HUMBOLDT VALLEY PRECINCT PLAN
Adopted by Victoria City Council February 24, 2005
HUMBOLDT VALLEY PLAN
HUMBOLDT VALLEY PRECINCT PLAN DRAFT – TABLE OF CONTENTS
INTRODUCTION ................................................................................................................................1
STAKEHOLDER PARTICIPATION............................................................................................................1
PLANNING PRINCIPLES ...................................................................................................................3
VISION ..............................................................................................................................................3
LAND USE AND DENSITY .................................................................................................................5
OBJECTIVES .....................................................................................................................................5
POLICIES .........................................................................................................................................5
IMPLEMENTATION..............................................................................................................................5
HOUSING ..........................................................................................................................................6
OBJECTIVES .....................................................................................................................................6
POLICIES .........................................................................................................................................6
IMPLEMENTATION..............................................................................................................................6
HERITAGE ........................................................................................................................................7
OBJECTIVES .....................................................................................................................................7
POLICIES .........................................................................................................................................7
IMPLEMENTATION..............................................................................................................................7
TRANSPORTATION ..........................................................................................................................8
OBJECTIVES .....................................................................................................................................8
POLICIES .........................................................................................................................................8
IMPLEMENTATION..............................................................................................................................8
PARKS AND PRIVATE OPEN SPACE................................................................................................9
OBJECTIVES .....................................................................................................................................9
POLICIES .........................................................................................................................................9
IMPLEMENTATION..............................................................................................................................9
URBAN DESIGN.............................................................................................................................. 10
OBJECTIVES ................................................................................................................................... 10
POLICIES ....................................................................................................................................... 10
IMPLEMENTATION............................................................................................................................ 10
HUMBOLDT VALLEY DESIGN GUIDELINES ................................................................................... 11
EMERGENCY PREPAREDNESS ...................................................................................................... 13
EMERGENCY O PERATIONS C ENTRE ................................................................................................... 13
EMERGENCY SOCIAL SERVICES ........................................................................................................ 13
N EIGHBOURHOOD EMERGENCY PROGRAM.......................................................................................... 13
VICTORIA SEARCH AND R ESCUE........................................................................................................ 13
AUXILIARY COMMUNICATIONS S ERVICE .............................................................................................. 13
IMPLEMENTATION............................................................................................................................ 14
APPENDIX 2.................................................................................................................................... 15
THE H ISTORY OF HUMBOLDT VALLEY ................................................................................................. 15
FAIRFIELD D EMOGRAPHICS .............................................................................................................. 17
PARKLAND STANDARDS ................................................................................................................... 17
GLOSSARY .................................................................................................................................... 18
APPENDIX 5.................................................................................................................................... 19
HUMBOLDT VALLEY PLAN
INTRODUCTION
The Humboldt Valley is a unique 10 block
area in the north-west quadrant of Fairfield.
The precinct is bounded by Downtown,
James Bay and Beacon Hill Park. Planning
policy for portions of the area comes from
the Central Area Plan (1972) with the
balance originating in the Suburban
Neighbourhoods Plan (1984). Certain
properties in the area have development or
redevelopment potential. This plan assesses
the existing land use situation and plans
ahead for future change. The Humboldt
Valley Plan is expected to answer questions
about the location of future land use changes
and under what conditions these changes
might occur.
A neighbourhood or precinct plan works in
tandem with a variety of other planning
documents. If you think of a funnel full of
water, the closer you get to the bottom, the
more directed the water going though it gets!
The same principle applies to the different
levels of planning policy. Within the City, the
hierarchy and function of planning policy is
as follows:
• The Regional Growth Strategy (RGS) is
a broad statement of objectives and
goals for managing growth and
development at a regional scale level.
The RGS does not provide information
about what kind of development you
could expect around the corner on a
vacant lot.
• Under the Regional Growth Strategy is
the City of Victoria Official Community
Plan, 1995 (OCP). The OCP provides
policies, goals and objectives at a city
wide level. It contains statements and
policies about a variety of topics
including housing, the economy, the
environment, transportation,
infrastructure and servicing. The Official
Community Plan gives a general idea
about the density of development but is
not very specific about individual
properties or neighbourhood blocks. It
also establishes areas of the City that
are subject to design controls.
