1var textForPages = ["Roundhouse at Bayview Rezoning File No: REZ00729 Final Submission September 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Rezoning Application: Final Submission SUBMITTED BY Focus Equities SUBMISSION DATE September 9, 2022 LOCATION Victoria, BC PREVIOUS SUBMISSIONS Rezoning Application: September 2020 Full Rezoning Application: May 12, 2021 Revised Rezoning Application: Dec 12, 2021 Rezoning Resubmission Update: June 9, 2022 Project Team CONSULTANT TEAM Project Architects & Urban Designers APPLICANT Civil Engineering Focus Equities Stantec KW Mariash Sr. Master Plan Community APPLICANT CONTACT Planning Chris Reiter | Project Manager SvN Architects + Planners TownSquare Document design and layout: ZGF Architects Heritage ERA Architects Transportation WATT Consulting Group Environmental SLR Consulting Architects (Emeritus) ZGF Architects ii DATE: JUNE 9, 2022 FILE:bayview-rezoning-final-submission-REZ00729-20220909.indd","Contents 1.0 Application Summary iv 5.2 Rooted in History�������������������������������������� 35 10.0 Development Sequencing 102 5.4 Vacant Space to Vibrant Place��������������� 36 1.1 Project Summary to Date�������������������������� 1 5.5 Landmark Mixed-use Community��������� 37 5.6 Master Plan Objectives����������������������������38 11.0 Technical Drawings 103 2.0 Rezoning Application 2 2.1 Purpose and Extent of the Rezoning������ 2 6.0 Organizing Framework 40 12.0 Special Conditions 112 2.2 Summary of Application Revisions���������� 3 12.1 DA-9 Interface������������������������������������������112 2.3 Key Facts������������������������������������������������������ 5 6.1 Framework Plan����������������������������������������40 2.4 Development Overview�����������������������������6 6.2 Design Guidance�������������������������������������� 41 2.5 Community Engagement��������������������������8 6.3 Design Rationale���������������������������������������42 2.6 Additional Engagement��������������������������� 10 6.4 Rail Realignment���������������������������������������44 2.7 Municipal Engagement�����������������������������11 6.5 Site Character Districts ��������������������������� 45 2.8 Issue Resolution���������������������������������������� 12 2.9 Revision Summary - âBubble Planâ��������� 16 7.0 Master Plan 47 7.1 Site Statistics����������������������������������������������48 3.0 Site Context 17 7.2 Built Form/Massing���������������������������������� 55 3.1 Site Information���������������������������������������� 17 7.3 Housing������������������������������������������������������ 63 3.2 Existing Context���������������������������������������� 18 7.4 Primary Public Spaces����������������������������� 65 3.3 Policy and Regulatory Context ������������� 24 7.5 Mobility�������������������������������������������������������84 7.6 Parking & Vehicle Access������������������������90 4.0 Big Ideas 25 7.7 Parcel Plan & Easement Realignments�92 4.1 Heritage Rehabilitation & Activation����� 25 7.8 Setbacks����������������������������������������������������� 93 4.2 Site Restoration�����������������������������������������28 8.0 Community Amenities 94 4.3 Continuing the Story��������������������������������29 4.4 Urban Amphitheatre Concept���������������� 32 8.1 Amenity Areas�������������������������������������������94 4.5 Public Amenity Spaces���������������������������� 33 8.2 Amenities Sequencing����������������������������� 95 5.0 Guiding Principles 34 9.0 Site Remediation 101 5.1 A Place for Everyone��������������������������������34 5.3 A Cultural Hub������������������������������������������� 35 DISCLAIMER: ALL NUMBERS, CALCULATIONS, AREAS, AND STATISTICS REPRESENTED IN THIS DOCUMENT AND ACCOMPANYING DOCUMENTS ARE APPROXIMATE ONLY AND SUBJECT TO DETAILED DESIGN, DESIGN REVISIONS, AND SURVEY AT SUBSEQUENT STAGES OF DEVELOPMENT. THE ASSOCIATED MASTER DEVELOPMENT AGREEMENT TAKES PRECEDENCE FOR ANY DIFFERENCE OR DEVIATION BETWEEN THESE DOCUMENTS AND THE MASTER DEVELOPMENT AGREEMENT. DATE: SEPT 9, 2022 FILE: BAYVIEW-REZONING-FINAL-SUBMISSION-REZ00729-20220909.INDD iii","1.0 APPLICATION SUMMARY This application by Focus Equities seeks to rezone the Roundhouse This application is the culmination of several iterations incorporating various revisions at Bayview lands located at 355 Catherine Street, 251 Esquimalt Road, undertaken by the applicant in response to community and City Administration comments. and 21 Kimta Road. The most recent revisions include lower building heights, reduced density, reduced shadowing impacts on public spaces, and adjustments that provide improved visual presence for the The purpose of the rezoning is to allow a range of uses and building heritage buildings. forms that will comprise a vibrant mi
1xed-use urban redevelopment. The development includes the rehabilitation and reactivation of the Revisions to the originally submitted plans and clarifications further strengthen the Roundhouse heritage buildings, references, and celebrates the history of the site, at Bayview concept, adding to the value of this unique opportunity as a place for everyone. introduces new housing and amenities, retail/commercial, provides significant publicly accessible open space, and includes affordable This booklet contains the primary application documentation and is intended to be read in housing options. conjunction with the companion Urban Design Guidelines, which describe and illustrate design principles to ensure the project is constructed as envisioned, and the Master Development Publicly accessible open spaces make use of the existing historic Agreement, which sets out the development parameters including the overall sequencing Roundhouse precinct and provide major linkages and spaces that of community amenity contributions. Additional studies are attached as Appendices to this will serve local residents and the wider community. These open application such as site servicing and transportation, among others. space
1s offer new types of community amenities to the West Victoria neighbourhood. Spaces will be activated by surrounded ground level A Memorandum of Understanding (MOU) between the Roundhouse at Bayview developer and shops and services, and residential lobbies and units. the Greater Victoria Housing Society has been signed for Bayview to provide a development site for affordable housing. This is a shovel-ready site integrated within the overall Roundhouse The proposed application brings forward: district, providing much needed below-market housing, which will be supported by the extensive amenities that the Roundhouse project delivers. ⢠Approximately 40% of the overall site dedicated as publicly accessible amenity area; ⢠Renovations and upgrades to the adjacent Sitkum Park and Lime Bay Park; ⢠Upgrades for enhanced connectivity of the E&N Trail and links to Victoria West Park, Lime Bay Park and Songhees Hillside Park; ⢠Rehabilitation and reactivation of a collection of buildings with National Historic Site designation; ⢠Adds approximately 1,900 residential units across condo, rental, and affordable below-market segments within an easy walk of downtown Victoria; ⢠16% of the development area dedicated to rental and affordable below-market rental housing; and ⢠Adds 76,000 sq ft of new retail/commercial uses in support of the Songhees Peninsula. iv ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Application Summary | Project Summary to Date 1.1 Project Summary to Date Date 2008 Jan 2020 May 2021 Dec 2021 Jun 2022 Sep 2022 Zoning Rezoning Application Revised Rezoning Application Full Rezoning Submission Full Rezoning Final Rezoning Type Current Approval Vision 2020 Document Submission Not Circulated Resubmission Submission (CD-12 Land Use) (Limited Comments Outcome Fully Circulated at City Received) Renewed Renewed Hall Comprehensive Plan for Comprehensive Plan for Affordable Housing Entire Site Entire Site TGR Comments Added Application ⢠2.0 FSR Received Heights & Density Highlights ⢠Most Buildings on Reduced Focused New Density General Southern Portion of on Northern Portion Parameters Site of Site Notes Max. 2.00 FSR / 5.95 FSR / 4.73 FSR / 5.25 FSR / 4.75 FSRâ / 4.75 FSRâ / ~80,000 sf ~2.3 million sf ~2.1 million sf ~1.9 million sf ~1.9 million sf ~1.9 million sf Max. ~25 Floors ⢠Rezoning application Up to 32 Floors Max. 29 Floors submitted Up to 30 Floors Max. 29 Floors ⢠Initial zoning was Aug 2021 approved based ⢠Vision 2020 ⢠Following substantial ⢠Full resubmission on very different document marked reworking, a full ⢠CALUC: Concept was of the Rezoning site development start of formal rezoning application represented at 4.80 Application parameters and application process was submitted FSR and 32 Floors incorporating environmental revisions in response constraints ⢠Several subsequent ⢠Rezoning focused Dec 2021 to CALUC, Heritage collaborations, new development on Advisory Panel, community input, the northern portion ⢠A revision to the and Administrative technical analysis, of the site concept was shared comments and iterations were with Planning for prepared over the ⢠Application was commentary in ⢠Prepared to support following year followed by CALUC response to TGR Committee of the engagement, commentary Whole and Public Advisory Design Panel Hearing and Heritage Advisory ⢠Revised concept Panel reviews added a site for ⢠Prepared with Affordable Housing input from ongoing ⢠Full TGR commentary and responded to community provided Heritage Advisory engagement Panel comments NOTE: â 4.75 FSR is the proposed zoning limitation | All numbers and calculations are approximate only and subject to change. See disclaimer on page iii. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 1","2.0 REZONING APPLICATION Proposed
1Land Use Zone 2.1 Purpose and Extent of the Rezoning Esquimalt Road While at its foundation the project remains DA-7 committed to the same principles and values that guided the 2008 concept plan, modern challenges DA-8 DA-1 such as the cityâs housing crisis, climate change, changing site remediation requirements, and rising DA-6 DA-5 DA-9 infrastructure costs, all demand innovation and a contemporary solution and development plan. DA-4 DA-2b DA-2a This bold new vision, imagines a place where historic buildings can be the brought DA-3 back to life within the context of a complete and vibrant community that includes viable retail and social spaces, memorable public open spaces with destination-quality Kimta Rd character, curated rail history interpreted and infused throughout, integrated city-wide mobility infrastructure, a broad range of housing types to accommodate a more diverse Proposed Zoning Limitation / Conceptual Distribution of Density resident population, and sustainably addressing affordability and improved access to housing. Overall: Maximum non-residential uses: n/a Maximum Floor Space Ratio: 4.75 The Roundhouse at Bayview is imagined as a landmark contribution to the process of city building, one of only a few prime opportunities of this scale upon which the City Condo/Hotel/ Maximum Floor Area (sf) Max Height might achieve its policy objectives, meet the needs of a growing city, and do so with Rental Commercial/Retail Common Property (floors / m) the potential of creating the next great neighbourhood within the city on par with those of any noteworthy waterfront city in the world. DA-1 â - 35,733 sf - 19 m But, as much as this vision is inspired by the potential of the site, it is also deeply rooted DA-2a 217,300 sf 4,250 sf 5,800 sf 28 / 103m in the significant challenges of the site. The site under its current zoning is not viable. The site has stalled for nearly 10 years following the successful development of the DA-2b 232,400 sf 8,700 sf 1,300 sf 24 / 88.0m initial phase. The promised potential community benefits cannot be delivered, or its vision fully realized, until a strategy to resolve these significant barriers is adopted. DA-3 205,162 sf 8,611 sf - 25 / 88.0m This current proposal will successfully deliver all of the aspirations and community DA-4 266,900 sf 8,600 sf 6,000 sf 29 / 106.0m amenities noted above, and with the addition of density on the previously underutilized portion of the site to address financial requirements and resolve current site challenges, DA-5 211,000 sf - 8,000 sf 27 / 97.5m allowing for the project to proceed. DA-6 197,600 sf - 2,500 sf 21 / 78.0m DA-7 â¡ 150,700 sf 2,000 sf 2,500 sf 18 / 71.5m DA-8 146,700 sf 8,450 sf 3,300 sf 18 / 70.5m DA-9 161,200 sf - 300 sf 23 / 89.5m â Heritage Buildings â¡ Below-Market Rental 2 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","2.2 Summary of Application Revisions The following page outlines key updates that have occurred to the Roundhouse at Bayview Place rezoning submission over the course of the applicationâs progression, illustrated at a high-level in Section 1.1. Consolidation of Land Use Zone Clarification of Density Allocation Across Site The earlier application was based on separate ânorthâ and âsouthâ land use zones. A Floor Space Ratio of 4.75 is the proposed density for the overall rezoning of The application has now been updated into one, consolidated zone to represent a the site. As with other contemporary CD-zoned sites, the zoning is intended to single, comprehensive CD land use providing for 10 development areas. allow for some flexibility in distribution of density between development cells located across the site (conditions to be outlined in the MDA and to be confirmed Revision to Zoning Extents at Development Permit stage). The density allocations identified in this rezoning application for each development area are based on the concept massing and This application seeks to facilitate rezoning of the entire development area as a layout as prepared in support of this application, and are subject to change at time new CD District, represented by individual development areas (or DAâs) within the of each Development Permit and Subdivision. Please note that this application does entirety of the development area. not exceed a density of 4.8 FSR indicated to CALUC in August 2021. Clarification and Expansion of Community Amenities Adjustment to DA-9 Design A comprehensive set of diagrams that detail allocation of amenities and Based on comments from the Heritage Advisory Panel, discussions with the Cityâs community benefits to each development parcel, including the sequencing of Heritage Planning department, and to address access and conditions confirmed by these community amenities. the Cityâs Transportation department, the conceptual building shape and massing shown in documentation is representative of one potential outcome. Additionally, Clarification of Mobility, Access, & Servicing the Boiler House has been reinstated based on further historical review by the Heritage Architects. Refer to Section 12.0 for further details. Updates to the concept plan have included refinements to the traffic and active modes routes within the site, including adjustments to DA-9 access. Adjustments to DA-2a Design Adjustments to Railway Corridor Based on an intent to achieve better spaces between buildings, improve view corridors, and to lessen further impacts of shadowing, the tower position of DA-2a Based on engagement with the Island Corridor Foundation (ICF), the proposed has been rotated to achieve increased spatial separation from the tower of DA-2b. realignment of the railway through the site has been amended to include and Please note this is an indicative concept only and subject to confirmation as part of integrate the existing second track in the south portion of the site. a subsequent Development Permit. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 3","Rezoning Application | Summary of Application Revisions 2.2.1 Rezoning Application Proposed
1Land Use Zone CD-12 Land Use Zone (Current) Esquimalt Road Esquimalt Road DA-7 DA-1 DA-8 DA-1 DA-5 DA-6 DA-5 DA-9 DA-4 DA-2 DA-4 DA-2b DA-2a DA-3 DA-3 Kimta Rd Kimta Rd CD-12 Zoning Limitation Proposed Zoning Limitation / Conceptual Distribution of Density Overall: Maximum non-residential uses: 9,180 m2 (98,813 sf) Overall: Maximum non-residential uses: n/a Maximum Floor Space Ratio: 2.0 Maximum Floor Space Ratio: 4.75 Maximum Floor Area (sf) Max Height Maximum Floor Area (sf) Max Height (m) Commercial/Retail Common Property (floors / m) Condo/Hotel/Rental Non-Residential Amenity/Other Condo/Hotel/ 19 m Rental DA-1 - 53,820 sf - DA-1 â - 35,733 sf - 19 m DA-2a 217,300 sf 4,250 sf 5,800 sf 28 / 103m DA-2 156,077 sf - 23,681 sf 76 m DA-2b 232,400 sf 8,700 sf 1,300 sf 24 / 88.0m DA-3 205,162 sf 8,611 sf - 25 / 88.0m DA-3 204,514 sf 8,611 sf - 88 m DA-4 266,900 sf 8,600 sf 6,000 sf 29 / 106.0m DA-5 211,000 sf - 8,000 sf 27 / 97.5m DA-4 161,459 sf 12,701 sf - 66 m DA-6 197,600 sf - 2,500 sf 21 / 78.0m DA-7 â¡ 150,700 sf 2,000 sf 2,500 sf 18 / 71.5m DA-5 182,986 sf - - 52 m DA-8 146,700 sf 8,450 sf 3,300 sf 18 / 70.5m DA-9 161,200 sf - 300 sf 23 / 89.5m â Heritage Buildings â¡ Below-Market Rental 4 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION NOTE: All numbers and calculations are approximate only and subject to change. See disclaimer on page iii. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Rezoning Application | Key Facts 2.3 Key Facts E&N Rail Trail Heritage Spaces E&N Rail Trail completes Affordable + Rental a central cycling and Rehabilitation and adaptive reuse of a significant Housing pedestrian link connecting historic collection of buildings and features in a Approximately 150 Esquimalt, Victoria West, distinct setting. Affordable plus 150 rental and Songhees Point to housing units. Downtown. Heritage space
1s revitalized and activated as retail and a community hub for Songhees and Victoria Market Housing Parks and Open Space West residents. Approximately 1,600 market Approximately 40% of the units across a full range of site provided as publicly Approximately 40,000 sf of flexible retail, unit types from studio to 3+ accessible parks and open commercial, and amenity space incorporated. bedrooms. space. The historic setting is reinforced by links to Lime Live-Work Historic Setting Bay and Victoria West Park. Ground floor live-work Historic setting reinforced spaces suited to emerging by links to Lime Bay and work from home trends to Victoria West Park support a diversity of jobs within the neighbourhood. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 5","Rezoning Application | Development Overview 6 10 Hudson Development 70 2.4 Development Overview Innovation District Save-On-Foods Memorial Centre Location and Context McPherson Playhouse Situated along the central spine of the 28 Songhees Peninsula, 27 Roundhouse at Bayview Place provides 10 an opportunity to Rock Bay complete the buildout of Victoriaâs urban core Tyee Housing Co-op while also creating a new destination in Johnson St Victoria West. Bridge Roundhouse at Bayview Place Dockside Green Railyards Development Bay St Bridge 15 Songhees Commercial Point 14 14 24 Zone 10 24 10 Victoria West Westside Village Elementary School 25 Victoria 15 West School Lime Bayview Place Hillside Park Bay Songhees Hilltop Dog Park Lime Bay Park West Bay Victoria Sitkum Park West Park Barnard Park Spinnakers Gastro Legend Brewpub & GuestHouses Songhees Trail Water Taxi Parks Bike Paths Bus Routes Schools Hotels Major Roads NOTE: Proposed buildings shown in the above diagram within the Roundhouse at Bayview site baryetchoisnrceezpotnu*ianOlginavpnepaltiruclraaetioaynnd.orefppresreontpaon aspeprdoxibmautioilndoinnlygofothue mtlaisnsieng aprpopposreod ximate only. 6 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","6 Pioneer Square 15 14 Fairmont Empress Beacon Hill Park 10 70 South Park Elementary School 10 Inner Harbour Leg
