JBNA: Exciting times

James Bay Neighbourhood Association

Presentations at the June 2015 James Bay Neighbourhood Association (JBNA) meeting focused on the scheduling of large and small projects in the community.

Construction on a new sidewalk on the east side of Montreal Street between Niagara and Dallas Road is scheduled to begin in June 2015 with completion in August. The planned work includes sewage, irrigation and tree planting as well as the new sidewalk.

Karen Jawl of Jawl Properties presented a proposal for the relocation of two Michigan Street heritage homes as part of the Capital Park Development. The two houses will be relocated to 224 Dallas Road, a double lot, zoned for two separate houses, which is currently occupied by a large home of limited historical value.  The existing house will either be sold and moved, or be dismantled. Relocation of the two heritage houses within James Bay was a condition of the original project approval. While numerous sites within James Bay were considered - some were too small and one good site was sold. In the end, when a list was reviewed with the City, 224 Dallas was determined to be the best site available. Most heritage houses in James Bay exceed current zoning limits and would require variances if constructed today. Variances for height and side yard clearance are being actively pursued with a variance hearing scheduled for August. Once relocated the two heritage houses will be remediated and brought up to current codes, returned to single family residences, and formal heritage designation will be sought.

Rob Jawl of Jawl Properties gave a short update of the scheduling of the Capital Park Project. The development permit for Phase I was approved in May, 2015. Deconstruction of existing buildings and erection of hoarding will begin in July with the relocation of the heritage homes on the site anticipated in August. By November the Government will have vacated all facilities on the site, except for the building adjacent to the Queen’s Printer . Phase 1 is on schedule for occupancy by summer 2017. Every effort will made to minimize noise and dust. Digging is primarily in soil and clay with little anticipated need for rock blasting.  Construction activity will be limited to between 7:30 am and 5:00 pm. The majority of site activity (deliveries, equipment loading/unloading, etc.) will be within the hoarding perimeter, with access from Menzies or Superior.

Concert Properties' proposed Crystal Court Transformation at 701 Belleville Street into a seniors lifestyle community (Tapestry program) with condominium and rental accommodation, and shared amenities above retail space will be discussed in the September edition of the Beacon.

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A Garden Journey

After 22 months, relocation plans for the Michigan Street Garden have been submitted.   It has been an arduous journey, but an important and ‘fruitful’ journey.  The Garden of All Sorts proposal has now entered the City process and should be considered by Council in the weeks ahead.  

James Bay has one long established allotment garden and will have one new allotment garden, together providing about 70 allotment plots for individuals.  James Bay also has areas where nut-bearing trees have been planted, a community herb garden at the southeast corner of Fisherman’s Wharf Park, and opportunities for more food-bearing projects in under-utilized spaces.  

The journey of the Niagara Street proposal:

In October of 2013, JBNA had been contacted by BC Shared Services regarding the Government’s intention to activate the Victoria Accord, a twenty-year old agreement between the City of Victoria and Province of BC to develop South Block and Q-lot, the “parking lots” south of the Legislature.  Lot-division was needed for South Block to separate the Queen’s Printer Building and Government Street heritage houses from the area to be developed.  The Provincial Government had hosted the Michigan Street Garden, created 15 years ago, providing space, water and electricity to the garden. 

JBNA moved forward, realizing that the relocation of the garden would be important to many in our community.  Both Parks staff and the Mayor were approached, and asked to assist in locating and approving an alternate garden location.   By late fall, a City Councilor had been assigned to facilitate site selection.

The Michigan Street garden being on Provincial lands, had not been part of the City process, although the City identified the garden on its listing of gardening opportunities for residents.   Direct communications with the gardeners began in late January, 2014, when a gardener contacted JBNA.  JBNA immediately convened a meeting with a few of the gardeners and the Councilor.   The gardeners were advised to select a lead for their group and to begin to put together a proposal as required under the City Garden Policy.

In the meantime, the City was assessing various sites, including those identified by JBNA.  Four years ago, JBNA and two residents, one being a Michigan Street gardener, searched for alternate garden locations in James Bay.  This search was unrelated to the Capital Park development.  Two locations were identified, measured and proposed to Parks staff.   The Niagara Boulevard was one of the locations. 

By April, 2014, the Councilor assigned to the garden re-location introduced the garden group to City staff in a meeting.  In July, Council approved a motion to site the garden in South Park.  The decision was premature as the City and School District had a share agreement over use of the park.  This agreement did not foresee the division of the land within the Park. 

When it became apparent that the South Park location would not be forwarded, JBNA took the lead on the Niagara Street garden possibility, introducing senior City staff to the area with a walk-about.   

A few weeks ago, on May 22nd, a proposal for a community garden, named “Garden of All Sorts” was submitted to JBNA and to the City.  It is this proposal, with a few tweaks and updates, which will be presented to the community at the July 8^th, JBNA General Meeting. 

JBNA garden advocacy

In 2011, JBNA proposed to the City that two sites be explored to create more allotment gardens. Over the past four years, the matter was raised on several occasions with City staff.  The City was preparing the boulevard gardening policy and had yet to create the broader reaching garden initiative. It is now positioned to move forward.

While exploring relocation opportunities for the Michigan Street garden over the past two years, JBNA has identified another location, for perhaps a community orchard, and has discussed this with the City.  The development of a community orchard will require more work, research, and commitment.

Before the 2014 Municipal Election, Mayoralty candidate, now Mayor Helps, was introduced to the vision of gardens bordering McDonald Park, providing greater local use of the more regional sports-focused park.

Going Forward

As one walks about in James Bay, many garden plots are seen on private property, both privately owned and rental properties.  In addition to garden opportunities for its residents on the buildings at Capital Park, the development will have an open, public, food plant area, on the east side, towards the heritage houses, adding a second community garden area to be used by any resident in James Bay who wishes to snip the herbs or pick the fruit from the plantings.

Let’s work together, as a community, to improve James Bay in many ways, not only on identifying unused spaces for gardening, but for growth as a community.

Marg Gardiner
President, JBNA

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Join us in July and August

James Bay New Horizons – 234 Menzies Street - JBNA general meetings – 7:00 – 9:00pm

Wednesday, July 8^th will be a green meeting.  Robert Hughes, City of Victoria arborist, will introduce the City's tree programs and answer questions.  His presentation will be followed by a look at the plans for the Niagara Street boulevard allotment garden, "Garden of All Sorts", which is being spearheaded by gardeners from the former Michigan Street Garden.

The August 12th meeting, following the "Snowbirds" performance, will feature Jim Handy, City PLanner assigned to James Bay and the new City of Victoria "Neighbourhood Team" who will be asking residents what they need to make a stronger community and to discuss Local Area Plans as anticipated in the Official Community Plan.

Exciting Times Ahead.