• The most finely detailed plans are
Neighbourhood or Precinct Plans. They
provide in depth information about the
type of development that is anticipated at
a neighbourhood level.
A neighbourhood plan must be consistent
with the Official Community Plan, which in
turn references the Regional Growth
Strategy. When a new plan is adopted, the
Zoning Bylaw may be amended as part of
the implementation of new planning policies
for an area.
The City’s Zoning Bylaw is the regulatory
tool used to implement the policies contained
in the Official Community Plan and/or the
Neighbourhood or Precinct Plan. In simple
terms the Zoning Bylaw says what uses can
occur, how big a building can be, what the
setbacks should be, and how much parking
is to be provided.
STAKEHOLDER P ARTICIPATION
In November 2003 Victoria City Council
appointed 10 people to the Humboldt Valley
Precinct Plan focus group. They represented
residents, property owners, institutions, and
the Fairfield Community Association. These
individuals were assigned the task of
developing the planning principles and vision
that would underpin the development of a
new precinct plan. The City gratefully
acknowledges the thoughtful and
enthusiastic participation by the following
individuals:
Councillor Bea Holland, Fairfield Council
Liaison
Councillor Pamela Madoff, Chair of Planning
and Development
Nicole Beach, Resident
Bob Crane, Resident
Lowell Ann Fulsgang, Resident
Kathleen Gunn, Resident
Blair Humphrey, Fairfield Community
Association
Jack Jeffrey, Resident
Peter Kerr, Surfside Property Holdings Ltd.
Ian McKay, British Columbia Buildings
Corporation
Sukumar Periwal, Resident
Sister Frieda Raab, Sisters of St. Ann
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HUMBOLDT VALLEY PLAN
City Staff members who provided technical
expertise include:
Lindsay Chase, Planner
Doug Koch, Manager, Planning Division
Karen Ramsay, Community Development
Planner
Jeff Mitton, Senior Development Technician
Brad Dellebuur, Transportation Planner
Clive Timms, Manager, Engineering
Joe Daly, Manager, Parks Division
Duane Blewett, Mapping Technician
Carey Pallister, City Archives
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HUMBOLDT VALLEY PLAN
PLANNING PRINCIPLES
The Council appointed focus group met over
a period of a month. During this time, they
developed the planning principles and vision
to guide the development of the precinct
plan. 10 Planning Principles were identified
by the focus group:
1. The mix of old and new in the precinct
creates a sense of continuity and
shared history. Both old and new
development is valued.
2. The diversity of people who live here
is acknowledged and celebrated.
3. Environmentally, socially and
economically sustainable
development is desirable.
4. The elements which define
neighbourhood character and human
scale development such as street
trees and building massing are also
valued.
5. There is limited potential for
commercial expansion in the Precinct.
Residents will continue to rely
primarily on services and employment
in adjacent areas.
6. The mature street trees and public
and private green space are highly
valued as community amenities and
contributors to the liveability of the
precinct.
7. Personal and property security for
residents and people walking through
the precinct is essential.
8. Tourism is a key economic generator
for Victoria and the Humboldt Valley,
and is desirable as part of a mixed
use community.
9. Humboldt Valley is recognized as a
transitional area between the high
density and high profile development
of downtown and the lower density
and profile development of the rest of
Fairfield. The density and profile of
new development will generally
decrease from west to east.
10. Traffic and transportation is managed
in a way that is sensitive to slower
moving traffic and pedestrians with a
variety of ability levels.
VISION
A future vision for an area speaks to the kind
of community that present and future
residents will want to inhabit. It is not a
definite statement about what will occur, but
what could occur. Many possible futures
exist for the Humboldt Valley, and future
residents and participants in planning
processes will have an opportunity to leave
their mark.
A future vision of Humboldt Valley is one of a
balanced community. Humboldt Valley
continues to be characterized as a
predominantly residential area. The
community accepts and celebrates the
diversity of the people who lived here in the
past and who choose to live here now. There
is a mixture of old and young residents,
families, seniors and young urbanites.
The density in the Humboldt Valley has
increased moderately as older buildings
have been redeveloped. In between new
buildings, restored heritage buildings add to
a dynamic streetscape.
Small changes in land use have been
sensitively incorporated into the existing
neighbourhood. Some live/work housing has
been developed, and artist studios are
tucked away in some of the accessory
buildings. Residents of the area continue to
rely on Downtown, Cook Street Village and
Harris Green for commercial services. Bed
and breakfast tourist accommodation
remains popular in the area, with small
expansions of some existing facilities.