1islative Assembly of British Columbia James Bay Community School MacDonald Park Fishermanâs RSoeauttlne dhouse at Bayview Place presents a rare opportunity Wharf Park to develop a complete, highly-livable community within walking distance from the Cityâs historic downtown. This iconic location is for many the first they see of Victoria, whether they arrive by boat or by plane. With stunning views of the Inner Harbour and Legislature Buildings, Roundhouse at Bayview Place is a gateway to everything the city has to offer. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 7","Rezoning Application | Community Engagement 2.5 Community Engagement The CAC held its first meeting on February 20, 2020 during which the project team introduced Roundhouse at Bayview Place and responded to committee membersâ questions. The group will 2.5.1 Engagement Objectives transition to meeting digitally in recognition of the COVID-19 pandemic. To ensure project success, the engagement program has striven to: 2.5.3 Engagement Tactics ⢠Maintain and foster strong relationships. A variety of engagement tactics, including public open houses and in-person engagement ⢠Generate thoughtful dialogue with the Victoria West Community with the projectâs Community Advisory Committee were held during the first two phases of the community engagement program. In light of the COVID-19 pandemic, the project has and broader public through an accessible and inclusive program. transitioned to use of digital technologies to continue to facilitate input from community members. ⢠Integrate community vision and values into the design. ⢠Implement a transparent communications approach, informing and 2.5.4 Community Engagement Program Overview gathering feedback from stakeholders throughout the application process. November 2019 December 2019 Spring 2021 ⢠Consult closely with the Victoria West Land Use Committee. to December 2019 to March 2020 to Sep 2022 ⢠Adjust to changing context in light of COVID-19 and the need to [Re]introduction Collaborative Planning Digital Engagement move to online and virtual engagement strategies. of the Project and Engagement ⢠The community engagement 2.5.2 Engagement Timeline ⢠Pre-application meeting with ⢠Design workshopsâthe program has shifted to digital City of Victoria. project team has been and online engagement The first engagement opportunities were held as the project team meeting regularly to refine and in support of the rezoning was re-imagining the Master Plan. The team asked stakeholders ⢠Holiday Open House shape the formal applications. application process. This has to share their hopes for Roundhouse at Bayview Place. The input engagement events. enabled ongoing consultation gathered helped the project team imagine possibilities for the site and ⢠Public Engagement Centre has with the community including confirmed the renewed direction of the Master Plan. Stakeholders been open to share project the Vic West Community expressed enthusiasm for the possible site uses and integration with details and gather feedback. Association and other the surrounding community, with many suggestions provided on how stakeholders. to create high-impact public spaces. ⢠Ongoing stakeholder meetings. In February 2020, the project team formed a Community Advisory 2.5.5 Recent Engagement Updates Committee (CAC) to provide input and feedback on the Roundhouse at Bayview Place Master Plan. This committee is composed of On May 18, 2022, stakeholders who had shown an interest in the project were invited to volunteers representing the below groups: participate in a meeting, which included a presentation of the rezoning filing and a facilitated Q/A session. Approximately 25 people attended the meeting in-person and 10 joined the ⢠Victoria West CALUC meeting online via Zoom to understand the status of the development and discuss next steps. ⢠Victoria West Community Association Many questions focused on how the community could show support for the development ⢠Residents of Bayview Place project to expedite the process. ⢠Residents of the surrounding Songhees area ⢠Residents of the broader Victoria West c
1ommunity 8 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Rezoning Application | Community Engagement 2.5.6 Summary of Community Comments 2.5.7 How We Responded Areas of Concern Building Heights Lowered ⢠Concerns about taller buildings (general) and spurring more high rise in the ⢠Removed the equivalent of 30 floors across the site ⢠All buildings are now below 30 floors future ⢠Lowered heights along Catherine and Esquimalt Road and Sitkum Road ⢠Need to maintain waterfront views and character of Vic West ⢠Plaza and cultural amenities overshadowed by towers (need a shadow study) Shadows Significantly Reduced ⢠Setbacks, parking, and density impacts (should be sensitive to the surrounding ⢠Reduced building heights = less shadowing ⢠Significant improvements to reduce shadowing of Victoria West Park & Turntable area) ⢠4 m multi use trail too narrow (need at least 7 m) Plaza Areas of Support Number of Dwellings Reduced ⢠Community waiting for additional homes and rentals ⢠Number of dwellings reduced by 13% since Dec â21 submission (equivalent to ⢠Additional housing that supports retail and points of interest ⢠Well designed, livable community with open space & dog park 200,000 sf) ⢠Support for vertical growth (density = sustainability) ⢠This reduction removes almost 300 units from the development ⢠Addresses housing shortage ⢠Benefit (historic aspect) to all Victoria - historic recognition of important heritage - 2021 (Dec) = 2,186 units* - 2022 (May) = 1,900 units* structures on site * estimated Affordable Housing Added ⢠Agreement with Greater Victoria Housing Society (GVHS) ⢠Providing an immediately available âshovel readyâ site for affordable housing ⢠GVHS intends to design and deliver this affordable housing NOTE: All numbers and calculations are approximate only and subject to change. See disclaimer on page iii. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 9","Rezoning Application | Additional Engagement 2.6 Additional Engagement The project team has made a concerted effort to engage organizations that can support Roundhouse at Bayview Place in realizing the Cityâs housing affordability strategy. These groups include: ⢠BC Housing ⢠Island Corridor Foundation ⢠Capital Regional District ⢠Royal British Columbia Museum ⢠BC Heritage Branch 2.6.1 Indigenous Consultation In the spirit of reconciliation, the team has consulted with the Songhees and Esquimalt First Nations to explore ways to acknowledge Indigenous connection to the site. This shared effort has resulted in The Canoe Project, a regular event sponsored by Focus Equities. The Canoe Project brings First Nations members and Victoria West residents to the shore of Lime Bay Park and is intended to stimulate dialogue through cultural practice. 2.6.2 Community Contributions Kenneth W. Mariash Sr. and Patricia Mariash have become contributing members of the Victoria West c
1ommunity, expressed through event sponsorship and charitable contributions to a number of local organizations. Pulling Together, an annual event that brings Canoe provided for Pulling Together, July 2020 together Public Service Agencies and Aboriginal peoples by âcanoing the traditional highway, Focus Equities provided a traditional canoe for use in Pulling Together, an annual event that brings strengthening our future relations.â together Public Service Agencies and Aboriginal peoples by âcanoing the traditional highway, strengthening our future relations.â Both the Songhees and Esquimalt First Nations will collaborate 10 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION on a hull design for this canoe before it is blessed and released into the water. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Rezoning Application | Municipal Engagement 2.7 Municipal Engagement The Roundhouse at Bayview Place Master Plan has been developed in consultation 2020 submission, meetings and working sessions to review the application with the City of Victoria through an engagement process spanning years of materials and advance refined design details have been ongoing, with key meetings discussion and focused efforts between November 2019 to December 2020. to review specific topics as follows: The master planning process revolved around a series of workshops held in early ⢠October 13, 2020 - Rezoning Application Review 2020, each focused on a major topic and culminating in the submission of a ⢠November 3, 2020 - Application Overview detailed master plan document in September 2020. ⢠November 24, 2020 - Transportation & Servicing ⢠December 15, 2020 - Urban Design, Heritage & Complete Master Plan A preview of the master plan was shared with the City in July 2020 in advance of submitting the comprehensive application documents. Following the September 2.7.1 Municipal Engagement Timeline Workshop 1 Workshop 2 Workshop 3 Workshop 4 Workshops 5 and 6 December 6, 2019 January 21, 2020 February 18, 2020 February 28, 2020 March 13 & 20, 2020 Transportation and Heritage, Land Use, Design: Bringing the Design: Bringing the Finalizing the Plan and Servicing Density, Urban Design, Plan Together Plan Together Discussing the Rezoning Open Space and Public Process Outcomes: Realm Outcomes: Outcomes: ⢠Provide simplified internal ⢠Ensure the concept of rail is ⢠Build on past iterations of the Outcomes: Outcomes: ⢠Site planning to retain the historic vehicle network with efficient ⢠Provide an adaptable rail right- infused throughout the site. site plan. points of entry via Esquimalt buildings in place. Road, Saghalie Road, and of-way that ⢠Provide a design strategy that ⢠Balance desired site density Kimta Road. can facilitate heavy rail and/or integrates with creation ⢠Focusing new density to the east lighter rail options if required. old with
1new in a way that of a successful public realm and west, with a lower centre. ⢠Ensure site is permeable to is respectful of heritage strategy. pedestrians with access from ⢠Provide a heritage integration buildings. ⢠Retaining the memory of the Esquimalt Road & Kimta Road. strategy that respects the ⢠Ensure heritage integration industrial use throughout the site. relationship of historic ⢠Develop the internal site strategy ⢠Facilitate traffic calming of buildings to each other. circulation strategy to provide allows historic buildings to ⢠Establishing a strong relationship Esquimalt Road through a diversity of multi-modal remain in their original place. to Esquimalt Road and recognizing the installation of signalized ⢠Ensure continuous activation experiences. the need to work with the grade intersection. of open areas through challenges on the east side of site. pairing of public space with ⢠Design site for multi-modal complementary commercial, ⢠Next steps to develop a functionality through hospitality, and residential comprehensive package to present integration of pedestrian, bike, uses. master plan for submission. and vehicle infrastru
1cture. ⢠Discussion of application requirements and timing. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 11","Rezoning Application | Issue Resolution 2.8 Issue Resolution # Parcel(s) Revisions Victoria West Park 1 DA-7 ⢠Height reduced from 24 to 18 floors ⢠Confirmation of Affordable Housing by GVHS Esquimalt Road 2 The Clearing ⢠Adjustments to open space and spur line configuration 1 Dâ A-7 3 DA-6 / DA-5 / ⢠Reconfiguration of buildings and open space to achieve better Stores Dâ A-1 2 Building DA-4 tower placements, views to water, and frontage along Rail Trail Catherine Street ⢠Added potential townhouse units fronting the Rail Trail Dâ A-8 ⢠Heights reduced: 4 - DA-6: 26 to 21 floors - DA-5: 30 to 27 floors - DA-4: 32 to 29 floors Dâ A-5 ⢠Added up to 2 floors to podium buildings Dâ A-6 4 DA-8 ⢠Adjustments to podium to accommodate potential spur line to 3 Dâ A-2b turntable Dâ A-3 Dâ A-4 ⢠Height reduced from 26 to 18 floors NOTE: All numbers and calculations are approximate only and subject to change. See disclaimer on page iii. Kimta Road Lime Lime Bay Bay Park Legend Roundhouse at Bayview Site 12 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Rezoning Application | Issue Resolution Victoria West Park # Parcel(s) Revisions 5 Car Shop Esquimalt Road 6 DA-9 ⢠Removal of proposed additions to Car Shop 5 7 Back Shop ⢠Revised massing options Car Shop 8 DA-2a 9 DA-2b ⢠Cancel plan to raise Back Shop up to level of Sitkum Road Dâ A-1 Roundhouse 6 ⢠Plan for parking below Back Shop and Boiler House to be determined Dâ A-9 Dâ A-8 at DP stage. ⢠Reinstate Boiler House as Heritage Building to be preserved and rehabilitated. ⢠Tower shifted to improve spatial separation between towers ⢠Added up to 4 floors to podium Sitkum Road NOTE: All numbers and calculations are approximate only and subject to change. See disclaimer on page iii. 7 Back Shop 9 Dâ A-2a 8 Dâ A-3 Dâ A-2b Saghalie Road Kimta Road Songhees Hillside Park Legend 13 Roundhouse at Bayview Site DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Rezoning Application | Issue Resolution 2.8.1 ICF/Rail Corri
1dor ISLAND Box 375 Stn A Nanaimo, BC V9R 5L3 CORRIDOR office 250 754 7254 | fax 888 662 4197 Bayview has collaborated with the Island Corridor Foundation (ICF) to determine an agreed-to realignment of the railway that improves the overall developability FOUNDATION islandrail.ca of the site while protecting the functionality and anticipated uses of the railway, as understood at the time of this application. September 1, 2022 Chris Reiter Bayview Place/Focus Equities Reference our conversation and meeting regarding changes to the Bayview plan. As discussed The Island Corridor Foundation approves the curvature of the rail as proposed for the Bayview property roundhouse location. Our understanding is that the proposal you submitted does not require any rail to be permanently removed. The ICF does not approve of the removal of any rail or any portion of existing rail infrastructure with the exception of a temporary removal for remediation. Bayview Place and Focus Equities will be solely responsible for the cost to put all track and rail infrastructure back into operable condition. Yours Truly, Larry Stevenson Chief Executive Officer Island Corridor Foundation 14 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Rezoning Application | Issue Resolution 2.8.3 Heritage Building Rehabilitation Sequencing 2.8.2 Height and Density The rehabilitation of heritage buildings and assets is a multi-factor process that is Building heights have been reduced across almost all buildings proposed. The dependent on several other on-site redevelopment activities. primary changes have been to: The site remediation and clean-up works are a primary determinant in the ⢠Significantly lower buildings fronting Esquimalt Rd such that the shadowing scheduling of this rehabilitation work, as the forecourt areas of the heritage impacts to Vic West Park, buildings are to be excavated as part of the site remediation works, and reinstated to grade, at which time building rehabilitation can commence. ⢠Lower buildings at the edges of the site to better interface to the surrounding neighbourhood. In order to ensure that the rehabilitation works are not the last development activities on the site, Bayview has committed to scheduling a staged program for ⢠Sculpt building heights within the site to optimize sun exposure into the key rehabilitation that ensures that works on all heritage buildings are to be underway public spaces. prior to a Building Permit being issued for DAs 4-6 inclusive. These remaining sites represent approximately 3
