Future Histories

James Bay Neighbourhood Association

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

Some sixty James Bay residents attended the March 2012 meeting of the James Bay Neighbourhood Association (JBNA), many specifically to hear the presentation of the development proposal for 21-25 Ontario Street. 

Development Proposal

Conrad Nyren presented the project proposal for two buildings (four units in front, five units across the back) designed by Hillel Architecture Inc. for Magellan Holdings.  Requested zoning variances include: increase of 2 units over currently allowed 7 units; increased site coverage of 2% over current 33% allowed; increased density from currently allowed .6 to 1 to proposed .85 to 1; and 37% open site space rather than the current minimum of 45%.  Proposed on-site parking of 13 spaces plus 1 or 2 visitor parking spaces exceeds current city guidelines. 

A variance has been requested to reduce the required front yard setback of 6 meters to 3 meters.  The proposal maximizes distances between opposing dwelling units, and meets or exceeds the minimum separation space and width of side and back yards as required.  No height variances are required as the project lines up with the adjacent elevation of 50 Dallas Road.

Apparently similar projects in other neighbourhoods have been recently approved by Mayor and council.  Councillor Chris Coleman estimated taxes of approximately $3,800 per year based upon an assessed value of $550,000-600,000 /unit.

Beacon Hill Park Nature House 

Cornelia Lange requested community support for a proposal to house a Nature House in the heritage Police Horse Barn, adjacent to the Children's Petting Zoo, in Beacon Hill Park (BHP).  The facility would be run by volunteers and would also store the tools for the BHP Ivy Pull Group (SWERP), a group of volunteers who meets most Saturday mornings to pull ivy for 2-3 hours.

Nature programs operating from the Nature House would promote the local ecosystem.  CRD Visitor's Services, the Victoria Natural History Society, and Friends of Beacon Hill Park have all expressed support for the initiative.

Expressions of support for the Nature House can be sent to the JBNA for forwarding to Mayor and council.

History in James Bay

Russell Fuller, Director of the Hallmark Heritage Society, gave an overview of James Bay history. The Society is celebrating Victoria's 150^th Anniversary through a program of community outreach to promote the history and heritage of Victoria at community events and meetings.

As the oldest residential community in Victoria, James Bay continues to witness ongoing change, from the early housing of industrialists and sea captains, to later waterfront industries such as shipyards, furniture, soap and a paint factory.

Large homes along Menzies and Belleville were demolished in the 1950s for motel development; many other historic homes were demolished and replaced with apartments in the 1950s/60s/70s

Clusters of heritage houses survive, but these enclaves need the protection of heritage designation through updated community plans.  Heritage Designation requires an application from the property owner to the City, requesting designation and protection for their heritage property.  Grants are available from the Victoria Heritage Foundation for assistance with restoration of designated properties.

The Heritage Register is a list of properties with no such heritage protection.

What does the future hold?

The City wants to expand downtown core zoning into James Bay, and many of the single family homes in the neighbourhood are zoned duplex.  The proposal for 21-25 Ontario Street (outlined above) will replace one home with nine housing units.  We are losing green space, lawns, trees, and gardens, as well as our built heritage.  "Demolition by neglect" continues to threaten the heritage of Victoria and James Bay.

Fuller left us with two questions: Why does heritage matter? What legacy will this generation leave?

Challenges Ahead:

Marg Gardiner presented a review of some of the immediate challenges facing James Bay:

- The 2012 cruise ship schedule indicates 14% more passengers and a greater number of ships, suggesting an increase of 14% in transportation impacts. More ships will arrive and depart during the evening hours - now including Sundays. On May 31^st there will be five ships in port.

- Only 60% of the ship's complement, passengers and crew, are expected to come ashore, but almost 60% of these people take large buses either downtown or elsewhere in the region.

- Traffic data from 2007 and 2011 indicates that Superior St. has the highest percentage of speeders. The increased traffic volume per ship (including highway buses) is over 1000 extra vehicle movements on a 3-ship evening.

- Late night bus-noise, sleep interruption noise - around 3 am, and the possibility of Ogden Point being used for overnight BC Transit lay-overs are all of concern.

- Residents are requested to be vigilant in reporting any and all air problems experienced as a result of cruise ships to the Vancouver Island Health Authority (VIHA) with a copy to JBNA.

Ogden Point Master Plan:

The Greater Victoria Harbour Authority (GVHA) website has posted a report on the technical feasibility of different operational scenarios. We await the Master Plan.

Provincial Capital Commission (PCC):

2012 and succeeding years may see challenges due to the sell-off of public lands by the Provincial Government.

Join Us on Tuesday, April 11^th, 2012 at 7pm to look at plans for the proposed developments at 403-411 Kingston and Fisherman's Wharf.  A proposal for the Dallas Road Bluffs will also be presented (tentative at time of publishing). 

(Note: the general meeting will follow the AGM scheduled for 6:30.)

Consider putting your name forward to run for election to the Board of Directors.  Upcoming projects include: the rezoning of Fisherman's Wharf, Ogden Point Master Plan, Divestiture of PCC Lands, Land use applications, continuation with the BHP Master Plan, and Official Community Plan.  Challenges to air quality remain a continuing priority.