The number of housing units in the
neighbourhood has increased and residents
continue to have a choice of housing tenure.
Additional housing for seniors and those with
special needs has been built.
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HUMBOLDT VALLEY PLAN
The Precinct remains attractive to tourists
and many are heard to comment on the
mature boulevard trees and innovative
gardens in front of apartment buildings and
townhouses. St. Ann’s Academy is a local
heritage landmark and the grounds provide a
green link to Beacon Hill Park.
Enhancements to pedestrian routes in
Humboldt Valley include links connecting to
walkway systems in adjacent areas such as
Cathedral Hill and Downtown.
St Ann’s Academy is one of the landmark buildings in the Humboldt Valley Precinct. This view of the rear of St. Ann’s captures
one of the new buildings under construction on the old Fairfield Hospital Site. The St. Ann’s Academy building is a Federal and
Provincial Heritage s ite.
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HUMBOLDT VALLEY PLAN
LAND USE AND DENSITY
The Humboldt Valley is recognized as a
transitional area between the high density
and high profile development of downtown
and the medium density and medium profile
development of adjacent parts of Fairfield.
The primary land uses in the Precinct are
residential and institutional. There is also a
limited amount of transient accommodation
(i.e. Bed and Breakfasts) found here, most of
it contained in converted heritage buildings.
The Regional Growth Strategy (RGS) for the
Capital Regional District identifies the
Humboldt Valley as being within a Metro
Core-Central and Secondary Area. The RGS
identifies these areas as suitable for mixed
use and higher density use. These principles
are recognised by this plan.
OBJECTIVES
1. To maintain and enhance the
residential character of the area and
to ensure a range of housing options
continues to be available. A range of
housing options often results in a mix
of demographics, income ranges as
well as housing tenures and types.
2. To support development that is
consistent with the policies contained
in this plan and as illustrated on
Maps 2, 3, 4, and 5.
3. To encourage conservation and
continued maintenance of buildings
that are on the City Heritage Registry
or are Heritage Designated.
4. To ensure that new development on
the edges of the precinct blends with
existing buildings and uses in
adjacent areas. This is with particular
reference to density and building
massing and form.
5. To discourage commercial
development as a use in residential
areas of the Precinct except as
otherwise provided for in this plan.
POLICIES
1. New development in the Humboldt
Valley will generally not exceed
densities illustrated on Map 2.
Limited density increases may be
considered where an application is
made under the City Density Bonus
Policy.
2. Building height should be consistent
with the height limits shown on Map
3. The Humboldt Valley is a transition
area between downtown and the rest
of Fairfield. New development on the
eastern boundary of the precinct
should create a seamless transition
to the adjacent areas of Fairfield.
3. Small scale expansions of existing
transient accommodation uses will be
considered where they can be
accommodated with minimal intrusion
on surrounding residential uses.
4. New development is encouraged to
have a strong relationship to the
street and respect the scale and
massing of the surrounding area.
5. At present, Artist Studio Space is
permitted within a dwelling unit as a
Home Occupation Use under zoning
regulations. Rezoning applications for
Artist Studio Space may be
considered in an accessory building
subject to addressing issues of dust,
noise, odour and impact on adjacent
properties.
IMPLEMENTATION
1. The City will initiate rezoning of
properties identified in Appendix 1 to
implement policies in this plan.
2. Changes to use or density that
exceed present zoning limits will
occur through applications for
rezoning on a parcel by parcel basis.
Where rezoning is contemplated for
areas shown as Apartment
Residential on Map 2, the R3-AM-1
zone should be considered.
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HUMBOLDT VALLEY PLAN
HOUSING
The Humboldt Valley Precinct is a desirable
area for housing due to its proximity to
downtown, Beacon Hill Park, and the
services and facilities available in Harris
Green, Downtown, and the Cook Street
Village. The mature boulevards and
residential character create the feeling of a
well established and solid neighbourhood
and are highly valued by residents and
visitors.
It is acknowledged that many of the
apartment buildings in the Humboldt Valley
may be suitable for redevelopment within the
time frame of this Plan. ‘Redevelopment’
refers to the demolition of existing buildings
and replacement with new construction, or
major upgrading/expansion of existing
buildings. Concerns expressed about
redevelopment of these sites include the loss
of rental tenure and affordable housing.