10% of the overall density of the application area, which The overall density (4.75 FAR) on the site is indicatively defined on a site by site represents a significant commitment and incentive to initiate rehabilitation of these basis that matches with the illustrated concept plan and 3D massing demonstrated heritage resources. through out the rezoning application. In addition the rehabilitation of the Stores Building is to commence in conjunction While the density distribution is demonstrated site by site, the intent is for a limited with the development of DA-8. percentage of floating density that will allow for some flexibility at the development permit stage to adopt to more detailed site and building conditions. The details of Additional information for sequencing can be found in Section 10.0. Details as to the floating density provision will be confirmed in the MDA. the conditions of sequencing of works related to these heritage resources is to be outlined in the MDA. Additional information related to the height and density of this application can be found in Section 7.1. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 15","Rezoning Application | Revision Summary - âBubble Planâ 2.9 Revision Summary - âBubble Planâ 6 Heritage to Development Interface Adjustments 1 Catherine / Kimta Roadway Improvements ⢠Options for a DA-9 building have been revised in consultation with Heritage Planning Department to achieve desired interface outcomes between the proposed building and Roadworks to implement the AAA cycling facility have been incorporated heritage buildings. from City of Victoriaâs current IFC drawing set, which has been merged with the Kimta Crossing concept at the end of Lime Bay Mews. ⢠Boiler House has been reinstated as a heritage asset based on additional investigation of status and provenance. 2 Esquimalt Rd Improvements ⢠Option to add underground parking below the Back House and Boiler House has been Based on Transportation Department support for a RI/RO access for DA-9, identified as a redevelopment opportunity in conjunction with rehabilitation of these a central median has been added. buildings, subject to detailed investigation and approval at the Development Permit stage. 3 Railway / ICF Adjustments Based on dialogue with, and support from, the Island Corridor Foundation (ICF), the existing double track, extending into the site from Saghalie heading northwest, is retained and incorporated into the realignment of the railway. 4 Servicing SRWs Two specific servicing SRWs have been added to service DA-2a and DA-5, where standard connection ties to the street are not possible directly from these parcels. 5 Development Area / Heritage Rehabilitation Revision ⢠Parcel boundaries for DA-8 have been revised to provide access to Esquimalt. ⢠The DA-1 parcel will be subdivided to include a hook parcel to the Stores Building to maintain a single legal property containing all heritage assets. ⢠The Stores Building rehabilitation will commence concurrent with DA-8. ⢠Access SRW in favor of DA-7 will cross DA-8 to allow for DA-7 to proceed prior and to maintain access long-term. ⢠Servicing SRW in favor of DA-8 will cross on the west side of the Stores Building through DA-1 due to the inverts for connection ties in Esquimalt Rd. 16 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","3.0 SITE CONTEXT Site Context | Site Information 3.1 Site Information Subject Site 17 Civic Addresses & Legal Descriptions 355 Catherine Street PID: 029-397-090 Legal Plan Number: EPP33936 Legal Description: Lot 2 Section 31 and District Lot 119 and part of the unencumbered part Esquimalt District and part of the Bed of the Victoria Harbour Victoria District Plan EPP33936 Except Plan EPP84866 251 Esquimalt Road PID: 029-397-065 Legal Plan Number: EPP33936 Legal Description: Lot 1 Section 31 and District Lot 119 Esquimalt District Plan EP33936 210 Kimta Road PID: 030-616-298 Legal Plan Number: EPP84866 Legal Description: Lot A Section 31 and District Lot 119 and part of the unencumbered part of Esquimalt District and part of the Bed of Victoria Harbour Victoria District Plan EPP84866 Site Size & Area (3 Parcels) Three legal lots of irregular shape totaling ±3.73 ha (±9.22 ac) of land with a perimeter of ±871 m. Site Interface Esquimalt Road (north), Saghalie Road (southeast), Kimta Road (southwest), and Catherine Street (west) Existing Zoning CD-12 Roundhouse District (Part 12.12) DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Site Context | Existing Context 3.2 Existing Context Roundhouse at Bayview Place reflects the evolution of Victoria West, a neighbourhood whose identity is shifting from one of industrialization to urban neighbourhood. Victoria West Bayview Place Hillside Bayview Place Hillside contains approximately 680,000 SF of residential and senior Formerly distinguished by its strong industrial
1character, the Songhees Peninsula of housing just east of Roundhouse at Bayview Place. Building heights range from 5 to Victoria West is becoming increasingly residential with new medium- and high- 21 storeys. density developments realized in the form of Bayview Place Hillside, Dockside Green, the Railyards Development, and the future redevelopment of Tyee Housing Dockside Green Co-op. Roundhouse at Bayview Place is part of this evolution. Previously a hub of Dockside Green is a mixed-use development on the eastern point of the West Victoria rail activity, the new concept plan envisions a contemporary mix of residential and Peninsula. The approximately 800,000 SF project will be predominantly residential commercial uses enlivened by an active public realm. with some office development on the north end of the site. The development will achieve a density of 2.5 FAR and maximum tower heights of 22 storeys. Victoria West has proven an increasingly popular place to live and work for a variety of reasons. The area offers a direct route east across the Johnson Street Bridge Railyards Development to downtown Victoria, the cityâs employment heart, and the wider region. Victoria Railyards is a residential development north of the Bay Street Bridge. The West is also well-served by open space and boasts an above-average supply of approximately 550,000 SF project consists largely of residential low-rise and parkland per resident. For the Roundhouse site, Lime Bay Park provides access to townhouse building typologies. the waterfront and Songhees Point, while Victoria West Park, the neighbourhoodâs largest, is located just north of the site. Downtown Victoria Bayview Place is within a 10 minute walk of Victoriaâs downtown core and Central However, cultural amenities are largely concentrated in the downtown core. Business District, which accommodates the majority of the Cityâs high-density Development of Roundhouse at Bayview Place offers an opportunity to increase development, employment opportunities, and regional amenities. the number of public benefits unique to this neighbourhood by re-purposing the siteâs historic assets, complemented by an architecturally-distinct cultural centre. Innovation District This mix of cultural assets will create a unique destination outside of downtown The Innovation District, located at Rock Bay, is imagined as a âglobal facingâ hub of Victoria and define the central heart of Victoria West. cross-sector collaboration and an area that will âattract companies that anticipate and solve the problems of the 22nd century.â Victoria West Open Space Multi-modal Transportation Connections Victoria West Park sits directly north of Bayview Place and includes a skate park, Esquimalt Road, Kimta Road, E&N Trail, and Songhees Trail connect Bayview Place lawn bowling, basketball court, and baseball field. To the west, Bayview Place to Victoriaâs Downtown core and the rest of Victoria. Hillside provides multiple open space opportunities including the off-leash dog area at Songhees Hillside Park, while Lime Bay Park connects the community to waterfront walking trails and green spaces. 18 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Site Context | Existing Context Innovation District Rock Bay Hotel Fairmont Empress Railyards Development Dockside Green Johnson St Inner Harbour Bridge Bay St Bridge Roundhouse at Bayview Place Bayview Place Hillside Lime Bay West Bay 19 NOTE: Proposed buildings shown in the above diagram within the Roundhouse at Bayview site are conceptual in nature and represent an approximation only of the massing proposed by this rezoning application. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Site Context | Existing Context 3.2.1 Site History A brief modern history of the Roundhouse site. 1888 1913 1978 2016 The Esquimalt & Nanaimo Railway CPR builds 10 Stall Roundhouse to VIA Rail Canada takes over the Bayview One, adjacent (âE&Nâ) is extended across the accommodate growing freight and Dayliner service on the E&N. to the Roundhouse site harbour into downtown Victoria. passenger service. The complex and part of the Bayview now includes the Roundhouse, 2000s Place redevelopment, is 1900s Car Shop, Stores Building (formerly complete. Machine Shop), Turntable, and former Sand House and Oil Tank. 1800s Time Immemorial 1886 1911-1914 1955 2008 The site occupies a portion August 13th, 1886, Prime Minister The E&N is extended to Port Canadian Pacific replaces Roundhouse District rezoning of the traditional and ancestral Sir John A. Macdonald drives in Alberni, Lake Cowichan and wooden passenger cars with Rail and Roundhouse Design territory of the Lekwungen the last spike of the E&N Railway Courtenay. Diesel Cars (Dayliners), on the Guidelines receive City of Victoria speaking people. just south of Shawnigan Lake. E&N passenger trains. Council approval and adoption. 1905 Short extension is opened in 1949 2003-2006 Sept. from Esquimalt to Russellâs The Canadian Pacific Railway Station in Victoria West, near the acquires the E&N Railway from The E&N is converted entirely to Island Corridor Foundation is site of the Roundhouse property. the Dunsmuir family. The E&N is diesel power, bringing greater formed in 2003 and in 2006 takes now considered an extension of efficiencies in the transport of over ownership of the Rail
1way on the transcontinental Railway. passengers and freight, and Vancouver Island. eliminating steam power, which the Roundhouse had been built In 2006 Southern Railway of to accommodate. Vancouver Island takes over operation of freight service. 20 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Site Context | Existing Context 3.2.2 Site Opportunity and Role The Bayview Place site presents a strategic opportunity to impact and play a significant role at variety of scales, city-wide, neighbourhood-wide, and site-wide. The original 20-acre site has already delivered the new residential community, Bayview Place Hillside, along with associated streetscape improvements, dedication of public parks and open space and other amenities that have transformed the former industrial site. The remaining western half of this site presents an opportunity to deliver a broader range of public benefits including addressing the cityâs need for a more diverse range of housing, while creating a vibrant, mixed-use heart to Victoria West, centrally located and at the junction of mobility networks and connections to downtown and surrounding communities. City-wide Impacts Neighbourhood-wide Impacts ⢠One of only a few major undeveloped sites of significant scale and size. ⢠Centrally located within Victoria West, a vision for a publicly accessible focal point to the surrounding community. ⢠The opportunity to implement smart-growth principles, complete, walkable, central and connected. ⢠A broad mix of uses including neighbourhood retail, amenities, public, cultural and heritage, and a diverse range of housing options including market rental. ⢠An opportunity to address housing diversity and affordability. ⢠Extensive public realm, plazas, pedestrian mews, landscaped open space, linear ⢠Opportunity to remediate the site and create a more complete and park, multi-use trail, linked to the existing surrounding network of public and sustainable community. park spaces. ⢠Aspiration to create a unique neighbourhood with heritage values ⢠Establish an urban core to Victoria West. and character. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 21","Site Context | Existing Context Roundhouse Site Bayview Place Parks and Open Space Links Heritage, Commercial Residential Links Residential Mixed-use precinct with a range of housing types Residential precinct with a range of market housing Retail, Commercial Links Open Space including market rental in podium-tower forms, with types including tower forms, grade-oriented Urban Trail Link neighbourhood retail and public uses at grade. townhouses, and multi-level senior living. The urban character is vibrant and urban within a setting The urban character is primarily residential within a of restored historic rail buildings, industrial
1character, setting of richly landscaped private and public open and richly enhanced public realm achieved through the space and parks, achieved through the relatively low site urban design and building form. coverage associated with tower forms. Roundhouse Site Victoria West Park Esquimalt Road Victoria West Esquimalt Road Park Esquimalt Gateway Catherine Street Roundhouse Green Catherine Street Esquimalt Road Turntable Bayview Place Plaza Kimta Road Sitkum Park Esquimalt Road Lime Bay Songhees Garry Oak Park Hillside Gateway Park Kimta Road Sitkum Park Lime Lime Bay Songhees Bay Park Hillside Park Bayview Place - Phase 1 Roundhouse at Bayview Place - Phase 2 ⢠Roundhouse at Bayview Place forms the western half of the original 20-acre ⢠The Roundhouse at Bayview Place master plan proposes a vibrant mi
1xed-use site and is to be understood in the context of how it complements the existing core focused on the existing turntable and restored historic rail buildings as the completed eastern half, Bayview Place Hillside. primary public open space and central node. ⢠Bayview Place concentrated the residential footprint to deliver a significant ⢠New buildings on site are located toward the ends and perimeter to retain amount of park and public open space as an amenity for the whole community. legibility of historic buildings and establish a heritage character to the site and surrounding public street. ⢠Bayview Place, has similar or lower density than the surrounding mid-rise neighbourhoods, and lower site coverage resulting in a much higher percentage ⢠Infill residential buildings will create a vibrant village atmosphere, organized of open space. around formal open spaces that form a green network of public and park spaces. ⢠Bayview Place began the transformation of the former industrial lands into a safe ⢠The site is deeply connected to its context with pedestrian linkages to surrounding and desirable residential environment that has enhanced the whole community. parks, and multi-modal mobility linkages to the cityâs urban trail and bike network. 22 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","3.2.3 Existing Site Site Context | Existing Context Mary Street Bay Street Esquimalt Road Catherine Street Esquimalt Road Tyee Road 23 Kimta Road Cooperage Place DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Site Context | Policy and Regulatory Context 3.3 Policy and Regulatory Context Master planned projects such as Bayview Place provide Victoria with the opportunity to supply much needed housing. 3.3.1 Existing Land Use Designations Currently, the OCP notes there is a risk that housing will become increasing expensive in Victoria as available capacity is depleted under the current zoning. The Roundhouse site is part of the Core Songhees development permit area, a Often, land ownership patterns in Victoria are fragmented and parcel assemblage sub-designation of the Urban Core, which is poised to receive 50% of Victoriaâs makes it difficult for higher density communities to develop. Within the Cityâs growth over the next 21 years. The OCP describes this area as consisting of the current policy and existing land use patterns, there are limited areas available to âhighest density and greatest mix of uses in the cityâ including high-rise and multi- accommodate density in Victoria West. unit residential apartments, commercial, and light industrial. Building heights of up to 23 storeys are allowed as per the Victoria West Neighbourhood Plan, with tall Roundhouse at Bayview Place, in building off of the success of Bayview buildings concentrated in hillside areas. Hillside, seeks to respond to the increasing residentialization of Victoria West by augmenting the siteâs development capacity. This additional density will A number of medium and high-density master planned projects that reflect this provide new rental housing, adding housing diversity to Victoria West while definition have been approved within the Core Songhees area, notably Dockside accommodating projected population growth. Green and Bayview Hillside. The current CD-12 Roundhouse District zoning, approved by Council in 2008, preceded approval of these plans and therefore does not respond to this densification. Rental Units by Area ~13002.5% ~830 Rental Units Rental Units 5.5% 92% Underdeveloped Land Victoria West* Developed Areas RoundRhoouunsdehouse at Bayview Place Victoria West** at Bayview Place * Underdeveloped Land Areas estimated by comparing OCP designations with current land uses. Land Use by Area ** Developed Areas includes developed parcels, roads, and parks. *** Land Use Area does not include streets. 2.5% *** 9% 8.5% 8.5% 11.5% 11.5% 48.5% Single Family Homes Master Planned Commercial Industrial Open Space Multi-Storey Projects & Retail & Parks Residential RoundRhoouunsdehouse at Bayview Place at Bayview Place 24 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Big Ideas | Heritage Rehabilitation & Activation 4.0 BIG IDEAS 4.1 Heritage Rehabilitation & Activation 4.1.1 Restore and Activate How This Development Makes This Possible Conservation Rehabilitation Adaptation Activation People = Activity Conservation is an overarching Rehabilitation Work: Adaptation is reuse of Successful activation is key to ⢠Development going goal that is achieved through: rehabilitated structures and site, conservation. forward facilitates heritage ⢠Buildings were weather responsive new construction, rehabilitation ⢠Protecting existing character- protected and stabilized to and new programming. ⢠A thriving rehabilitated historic defining resources limit further decline place is a celebration of its ⢠This project has to go forward ⢠Leverage the historic site and character-defining elements in order for the rehabilitation ⢠Activating the site with ⢠Developer continues to structures to create a relevant and budding contemporary to take place relevant uses commit to rehabilitating the space suitable for tomorrowâs purpose underutilized structures and community ⢠Development of the site will ⢠Building compatible and site to create a vibrant urban ⢠Interpretation of lost be staged sensitive new construction community ⢠The rehabilitated site and resources and intangible surrounding new construction values animate the greater ⢠Rehabilitation of the buildings ⢠Interpreting lost resources and ⢠Rehabilitation is a climate and will be legible as a cohesive story of the past and and plaza needs to fit this intangible values community-positive solution whole connecting it to the updated staging site Conserving the railyard as a ⢠Cost of rehabilitation ⢠Historic structures will form legible whole is paramount. is primarily funded by the defining pieces of the development revenues development DATE: SEPTEMBER 9R, O20U2N2DHOFUILSEE:AbTaByAvYiVeIEwW-rPeLAzCoEnRiEnZgO-NfIiNnGaFlI-NsAuLbSmUBiMsIsSioSInO-NREZ00729-20220909.indd 25","Big Ideas | Heritage Rehabilitation & Activation 4.1.2 Heritage Rehabilitation & Integration â5 â4 Roundhouse at Bayview Place will blend contemporary expression with newly revitalized historic buildings, ensuring new buildings â6 â1 complement, rather than
1imitate, the forms of the Roundhouse complex. â2 â3 Heritage Components â1 The heritage structures that compose the Roundhouse complex will serve as the neighbourhoodâs centerpiece. Contemporary building â4 â5 â6 forms with a mixture of residential and commercial uses will be placed alongside these structures, the juxtaposition of differing typologies These buildings have concrete foundations, brick exterior walls, heavy-timber structural frames, and wood roofs. creating a dialogue between past and present, while ensuring the The structures and the larger site retain integrity. However, the physical fabric has experienced considerable complex is made active. deterioration due to weather and disuse. In 2008, Focus Equities made a significant investment in repairs and structural reinfor
