360 Latoria proposed density and commercial component
Digging into Density
The application before Council proposes a density of approximately 225 dwellings per hectare (uph) at 360 Latoria Boulevard.
This is lower than the allowable density of 250 uph as envisioned in the Royal Bay Area Plan (p. 267):
Located at the confluence of Metchosin Road, Latoria Boulevard and Ryder Hesjedal Way, "the Commons Mixed-Use Village is intended to serve as the heart of the community, bringing visitors and residents together in a vibrant social setting.
An increase in residential density...allows for neighbourhoods to support services, community facilities and densities that are critical in realizing more complete communities. Permitted density within the Commons is up to 250 uph."
Considering Commercial
How much commercial space should this 1.8 acre site provide?
The Royal Bay Area Plan (p. 268) envisions a minimum of 7400m2 of commercial floor space in the Commons and the Landing (at Royal Beach) combined.
The current application for 360 Latoria Boulevard proposes 500m2 of commercial space.This represents 6.76% of the overall 7400m2 of commercial.
The combined area of the Commons and the Landing is approximately 37 acres. The 1.8 acre site at 360 Latoria represents just 4.8% of that total area.
Providing 6.76% of commercial floor space on 4.8% of the area suggests the proposal meets or exceeds what is envisioned for commercial space in the Royal Bay Area Plan.
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