OBJECTIVES
1. To encourage the provision of a
variety of housing types and tenures
through the redevelopment process.
In addition, to encourage the
continuation or creation of purpose
built multi-family rental housing,
where possible.
2. To accept a modest increase in the
residential population in the Precinct.
3. To encourage environmentally
sustainable residential development.
4. To maintain and enhance the
residential character of the Precinct.
4. Individual street entrances and
design suitable for family
accommodation are encouraged as a
means of providing interesting
facades and a human scale at street
level.
5. Ground oriented family type
residences in areas shown as
General Residential on Map 2 should
be retained where possible.
IMPLEMENTATION
1. To reinforce and protect the unique
character of the Humboldt Valley, the
City will implement a new
Development Permit Area for form
and character, exterior finishes,
design and landscaping for key sites
and as rezoning occurs.
2. The City will initiate rezoning of the
properties listed in Appendix 1 to
implement the Humboldt Valley
Precinct Plan.
3. Changes to use or density will occur
through application for rezoning on a
parcel by parcel basis and will be
evaluated based on policies in this
plan.
POLICIES
1. Residential design should incorporate
the principles of ‘Crime Prevention
through Environmental Design.’
2. In order to maintain and support
residential use in the Humboldt
Valley, rezoning applications for
commercial use of residential
properties are not supported.
3. Long term care facilities and
supportive housing are supported in
the areas shown as Apartment
Residential on Map 2.
Avon Court is an excellent example of housing with individual
entrances that help to create a street oriented presence.
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HUMBOLDT VALLEY PLAN
HERITAGE
The Humboldt Valley Precinct is anchored by
St. Ann’s Academy, a National and
Provincial Historic Site. In addition to this
building and its’ grounds, a number of
houses from Victoria’s early days still exist,
many of them as ‘Bed and Breakfasts.’
Properties that have Municipal Heritage
Designation or are on the Heritage Registry
are identified on Map 4.
In addition to the heritage buildings in the
Precinct, there are two significant view
corridors that culminate in a significant
heritage landmark building. One of these is
on Blanshard Street and relates to St. Ann’s
Academy, and the other is from the rear of
the St. Ann’s site looking north to the towers
of Christ Church Cathedral in the Cathedral
Hill Precinct. A brief history of the Humboldt
Valley Precinct is included as Appendix 3.
OBJECTIVES
1. Conserve the St. Ann’s and Christ
Church Cathedral vistas illustrated on
Map 4.
2. Support the retention and
conservation of heritage buildings in
the Precinct.
4. Properties illustrated on Map 4 as
having Heritage Character will be
reviewed to determine their heritage
value. Until the City Heritage Registry
is updated they have no official
heritage status. These properties
may be considered as infill/moderate
change sites until any heritage status
is determined.
IMPLEMENTATION
1. In view of the significance of St.
Ann’s Academy and grounds as a
Heritage resource, they should be
considered for Municipal Heritage
Designation. In addition, the City will
initiate rezoning of the St. Ann’s
property so that the zoning reflects
the existing uses. Recommended
zoning changes are included as part
of Appendix 1.
2. Properties identified as having
Heritage Character on Map 4 may be
reviewed for inclusion on the City
Heritage Registry as part of a citywide review of heritage resources.
POLICIES
1. Rezoning and variances may be
considered as a means of promoting
heritage designation of significant
buildings and structures.
2. New buildings should respect the
context and features of adjacent
heritage facades without resort to
pseudo heritage replication.
3. New development should
accommodate the view corridors
identified on Map 4 by limiting
building height or addressing this
issue through building massing.
Height variances may be considered
as a means of advancing desirable
development.
The entrance to the Residences at St. Joesephs.
This heritage designated building is being utilized as
affordable housing.
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HUMBOLDT VALLEY PLAN
TRANSPORTATION
Road classifications in the Humboldt Valley
include Arterial and Secondary Arterial
routes in addition to Collector roads. The
City of Victoria Greenway Plan, 2003
designates Vancouver and Southgate
Streets as Shared Greenways. There are a
number of formal and informal routes that
are used by non-motorised traffic. The
location of Humboldt Valley on the edge of
downtown is a significant advantage for
pedestrian and cyclist commuters. Few
changes to road right of ways are anticipated
over the life of this plan.