1cement, ensuring the buildings are no longer at risk of collapse. The following structures within the Roundhouse site are identified as individual heritage assets: â1 Roundhouse â2 �Back Shop (attached to the Roundhouse) â3 �Boiler House (attached to the Roundhouse) â4 Car Shop â5 Stores Building â6 Turntable Esquimalt Road â4 â1 â5 â3 â6 â2 Kimta Rd 26 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Big Ideas | Heritage Rehabilitation & Activation 4.1.3 Legible Collection of Heritage Assets 4.1.4 Heritage Interpretation The historic railyard, as a legible collection of built features, is proposed to be Integration of historic elements including railway tracks, artifacts, and heritage conserved at the heart of the site. These assets are protected as an integral railway rolling stock will be incorporated throughout the landscape to highlight and collection, in their original setting and position, visually linked, as a historic district support the heritage resources of the development. protecting the historic value of the place. Victoria West Park Esquimalt Road Catherine Street View and interpretation of ongoing maintenance from Sitkum Road within the retail space The Turntable Plaza, including Timeline Signs, conveys stories about the role of the railway in Vancouver Islandâs early development as well as the operation of the turntable. Kimta Road Saghalie Road Views to maintenance area Songhees Hillside Park Interpretive panels Lime Bay Maintenance Park time-lapse video Large-scale murals/banners, views and interpretations of ongoing maintenance in the Back Shop animate the space, bringing to life the original function of each building and personal stories of those who worked there. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 27","Big Ideas | Site Restoration 4.2 Site Restoration Formerly an active railyard, Roundhouse at Bayview Place possesses varying degrees of contamination and is today not a viable site for residential or community amenity uses. A remediation strategy has been proposed to restore the site once again to useful community purposes, including residential, shops and services, and a range of public amenity spaces. This restoration involves the excavating and reburying the majority of contaminated material in an on-site âdig and buryâ location that will be capped. This site restoration allows for a major missing piece within the Vic West community to be made whole, bringing significant investment, activation via new households, and vibrant activity with a range of social, economic, and environmental benefits. 28 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Big Ideas | Continuing the Story 4.3 Continuing the Story Formerly vacant land, Bayview Place has succeeded in creating a vibrant and active communityâRoundhouse at Bayview Place aspires to continue building on this success. Bayview Place is a 20-acre master planned residential community overlooking Victoria Harbour. The first phase of development, the 10-acre hilltop community of Bayview Place Hillside, is comprised of three elegant residential towers that pay homage to the industrial heritage of Victoria West through their modern brick and glass facades. Formerly vacant land, this development has succeeded in creating a vibrant and active community through provision of a well-used network of amenities, including the Songhees Hilltop Dog Park, Sitkum Park and meandering walking paths. Future tennis courts will provide additional recreation opportunities, further diversifying this suite of public offerings integral to the neighbourhoodâs identity. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 29","Big Ideas | Continuing the Story 4.3.1 The 20 Acre Master Plan Victoria West Park Esquimalt Esquimalt Road Extent of Rezoning Application: Gateway Roundhouse at Bayview Place Dâ A-7 Stores Dâ A-1 Dâ A-1 Dâ A-5 Building Car Shop Catherine Street Dâ A-8 R Dâ A-1 oundhouse Dâ A-9 Complete: Tyee Road Turntable Back Shop Bayview Place Hillside Dâ A-6 Sitkum Road Dâ A-4 Dâ A-2a Dâ A-2b Dâ A-3 Garry Oak Esquimalt Road Gateway Kimta Road Sitkum Saqhalie Road âB Park Câ Songhees Hillside - Park Lime Bay Copperage Place âA Lime Bay Kimta Road Park Roundhouse at Bayview Place Eâ Tyee Road Roundhouse at Bayview Place âD Bayview Place Hillside Paul Kane Place Bayview Place Hillside Aâ Bayview One âB Promontory âC Encore âD Aquara Eâ Lot 4b (Presentation Centre/Future Development) 30 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Big Ideas | Continuing the Story Catherine St 4.3.2 Community Linkages and Connections Victoria West Park Roundhouse at Bayview Place Bayview Place Hillside E&NE&N Tower (Approved 2018) Aâ Bayview One Esquimalt Esquimalt Rd Car Shop Gateway Stores Heritage Buildings Bâ Promontory Building Back Shop âC Encore Legend Mine St Ro Garry Oak Tyee Rd Catherine St Gateway âD Aquara Adjacent Parks Turntable undhouse âE Lot 4b (Presentation Centre/ Open Space Future Development) Lime Bay Park Sitkum Rd (Improvements) Victoria West Park E&N Sitkum Sitkum Rd Esquimalt Rd (No Improvements) Park Urban Trail Kimta Rd Bâ E&N Trail Saghalie Rd âA Lime Bay Lime Bay Songhees Park Hillside Park Câ Cooperage Pl Kimta Rd Tyee Rd Eâ Dâ Paul Kane Pl DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 31","Big Ideas | Urban Amphitheatre Concept 4.4 Urban Amphitheatre Concept The urban amphitheatre concept builds on the geographic and historic urban setting of the Downtown Core Area by promoting a general urban form in the shape of an amphitheatre. Stepping up from Victoriaâs open harbour basin, building heights remain low near the water, gradually increasing further inland so that the tallest buildings are located at strategic geographic points, such as Ro
1undhouse at Bayview Place. This form creates a series of unique and varied skylines that frame the harbour. 32 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Big Ideas | Public Amenity Spaces 4.5 Public Amenity Spaces 4.4.1 Linking with Community Spaces Hierarchical Connections to Inner Harbour and History Roundhouse provides a rich assortment of connections to local destinations including Victoria West Park and Lime Bay Park. These connections are diverse in their typology and range from plazas and connected paths to Lime Bay Mews and the multi-modal E&N Urban Trail. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 33","Guiding Principles | A Place for Everyone Diverse and Inclusive 5.0 GUIDING PRINCIPLES A Place for Everyone: Roundhouse at Bayview Place is inclusive - A collaboratively designed neighbourhood for all ages and incomes with a groundbreaking investment in rental housing. 5.1 A Place for Everyone Roundhouse at Bayview Place will bring forth diverse community amenities from culture to open space, a generous public benefits package that provides something for everyone. The Guiding Principles for the Roundhouse at Bayview Place is aimed at bringing desirable, inclusive, and much needed opportunities to A place for everyone includes a wide range of housing options to create a diverse, inclusive, and West Victoria through: authentic community. ⢠Affordable Apartments ⢠Below-Market Rental Apartments Complete Community with Mix of Uses ⢠A Historic Marketplace ⢠A Cultural Centre Creating a complete community with a broad mix of uses, walkable, transit-oriented, socially ⢠A Connected and Accessible Community vibrant. ⢠Efficient Land Use Sustainable A visionary Mayor and Council - A world-class project Doing more with a limited land resource is good land-use and environmental stewardship. Right here. Right now. Expand Programming Opportunities Include planning for spaces and places which will promote a wide range of art and cultural activities. Enhance Playmaking and Vibrancy Building on the rich natural, rail and maritime history of the site to create a unique identity. This is the perfect example of a complete community where there is something in it for everyone. Mixed use, residential, commercial, heritage,historic. It really could be a gem in the west part of our city. âLisa Helps Mayor, City of Victoria 34 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Guiding Principles | A Cultural Hub 5.3 A Cultural Hub 5.2 Rooted in History A Range of Arts and Culture Activities Rooted in history means a contemporary pairing of past and present that breathes life into forgotten histories. The site will undergo an Broadening the range of uses on the site, increasing its significance as a place for people by active approach to history around interpretation and storytelling, creating a venue for performing arts, visual arts, art education, gathering and celebration, will done through re-purposing of abandoned historic structures and create a place that engages the broader community and city to become a socially vibrant place transforming into dynamic hubs of activity. with a heartbeat. Focused on the Future A place that taps into the power of culture and the arts to elevate the vision for the site, to rise to its full potential as a world class place, worthy of a prime location in an exceptional city. Never again vacant, a dynamic mix of uses to keep the site active for decades to come. Enliven Public Open Spaces Interpreting the Past The public realm will be truly public, designed and planned for a wide range of activities and events to become a social place. Storytelling brings the past to the present and looks to create new histories. Having lived my life on the world stage, I see my home town of Victoria, and the Roundhouse site in particular, as Reviving a People Place a globally significant opportunity to create a new cultural landmark for the City.â Residents and Visitors add life to the site, returning it to a hub of activity. âDavid Foster Musician, Music Producer, 16 time Grammy Award winner, writer/composer, humanitarian & philanthropist. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 35","Guiding Principles | Vacant Space to Vibrant Place 5.4 Vacant Space to Vibrant Place Through a low carbon footprint, the site will undergo a bold transformation from blighted industrial wasteland to livable community through significant investment - The realization of a $400M vision co-created with community. The development will be economically viable, dense, diverse, and deeply connected to Victoriaâs economic engine. Building on Success The continued evolution of a transformational community at the heart of Victoria West. Interpreting the Past The completion of a socially, culturally and economically vibrant community. Environmental & Geotechnical A viable strategy to successfully retain historic buildings and manage geotechnical and environmental challenges. The goal of interpretation for the Roundhouse heritage precinct is to create a strong sense of place. âInterpretive Approach AldrichPears There is nothing else of this quality in Victoria and it is a privilege to honour this site with such a special community. âKen & Patricia Mariash Owners, Focus Equities 36 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","5.5 Landmark Mixed-use Community Guiding Principles | Landmark Mixed-use Community 37 Roundhouse at Bayview will bring forward diverse community amenities rich with culture and quality open space; a generous public benefits package that provides something for everyone. The site will be known for its breathtaking arrival experience; an iconic sight for harbour visitors and a unique addition to the Victoriaâs skyline. With a performing arts center designed by w
1orld-renowned architect Frank Gehry, Roundhouse at Bayview Place will soon establish itself as Victoria Westâs cultural hub. Complementing Victoria A new, complete community to realize the potential of the inner harbour. Growing Arts and Culture World class performing arts and open spaces for a city overflowing with talent. Iconic Architecture A contemporary addition to Victoriaâs historic skyline. I have always tried to select projects that are dedicated to excellence and humanity. This project seems like it could be one of those unique opportunities, made even more special because it is in Canada, my native land. I am looking forward to helping, where I can, with the vision and fulfillment of this very special project. âFrank Gehry Architect DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Guiding Principles | Master Plan Objectives 5.6 Master Plan Objectives The vision for Bayview Place has always been constant: create a vibrant, highly livable urban neighbourhood in the heart of Victoria West. Deliver Housing Diversity and Increase Establish a Transportation and Mobility Hub Remediate Contaminated Lands Overall Affordability Creating wellbeing infrastructure that A former industrial site, development of Victoria is moving towards more housing choices encourages active transportation is a priority Roundhouse at Bayview Place is a complex for Victorians of all income levels and has shown for Roundhouse at Bayview Place. This shift process. Site-wide remediation requires bold leadership in meeting its goal of ensuring will not only reduce greenhouse gas emissions a scientifically-sound strategy to resolve residents have access to safe housing at a cost associated with high-carbon vehicles, but will geotechnical and contamination issues and they can afford. support improved public health outcomes. ensure the land can support a healthy and active community. Roundhouse at Bayview Place will support this Located at the intersection of several key vision by growing Victoriaâs supply of purpose- transportation corridors, the neighbourhood By creating a compact, mixed-use built rental housing â a move that promises will become a transportation hub for all ages, neighbourhood above a remediated to increase overall affordability by providing an abilities, and modes of transit. Bay Street and brownfield, Roundhouse at Bayview Place will alternative to ownership housing, inaccessible Esquimalt Road will be activated, delivering a provide Victoria a truly innovative example of to many. Additional rental housing will also spirited pedestrian experience that facilitates contemporary development. Undertaken at encourage greater generational diversity in movement to the downtown core. Completion significant expense to the developer, this type of Victoria West while supporting community of the Bayview Place component of the E&N Rail sustainable community building is exactly in line wellbeing targets and creating a vibrant new Corridor will also provide key local and regional with Victoriaâs bold history of climate action. neighbourhood. infrastructure, including an opportunity for new public transportation. 38 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Guiding Principles | Master Plan Objectives Action for Climate Change and Resilience Enhance Human Experience, Health, and Establish a Robust Financial Strategy to Community Wellbeing Support Municipal Objectives For Victoria, climate action is rooted in bold GHG reduction targets, an ambitious renewable energy For Victoria, community wellbeing is more than Roundhouse at Bayview Place prioritizes smart transition strategy, and a commitment to smart a goal, it is the driving force behind many of the urban development by remediating former development. Cityâs programs and policies. industrial lands and strategically densifying an area proximate to Victoriaâs downtown core. Roundhouse at Bayview Place is a valuable The new plan for Roundhouse at Bayview Place This type of development will ensure municipal development opportunity both for its proximity to similarly centers wellbeing by prioritizing diverse services are optimized by making use of whatâs downtown and its prominent gateway location. and good quality housing options; accessible all already there. By creating a resilient and livable community ages and abilities transportation infrastru
1cture; built above a remediated brownfield, the employment opportunities; and public benefits, Building additional housing, including in-demand neighbourhood will not only be deserving of such as cultural assets, parks and open spaces purpose-built rental units, will also help address its unique Victoria West location, but it will be that promote social inclusion. Together, Victoriaâs housing shortage and increase the local a highly-visible demonstration of what climate the vision promises to create not simply a tax base, all while feeding the cityâs downtown leadership looks like in built form. neighbourhood, but a community. economic engine. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 39","Organizing Framework | Framework Plan 6.0 ORGANIZING FRAMEWORK 6.1 Framework Plan Envisioned as a complete community, Roundhouse at Bayview Place will enliven Victoria West by providing a spectrum of housing choices, a distinct cultural center, and a myriad of public benefits. Realignment of the E&N Rail Corridor allows for the addition of mixed-use, purpose-built rental towers, a move that increases site-wide activity and diversity. By infusing the ground-level with active retail, revitalized historic buildings and an iconic cultural centre, the neighbourhood promises a lively pedestrian experience complemented by flexible open spaces. Multiple entry points add porosity to the site, drawing community members into the animated neighbourhood heart. Designed for multi-modal accessibility, these pathways simultaneously connect to key urban assets like Westside Village, Victoria West Park, Lime Bay Park, and the Songhees Promenade, while completion of the E&N Rail Trail fortifies a key regional connection. Roundhouse and Turntable Connections to Westside Village, Plaza: Neighbourhood heart Victoria West and Downtown Victoria Spinnakers Brewpub Existing E&N Rail Corridor with Public Plaza potential light rail connection to Downtown Victoria Arrival Point Realigned E&N Rail & Trail Active pedestrian mews link between Existing low density residential Roundhouse, Lime Bay neighbourhood and Lime Bay Park Future mid-to-high-density Connections to mixed use neighbourhood the park Circulation Landmark (or signature) Development Pedestrian Link 40 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Organizing Framework | Design Guidance 6.2 Design Guidance Developed in collaboration with the residents of Victoria West, the design draws from all that the site has to offer, its rich past, geographical context and central urban location. Develop Rail-to-Sail as a Design Driver Minimize Shadow Impact Connect the historic E&N Roundhouse and Turntable Plaza to Lime Bay and the Align towers to minimize shadows within the site and on surrounding waterfront. developments. Radiate Movement from the Roundhouse Massing Transition Create pathways radiating to and from Turntable Plaza, along rail lines and critical Transition building massing stepping down toward Turntable Plaza, with podium sightlines, emphasizing the pedestrian experience. elements 3-6 storeys, and tower elements 6+ storeys beyond. Engage, Integrate, and Activate Heritage Natural Edge and Connections Complement the Turntable Plaza and the E&N Roundhouse with residential Allow greenspace to permeate the siteâs south edge, penetrate along corridors, development, contrasting the historic centerpiece and ancillary buildings with new connect the site to parks and water, and create a soft southern edge. iconic development. Urban Edge Diversify with Mix of Uses Create an urban edge around the site that steps back to highlight historic buildings. Frame Tur
