Focus on Planning

James Bay Neighbourhood Association

Submitted by the James Bay Neighbourhood Association 

Ogden Point Functional and Facilities Plan:

Mark Crisp, of Stantec, consultant to Greater Victoria Harbour Authority (GVHA) for the Ogden Point MasterPlan, provided an overview of the Master Plan development process.

The development is a two part process: development of the functional plan followed by the ongoing master plan. Stantec is currently in the functional plan process determining functions for the site, massing and architectural details. The subsequent Master Plan will include each and every step over next 30 years while the project is underway.

Crisp expressed his appreciation of opportunities to speak to residents. Ongoing community engagement will be incorporated into the master plan. He is also actively involved in consultations with the Esquimalt and Songhees First Nations. 

Crisp presented images of conceptual cross sections, sketches and images to show potential height and form, and how these built forms might affect views and access to the site. 

Marine/air/industrial focus: Investigate and maintain the marine activities of a working harbour. Every proposed development of the plan results in a revised model, indicating how various configurations might have an impact upon noise levels in the community.

Commercial/retail/institutional focus: Waterfront access presents interesting challenges because the underlying bedrock parallels Dallas Road, with the area close to the wharves being essentially fill. Structures will be concentrated on the area of the bedrock along Dallas Road. Projections of sea level rise are being considered. Market analysis will determine best processes of building over the next 20 years. Raising the terminal will allow buses to park under a terminal. Boats can still be serviced and buses will pick up/drop off by driving under the terminal. 

A bridge between the community and the site is necessary if the site is to have year-round use. A walkway will give ship passengers the option to walk rather than use vehicles to go to downtown. Potential for hotel, restaurant and retail is all being investigated while examining the relevant heights and site lines of existing buildings.

Since Stantec's last presentation, proposed buildings have been decreased in height, based on feedback from the community. Buildings heights are restricted to 15 metres (up to 5 storeys?) Residents who live across from terminal with a view are invited to email a photograph of the view with their address to lisa.moilanen@stantec.com. Stantec intends to be sensitive to existing view-scapes.

The Esquimalt and Songhees Nations are interested in a display of culture, totem carving, and ceremonial events. All amenities will be considered in terms of how they will impact the James Bay community.

Preparation of the Functional plan is scheduled to conclude at end of February, 2016, with the goal to complete the Master Plan one month later. Details are available on GVHA website.

Other clarifications emerged as a result questions from participants at the meeting.

The existing warehouse may eventually be converted to another use, but Cable Service and Immigration Services will continue to occupy the warehouse for the foreseeable future. A seismic upgrade will be required in the longterm. If the port becomes a home-port for cruise ships, the warehouse will be needed to service those vessels. Plans for a small 100 room hotel are well into the future.

Questioned about the immediate impact of the plan on Dallas Road and residents living in the area, Crisp responded that the Master plan will indicate how transportation works, both for those who are walking as well as those relying on vehicles. Residents would like passengers to be directed to walks through the community, rather than taking the lengthier route around the harbour.

Noise production is being considered, influencing the locations of buildings as well as the materials used. Community concerns about emissions and noise have been relayed to the planners. They are working to incorporate provisions to head off any problems. Wooden boat building, rather than another Point Hope facility, is envisioned. Decibel levels will be reduced with the proposed design.

Pedestrian access to the site is to be via a 60ft wide central promenade with coffee shops and other amenities. It was noted that pedestrians will generally find the shortest, most direct route to their destination. The path for walking and cycling will be inside the property line.

There is space for horse and carriage operations. Stantec is also looking at inclusion of cultural elements, such as Maritime Museum, that could be combined with maritime education. Identifying a potential home for the museum may encourage funding partners to come forward.

The ferocity of winds in the area and potential wind tunnels are being considered in the modelling of the various projects. None of the existing trees are to be removed.

90-92 Dallas Road: Architect, John Williams for Alan Lowe

The projected loss by demolition of one of the original houses on Dallas Road, a house which is part of the heritage atmosphere greeting cruise ship passengers, was discussed with regret. Because of archeological issues, the new residence will be on a slab foundation with no basement. The development replaces an older duplex (rental accommodation) with new duplex units which are expected to be sold privately. Rezoning is required for this non-conforming site because the lot size is irregular and smaller than R2. A public hearing for the rezoning will be scheduled at a later date.

Although existing landscaping will remain intact with no trees to be removed, the lack of heritage awareness with a residence that is 'absolutely restorable' was noted.

Microhousing Victoria: Graeme Verhulst of Microhousing Victoria, presented the Society’s concept of a microhousing complex. Four hundred supportive and 1200 affordable housing units are required in the Greater Victoria Regional District (GVRD) to house the homeless and reduce policing and hospital costs. Micro housing may be part of a solution. This proposal would provide individual small, modular-built units in clusters of up to six private rooms around a common living space, plus an adjacent kitchen and bathroom. Suitable vacant sites (private and public land) could have construction completed so that housing is available before winter. These dwellings would exist for 2 to 5 years, subject to temporary dwelling permits.

Updates: BC Transit and Camping in Parks

On February 18, at City Council's Committee of the Whole meeting, two items of particular interest to residents of James Bay were considered, and decisions made.

Bus Terminals: Councillors approved BC Transit and Wilson's Bus proposals regarding terminals on Government Street and Douglas Street. The staff recommendation for a one-year trial was extended by Councillors to a 1 ½ year trial period. The majority of Councillor comments focused on parking, Humboldt Valley residents, and inter-city transportation services. Councillors did not discuss the primary issue raised at the JBNA January 13 General Meeting – the Superior/Douglas egress/ingress pinch-point. The issue of pedestrian safety at the Douglas/Blanshard/Superior corner was not raised while the Douglas/Fairfield/Humboldt was discussed.

The 'faint hope clause' for James Bay residents is that staff will be undertaking a holistic review of all transit operations. Mitigation of the unfavourable impacts of excessive bus noise, emissions, and aesthetic impacts by both public and private operations will be reviewed. The video of the conversation is available on the City web-site.

Camping in Parks: The protection of four specific Victoria parks from camping (first suggested in April 2015) was approved by Councillors, sending campers/tenters to other neighbourhoods. No parks in James Bay were protected despite repeated JBNA requests to the City for inclusion.

Join your neighbours:

On Wednesday, March 9, from 7-9 pm at New Horizons, 234 Menzies Street.

The focus of the evening presentations will be Biketoria and James Bay.

Looking ahead: 

The JBNA AGM will be held on April 13 starting at 6:15pm, followed by the general meeting at 7pm which will be of interest to all residents. Stay tuned - discussions for upcoming meetings include changes at the Empress, two Victoria to Vancouver ferry operations, BC Transit bus routes in James Bay, and Heron Cove bridges.