OBJECTIVES
1. Further develop the mid-block
walkway system to take advantage of
potential pedestrian linkages to
adjacent areas between Beacon Hill
Park and the Courthouse.
2. Promote cycling and walking as
green, convenient, safe alternatives
to cars.
4. Property owners and developers are
encouraged to consider the creation
of mid-block pathways as illustrated
on Map 5. The creation and
construction of mid-block pathways
may be eligible for consideration of
density bonus under amenity or local
greenways programs.
IMPLEMENTATION
1. Variance requests for parking will be
considered through application for a
Development Permit or through the
Rezoning process.
2. Staff will negotiate with developers at
the time of rezoning regarding the
provision of easements for mid-block
pathways.
3. Implementation of the Greenways
Plan is dependant on the level of
funding allocated in the City’s annual
budget.
POLICIES
1. New multifamily residential
developments are encouraged to
consider secure bicycle parking
facilities in addition to vehicle
storage.
2. Although the Humboldt Valley is
within walking distance of downtown
and other services, space for off
street vehicle storage remains
necessary. Parking variances may be
considered subject to the provision of
a parking study to the satisfaction of
Staff and subject to Council approval.
3. Where underground parking is
provided, it should be consistent with
the principles of ‘Crime Prevention
Through Environmental Design.’
Pedestrians find the Humboldt Valley is a pleasant
place to walk, in part due to the wide treed
boulevards.
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HUMBOLDT VALLEY PLAN
PARKS AND PRIVATE OPEN SPACE
The most significant green space in the
Humboldt Valley is the Provincial capital
Commission owned grounds of the St. Ann’s
Academy site. There is one small parcel of
city owned land on Rupert Terrace that
functions as neighbourhood greenspace.
Although the Precinct has minimal dedicated
parkland within its boundaries, there is a
significant amount of green space provided
in adjacent precincts (e.g. Pioneer Square)
and through the wide treed boulevards. The
absence of park land within the Precinct is
offset by the adjacent largest park in the
City—Beacon Hill Park. Appendix 3 contains
information on parkland within the Fairfield
neighbourhood.
OBJECTIVES
4. Street trees provide an essential
character element in the Humboldt
Valley. Where applications for new
development are proposed, the
impact of the development on street
trees will be evaluated to mitigate
negative impacts.
IMPLEMENTATION
1. The City will request the Provincial
Capital Commission register public
access easements across the St.
Ann’s Academy site.
2. Public and private open space
improvements will be secured at time
of rezoning or as part of the
Development Permit approvals
process.
1. Encourage high quality sustainable
landscaping on public and private
property.
2. Support the implementation of
universal or barrier free design
principles in public and private open
space.
3. Enhance opportunities for passive,
useable open space and enhance
historic open spaces in the Precinct.
POLICIES
1. Support sustainable landscaping in
new development through the
provision of amenities such as roof
gardens, permeable surfaces, and
allotment gardens.
2. Support the creation of public and
private squares and open courtyards,
and publicly accessible mid-block
walkways as illustrated on Map 5.
3. Encourage the Provincial Capital
Commission to continue to restore
the grounds at St. Ann’s Academy
and to consider the registration of
easements for public access to
confirm the pedestrian linkages
between Humboldt Street and
Beacon Hill Park.
The orchard at St. Ann’s provides tranquil greenspace and
convenient link to Beacon Hill Park. This land is also used for public
festival events such as Luminara.
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HUMBOLDT VALLEY PLAN
URBAN DESIGN
The character of an area is influenced by a
number of factors including the width of
green space at the edge of streets; the width
of the paved surface of roads; the size and
massing of buildings; characteristic building
materials and colors that are repeated; the
placement of parking and vehicle storage
areas; the orientation of entrances and
configuration of windows.
The Humboldt Valley Precinct has two
different character areas. The blocks
between Blanshard and Quadra are home to
a number of large buildings, some of which
house institutional uses. This section of the
precinct has a formal feeling in part as a
result of the siting and scale of these
buildings. The blocks between Quadra and
Vancouver Streets have a more residential
identity. Less open space between buildings
and the human scale of existing
development creates a more intimate
atmosphere.
3. Xeriscaping is desirable as a
sustainable landscaping treatment
where possible. Landscaping should
be designed with the principle of
accessibility in mind for people with
varying levels of ability and mobility.