1ntable Plaza with a diversity of uses, growing the regionâs housing Use the siteâs southern edge to create a distinct gateway, defined by cultural options while emphasizing the Plaza as a central activity and gathering space. amenities, that also integrates with neighbouring development. Broaden Residential Mix Districts Develop a mix of housing types and options, including ground-oriented units, Shape the Roundhouse at Bayview Place community by creating districts with creating a concentration of density centered around the mixed-use public space of distinct character. Use building forms and the public realm to reflect the unique the E&N Roundhouse. identity of each while incorporating unifying site elements that tie them all together. Maintain Views Through Site Heritage Interpretation Maintain sightlines through the Lime Bay Mews and Roundhouse Mews, and create New buildings should respect and respond to the dominant structures, forms, new views along rail corridors and pathways. materials, and the industrial character of the existing buildings. Provide for the continued activation of heritage buildings through the integration of mixed-uses. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 41","Organizing Framework | Design Rationale 6.3 Design Rationale The master plan employs a variety of methods to create an impactful design that considers the siteâs unique features and its untapped potential. Existing Buildings and Structures Form of Development and Land Use ⢠Highlight and respect the historic buildings on site, stepping back new buildings ⢠Provide a mix of uses that respond to the needs of residents, both within the site to ensure they remain prominent. and in Victoria as a whole, and create a vibrant and diverse community. ⢠Use climate-friendly principles of adaptive reuse to activate historic structures. ⢠Use the Roundhouse as the historic centerpiece, radiating pathways and ⢠Establish Roundhouse at Bayview Place as Victoria Westâs cultural heart by creating an architecturally distinct cultural centre and revitalizing historic sightlines from Turntable Plaza. buildings. ⢠Adjust the rail alignment to maintain the usability of rail lines through the site. ⢠Conform to the Standards & Guidelines for the Conservation of Historic Places in ⢠Prioritize creation of a low-carbon, walkable community by ensuring residents can meet their daily needs on-site. Canada. ⢠Limit the impact on surrounding areas and enhance the Victoria West skyline Axial Views with towers which have sufficient spacing and optimal floor plates with slender ⢠Maintain views to Lime Bay and through the Roundhouse Mews that signal the forms. importance of Turnable Plaza. Parking & Remediation ⢠Create sightlines throughout the site that accentuate the relationship between ⢠Provide adequate parking and access points on-site for residents, hotel guests, historic buildings, provide visual interest, and create a sense of place. and visitors. ⢠Maintain views from gateway points and entryways to historic buildings. ⢠Provide Electric Vehicle charging stations, and short and long term bicycle parking stalls to encourage and support low-carbon travel. ⢠Sustainably remediate the site by excavating and reburying contaminated soil in an environmentally-responsible âdig and buryâ site. Dispose of excess hazardous materials off-site in a licensed facility. 42 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Organizing Framework | Design Rationale 6.3.1 Existing Buildings and Structures Esquimalt Road The siteâs design, development, and programming embrace and celebrate the legacy of Kimta Road rail, reinvisioning existing buildings as cultural assets for public benefit. Multiple spur lines will be retained to maintain the functionality of the central turntable, with operational Rail Section B: Active Rail Corri
1dor freight and boxcars located throughout the neighbourhood. These programmable spaces will foster a site-wide character centered around rail. Integrating residential towers with historic buildings ensures the continued activation of these buildings throughout the day. The following key improvements will also enhance user experience within and around historic structures: ⢠Lift the Back Shop to improve its visibility and access from Sitkum Road ⢠Create a laneway alongside the Stores Building and Car Shop to create a unique, active space that maintains the presence of historical buildings and improves accessibility Rail Section A: Active Rail Corridor DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 43","Organizing Framework | Rail Realignment 6.4 Rail Realignment The E&N rail line, including the corridor that passes through the site, is owned by the not-for-profit Island Corridor Foundation (ICF), a partnership between regional districts and First Nations. Future use of rail is dependent on discussions between the Province, federal government, 13 municipalities and the Songhees and Esquimalt First Nations. In order to retain future use of the corridor and improve development feasibility, the rail line will be realigned within the Roundhouse site. This adjusted alignment will create a new development parcel north of the corri
1dor and allow for additional residential and streetscape improvements while preserving the historic railyard buildings. The new rail corridor will incorporate rail with trail throughout the site and be designed to the standards provided by the Vancouver Island Rail Corridor: Rail-with-Trail Design Guidelines, created for the ICF and E&N Rail Trail specifically. Legend Existing Rail Alignment Proposed Rail Re-alignment Existing Rail Easement Potential Active Rail Spur Lines Proposed Rail Easement 44 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Organizing Framework | Site Character Districts 6.5 Site Character Districts The site consists of 5 distinct Character Areas that create a cohesive and vibrant community, while connecting residents of Roundhouse at Bayview Place to each other and Greater Victoria. 1â E&N Railway District 4â Lime Bay District The Roundhouse heritage complex serves as the neighbourhoodâs The Lime Bay District provides residential use and space for cultural and retail centerpiece, designed to embrace the siteâs history of rail while creating a activities, centering Roundhouse at Bayview Place as Victoria Westâs cultural cultural asset within Victoria West. Public spaces throughout are flexible and heart. Lime Bay Mews connects Turntable Plaza to Lime Bay Park and provides adaptable to a variety of uses to create activity and use throughout the day. a vibrant pedestrian corridor animated by retail. The neighbourhoodâs central gathering place, Turntable Plaza, retains active rail elements, while remaining flexible for community programming. The 5â Roundhouse Mews District function of the turntable itself is reinstated, allowing for use by rail cars. The Roundhouse Mews District reinforces a link between the existing Bayview â2 Roundhouse Green District Phase 1 and Songhees Hillside Park to Turntable Plaza. The mews is activated by a shared street and fronting residential development.  Residential development complements and activates the Roundhouse historic complex. Green spaces, retail, and cultural uses drive activity, with a signature building welcomes visitors and anchors the corner of the overall site. 3â Rail Parkway District This district provides key connection and animation through its active commercial, recreational and residential uses. Ground level retail, residential amenities and lobbies help activate Esquimalt Road and the internal carriage lane, adding vibrancy to the community. Arching across the site, the E&N Rail Trail links pedestrians and cyclists to destinations east and west of the site while integrating into the regional cyclist network; the rail right of way doubles as a urban greenway, providing additional vegetation to the residents for Roundhouse at Bayview Place and surrounding communities. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 45","Organizing Framework | Site Character Districts Stores Victoria West Park Building Site Character Districts Car Shop 1 Roundhouse 3 2 4 â5 Saghalie Road Legend Roundhouse at Bayview Place DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd # Character Districts 46 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION","7.0 MASTER PLAN Victoria West Park Master Plan | Site Character Districts Esquimalt Esquimalt Road Esquimalt Road Gateway âB 4 18 Stores Dâ A-1 Dâ A-1 âA Building Dâ A-7 Car Shop âD 4 18 Catherine Street R 47 Dâ A-8 4 oundhouse Dâ A-9 21 Tyee Road Dâ A-1 23 Dâ A-6 27 Turntable 6 Dâ A-5 Dâ A-4 6 Back Shop Sitkum Road 6 29 4 28 Dâ A-3 6 Dâ A-2a Garry Oak Gateway 25 Dâ A-2b 4 âC Kimta Road Sitkum 24 Eâ Park Saqhalie Road Songhees Hillside - Park Lime Bay Lime Bay Copperage Place Kimta Road Park Legend Tyee Road Roundhouse at Bayview Dâ A-8 Rental Place Site Dâ A-9 Condo Dâ A-1 Heritage Building # No. of Floors Dâ A-2a Condo Dâ A-2b Condo/Hotel Aâ Bayview One Paul Kane Place Dâ A-3 E&N Tower Dâ A-4 Condo/Hotel âB Promontory Dâ A-5 Condo/Hotel Dâ A-6 Condo Câ Encore Dâ A-7 Affordable Housing Dâ Aquara (Future) Bayview Place Hillside (Existing) Eâ Lot 4b (Presentation Centre/ Future Development) Existing Heritage Buildings to Remain DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Master Plan | Site Statistics 7.1 Site Statistics Victoria West Park Esquimalt Road Esquimalt Esquimalt Road Current Zoning (CD-12) Gateway 400,091 sf Dâ A-7 Stores Car Shop 131,681 sf Dâ A-6 Building Dâ A-1 32.9 % Catherine Street R Sitkum Road Dâ A-8 oundhouse Catherine Street Dâ A-5 Turntable Dâ A-9 Tyee Road Dâ A-4 Back Shop Dâ A-2a Sitkum Road Dâ A-3 Dâ A-2b Garry Oak Esquimalt Road Gateway Kimta Road Sitkum Saqhalie Road Kimta Road Park Songhees Hillside - Park Lime Bay Lime Bay Copperage Place Kimta Road Park Paul Kane Place Tyee Road Overall Site Statistics 9.18 ac | 400,041 sf Overall Site Coverage Proposed (2022) Site Area (not including Sitkum Park) 39.3% Site Area (not including Sitkum Park) 400,041 sf Site Coverage (%) Total Building Footprint area 157,222 sf Site Open Space 3.61 ac | 155,216 sf Site Building Coverage (%) 39.3% Total GFA 1,895,000 sf Gross FSR 4.75 NOTE: Gross FSR as indicated in the JUN 2022 chart is a representation of the concept plan as illustrated in this document. The proposed Zoning District limit is stated as 4.75 FSR. All numbers and calculations are approximate o
1nly and subject to change: See disclaimer on page iii. 48 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Master Plan | Site Statistics 7.1.1 Land Use Statistics Metric Parcel Land Use Description Land Area Land Area FAR Est. Total Condo/ Density (m2) Amenity Floors Typical Floor Plate (m2) (ha) (m2) Units Hotel/Rental Commercial (podium-total) PROPOSED DEVELOPMENT AREA: Podium Tower 1,260 700 Dâ A-2a Condo 0.26 2,550 - 224 21,121 20,188 395 539 4-28 1,640 740 0.45 4,492 - 308 22,520 21,590 808 121 4-10-24 880 810 Dâ A-2b Condo/Hotel 0.36 3,571 - 199 19,860 19,060 800 1,640 740 0.41 4,098 - 276 26,152 24,796 799 - 25 1,060 740 Dâ A-3 E&N Tower 0.32 3,201 - 218 20,346 19,602 557 6-29 1,560 700 0.36 3,608 - 204 18,590 18,357 - 743 3-27 1,090 750 Dâ A-4 Condo/Hotel 0.32 3,151 - 151 14,720 13,629 - 232 3-6-21 570 700 0.19 1,896 - 166 15,004 14,976 785 307 4-18 - - Dâ A-5 Condo/Hotel 2.66 26,567 - 1,747 158,312 152,198 - 28 1,200 720 0.21 2,122 - 156 14,418 14,000 3,587 2,527 23 Dâ A-6 Condo 186 232 - 2.87 28,689 - 1,902 Dâ A-8 Rental 4-18 Dâ A-9 Condo Sub-Total: Dâ A-7 Affordable Housing TOTAL PROPOSED AREA: TOTAL: 172,731 166,199 3,773 2,759 --- EXISTING RAIL BUILDING AREA: Dâ A-1 Stores Building 0.85 8,476 - - 272 - 272 - --- 738 - 738 - --- Dâ A-1 Car Shop -- 1,630 - 1,630 - --- 680 - 680 - --- Dâ A-1 Roundhouse - --- 3,320 - 3,320 - --- Dâ A-1 Back Shop** - --- Sub-Total: 0.85 8,476 - - TOTAL COMBINED AREA: TOTAL: 3.72 37,165 4.74 1,902 176,050 166,199 7,093 2,759 --- DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 49","Master Plan | Site Statistics Imperial Parcel Land Use Description Land Area Land Area FAR Est. Total Condo/ Density (sf) Amenity Floors Typical Floor Plate (sf) (acre) (sf) Units Hotel/Rental Commercial (podium-total) PROPOSED DEVELOPMENT AREA: Podium Tower 13,600 7,500 Dâ A-2a Condo 0.63 27,448 - 224 227,350 217,300 4,250 5,800 4-28 17,700 8,000 1.11 48,351 - 308 242,400 232,400 8,700 1,300 4-10-24 9,500 8,700 Dâ A-2b Condo/Hotel 0.88 38,438 - 199 213,773 205,162 8,611 17,600 8,000 1.01 44,111 - 276 281,500 266,900 8,600 - 25 11,400 8,000 Dâ A-3 E&N Tower 0.79 34,455 - 218 219,000 211,000 6,000 6-29 16,800 7,500 0.89 38,836 - 204 200,100 197,600 - 8,000 3-27 11,700 8,100 Dâ A-4 Condo/Hotel 0.78 33,917 - 151 158,450 146,700 - 2,500 3-6-21 6,100 7,500 0.47 20,408 - 166 161,500 161,200 8,450 3,300 4-18 - Dâ A-5 Condo/Hotel 6.56 285,965 - 1,747 1,704,073 1,638,262 - 12,900 - 0.52 22,841 - 156 155,200 150,700 38,611 300 23 7,800 Dâ A-6 Condo 2,000 27,200 - - 2,500 - Dâ A-8 Rental 40,611 4-18 29,700 Dâ A-9 Condo - Sub-Total: Dâ A-7 Affordable Housing TOTAL PROPOSED AREA: TOTAL: 7.09 308,806 - 1,902 1,859,273 1,788,962 EXISTING RAIL BUILDING AREA: Dâ A-1 Stores Building 2.09 91,235 - - 2,924 - 2,924 - --- - 7,943 - --- Dâ A-1 Car Shop - --- 7,943 - 17,548 - --- - 7,318 - --- Dâ A-1 Roundhouse - - - - 17,548 - 35,733 - --- Dâ A-1 Back Shop** - --- 7,318 Sub-Total: 2.09 91,235 - - 35,733 TOTAL COMBINED AREA: TOTAL: 9.18 400,041 4.74 1,902 1,895,006 1,788,962 76,344 29,700 --- 50 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Master Plan | Site Statistics 7.1.2 Building Heights DA-6 DA-5 DA-4 DA-3 DA-2b DA-2a DA-9 DA-7 DA-8 CONDO CONDO CONDO CONDO CONDO CONDO CONDO AFFORDABLE HOUSING RENTAL APPROVED DA 30 30 30 30 30 30 30 30 29                4,800 *updated with dp 29 29 29 28                6,000 numbers from dHk Sept 28 29 29 29 29 27                6,000 27 28 28 26                8,000 2019 26 28               4,800 28 28 28 25                8,000 25 27 27                  4,800 24                8,000 30 24                   4,800 27               6,000 27 27 27 26                  6,000 23                8,000 23                   4,800 26 25                  6,000 22                8,000 29 22                   8,000 26               6,000 26 26 26 24                  8,000 21                8,000 21                   8,000 25 23                  8,000 20                8,000 28 20                   8,000 25               7,500 25 25 25 22                  8,000 19                8,000 19                   8,000 24 18                8,000 27 18                   8,000 24               7,500 24 24 24 21                  8,000 17                8,000 17                   8,000 23 20                  8,000 16                8,000 26 16                   8,000 23               7,500
1 23 Â Â Â Â Â Â Â Â Â Â Â 6,130 23 23 19 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 15 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 15 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 22 14 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 25 Â Â Â Â Â Â Â Â Â Â Â Â 5,590 14 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 22 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 22 Â Â Â Â Â Â Â Â Â Â Â 7,030 22 22 18 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 13 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 24 Â Â Â Â Â Â Â Â Â Â Â Â 6,190 13 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 21 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 5,000 17 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 12 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 23 Â Â Â Â Â Â Â Â Â Â Â Â 8,127 12 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 21 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 21 Â Â Â Â Â Â Â Â Â Â Â 7,650 21 21 20 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 6,500 16 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 11 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 22 Â Â Â Â Â Â Â Â Â Â Â Â 8,127 11 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 20 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 20 Â Â Â Â Â Â Â Â Â Â Â 7,650 20 20 19 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 15 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 10 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 21 Â Â Â Â Â Â Â Â Â Â Â Â 8,687 10 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 11,700 18 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 14 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 20 Â Â Â Â Â Â Â Â Â Â Â Â 8,687 19 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 19 Â Â Â Â Â Â Â Â Â Â Â 7,650 19 19 17 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 13 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 9 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 19 Â Â Â Â Â Â Â Â Â Â Â Â 8,687 9 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 11,700 18 Â Â Â Â Â Â Â Â Â Â 5,000 18 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 4,800 16 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 12 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 8 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 18 Â Â Â Â Â Â Â Â Â Â Â Â 8,687 8 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 11,700 18 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 18 Â Â Â Â Â Â Â Â Â Â Â 7,650 17 Â Â Â Â Â Â Â Â Â Â 5,000 17 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 4,800 15 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 11 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 7 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 17 Â Â Â Â Â Â Â Â Â Â Â Â 8,687 7 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 11,700 17 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 17 Â Â Â Â Â Â Â Â Â Â Â 7,650 16 Â Â Â