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

The October 08 monthly meeting of the James Bay Neighbourhood Association (JBNA) began with an election to fill 2 vacant Board positions:David Caughlin, appointed by acclamation to the position of Vice Chairperson for the balance of the two year term, to April 2010, and James Ellsworth, appointed by acclamation to the position of At Large Director. A discussion regarding noise in James Bay again stressed the problems of the Victoria Harbour Airport and vehicular traffic generated by the cruise ship industry.

James Bay is impacted by two air facilities – the heliport and the harbour airport which accomdates float planes. Transport Canada prefers to separate the two, but their impact on the neighbourhood is cumulative, and should be considered together.

The heliport was originally presented to the community as a temporary facility with no more than 20 flights a day. The facilities together now generate some 44,000 flights/year (+120 flights/day) including 33,000 float plane flights and 9,000 helicopter flights. Take offs (sometimes over 90 decibels) can last as long as 40 seconds. With 13 take-offs per hour, the noise can be unrelenting.

JBNA Director, Marg Gardiner reported on the October 2nd, 2008 initial meeting of the Victoria City Council Standing Committee on the Victoria Harbour Airport. Committee members, Councillors Holland (Chair), Madoff, and Coleman, were in attendance. Transport Canada was not represented, as federal agencies are not allowed to attend public meetings during an election. None of the float plane operators attended because of short notice. City staff provided background, and then community members were given an opportunity to speak. The city presentation made no reference to the city's significant role in the problem.

Canada has signed an international agreement that does not allow the existing ‘coffin landing zone’ in the Inner Harbour. It does not violate any local law, but contravenes this international agreement. Although all airports are required to do a Noise Exposure Forecast, one has never been completed for the Victoria Harbour Airport. JBNA members called on the city to assert its authority, to enforce current rules and regulations regarding noise. This should be accomplished without setting up an airport authority similar to the Harbour Authority, which is not accountable to the local community. The JBNA has requested a cap on the number of fights and noise levels, as well as completion of a Noise Exposure Forecast.

Vehicular traffic – buses, motorcycles etc. generate the majority of noise complaints to the JBNA Transportation Committee.

Residents described 2 categories of James Bay residents – those who live on the perimeter, impacted by the cruise ship traffic taking the 6.2km circle route to the downtown, and those in the centre, on the 1.8km direct route, who are not impacted. They called for capital investment in quieter hybrid vehicles, better enforcement of the 3 minute maximum idling bylaw, and less intrusive sound systems. Mandatory vehicle testing for busses that service the cruise ships is being examined. A motion was passed requesting that the City ban tour buses from the Fisherman’s Wharf parking lot which has very limited capacity.

Rezoning Applications

On September 9th, the applicant requesting the rezoning of 701 Belleville Street (Crystal Court) re-submitted their proposal to the City, updating their May 12th application.

Amendments and additions include: proposed height not to exceed the eaveline of the Empress Hotel, the previous single 17-storey residential tower has been replaced by two towers of 12 and 9 stories, with retail on the ground floor of the 9-storey west tower, the building design will reflect neighbouring heritage buildings, 2 driveways have been consolidated into one, and the pedestrian experience has been improved by widening the sidewalk and introducing a 2nd row of trees along both Belleville and Blanshard.

The proposed density lift has been reduced from 3.67 to 3.25, with a proposed public amenity package of $443,625.

On September 15th, the applicant (342118 BC Ltd. out of Calgary, Alberta) requesting the rezoning of 257 Belleville Street (Admiral's Inn) re-submitted their proposal to the City, updating their June 12th application. The reason for the application for rezoning is because "the current [motel] use in an underutilization of the site" … "not economically sustainable in the … Victoria region hospitality market".

Amendments and additions include: first 2 stories of the Pendray Street face are cutback to enhance the pedestrian experience and vehicular sightlines, geothermal energy, live/work units and commercial space on the ground floor, and permission for rental units. Proposed amenity contributions in excess of $700,000 represent a value of $10.55 per square foot in exchange for the required density lift rezoning. A street-side gallery with approx. 40 linear feet of display for the visual arts is also envisioned.

What has not changed? The setbacks from the property lines are still minimal and the height is excessive. Do we have written guarantees that greenery will be maintained above the level of balcony railings? Have wind studies been done to determine how this building will affect the "pedestrian experience" on the Harbour Pathway?

If the rules for development keep changing, how can this developer be confident that his requested "density lift" to this property will not make the neighbouring Laurel Point residents realize that their property is also "an underutilization of [their] site"? This lack of planning will create a never-ending spiral of inappropriate developments ringing the harbour

Are both of these developments destined to become unsightly holes in the ground while the developers negotiate with the City for greater density in uncertain financial times? When will the City stop letting developers break ground on projects without guaranteed financing in place? Or start taxing those voids?