4. Surface parking should be located to
the rear of buildings or enclosed and
should be adequately screened by
landscaping. All parking areas should
incorporate the principles of Crime
Prevention Through Environmental
Design.’
5. Secure bicycle parking/storage is
encouraged as part of all new
residential and institutional
development.
IMPLEMENTATION
1. Amend the Official Community Plan to
designate the area illustrated on Map 6
as a Development Permit Area subject to
the ‘Humboldt Valley Design Guidelines’
as outlined in this plan.
OBJECTIVES
1. Conserve the special design quality
of the Humboldt Valley Precinct.
2. Encourage high quality design that
relates to the character, scale and
height of existing buildings in the
area.
3. Support the principle of sustainability
in building and landscape design.
POLICIES
1. The Humboldt Valley Design
Guidelines will apply to the areas
illustrated on Map 6.
2. New residential development should
maintain a strong relationship to the
street with individual entrances at
ground level and individual private
open spaces. Where properties have
two or more street frontages, each
frontage should provide visual
interest for pedestrians and vehicle
traffic.
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HUMBOLDT VALLEY PLAN
HUMBOLDT VALLEY DESIGN
GUIDELINES
A Development Permit Area should be
designated in the Humboldt Valley for the
purpose of:
1. Establishing objectives and providing
guidelines for the form and character of
multi-family residential development and
the exterior design and finish of buildings
and landscaping.
The objectives which justify this designation
include the unique character of the Humboldt
Valley Precinct. Community consultation
identified certain attributes that are valued by
the community. These include the mix of
traditional and modern building forms and
the way that new buildings respond to
historical forms and materials; the mature
treed boulevards; the walkability of the area;
and the scale of existing development.
The following design guidelines will be
considered when new development
applications are brought forward.
1. New development should respect the
view corridors and skyline landmarks
identified on Map 4 of this plan.
2. Where new buildings with minimal
setbacks are proposed, consideration
should be given to the relationship of
the new building to its immediate
neighbours particularly with regards
to shade and shadowing; visual
privacy; balcony locations; window
alignments; and overlook.
3. Large buildings should be visually
broken into smaller “human scale”
component parts. This could be
achieved in a number of ways
including breaks in form, projections,
balconies, window design, surface
treatments and articulation.
11
4. Building massing should respect the
existing collection of forms in order to
enhance the unique character of the
area.
5. Individual street oriented entrances
for new residential development are
encouraged. Entrances to buildings
should be clearly identified, visible,
and street oriented.
6. Principles of Crime Prevention
Through Environmental Design
should be incorporated into all
proposals.
7. Consideration should be given to the
creation of private open space for
residential development. This could
be achieved in a number of ways
including innovative landscaping,
courtyards, green roof areas etc.
8. Mature street trees are identified by
the community as an important
neighbourhood characteristic.
Retention of these mature trees is
strongly supported. The impact of
new buildings and in particular,
reduced setbacks, on street trees will
be assessed as part of a development application. Applicants may
wish to consult with the Parks
Department prior to submitting an
application if there are concerns
about City owned trees.
9. Any new front yard trees should
complement the character of existing
streetscaping. Applicants should
discuss species, size and location of
new planting or landscape treatments
with the Parks and Engineering
Departments prior to submitting and
application.
HUMBOLDT VALLEY PLAN
10. Where mid-block walkways are
possible and desirable, their design
should respond to the following
conditions:
• properties adjacent to the
walkway should open on to
and overlook the walkway.
• pathways should be activated
and supervised by active use
on them.
• universal design should be
considered.
11. Buildings should be designed in
accordance with universal design or
barrier-free standards, to ensure
accessibility and visitability.
12. Exterior alterations to heritage
buildings will require a Heritage
Alteration Permit and should be
completed in accordance with
Standards and Guidelines for the
Conservation of Historic Places in
Canada.
13. In view corridors, height of buildings
and mature height of trees should be
considered to avoid obstructing
skyline landmarks.
A Development Permit will not be
required for projects with a construction
value of less than $200,000.
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HUMBOLDT VALLEY PLAN
EMERGENCY PREPAREDNESS
VICTORIA S EARCH AND RESCUE
Victoria is in an earthquake danger zone.