Â Â Â Â Â Â Â 7,800 16 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,100 14 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 10 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 6 Â Â Â Â Â Â Â Â Â Â Â Â Â 17,300 16 Â Â Â Â Â Â Â Â Â Â Â Â 8,687 6 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 11,700 15 Â Â Â Â Â Â Â Â Â Â 7,800 15 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,100 13 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 9 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 5 Â Â Â Â Â Â Â Â Â Â Â Â Â 17,300 15 Â Â Â Â Â Â Â Â Â Â Â Â 8,687 5 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 11,700 16 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 16 Â Â Â Â Â Â Â Â Â Â Â 7,650 14 Â Â Â Â Â Â Â Â Â Â 7,800 14 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,100 12 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 8 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 3 4 Â Â Â Â Â Â Â Â Â Â Â Â Â 17,300 14 Â Â Â Â Â Â Â Â Â Â Â Â 8,687 4 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 17,700 15 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 15 Â Â Â Â Â Â Â Â Â Â Â 7,650 13 Â Â Â Â Â Â Â Â Â Â 7,800 13 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,100 11 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 6 7 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 3 Â Â Â Â Â Â Â Â Â Â Â Â Â 17,600 13 Â Â Â Â Â Â Â Â Â Â Â Â 8,687 3 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 17,700 14 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 14 Â Â Â Â Â Â Â Â Â Â Â 7,650 12 Â Â Â Â Â Â Â Â Â Â 7,800 12 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,100 10 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 6 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 2 Â Â Â Â Â Â Â Â Â Â Â Â Â 17,600 12 Â Â Â Â Â Â Â Â Â Â Â Â 8,687 2 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 17,700 13 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 13 Â Â Â Â Â Â Â Â Â Â Â 7,650 11 Â Â Â Â Â Â Â Â Â Â 7,800 11 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,100 9 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 5 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 11 Â Â Â Â Â Â Â Â Â Â Â Â 8,687 12 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 12 Â Â Â Â Â Â Â Â Â Â Â 7,650 10 Â Â Â Â Â Â Â Â Â Â 7,800 10 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,100 8 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 3 4 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,000 Â Â Â Â Â 1 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 9,000 10 Â Â Â Â Â Â Â Â Â Â Â Â 8,332 10 11 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 11 Â Â Â Â Â Â Â Â Â Â Â 7,650 7 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 3 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 11,400 P1 9 Â Â Â Â Â Â Â Â Â Â Â Â 9,300 9 Â Â Â Â Â Â Â Â Â Â 7,800 9 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,100 6 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 13,500 2 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 11,400 P2 8 Â Â Â Â Â Â Â Â Â Â Â Â 9,300 10 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 10 Â Â Â Â Â Â Â Â Â Â Â 7,650 8 Â Â Â Â Â Â Â Â Â Â 7,800 8 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,100 5 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 13,500 P3 6 7 Â Â Â Â Â Â Â Â Â Â Â Â 9,300 9 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 9 Â Â Â Â Â Â Â Â Â Â Â 7,650 7 Â Â Â Â Â Â Â Â Â Â 7,800 7 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,100 4 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 13,500 P4 6 Â Â Â Â Â Â Â Â Â Â Â Â 9,300 8 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 8 Â Â Â Â Â Â Â Â Â Â Â 7,650 6 Â Â Â Â Â Â Â Â Â Â 7,800 6 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,100 3 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 17,000 Â Â Â Â Â Â Â Â Â Â Â Â Â 17,600 5 Â Â Â Â Â Â Â Â Â Â Â Â 9,300 7 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 7 Â Â Â Â Â Â Â Â Â Â Â 7,650 5 Â Â Â Â Â Â Â Â Â Â 7,800 4 5 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 8,100 2 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 16,800 4 Â Â Â Â Â Â Â Â Â Â Â Â 9,300 4 Â Â Â Â Â Â Â Â 12,900 4 Â Â Â Â Â Â Â Â Â Â Â Â 13,300 3 Â Â Â Â Â Â Â Â Â Â Â Â 5,910 6 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 7,500 6 Â Â Â Â Â Â Â Â Â Â Â 7,650 3 Â Â Â Â Â Â Â Â 12,900 3 Â Â Â Â Â Â Â Â Â Â Â Â 13,300 2 Â Â Â Â Â Â Â Â Â Â Â Â 4,984 Â Â Â Â Â Â Â 5,705 2 Â Â Â Â Â Â Â Â 12,900 2 Â Â Â Â Â Â Â Â Â Â Â Â 13,300 4 5 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 5,500 3,300 4 5 Â Â Â Â Â Â Â Â Â Â Â 7,650 4 4 Â Â Â Â Â Â Â Â Â Â Â Â 13,600 4 Â Â Â Â Â Â Â Â Â Â Â 7,650 3 Â Â Â Â Â Â Â Â Â Â Â Â 13,600 3 Â Â Â Â Â Â Â Â Â Â Â 2,300 Â Â Â Â Â Â Â Â Â Â 4Â 00 2 Â Â Â Â Â Â Â Â Â Â Â Â 13,600 2 Â Â Â Â Â Â Â Â Â Â Â 2,300 Â Â Â Â Â Â Â Â Â Â 4Â 00 Â Â Â Â 1 Â Â Â Â Â Â Â Â 14,300 Â Â Â Â 2,500 Â Â Â Â Â 1 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 9,400 Â Â Â Â Â Â Â Â Â Â Â 2,000 Â Â Â Â Â 8Â ,600 Â Â Â Â 1Â Â Â Â Â Â Â Â Â Â Â Â Â 6,545 Â Â Â Â Â Â Â 2,906 Â Â Â Â Â 1 Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 3,500 Â Â Â Â Â Â Â Â 8,700 Â Â Â 1,300 Â Â Â 4,200 Â Â Â Â Â Â 1 Â Â Â Â Â Â Â Â Â Â Â Â Â Â 4,200 Â Â Â Â Â Â Â Â 4,250 Â Â Â Â 2,500 Â Â Â Â Â 1 Â Â Â Â Â Â Â Â Â Â Â 2,300 Â Â Â Â Â Â Â Â Â Â 4Â 00 Â Â Â Â 1Â Â Â Â Â Â Â Â Â Â Â 8,400 Â Â Â Â Â Â Â Â 2,000 Â Â Â Â Â Â Â Â Â Â Â Â 2,500 Â Â Â Â 1Â Â Â Â Â Â Â Â Â Â Â Â Â Â Â 3,300 Â Â Â Â Â Â Â Â Â Â 8,400 P1 P1 33.09% 39.70% P1 27.40% P1 37.03% P1 49.55% P1 37.48% P1 56.48% P1 36.34% FOOTPRINT(ft2)/COVERAGEÂ P2
1 43.26% P2 P2 P2 P2 P2 P2 P2 P3 P3 P3 P3 P3 P3 P3 P3 P4 P4 P4 P4 P4 P4 P4 P4               11,400           10,689                 17,700             13,600            7,650         12,900             13,300               16,800 DA-6 DA-5 DA-4 DA-3 DA-2b DA-2a DA-9 SUB-TOTAL DA-7 GVHS DA-8 RENTAL SUB-TOTAL sqft sqm sqft sqm sqft sqm sqft sqm sqft sqm sqft sqm sqft sqm sqft sqm sqft sqm sqft sqm sqft sqm RESIDENTIAL      (GROSS) 197,600 18,357 200,200 18,599 256,100 23,792 205,162 19,060 232,400 21,590 217,300 20,187 157,760 14,656 1,466,522 136,240 150,700 14,000 146,700 13,628 297,400 27,628 Unit Yield (based on 90sm avg) 197,600 0 10,800 1,003 10,800 1,003 0 232,400 0 217,300 0 157,760 0 21,600 2,007 150,700 0 146,700 0 0 0 205,162 18,357 211,000 19,602 266,900 24,795 Base on DP 19,060 21,590 20,187 14,656 1,488,122 138,247 14,000 13,628 297,400 27,628 204 218 276 199 308 224 163 1,592 156 151 307 Avg = 95.8 RETAIL                  (GROSS) 0 0 0 0 8,600 799 8,611 800 8,700 808 4,250 395 0 30,161 2,802 2,000 186 8,450 785 10,450 971 SUBâTOTAL: 197,600 18,357 211,000 19,602 213,773 241,100 22,398 221,550 20,582 14,656 1,518,283 141,048 152,700 14,186 155,150 14,413 275,500 25,594 19,860 157,760 307,850 28,599 BUILD
1ING AMENITY                 2,500 232 8,000 743 6,000 557 0 1,300 121 5,800 539 1,200 111 24,800 2,304 2,500 232 3,300 307 5,800 539 TOTAL FAR    (BUILDABLE) 200,100 18,589 219,000 20,345 213,773 19,860 242,400 22,519 227,350 21,121 158,960 14,767 1,543,083 143,352 155,200 14,418 158,450 14,720 281,500 26,151 313,650 29,138 NOTE: All numbers and calculations are approximate only and subject to change. See disclaimer on page iii. This data does not include Commercial space within Heritage Buildings. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 51","Master Plan | Site Statistics 120m 100m 21 ï¬oors 28 ï¬oors 29 ï¬oors 27 ï¬oors 80m 23 ï¬oors 24 ï¬oors 25 ï¬oors DA-4 DA-5 21 ï¬oors 18 ï¬oors 17 ï¬oors 18 ï¬oors 60m 10 ï¬oors Songhees Sitkum RoadDA-9 BAYVIEW 1 Catherine Street PROMONTORY ENCORE Hilltop DA-2a DA-2b DA-3 DA-8 DA-7 DA-6 40m Dog Park Turntable 20m Plaza 0m Bayview 1 Promotory Encore DA-9 DA-2a DA-2b DA-3 DA-4 DA-8 DA-5 DA-7 DA-6 57.8m 93m 77.1m 89.5m 103m 88.0m 88m 106m 70.5m 97.5m 71.5m 78.0m Top of Building 39.3m 73m 57.1m 72.5m 90m 75.0m 78.5m 57.0m 85.0m 57.0m 66.0m 18.5m 20m 20m 9.5m 93m 13.5m 12.5m 14.5m (Geodetic Height) 17m 13m 13m 13m 12m Building Height Level 1 Elevation Bayview Place - existing buildings Roundhouse Site - proposed buildings NOTE: All numbers and calculations are approximate only and subject to change. See disclaimer on page <?>. This data does not include Commercial space within Heritage Buildings. 52 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","7.1.3 Public Amenities & Benefits Master Plan | Site Statistics Public Amenities & Benefits by Development Area Area 1 2022 Master Plan ⢠DA7 Tower - Affordable Victoria West Park Housing ⢠DA8 Tower - Rental Housing Esquimalt Road ⢠Esquimalt Gateway ⢠Esquimalt Plaza (portion) Stores Car Shop Area 2 Dâ A-7 Building ⢠Heritage Buildings AREA 2 Catherine Street AREA 1 R rehabilitation ⢠Tur
1ntable Plaza Rail CoRrariildTorra/iUl rban Dâ A-8 oundhouse AREA 3 ⢠Esquimalt Plaza (portion) Area 3 Dâ A-6 Greenway Turntable Dâ A-9 ⢠DA9 Tower ⢠Roundhouse Green Dâ A-5 Back Shop Area 4 ⢠DA2a Tower AREA 6 ⢠DA2b Tower ⢠Garry Oak Gateway Dâ A-4 ⢠Roundhouse Mews ⢠Urban Greenway (portion) AREA 4 Dâ A-2a Area 5 ⢠DA3 Tower Dâ A-3 Dâ A-2b ⢠Lime Bay Mews (majority) ⢠Sitkum Park Kimta Road AREA 5 Saghalie Road ⢠Rail Trail (portion) Crossing ⢠Interim Crossing of Kimta Road Kimta Road Sitkum Park Songhees Area 6 Lime Bay Park Hillside ⢠DA4/ DA5/ DA6 towers Park ⢠Lime Bay Mews (portion) ⢠Urban Greenway (majority) Legend Rail Corridor/ Urban Greenway ⢠Rail Trail (majority) Development Area Boundary Rail Trail ⢠Crossing of Kimta Road Parcel Boundary ⢠Lime Bay Park improvements DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 53","Master Plan | Site Statistics 7.1.4 Proposed Site Regulations Site Maximum Height Setbacks Tower Floor Plates Tower Floor Plates (Geodetic)/Floors -- Stores Building 19.0m / 1 Existing Building Setback Roundhouse & Car Shop 19.0m / 1 Existing Building Setback - - Dâ A-2a 103.0m / 28 2m from Sitkum Road ~7,500 SF ~13,600 SF Dâ A-2b (~700 m2) (~1,265 m2) Dâ A-3 88.0m / 24 2m from Esquimalt Road Dâ A-4 88.0m / 25 ~8,000 SF ~17,700 SF Dâ A-5 106.0m / 29 2m from Kimto Road (~750 m2) (~1,645 m2) Dâ A-6 97.5m / 27 2m from Sitkum Park Dâ A-7 78.0m / 21 11m from Rail Easement ~9,300 SF ~10,700 SF Dâ A-8 71.5m / 18 (~865 m2) (~995 m2) Dâ A-9 70.5m / 18 2m from Kimta Road 9m from Rail Easement ~8,000 SF ~17,600 SF (~750 m2) (~1,635 m2) 2m from Kimta Road 2m from Catherine Street ~8,000 SF ~11,400 SF 9m from Rail Easement (~750 m2) (~1,060 m2) 2m from Catherine Street ~7,500 SF ~17,000 SF 9m from Rail Easement (~700 m2) (~1,580 m2) 2m from Catherine Street ~7,800 SF ~13,000 SF 2m from Esquimalt Road (~725 m2) (~1,210 m2) 1m from Rail Easement ~8,100 SF ~13,300 SF 2m from Esquimalt Road (~755 m2) (~1,235 m2) 1m from Rail Easement ~7,500 SF ~7,500 SF 89.5m / 23 2m from Esquimalt Road/Sitkum Road (~700 m2) (~700 m2) 54 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Master Plan | Built Form/Massing 7.2 Built Form/Massing Victoria West Park 7.2.1 Tower Spacing & Building Heights 6 / 21 floors 4 / 18 floors 4 / 18 floors Esquimalt Road Dâ A-1 Stores Dâ A-1 Dâ A-7 Building Car Shop 20 m Dâ A-8 Catherine Street 26 m 25 m Sitkum Road 35 m 2 / 23 floors Roundhouse 20 m Turntable Dâ A-9 22 m Dâ A-6 Dâ A-5 Dâ A-1 20 m Back Shop Dâ A-4 Dâ A-3 37 m Dâ A-2a Sitkum Gateway Sitkum 21 m Park 4 / 28 floors Dâ A-2b Saghalie Road 3 / 27 floors Kimta Road Lime Bay 6 / 29 floors 3 / 25 floors Park (Approved DP) 10 / 24 floors Songhees Hillside Park Legend NOTE: Minimum 20.0m between towers. Dimensions shown Tower Spacing are approximate only based on concept shown Building Heights (Podium / Tower) All numbers and calculations are approximate only and subject to change. See disclaimer on page iii. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 55","Master Plan | Built Form/Massing 5 7.2.2 View Analysis 23 4 1 The following views have been created to visualize the development within the future and existing skyline from various vantage points. â1 View from Fishermanâs Wharf Park 56 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Master Plan | Built Form/Massing â2 View from C
1oast Interwest â3 View from Laurel Point â4 View from Ship Point â5 View from Harbour Road DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 57","Master Plan | Built Form/Massing DA-3: Approved with Development Permit Sitkum Park View looking south Songhees Hillside Park Skate Park Bowling Green DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd ⢠Shadows shown at 2:00 PM, March 21 ⢠Shadowing onto the Skate Park significantly reduced 58 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION","Master Plan | Built Form/Massing View looking northeast Victoria West Park Skate Park Bowling Green Songhees Hillside Park Sitkum Park 59 DA-3: Approved with Development Permit DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Master Plan | Built Form/Massing 7.2.3 Shadows Design Exploration: Shadow Studies The shadow diagrams provide a shadow analysis of proposed building sites contained in the rezoning proposal. Spring Equinox - March 21st 10:00 am 12:00 pm 8:00 am 2:00 pm 4:00 pm 6:00 pm 60 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Master Plan | Built Form/Massing In response to comments from both community and City Administration to the most recent Dec 2021 concept related to overshadowing of Vic West Park and ensuring sunlight into Turntable Plaza, the current concept plan has strategically reduced building heights to mitigate shadow impacts. Summer Solstice - June 21st 10:00 am 12:00 pm 8:00 am 2:00 pm 4:00 pm 6:00 pm DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 61","Master Plan | Built Form/Massing 7.2.4 Solar Analysis The sunlight analysis diagrams show the time for which direct sunlight is available throughout the day. This proposal prioritizes retention of maximum daylight on Turntable Plaza, while mitigating shading impacts on Victoria West Park and Esquimalt Rd through building orientation. Spring Equinox - March 21st Summer Solstice - June 21st March 21st - September 21st: Total Sunlight 62 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Master Plan | Housing 7.3 Housing 2022 Rental Housing 146,700 SF A range of housing choices are provided for within the development. While for-sale market apartments will 8% Below-Market Rental comprise the majority of units, this provides a suitable 8% Housing foundation for accommodating other choices and flexibility 150,700 SF The Roundhouse at Bayview developer is supporting the inclusion of both market rental housing and below-market Market Hospital
1ity rental housing as affordable housing, with the affordable Residential housing to be developed by GVHS. 12% 68% 7.3.1 Housing Mix 232,400 SF 1,288,862 SF ⢠Inclusion of Affordable Housing (Below-Market Rental 4% Housing to meet GVHS needs). ⢠Inclusion of Market Rental to provide housing choice. ⢠Retail and commercial space aligned to anticipated market demand and suitable mix given the position of these amenities within the wider neighbourhood. Retail/Commercial 76,344 SF NOTE: All numbers and calculations are approximate only and subject to change. See disclaimer on page iii. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 63","Master Plan | Housing 7.3.2 Affordable Housing 7.3.3 Purpose Built Rental Housing Our agreement with GVHS: Bayview will provide a shovel-ready parcel of land, Bayview has identified a site for purpose-built rental housing, noted as DA-8 serviced and ready for GVHS to proceed with the development of an affordable on the plan. housing project. At approximately 1/2 acre, this site is labeled DA-7 on the plan. This building will provide a permanent supply of for-rent housing choices for residents within Victoria West. Victoria West Park Victoria West Park Esquimalt Road Esquimalt Road Dâ A-7 Dâ A-8 Catherine Street Sitkum Road Catherine Street Sitkum Road Kimta Road Saghalie Road Kimta Road Saghalie Road Songhees Songhees Lime Hillside Lime Hillside Bay Park Park Bay Park Park â The Greater Victoria Housing Society has a goal of providing work force and below market affordable housing on the site. GVHS hopes to achieve the affordable rental housing with rents that comply with CMHC or other program affordable housing requirements or acceptable government financing program. Units will be targeted to households with incomes that are within the low to moderate income limits as defined by BC Housing.â âGVHS 64 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Master Plan | Primary Public Spaces 7.4 Primary Public Spaces Esquimalt Esquimalt Victoria West Park Roundhouse Urban Greenway & Rail Trail Gateway Plaza Esquimalt Road Green ⢠Central green across the site maintaining rail corridor for Lime BayCatherine Street Urban Greenway & Rail Trail Turntable future mobility uses Plaza ⢠Primary cycling and pedestrian route linking to the wider Lime Bay Mews Garry Oak community Kimta Road Gateway ⢠Native plantings suited to the coastal ecology Sitkum Saghalie Road Park Songhees Turntable Plaza Hillside Park ⢠Heart of the community ⢠Primarily a pedestrian space with limited traffic Lime Bay Park Cooperage Place ⢠Activated by uses spilling out from the Roundhouse and Four significant Public Spaces establish the primary structure of open spaces within the neighbourhood. Car Shop heritage buildings These public spaces are interconnected within the site and directly link to adjacent public spaces in the Sitkum Park community. ⢠Existing public park to be redeveloped as a new park In addition to these larger spaces, several other smaller public open space areas are provided within the plan - space these are labeled on the plan above. ⢠Integrated
