Although the proposal is contingent on Treasury Board approval, current plans are to redevelop the Belleville Terminal in 3 phases over the next 5-15 years.  Phase 1 would include upgrade of the COHO wharf structure (much of which dates back to the CPR), the passenger ramp, and re-designed gating.  Phase 2 would include the pathway and viewing areas along Belleville adjacent to David Foster Way.  Phase 3 would involve the consolidation of the Clipper and COHO terminals.

The redevelopment must be affordable and will require a general consensus. With the City as a partner, the timeline could be significantly reduced.

The economic impact of passenger operations to Victoria tourism and the economy is significant: (COHO - $121million/year (2010) (Clipper operations - $58million/year.)  The COHO also carries between $200-300 million of goods annually. 

Although the current COHO ferry is expected to last another 20 to 45 years with continued care, the owner anticipates another vessel in the future. 

During the Question and Answer exchange the following points were developed:

 - Funding for the project will be sought from several sources. MOT will obtain funding for the pier/dock upgrades; Blackball will be responsible for the improved passenger facilities including the ramp. The cost of the docks will be paid back through lease fees.

- The economic spin-off of these ferry services provides four times the economic impact to Victoria's economy of all of the cruise-ship visits each year. 

 - The redevelopment concept is consistent with the comprehensive schematic from the City’s Harbour Dialogue project.  Renewal of the Belleville Terminal is key to marine transportation in the harbour.

Capital Park

Robert Jawl of Jawl/Concert Consortium presented the model for the development and discussed the proposed timeline and the applications required. This was the third presentation of the project to the JBNA. The Victoria Accord, an agreement between the City, the Province and the community in 1993, has generally driven the development concept. 

The proposal involves a rezoning, Official Community Plan (OCP) amendments, and modification of an existing Section 219 Covenant to facilitate the development of a multi-phased mixed-use complex incorporating office, retail, and residential uses.  The rezoning proposal would be from the existing CD-2 zone to a Comprehensive Development Zone.

Alan Endall, Architect of Endall Elliot Assoc. and Derek Lee, Landscape Architect of PWL discussed the project and a number of project team members were available to discuss details of the model before and after the presentation.

Phase 1 (office space facing Superior Street and residential accommodation along Menzies Street) should start summer 2015 for completion in 2017.  The subsequent Phase 2 (include office space at the east end of the site) should be completed in summer or fall of 2019. Phase 3 (the residential buildings on Michigan Street) is scheduled for completion in 2019 or shortly thereafter.

Four of the Schematics are on JBNA website at .

A traffic consultant on the project will advise on traffic calming for Michigan Street if required. Non-government building occupancy has not been firmed up – there will be critical thinking of what and who will be considered for retail.  A floor load capacity would be required to facilitate a library space. The City is considering the feasibility of an amenity.

198 parking stalls are to be provided for approximately 1000 office workers. One parking stall is provided for every nine people in businesses in the down town; this proposal ratio is greater, but also includes bike storage, change room and shower facilities, and encourages busing.

Over 200 additional spaces will be provided separately for residential and retail parking.

In addition to onsite security, all areas will be warmly lighted to be safe and welcoming at all hours.

The three heritage homes will be re-designed into multi-tenant residential units, available following upgrading and designation as heritage buildings. Sites for the remaining two houses are still in discussion.

Concerns were expressed at the height of buildings on Michigan (5-storey buildings facing smaller residential buildings) and extensive interior green spaces at the expense of pushing setbacks to perimeter sidewalks.

Provisions have been made for contractors parking on site and on Q-lot during construction.

Late Breaking

St. James Mission building on Niagara Street - The Anglican Diocese, working with the City of Victoria, has agreed to extend the protection order for another 30 days. During that period the Diocese will enter into a rezoning process with the intent to retain the existing building exterior and identify development opportunities which would include the existing building. The Diocese has also committed to reinvest net sales proceeds from the eventual sale of the property in seismic upgrade work and capital investment on the Christ Church Cathedral Precinct property. The Diocese and City of Victoria staff have worked together towards a result that will fulfill the desires of the property owner and those of the City and the community.

BC Maritime Museum has a six month period to negotiate a lease for space in the CPR Steamship Building. The lease with the GVHA would provide a prime exhibition space on the harbour while artifact storage would be relocated to an off-site warehouse.

Dredging of Victoria Harbour for the 29-slip International Marina off Songhees will take place over the next eight weeks.

Join your neighbours for two JBNA events in October.  

Wednesday October 8th General Meeting  7 pm - 9 pm at 234 Menzies (New Horizons)

The main presentation will be "Tourism Victoria and the Community" with Paul Nursey, newly appointed C.E.O., Tourism Victoria.  Also on the agenda will be a review of a new GVHA services float at Fisherman's Wharf.

The final October agenda will be posted soon on .

Monday October 27 All-Candidates Meet'n'Greet and Mayoralty Forum

6 pm - 8:45 pm at 140 Oswego (JB Community School)

Residents may submit questions ahead of time or at the meeting for consideration to be asked during the Mayoralty debate. 

Looking ahead - The following items will be on a General Meeting agenda sometime before the end of the year: James Bay 2013 Traffic Considerations, GVHA Fisherman's Wharf Commercial Mix, Michigan garden relocation, and Capital Park.