Much of Humboldt Valley is in an area
identified as low to moderate hazard with
respect to ground motion and liquefaction
hazards. The City has established the
Victoria Emergency Program to help ensure
readiness in the event of an earthquake or
other disaster. This program, coordinated
through the Office of the Emergency
Coordinator, provides resources and regular
training to residents and staff in emergency
preparedness. Its components include the
following.
VISCAR (Victoria Search and Rescue)
provides ground search and rescue, as well
as urban search and rescue, in the event of
a major disaster. Technical advice,
communications, medical assistance, and
support to City staff and residents are also
provided.
EMERGENCY OPERATIONS C ENTRE
The centre is located in the Victoria Police
Headquarters, which was constructed to
150% of earthquake standard. The EOC
serves as the communications centre in
which disaster and emergencies are
managed by decision-makers.
EMERGENCY S OCIAL S ERVICES
The “ESS” is composed of City staff,
community association members, and
residents/volunteers to provide emergency
shelter, food, clothing and other services for
those affected by a fire, earthquake or other
emergency. The ESS team meets regularly
and undertakes exercise. The ESS is
responsible for setting up reception centres
in disasters (e.g., earthquakes, apartment
fires). Near these centres or possible
centres, the City has 9 supply containers
holding basic emergency supplies.
NEIGHBOURHOOD EMERGENCY P ROGRAM
This program is made up of volunteers who
provide leadership, training and direction in
the development of emergency strategies for
small neighbourhood area, e.g., a
neighbourhood block, and apartment
building. The focus is on individual and
family preparedness to sustain residents for
at least 72 hours after a disaster. Experience
from previous disasters around the world, as
well as the “Blizzard of ‘96” in Victoria,
clearly shows that neighbour helping
neighbour is the vital first step to recovery.
13
AUXILIARY COMMUNICATIONS S ERVICE
This service is made up entirely of
volunteers, who train regularly in many
aspects of radio communications. Radio
Communications are an important aspect of
emergency response providing back up
communications between emergency
decision-making staff and reception centres,
the incident site and others involved in
managing a disaster.
HUMBOLDT VALLEY PLAN
APPENDIX 1
IMPLEMENTATION
1. Development of Accessible Design
Guidelines for residential buildings.
2. Amend the City’s Official Community
Plan to designate the area illustrated
on Map 6 as a Development Permit
Area.
3. In addition, amend the Official Plan to
change the land use designation on
properties in the precinct to be
consistent with Map #2, Plan
Summary Map. Planning Division
concurrent with adoption of Plan.
4. Update the City’s Heritage Registry,
Heritage Section Work Program, by
2010.
5. Amend the Zoning Bylaw for
properties listed below in order to
implement the plan. Planning Division
concurrent with adoption of Plan.
• Rezone properties between Collinson
and Fairfield identified as General
Residential on Map 2 to R1-B or R1S2 zone.
• R3-1 portion of Academy Close
owned by Provincial Capital
Commission to R1-B zone. Existing
SA-1 zone to be amended to
formalize existing uses, building
setbacks and density allowances to
control future change and prevent
additions.
14
HUMBOLDT VALLEY PLAN
APPENDIX 2
T HE HISTORY OF HUMBOLDT VALLEY
Whereas the Church Reserve was an area
set aside for the exclusive use of the
Anglican Church, the Roman Catholic
Church dominated the area now referred to
as the Humboldt Valley. This area also had
strong ties to the French community.
The first documented use of the land was the
Hudson’s Bay Company dairy, managed by
Angus McPhail and Jacques Duplis. Often
referred to as McPhails Dairy, it was in
operation from 1846-1855. Their neighbour
to the east was Capt. James Cooper, a
Hudson’s Bay Company executive and
trader who had a falling out with James
Douglas in 1852 and left the employ of the
Hudson’s Bay Company. There were also
other Hudson’s Bay Company employee
homes, barns and other out buildings
scattered throughout the area.
Begun two years after the first Anglican
Church was built up the hill on the Church
Reserve, a small Catholic cathedral was built
on Humboldt Street. The architect of St.
Andrew’s was Father Joseph Michaud, one
of the priests from Quebec who had
answered Bishop Demers pleas for
additional clergy in the wake of burgeoning
population from the Fraser River gold rush.
Michaud also designed a small home for the
Bishop at the rear of the cathedral.