1with the Urban Greenway Rail Trail ⢠Provides residents with a flexible and programmable public space ⢠A visible green entry into the neighbourhood Lime Bay Mews ⢠Primarily a pedestrian link from Roundhouse Plaza to Lime Bay Park ⢠Gently sloping space lined with trees, landscaped terraces and seating ⢠Space activated by cafe seating, shops, and residential lobby uses spilling out from the buildings on either side DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 65","Master Plan | Primary Public Spaces 7.4.1 Public Realm Catherine St Open spaces make up a large component of the developmentâs Victoria West Park public benefits strategy. A variety of sizes and typologies, these spaces are designed to be flexible, adaptable, and easily programmed Esquimalt Esquimalt Rd Car Shop to ensure optimal use by residents and visitors at different times of Gateway Stores the day. Building Plazas are placed along the edges of the site in locations that Mine St Ro Tyee Rd connect the E&N Rail Trail to Bayview Place destinations and the Catherine St surrounding area. Hardscaped spaces at the north edge of the site Turntable undhouse transition to more permeable and natural spaces on the south edge, providing visual and experiential connections to Lime Bay Park and Back Shop Sitkum Rd the waterfront. Pathways and public spaces connect to Turntable Garry Oak Plaza, radiating outwards and centering the plaza as a focal-point Kimta Rd Sitkum Sitkum Rd Gateway Esquimalt Rd and gathering space within Bayview Place. Lime Bay Mews, which Park connects Turntable Plaza to the siteâs south edge, is activated by Songhees adjacent retail and clear views of the waterfront. Lime Bay Lime Bay Hillside Saghalie Rd Park Park Bioswales, permeable paving and other stormwater management Cooperage Pl systems will be integrated into open spaces to mitigate increased impermeable surfaces and peak system loads. A significant urban Kimta Rd Tyee Rd tree canopy will green the site, mitigating urban heat island impacts, intercepting rainfall, providing natural habitat, and providing shaded Legend Urban Greenway Paul Kane Pl areas of rest for residents and visitors. E&N Trail Adjacent Parks Affordable Housing �Lime Bay Park � (Improvements) V�ictoria West Park � (No Improvements) Consistent signage unifies Bollards, inlaid the neighbourhood and aids rail, and seating in wayfinding. animate space
1s by layering rail-themed elements and reinforcing the siteâs sense of place. 66 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Master Plan | Primary Public Spaces 7.4.2 Public Realm Programming - Primary Spaces Turntable Plaza Lime Bay Mews View to Sitkum Park, east gateway to the E&N Urban Greenway View up Lime Bay Mews from Kimta ⢠Tables and seating, limited trees, lighting, wayfinding ⢠The mews is a pedestrian street, with (fixed or interactive), bike racks, public art. flexibility to adapt to festivals, markets. ⢠Power, water, Wi-Fi, shade structure mounting ⢠Clear site lines between Kimta and elements for transformation from an open plaza Turntable Plaza, with edges activated by into markets, performance spaces, teaching spaces, retail, cafes, pop-up boxcar retail, etc. or public art displays â as well as others. ⢠Historic elements help define the ⢠Amphitheatre seating and stage as part of passage, creating clear and unique refurbished turntable. points of interest and identification points. ⢠Mounting for canopy/heat structures to extend the outdoor performance season. Urban Greenway/E&N Rail Trail Esquimalt Activation ⢠Fixed seating spaced along the central spine as rest points. ⢠Three distinct spaces along the Esquimalt frontage: Gateway at west end, Plaza at mid entry, and Green ⢠Variety of seating types at crossing at east end. points â reducing conflict between user groups and flexibility in use. ⢠West gateway a casual gathering and seating plaza space activated by ground level retail. ⢠Where rail tracks are to remain as historic features, detail paving to avoid ⢠Central plaza is two spaces: accessibility issues by ensuring level - Trees, planting and furnishings define a primary crossings and minimizing gaps. entry point. ⢠Sitkum Park is the east gateway to the - Linear plaza space providing an activated frontage trail. to Esquimalt Road suited to casual seating. - Primarily a passive open space - Square at west end as a gateway space suited to fringed by trees and plantings. spill-out space from the Car Shop and forecourt for gathering. - Bike repair station and small gathering plaza at intersection. ⢠East green is terraced planting from Eqsuimalt down to rear of Roundhouse and patio zone at building edge activated by tables and seating, suited to cafe use. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 67","Master Plan | Primary Public Spaces 2 Esquimalt Activation 3 Lime Bay Mews 4 E&N Urban Greenway 1 Turntable Plaza 1 Turntable Plaza Esquimalt Road Turntable Plaza is the heart of the Car Shop community and accessible to pedestrians via Roundhouse Gateway, which connects Roundhouse the community to Victoria West Park. Green Framed by active commercial and cultural space
1s, public space design is intended to Roundhouse highlight the Roundhouse, the siteâs historic centerpiece. Colonnades and canopies provide additional pedestrian comfort, broadening horizontal views and providing weather protection. â1 Turntable Esquimalt Road Lime Bay Mews Kimta Rd â1 68 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","1 Turntable Plaza 2 Esquimalt Activation 3 Lime Bay Mews Master Plan | Primary Public Spaces â1 Turntable Plaza Looking West 4 E&N Urban Greenway DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 69","Master Plan | Primary Public Spaces 1 Turntable Plaza 2 Esquimalt Activation 3 Lime Bay Mews 4 E&N Urban Greenway â2 Turntable Plaza looking West down the E&N Urban Greenway 70 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 70","1 Turntable Plaza 2 Esquimalt Activation 3 Lime Bay Mews Master Plan | Primary Public Spaces 2 Esquimalt Activation 4 E&N Urban Greenway Urban in nature, the Esquimalt Edge is enlivened by cultural, â1 Esquimalt Road commercial, and lobby spaces. Made level with the adjacent sidewalk, these spaces are universally accessible, which helps ensure Kimta Rd continuous use. â1 Esquimalt Esquimalt Road Gateway Car Shop Stores Building Turntable Plaza Catherine Street Urban Greenway & Rail Trail 71 DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Master Plan | Primary Public Spaces 2 Esquimalt Activation 3 Lime Bay Mews 4 E&N Urban Greenway 1 Turntable Plaza â1 Esquimalt Road Looking East 72 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","1 Turntable Plaza 2 Esquimalt Activation 3 Lime Bay Mews Master Plan | Primary Public Spaces Esquimalt Road and Carriage Lane 4 E&N Urban Greenway Section âA Building 1 on Esquimalt Road Looking East âA âB Esquimalt Rd Esquimalt Road Kimta Rd Section B Stores Building Plaza Looking East DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 73","Master Plan | Primary Public Spaces 2 Esquimalt Activation 3 Lime Bay Mews 4 E&N Urban Greenway 1 Turntable Plaza 3 Lime Bay Mews Urban Greenway & Rail Trail Turntable Lime Bay Mews Plaza Lime Bay Mews, bordered by active commercial spaces and E&N Tower entry â1 points, connects the site to the waterfront by providing a direct link from Turntable Kimta Road Plaza to Lime Bay Park. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd Esquimalt Road â1 Kimta Rd 74 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION","1 Turntable Plaza 2 Esquimalt Activation 3 Lime Bay Mews Master Plan | Primary Public Spaces â1 Lime Bay Mews Looking South 4 E&N Urban Greenway Re-purposed Box Car Concepts Esquimalt Road 75 â1 Kimta Rd A heritage passage, life in the public realm and the historic character of the mews is emphasized by heritage elements such as re-purposed boxcars. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Master Plan | Primary Public Spaces 2 Esquimalt Activation 3 Lime Bay Mews 4 E&N Urban Greenway 1 Turntable Plaza Esquimalt Rd â2 Lime Bay Mews Connection with Lime Bay â2 Kimta Rd Lime Bay Mews, the siteâs strong urban axis, connects the neighbourhood to Lime Bay Park and the inner harbour, a place of respite amid the commotion of the city. â2 76 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","1 Turntable Plaza 2 Esquimalt Activation 3 Lime Bay Mews Master Plan | Primary Public Spaces 4 E&N Urban Greenway 4 E&N Urban Greenway Esquimalt Road Naturalized by n
1ative plantings, the E&N Urban Greenway transforms from a traditionally linear, multi-modal corridor to an urban greenway that showcases the areaâs coastal ecology. Catherine Street E&N Urban Greenway Trail Turntable Plaza 1 Esquimalt Road Lime Bay Mews Kimta Road â1 Lime Lime Bay Kimta Rd Bay Park DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 77","Master Plan | Primary Public Spaces 2 Esquimalt Activation 3 Lime Bay Mews 4 E&N Urban Greenway 1 Turntable Plaza 1 Looking West Along the E&N Urban Green Trail 78 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","1 Turntable Plaza 2 Esquimalt Activation 3 Lime Bay Mews Master Plan | Primary Public Spaces E&N Urban Greenway Concept 4 E&N Urban Greenway The urban greenway arcs across the site, following the path of the E&N Rail corridor, creating a unique ground-level experience. Legend 79 Rail Corridor Bike Trails Pedestrian Path DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Master Plan | Primary Public Spaces 2 Esquimalt Activation 3 Lime Bay Mews 4 E&N Urban Greenway 1 Turntable Plaza E&N Urban Greenway, Linear Park Proposed Section Planting zones are used to create pockets of green space between the pedestrian and multi-use pathways, producing a âwalk in the forestâ experience. 80 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","1 Turntable Plaza 2 Esquimalt Activation 3 Lime Bay Mews Master Plan | Primary Public Spaces Trail Crossings 4 E&N Urban Greenway Legend 81 Trail Crossings At final buildout, the safe passage of pedestrians across the rail corridor will be facilitated by a single well-defined Lime Bay Mews crossing. To ensure safety in the interim, a series of additional crossings will be established. NOTE: Depictions of multiple rail crossings reflect an interim condition to be revised upon confirmation of the final rail standard. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Master Plan | Primary Public Spaces 2 Esquimalt Activation 3 Lime Bay Mews 4 E&N Urban Greenway 1 Turntable Plaza Sitkum Park Sitkum Park Explorations The trail is anchored by Sitkum Park, designed to provide residents and visitors flexible and programmable Redundant paths (5) park space. The intersection of the rail at Saghalie Road also creates an opportunity for additional open space in the form of a plaza. Redundant paths bifurcated spaces Songhees Hilltop Park is small - Park program question Esquimalt Road E&N Urban Greenway Trail Sitkum Park Kimta Road Kimta Rd DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 82 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION","1 Turntable Plaza 2 Esquimalt Activation 3 Lime Bay Mews Master Plan | Primary Public Spaces 4 E&N Urban Greenway Saghalie Bike Hub The Saghalie Bike Hub provides cyclists an opportunity to rest and recharge. Outfitted with bike maintenance infrastru
1cture, it is a convenient pit stop or place to linger for those traveling along the E&N Rail Trail or adjacent cycle paths. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 83","Master Plan | Mobility 7.5 Mobility 7.5.1 Active Modes & Transit Mobility Victoria West Park Esquimalt Road Stores Car Shop Dâ A-7 Building Dâ A-1 R Dâ A-8 Catherine Street oundhouse Saghalie RoadDâ A-6 Dâ A-9 Dâ A-5 Back Shop Dâ A-4 Dâ A-2a Dâ A-3 Dâ A-2b Legend Kimta Road Dâ A-1 Heritage Building Dâ A-6 Condo Primary Pedestrian Routes Songhees Dâ A-2a Condo Dâ A-7 Affordable Housing Bicycle Route Hillside Park Dâ A-2b Condo/Hotel Dâ A-8 Rental Potential Streetcar Route Dâ A-3 E&N Tower Dâ A-9 Condo Pedestrian Plaza Zone Dâ A-4 Condo/Hotel Dâ A-5 Condo/Hotel Bus Stop 84 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Master Plan | Mobility 7.5.2 Movement Network Rail Section A: Inactive Rail Corridor Multiple roadways will provide parking, retail, drop-off, delivery, and fire access. These will be limited to two lanes and 6.0 m pavement width throughout the site, with street parking provided at select locations. To limit vehicle speeds and improve safety, a shared roadway will be located around Turntable Plaza. Roadway connections to Esquimalt Road, a major arterial, will be limited to reduce intersection density and maintain traffic flow through the area. The E&N Rail Trail will encourage low-carbon travel by connecting Victoria West cyclists and pedestrians to the cityâs downtown core and wider region. Envisioned as the siteâs green spine, the trail will roughly follow recommendations for widths established by the Island Corridor Foundation. Internal pedestrian connections will provide ease of travel within the site. This network will offer a range of paths by which community members can access Bayview Place destinations, while minimizing conflict points with cars, bicycles and rail. Rail Section B: Inactive Rail Corri
1dor DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 85","Master Plan | Mobility 7.5.3 Connections to Regional Pedestrian and Bike Network By completing the Roundhouse segment of the E&N Urban Trail, Roundhouse connects pedestrians and cyclists to destinations across the region. Westside Commercial Village Zone Victoria West Park Esquimalt Rd Retail Stores Carshop Building Ro Catherine St Turntable undhouse Sitkum Rd Backshop Esquimalt Rd Sitkum Rd Kimta Rd Sitkum Saghalie Rd Dockside Tyee RdParkSongheesGreen Lime Lime Hilltop Johnson Street Bridge Bay Bay Dog Park Park Kimta Rd Inner Harbour Legend Future Retail Pedestrian Pathways E&N Rail Trail Cycle Pathways Songhees Trail Heritage Buildings Depictions of the Kimta Road cycle path reflect an interim condition and may not be included in final buildout of the site. 86 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Master Plan | Mobility 7.5.4 East West Pedestrian and Bike Circulation The E&N Urban Trail provides a shared cyclist and pedestrian connection east to Catherine St. and west to Kimta Rd. Prior to completion of this route, cyclists will have access to an interim AAA bicycle route along Kimta Road that will link Roundhouse at Bayview Place to downtown Victoria. Legend 87 Pedestrian Bike Parks Site Boundary DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Master Plan | Mobility 7.5.5 Overall Network Plan & Improvements Refer to Appendix F for Transportation and Mobility Details and to Appendix G for Site Servicing details. FINAL INTERSECTION DESIGN AND SRW REQUIRED PROPOSED SIGNALIZED PROPOSED BUS STOP TO BE N UPGRADES, MULTI-USE PATHWAYS AND FOR SIDEWALK, INTERSECTION DESIGNED TO CITY OF ANY RAIL INFRASTRUCTURE UPGRADES EXTENTS TBD. ESQUIMALT ROAD VICTORIA AND BC TRANSIT ARE TO BE AS PER ISLAND CORRIDOR STANDARDS. SRW REQUIRED, FOUNDATION AND CITY OF V
1ICTORIA EXTENTS TBD. CROSSING TO BE UPGRADED DIRECTION, AT THE DEVELOPER'S EXPENSE. FROM OVERHEAD TO RRFB. POLE TO BE ADDED ON MEDIAN 48 47 52 51 50 49 24 23 22 21 20 PROPOSED MEDIAN 26 25 27 DA-7 DA-1 DA-1 19 DRIVEWAY ENTRANCE TO DA-9 STORES CAR SHOP 18 28 PARKADE BUILD
1ING BUILDING 17 PROPOSED SIGNALIZED OUTLINE (TYP) INTERSECTION 53 DA-6 PROPOSED DA-8 16 SIRTKOUAMD INTERIM BIKE PATH 29 PROPERTY 15 CROSSING. LINE (TYP) 14 SRW REQUIRED FOR BOULEVARD, EXTENTS TBD. DA-1 DA-9 ROUNDHOUSE MEWS ROUNDHOUSE 13 CATHERINE ST BUILD
1ING DA-5 MULTI USE BACKSHOP 44 PATHWAY 45 PROPOSED SITKUM ROAD WIDENING TO THREE LANES 46 LOADING BAY FOR DA-9 12 43 DA-4 RELOCATED RAIL 11 42SITKUM ROAD ALIGNMENT (TYP) 10 41 SRW REQUIRED FOR LIME BAY MEWS DA-2A 193 40 BOULEVARD, EXTENTS DA-2B TBD. (TYP ALONG KIMTA) SITKUM 30 PARK 31 276 8 275 32 274 7 33 6 34 DA-3 5 35 36 37 4 38 INTERIM AAA BIKE PATH ROUTE BY 392 CROSSWALK CITY OF V
1ICTORIA. ULTIMATE 391 IMPROVEMENTS MAY 390 BE REQUIRED AT ROUTE TO FOLLOW E&N RAIL LINE 389 INTERSECTION THROUGH SITE BY DEVELOPER. 300 2 ACCESS TO DA-4, DA-5 AND DA-6 299 1 SAGHALIE ROAD ENTRANCE/EXIT FOR 298 ROUNDHOUSE MEWS KIMTA ROAD 39 PROPOSED RAISED PEDESTRIAN CROSSING. DETAILS TBD ACCESSES FOR DA-3 CLOSE EXISTING ACCESS TO PARK INTERIM AAA BIKE PATH ROUTE BY CITY OF V
1ICTORIA. ULTIMATE ROUTE TO FOLLOW E&N RAIL LINE THROUGH SITE BY DEVELOPER. PLAN SCALE: 1:500 DATE:Friday, September 09, 2022 88 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION CONCEPTUAL DESIGN DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Master Plan | Mobility 7.5.6 Esquimalt Rd & Catherine St. Intersection FINAL INTERSECTION DESIGN AND SRW REQUIRED Improvements UPGRADES, MULTI-USE PATHWAYS AND FOR SIDEWALK ANY RAIL INFRASTRUCTURE UPGRADES EXTENTS TBD. Refer to Appendix F for Transportation and Mobility Details ARE TO BE AS PER ISLAND CORRIDOR and to Appendix G for Site Servicing details. FOUNDATION AND CITY OF V
1ICTORIA DIRECTION, AT THE DEVELOPER'S EXPENSE. The intersection of Esquimalt and Catherine is one key 53 27 intersection that will have a range of improvements as a result of the Roundhouse at Bayview project. DA-7 These improvements have been developed based on PARKADE technical transportation upgrades and site servicing works OUTLINE (TYP) needed as a result of the new development. The improvements along Catherine St are based on an integration of the City of Victoriaâs planned upgrades to include a AAA cycling facility. The plans as shown are based on the IFC drawings issued for this project. CATHERINE ST 28 M P DA-6 DA-5 29 SRW REQUIRED FOR BOULEVARD, EXTENTS TBD. INTERIM BIKE PATH 89 CROSSING. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd SRW REQUIRED FOR","Master Plan | Parking & Vehicle Access 7.6 Parking & Vehicle Access Victoria West Park 7.6.1 Vehicular Parking Access & Loading Urban : No Esquimalt Road parking below In addition to on-site access points to below grade parking, Railway ROW Dâ A-7 Stores Car Shop there are five vehicle access points from adjacent streets. Dâ A-5 Building Dâ A-6 Dâ A-1 R Access From Esquimalt Road Dâ A-8 Legend Catherine Street oundhouse Two new access points to the Roundhouse site are proposed Dâ A-1 Heritage Building Sitkum Road from Esquimalt Road. The first access point is at the Dâ A-2a Condo Dâ A-4 Dâ A-9 intersection of Esquimalt Road and the new Roundhouse Dâ A-2b Condo/Hotel Dâ A-3 Mews, providing parking and service vehicles access for Dâ A-3 E&N Tower Back Shop buildings DA-7, DA-8, the heritage buildings, and the Dâ A-4 Condo/Hotel Turntable Plaza. It connects with the Saghalie Road via Dâ A-2a Roundhouse Mews. The second point accesses building DA-9 and below grade parking. Dâ A-2b Access From Kimta Road Kimta Road Three new access points to the Roundhouse site are Songhees proposed from Kimta Road. The first access point enters into Hillside Park an auto court shared by buildings DA-6, DA-4, and DA-5, and provides access to below grade parking and loading bays. Dâ A-5 Condo/Hotel Service Vehicle Access Dâ A-6 Condo Vehicular Route The second entry creates a vehicle access for building DA-3 Dâ A-7 Affordable Housing Access to Parking loading and below grade parking. Dâ A-8 Rental Service & Loading Dâ A-9 Condo A third service and emergency vehicle access along Lime Bay Mews provides access into the Roundhouse site, connecting with Roundhouse Mews. Access From Saghalie Road O
