Architectural Drawings

The architectural drawings include three separate buildings located around a central open space.  Buildings step from three to six-storeys to provide visual interest, articulation and to relate to adjacent neighbours.

The plan was shaped to address key factors of tree retention, contextual massing, and the creation of a pedestrian-oriented ground plane.

Click For Architectural Drawings
Click For Full Landscape Plan
Woonerf  – an open community greenspace
Eagles Nest View Royal Development Proposal

Landscape Plan

The landscape plan is shaped by a purposeful tree-retention strategy that preserves existing stands of mature trees to serve as a landscape feature and a screen between the new buildings and the site’s neighbours to the west and northwest. The buildings frame the public street edges with formal landscaping and rain gardens along the streetscape to create a welcoming public realm. Ground-oriented units along the street have their own entries directly from the sidewalk, with private outdoor space and landscaping in the semi-private transition area.

The key feature of the plan is the central open space with a community green and a courtyard designed as a “woonerf” – a Dutch term for “living street”. The welcoming and flexible shared outdoor space for resident use also provides safe, convenient vehicle access to all lobbies for loading, drop-offs, pickups, and emergency access.

Stormwater management strategies include the planting of rain gardens in strategic locations, including a new feature landscape at the prominent corner of Helmcken Road and Burnside Road West. A generous public plaza, with landscaping and seating, will create a landmark gateway into View Royal.

Tree Retention

The site is characterized by a stand of mature trees to the north and west, which are healthy, high-value trees. The plan sets the buildings and underground parkade back away from these trees to enable their preservation.  Along the west side yard where we pay particular attention to the existing trees and the interface with our neighbours, the average yard depth is 16.4m, over four times the minimum for typical multiple-residential buildings (RM3 Zone).  Shifting the building back from the southwest corner not only allows for the preservation of the trees, but also retains the distinctive rock outcropping that frames the sidewalk along Helmcken.

Eagles Nest View Royal Development Proposal
Eagles Nest View Royal Development Proposal
Eagles Nest View Royal Development Proposal

Building Massing

Three separate buildings are proposed, stepping from three to six storeys in height. Through a series of discussions and workshops, we revised the building heights in response to adjacencies, with taller buildings in the north, and shorter buildings facing residential and public spaces.

Turning portions of buildings inwards enlarge the side yards and break down building scale. Shorter building wings face west, with a gap aligned to maintain morning sunlight through to neighbours.

Pedestrian Orientation

With building footprints realigned to retain natural features, circulation routes were revisited, both vehicular and pedestrian.  The buildings facing Helmcken and Burnside are designed with ground-oriented units that face the street and have individual walk-up entries from the sidewalk.  This contributes to a pedestrian scale and supports walkability.

Eagles Nest View Royal Development Proposal

Application Materials

Our current rezoning application was submitted to the Town of View Royal in January 2020.

Click on the appropriate buttons to view the Rezoning Summary, Rezoning Plans, and the Traffic Impact Analysis.

Our rezoning application was presented to the Committee of the Whole on March 10, 2020.  Click the button to view our presentation slides and read the View Royal staff report.

Rezoning Summary
Rezoning Plans
Transportation & Traffic Impact
Parking Study
Committee Of The Whole Presentation
March Staff Report

Evolution of Rezoning Application

Original Application

Original Application

Current Application

Current Application

Time Line

We respect the time it takes to achieve a good planning result through collaboration and has been hard at work for two years.

We are continuing to work with the Town of View Royal staff to schedule the next steps in the rezoning process.

Click For Full Time Line

Next Steps

At what stage is the application now?

The rezoning application was considered by View Royal Committee of the Whole on March 10, 2020.

What’s the next step in the process?

The next step in the rezoning process following Committee of the Whole consideration, is for View Royal staff to prepare the bylaw and bring it forward to Council for first and second reading, and scheduling of the Pubic Hearing.  

How are meetings going to take place given COVID-19 and the physical distancing measures?

View Royal Council considered a report from staff on April 21, 2020, and passed a motion that “staff report back to Council regarding an alternate public engagement process (non-statutory) for this application that could be undertaken prior to consideration of waiving a public hearing, and that any alternate public engagement process (non-statutory) be contingent upon forthcoming, anticipated Provincial guidance to local governments regarding public hearing processes.”

How will the public be informed about the next steps?

Check the Town of View Royal’s website for more information about the public process.  We will update this website as new information becomes available.  A postcard was mailed out to all addresses within 400 m of the site in May 2020 to introduce neighbours to this website as a source of information.  

If the rezoning is approved, what happens next?

After rezoning, the next step in the process is to advance a more detailed design of the project and to submit an application for a Development Permit.  A DP application could be submitted in the Fall of 2020.  Following the Town of View Royal review and issuance of the Development Permit application, the project would then move into detailed design and Building Permitting.  

When could construction start?

Construction could start in the spring of 2021.

When could the project be completed, and housing units ready for people to move in?

The project would require approximately 18-24 months to complete, which means the new housing could be ready in the spring of 2023.