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

What is your definition of a good neighbour? On Wednesday, June 11, at the regular meeting of the JBNA, members were treated to presentations which may offer some standards for good neighbour behaviour.

Crystal Court - 701 Belleville

Westbank Developments presented their latest proposal for the Crystal Court site on Belleville Street. The revised plan envisions a 17-story condominium tower at the east side of the site and an "equivalent-to" 2-story retail building at the west end (Douglas/Belleville corner). The Art Gallery of Greater Victoria, which had been offered a downtown satellite location as part of the development, is no longer involved in the project.

The developer is offering to provide $1 million in amenities, most of which will be used for street improvements. At the city's request, Westbank would give up 2.4 m of the property along Belleville (value $106,000) to allow for widening of the street. It would also contribute $354,000 to the construction of crosswalks and the installation of new lights at the east end of the property - where the Blanshard extension curves into Belleville. The City would alter the traffic signals at Douglas and Belleville to provide advance left turning. The $1 million in amenities would include $400,000 cash and $150,000 for public art.

And now for the good news. Consultations with the owner of the neighbouring Queen Victoria Inn have resulted in situating the building on the lot in a way that minimizes the negative impact on views from the hotel. Westbank plan a reduction in the number of driveways into the site from the current 6 down to 4.

Admiral Inn - 257 Belleville

The design team for this project presented their concept for a change to land use at this site. The 12-storey triangular structure, described as an 'architectural jewel', is intended to be a landmark building, a good neighbour, a positive contributor to the community, and a new concept in indoor and outdoor living spaces. Each of the 42 units (all pre-sold) will have an interior that is custom-designed to suit the owner and a 600 sq.ft. balcony. The landscaping is conceived as going up and over the triangular face of the building, although there was comment that the design have co-opted the Laurel Point green space for the project.

The designers seem most concerned about their neighbours, the residents of Laurel Point. No one else in the community had been consulted prior to the meeting. Let us hope that this project is a trial balloon, designed to test city hall with a request for maximum density, with no attention to the real-world details of amenities or the zoning restrictions of height and setbacks.

How many landmarks can one city handle, unless it is Las Vegas? How much should James Bay and Victoria give up for some architect's pyramidal dream?

Members questioned the City's motivation behind replacing tourist accommodation (the Shamrock Motel, Crystal Court and the Admirals Inn) with high end residential accommodation in a tourism zone.

117/119 St. Lawrence

The developer of this property plans to re-use two existing houses, raising and amalgamating them, to produce 6 one-bedroom suites, similar to a project at 88 Dallas Road.

Although the proposal is very close to the existing zoning requirements, the developer is requesting a variance for green features (ie. recycling the existing buildings). The developer is proposing construction during the winter season to reduce the impact on neighbours.

Canadian Pacific Lawn Bowling

The 85 year old club has been at its current location on Belleville Street for 78 years. The city provided the club with 10-year leases @ $1/year, prior to 1981/82. Since then the club have been given one-year leases. Club membership has risen from 30 to 90 members in the past six months. They have formed a committee jointly with the Church of Our Lord to do strategic planning for the club site and the adjacent Cridge Park. Planning sessions are held every Friday morning from 10:30 to 12:30 at the clubhouse on Belleville Street. All are welcome to contribute to these sessions.

As a result of the presentation and comments on the shortage of green space in the downtown, the JBNA membership passed a motion calling for the executive to write a letter to the City acknowledging the need for green space in the downtown and supporting the Pacific Lawn Bowling Society.

John King, an Urban Design Writer for the San Francisco Chronicle, recently commented on the creation of new parks as catalysts, bringing life to San Francisco inner city neighborhoods. "They are a reminder that neighbourhoods are not defined by architectural landmarks so much as by the public spaces that people share." Very different parks include amenities such as community gardens, volley ball courts, and a fenced-in dog run, a neighborhood first.

And we all know that a well-socialized dog makes a good neighbour.

This is the last column until September. Best wishes for the summer to James Bay residents while the Beacon takes a break. The JBNEA will continue to meet throughout the summer. Join us on Wednesday, July 9th and August 13th at 7pm at James Bay New Horizons on Menzies Street, and become involved.