1ne new access point to the Roundhouse site is proposed from Saghalie Road, entering into the Roundhouse Site and connecting north to Esquimalt Road via Roundhouse Mews. This entry serves as the main parking and servicing access for buildings DA-2b and DA-2a. 90 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Master Plan | Parking & Vehicle Access 7.6.2 Vehicular Parking Units & Parking Units Bachelor Unit Type 2+ Bedroom Min. (<45m2) (>70m2) Parking Parking will be provided on site to meet the requirements set out in Schedule C of the Parking 1 Bedroom Bylaw, and Part 12.12 of the CD-12 Roundhouse Zoning. (45m2-70m2) Parkades will extend under private roads, plazas, and Rail Trail, but will not impact heritage buildings or the Urban Rail Easement. Minimum parking ratios for each portion of the site are Dâ A-6 Condo 204 39 82 83 156 identified in the TDM study (WATT Consulting Group). Bike parking facilities and EV charging Dâ A-7 Affordableâ 156 39 109 8 60 stations will be provided within parkades to encourage low-carbon transportation. Short term Dâ A-8 Rental 151 15 bike lock-up areas will also be provided throughout the site. Dâ A-9 Condo 166 63 62 74 99 Dâ A-2a Condo 224 77 36 67 124 DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd Heritage Buildings 51 96 172 54 Dâ A-2b 308 44 114 150 253 Dâ A-3 199 22 80 97 240§ Dâ A-4 276 94 72 110 223 Dâ A-5 218 20 108 90 169 TOTAL: 1,902 413 714 775 1,550 NOTE: Refer to Traffic Impact Assessment and Traffic Demand Management Reports for detailed parking requirement, provisions, reductions, and variances. Minimum Parking Numbers are based on TDM strategy. Additional reductions in parking numbers may be achieved by applying the Supplemental TDM Strategy outlined in the report by WATT Consulting Group. â Affordable Housing site and development parcel. The proposed affordable housing development is subject to future design and development permit approvals by a non-profit affordable housing developer and operator to a maximum of the values and criteria identified in this proposed zoning. § TDM not applied to DA-3; number based on approved DP. All numbers and calculations are approximate only and subject to change. See disclaimer on page iii. 91","Master Plan | Parcel Plan & Easement Realignments 7.7 Parcel Plan & Easement Realignments Victoria West Park Esquimalt Road Catherine Street 7m Trail Easement Sitkum Road Lime Bay Mews Easement Roundhouse 6m Mews 7m 10 m Easement Railway Utility E
1asement Easement Area Notes Kimta Road Easement Rail Easement ⢠10 m wide ROW alignment adjusted Saghalie Road Rail Trail Lime Bay Mews ⢠Realignment supported and agreed to by ICF Roundhouse Mews Easement ⢠7 m wide blanket easement Songhees ⢠Shown on plan for clarity Hillside Park ⢠6 m wide blanket easement ⢠Shown on plan for clarity ⢠Exact location and configuration to be confirmed at DP stage ⢠7 m wide easement registered on title Legend NOTE: All numbers and calculations are approximate only ⢠Realigned to reflect current concept plan Easement and subject to change: See disclaimer on page iii. ⢠Shown on plan for clarity Parcel Boundary Easement Width ⢠Exact location and configuration to be confirmed at DP stage 92 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Master Plan | Setbacks 7.8 Setbacks Victoria West Park Esquimalt Road 2 m S1emtbaScektbfraocmk FTrroamil ERaasielwmaeynEtasement Catherine Street Sitkum Road The existing blanket SRW easement over the Kimta Road Saghalie Road 7 m Roundhouse Mews Roundhouse lands for public amenity will be ROW registered on incrementally amended with site-specific SRWS 2 m Street Facing Setback registered on Title for each development area From Property Line title, to be realigned at as the respective amenity area is confirmed at Subdivision the Development Permit stage. Songhees Legend Hillside Park 1 m Setback 2 m Setback (above grade) NOTE: Lime Bay Mews and Roundhouse Mews will result in building setbacks to be determined at Development Permit Stage All numbers and calculations are approximate only and subject to change. See disclaimer on page iii. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 93","Community Amenities | Amenity Areas 8.0 COMMUNITY AMENITIES 8.1 Amenity Areas Victoria West Park On-site Improvements Rail Trail (Trail Easement) Esquimalt Gateway Esquimalt Road RGourenednhouse Urban Greenway (Railway) 17,018 sf UEr&bNanRGairleTeraniwl ay Esquimalt Back Shop Gateway Turntable Plaza 29,267 sf Lime Bay Mews 54,336 sf Plaza Roundhouse Mews 13,519 sf 11,959 sf Turntable Plaza - Catherine Street - 1,475 sf Sitkum Road 14,865 sf Lime Bay Mews Roundhouse Mews Esquimalt Gateway 6,878 sf Kimta Road Garry Oak Gateway NEW Esquimalt Plaza NEW Roundhouse Green 6,103 sf Kimta Sitkum Saghalie Road NEW Garry Oak Gateway 4,144 sf Crossing Park NEW Back Shop Gateway - (3.66 ac) 159,564 sf Lime Bay Subtotal Park Songhees Off-site Improvements/Misc. Legend Hillside Rail Trail (Trail Easement) Park Sitkum Park Urban Greenway (Railway) Turntable Plaza Roundhouse Mews Garry Oak Gateway Lime Bay Park Improvements & 10,915 Lime Bay Mews Esquimalt Plaza Back Shop Gateway Site Interpretation Program Included Esquimalt Gateway Sitkum Park $815,826 Roundhouse Green Lime Bay Park & Kimta Crossing Cash In Lieu (Accrued Value to 2022) 94 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Community Amenities | Amenities Sequencing 8.2 Amenities Sequencing 8.2.1 Sequencing Program Site Description Site Amenities A H1 A Affordable ⢠Affordable Housing (approx. G H2 Housing 150 units) C (GVHS) Amenity Sequencing B ⢠Esquimalt Gateway Plaza Sequence D E ⢠Interim Access to Esquimalt Rd 1 Shovel Ready Now 2 Early Heritage Rehabilitation F B Rental ⢠Initiate Stores Building 3 Prior to Heritage Rehabilitation Housing Rehabilitation 4 Begin Primary Heritage Rehabilitation Areas 5 Post Heritage Rehabilitation AF ⢠Completion of Access to B H1 Esquimalt Rd CD E H2 C Apartment ⢠Roundhouse Green G Tower ⢠Back Shop Gateway D Apartment ⢠Portion of Roundhouse Mews Tower ⢠Garry Oak Gateway E Apartment ⢠Majority of Roundhouse Mews Tower ⢠Portion of Urban Greenway Apartment ⢠Majority of Lime Bay Mews Tower F ⢠Lime Bay Park Improvements ⢠Portion of Rail Trail ⢠Portion of Lime Bay Mews G Apartment ⢠Lime Bay Park Improvements Tower ⢠Portions of Rail Trail & Urban Greenway (each site) H1 Heritage ⢠Initiate Stores Building Buildings Rehabilitation H2 Heritage ⢠Rehabilitation of Car Shop, Buildings Roundhouse, Back Shop, and Boiler House ⢠Completion of Turntable Plaza and Esquimalt Plaza DeDvAeTlEo: pSEmPTeEnMtB&ERA9m, 2e0n22ity FSIeLEq:ubeaynvcieinwg-rDezeopneinndge-fnincaiel-ssubmission-REZ00729-20220909.indd 95","Community Amenities | Amenities Sequencing 8.2.2 Amenities by Development Area Victoria West Park DA-1 Esquimalt Road List of Amenities PARCEL DA-7 ⢠Heritage Buildings 2122m2 ⢠Tur
1ntable Plaza ⢠Balance of Esquimalt Plaza Catherine Street PARCEL DA-8 PARCEL DA-1 Sitkum Road3151m28476m2 List of Benefits ⢠Rehabilitation of heritage buildings PARCEL DA-6 PARCEL DA-9 ⢠Adaptive reuse of heritage buildings 3608m2 1896m2 ⢠Activation of spaces with the heritage PARCEL DA-5 PARCEL DA-2a buildings and Turntable Plaza public 3201m2 2550m2 space ⢠Activation of Esquimalt Road streetfront PARCEL DA-4 PARCEL DA-2b Saghalie Road as pedestrian friendly zone 4098m2 4492m2 PARCEL DA-3 Songhees 3571m2 Hillside Park Kimta Road SITKUM PARK PLAN 46682 1014m2 Lime Bay Park 96 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION NOTE: All numbers and calculations are approximate only and subject to change. See disclaimer on page iii. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Community Amenities | Amenities Sequencing Victoria West Park DA-2a Esquimalt Road List of Amenities PARCEL DA-7 ⢠Garry Oak Gateway (public access and steps, 2122m2 stepping green space between Sitkum Road Catherine Street PARCEL DA-8 PARCEL DA-1 and the Roundhouse) Sitkum Road3151m28476m2 ⢠Portion of Roundhouse Mews PARCEL DA-6 PARCEL DA-9 List of Benefits 3608m2 1896m2 ⢠Preserves heritage landscape and rock outcrop ⢠Provides pedestrian link from Sitkum down to PARCEL DA-5 PARCEL DA-2a 3201m2 2550m2 Turntable Plaza ⢠Delivery of Roundhouse Mews in coordination PARCEL DA-4 PARCEL DA-2b Saghalie Road 4098m2 4492m2 with development of DA-2b PARCEL DA-3 Songhees 3571m2 Hillside DA-2b Park Kimta Road SITKUM PARK List of Amenities PLAN 46682 ⢠Portion of Urban 1014m2 ⢠Portion of Roundhouse Mews Lime Bay List of Benefits Park ⢠Delivery of the entire eastern portion of the Urban ⢠Delivery of Roundhouse Mews in coordination with development of DA-2a NOTE: All numbers and calculations are approximate only and subject to change. See disclaimer on page iii. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 97","Community Amenities | Amenities Sequencing Victoria West Park DA-3 Esquimalt Road List of Amenities PARCEL DA-7 2122m2 ⢠Portion of Rail Trail ⢠Majority of Lime Bay Mews (open for Catherine Street PARCEL DA-8 PARCEL DA-1 Sitkum Road3151m28476m2 public use) ⢠Sitkum Park PARCEL DA-6 PARCEL DA-9 3608m2 1896m2 List of Benefits PARCEL DA-5 PARCEL DA-2a ⢠Potential immediate development of this 3201m2 2550m2 parcel (based on already approved DP) PARCEL DA-4 PARCEL DA-2b Saghalie Road ⢠Delivers redevelopment and 4098m2 4492m2 programming to Sit
1kum Park for wider PARCEL DA-3 Songhees community benefit as an immediate 3571m2 Hillside shovel-ready project Park ⢠Interim pedestrian crossing of Kimta Road Kimta Road SITKUM PARK PLAN 46682 1014m2 Lime Bay Park 98 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION NOTE: All numbers and calculations are approximate only and subject to change. See disclaimer on page iii. DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Community Amenities | Amenities Sequencing Victoria West Park DA-4 Esquimalt Road List of Amenities ⢠Potion of Urban PARCEL DA-7 ⢠Portion of Rail Trail 2122m2 ⢠Portion of Lime Bay Mews ⢠Pedestrian Crossing of Kimta Road Catherine Street PARCEL DA-8 PARCEL DA-1 ⢠Lime Bay Park Improvements Sitkum Road3151m28476m2 List of Benefits PARCEL DA-6 PARCEL DA-9 ⢠Connection to Lime Bay Park from Lime Bay 3608m2 1896m2 Mews is upgraded as a prominent connector PARCEL DA-5 PARCEL DA-2a for pedestrians 3201m2 2550m2 ⢠Lime Bay Park improvements will link the Roundhouse district directly to the harbour PARCEL DA-4 PARCEL DA-2b Saghalie Road edge, making this a destination node along 4098m2 4492m2 the Vic West foreshore pathway PARCEL DA-3 Songhees 3571m2 Hillside DA-5 Park List of Amenities KIMTA CROSSING Kimta Road SITKUM PARK ⢠Portion of Urban IMPROVEMENT PLAN 46682 ⢠Portion of Rail Trail 1014m2 LIME BAY PARK DA-6 IMPROVEMENT AREA List of Amenities ⢠Portion of Urban Lime Bay ⢠Portion of Rail Trail Park List of Benefits NOTE: All numbers and calculations are approximate only and subject to change. See disclaimer on page iii. ⢠Completion of Catherine Street frontage and interface to the Rail Trail and Urban DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 99","Community Amenities | Amenities Sequencing Victoria West Park DA-7 Esquimalt Road List of Amenities ⢠Esquimalt Gateway (Plaza & Green Space) PARCEL DA-7 2122m2 List of Benefits ⢠Approx. 150 Affordable Housing Units Catherine Street PARCEL DA-8 PARCEL DA-1 ⢠Delivery of Affordable Housing can Sitkum Road3151m28476m2 occur immediately at this location in the PARCEL DA-6 PARCEL DA-9 phasing of development 3608m2 1896m2 DA-8 PARCEL DA-5 PARCEL DA-2a List of Amenities 3201m2 2550m2 ⢠Partial Esquimalt Plaza (between DA-8 & PARCEL DA-4 PARCEL DA-2b Saghalie Road Stores Building) 4098m2 4492m2 PARCEL DA-3 Songhees List of Benefits 3571m2 Hillside ⢠Approx. 150 Rental Units Park Kimta Road SITKUM PARK DA-9 PLAN 46682 List of Amenities 1014m2 ⢠Roundhouse Green (public access and Lime Bay stepping green space between Esquimalt Park Road and the Roundhouse) List of Benefits ⢠Improved Public Access point from Vic West Park into the Roundhouse Precinct ⢠Delivers a fully landscaped foreground and setting for the heritage Roundhouse building NOTE: All numbers and calculations are approximate only and subject to change:
1See disclaimer on page iii. 100 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Site Remediation | Amenities Sequencing 9.0 SITE REMEDIATION Remediation Strategy Site looking east, 1983 Formerly an active railyard, Roundhouse at Bayview Place possesses varying degrees of contamination. In response to this, a remediation strategy has been developed that prioritizes minimizing the environmental impact of contaminated material disposal with fiscal responsibility. This approach proposes excavating and reburying the majority of contaminated material in an on-site âdig and buryâ location that will be capped with rock. Situated near the historic Roundhouse and car shop buildings, the dig and bury site will sit below a future vehicular corridor and pedestrian plaza and will accommodate contaminated material. Hazardous waste and other excavated material that exceeds the specifications of the remediation strategy will be deposited off-site at a licensed disposal facility. This balanced approach to contamination management will ensure that the site is able to achieve a required Certificate of Compliance and will establish Roundhouse at Bayview Places as one of Victoriaâs most climate-forward neighbourhoods. The proposed methodology for the excavation and disposal involves removal of the non-historic buildings (2), removal of the rail infrastructure including the turntable, stripping the site of asphalt and vegetation and proceeding with the applicable works. Prior to proceeding with the works, a more thorough and detailed analysis and design with input from the geotechnical engineer, environmental consultant and the contractor will be required. False Creek Roundhouse Precinct, Vancouver (© Google Earth 2022) 101 DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Development Sequencing | Amenities Sequencing 10.0 DEVELOPMENT SEQUENCING Development Sequencing # Dependency 1 Excavate hole for deposit of contaminated soils and stockpile elsewhere on site 87 2 Excavate contaminated soils and deposit in hole 3 under Turntable Plaza 1 Construct underground parking to cap 4 6 3 contaminated soil and bring plaza area up to 5 grade 6 4 Use clean fill under future development sites elsewhere on site 2 Roundhouse, Backshop and Car Shop can be 5 rehabilitated after turntable plaza parkade is complete 6 Buildings adjacent can be constructed after structural rehabilitation of heritage buildings Rehabilitation of Turntable and plaza areas can 7 be constructed after adjacent buildings are developed 8 Access easement to GVHS site required prior to subdivision of adjacent development areas 102 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Technical Drawings | Amenities Sequencing 11.0 TECHNICAL DRAWINGS DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 103","Technical Drawings | Amenities Sequencing 104 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Technical Drawings | Amenities Sequencing DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 105","Technical Drawings | Amenities Sequencing 106 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Technical Drawings | Amenities Sequencing DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 107","Technical Drawings | Amenities Sequencing 108 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Technical Drawings | Amenities Sequencing DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 109","Technical Drawings | Amenities Sequencing 110 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Technical Drawings | Amenities Sequencing Page left intentionally blank DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 111","Special Conditions | DA-9 Interface Examples of Integrated Buildings 12.0 SPECIAL CONDITIONS 12.1 DA-9 Interface The design parameters for DA-9 have been revised based on discu
1ssions with Heritage Planning and our team of Architects related to achieving a suitable interface for new development to the heritage buildings, and the reinstatement of the Boiler House as part of the collection of heritage buildings to be retained. Key objectives of this revision are primarily to address the following: ⢠Define preferred interface outcomes between a new building and heritage buildings, ⢠Improve the visual exposure and experience of the heritage building facades from public vantage points along Esquimalt Rd and Sitkum Rd, ⢠Reinstate the Boiler House, and ⢠Accommodate provision for public amenity space at this gateway to Bayview. These objectives are captured in a set of guiding principles and guidelines that are included in the Design Guidelines. There are effectively two potential development outcomes for this site that offer options for how best to integrate a new building in this setting: 1. A standalone building separated from the heritage buildings, sited tight to the intersection of Esquimalt Rd and Sitkum Rd, that achieves a public amenity space between the heritage and new building, or 2. A new building integrated structurally and architecturally with the heritage building(s), that achieves a public amenity space at the intersection of Esquimalt Rd and Sitkum Rd. There are several notable examples of development successfully integrating with heritage buildings utilizing both approaches. A range of solutions are possible, with a concept plan to be confirmed as part of a Development Permit process. To provide an indication of the types of outcomes that may be possible, the following images show these two general outcomes from several benchmark projects. Given the triangular shape of site DA-9, tower spacing to DA-2a, and anticipated need for parking for the development, the interface objectives will need to be balanced with achieving a suitable building envelope, massing, materiality, and public realm outcomes. To this end, DA-9 may be consolidated with DA-1, an alternative parcel created, or easements needed, to achieve a preferred outcome. All of these options will be available to the developer at time of Development Permit. At the Development Permit stage, the Architects will be able to establish an architecture, materiality, parking and servicing, and outdoor public realm that best accommodates these objectives. The DP application will be subject to a Public Hearing. This is a gateway to the Roundhouse precinct, and to this end this new building should serve as an iconic landmark building, particularly for the approach from the east to the site. 112 ROUNDHOUSE AT BAYVIEW PLACE REZONING FINAL SUBMISSION DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd","Special Conditions | DA-9 Interface DA-9 - Conceptual Perspective Views Examples of Separated Buildings DATE: SEPTEMBER 9, 2022 FILE: bayview-rezoning-final-submission-REZ00729-20220909.indd 113",""]; var positionForPages = [];
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