Also in 1858 four Sisters of St. Ann arrived in
Victoria again at the request of Bishop
Demers to establish a school. Two days
following their arrival classes began in a
small cabin, which served as both a
schoolroom and the living quarters for the
sisters. By the end of the first year, 56
students from varied backgrounds were
attending.
St. Ann's Academy expanded and improved
as the population grew and demand
increased. Father Michaud’s talents were
called upon again this time to construct a
substantial school and home for the Sisters.
This 1871 building would eventually become
the central section. In 1886 and expansion
was planned and the design carried out by
John Teague. In 1910, the largest addition
15
was built to the design of Thomas Hooper.
St. Ann's Academy became one of the bestknown and most highly regarded schools in
the area. Sadly the Academy was forced to
close in 1973 as a result of high operating
costs and declining enrollment. After being
empty for a number of years, the Provincial
Capital Commission undertook massive
renovations to the building starting in 1995.
Now that the Church and education were
firmly established in the area, health care
was the next social program to become
available. Two successful French
businessmen, Sosthènes Driard and Jules
Rueff formerly of San Francisco who had
established a profitable “relief” society there,
came to Victoria and established La Société
de Bienfaisance est de Secours Mutuel de
Victoria in February 1860. This early type of
health insurance organization provided
society members free access to medical
care and hospital stays. The Society first
rented premises on Herald Street, but in
1865 were able to build their own building on
three lots between McClure Street and
Collinson Street, it became known as the
French Hospital. It was surrounded by
beautiful gardens, “an ideal location for
convalescence”. Despite the success of the
society, the hospital closed and the building
was auctioned off. The society continued to
support its members and eventually merged
with the Provincial Royal Jubilee Hospital.
The demise of the French Hospital may have
been due in part to the construction of St.
Joseph’s Hospital almost right across the
road on Collinson Street. The Sisters of St.
Ann undertook the building a hospital in
1875 hiring architect James Syme to build a
substantial two storey brick building facing
Collinson Street. The hospital was enlarged
several times. The major additions were a
third story in 1888 by John Teague and a
new wing facing St. Ann’s Academy on
Humboldt Street in 1910 by Thomas Hooper.
St. Joseph’s, latterly Victoria General,
provided health care to Victorians for 120
years. Most the buildings on the site have
been demolished and the site currently is
being redeveloped.
HUMBOLDT VALLEY PLAN
In the midst of the numerous church
buildings and hospitals stood a saloon. On
the NE corner of Humboldt and McClure
Streets (800 Humboldt or 701 Blanshard), a
spot known locally as the corner of
education, salvation and damnation, the
imposing two storey brick White Horse
Saloon opened in 1865 and stayed in
business for the next 50 years, eventually
the building was converted to apartments
first called the Humboldt Apartments and
then Glen Court and subsequently
demolished in 1960.
One block east of the St. Ann’s property
situated in the block between Quadra,
Vancouver, Convent Place and Southgate
Streets opposite Beacon Hill Park was the
Intertavish Nursery Gardens. Started In
1889, by Amy and George McTavish, the
Intertavish Nursery was a successful floral
and seed business for over 25 years. After
the greenhouses were destroyed by the
record snowfall in 1916 the business shut
down, the McTavish family home was
converted into a boarding house and the
property subdivided.
This area also attracted several early
prominent families such as Robert Paterson
Rithet and his wife Elizabeth Jane Munro. In
1875 they purchased several acres on
Humboldt Street and built Hollybank (952
Humboldt) an elegant Italianate villa set in
formal gardens with a tennis court and
croquet lawn for recreation. Mr. Rithet was a
former Mayor of Victoria and wealthy
merchant and ship owner. Mrs. Rithet lived
in the house until 1950 and the house was
demolished two years later.
Vernon Villa sat next door to the Rithets.
This substantial home was surrounded by
terraced gardens whose ivy covered walls
gave it its name. Several prominent families
including the McTavishs and the Vernons
subsequently owned the house. In the 1930s
it was converted to TB ward run by the
Sisters of St. Ann. It was eventually
demolished and a more modern building
replaced it but the name Vernon Villa was
retained.
Henderson House (522 Quadra Street) is
one of the few early homes that are still
extant today. This beautifully preserved
Queen Anne style home was built in 1897 for
Anton Henderson by Alexander C. Ewart.
The neighbourhood now referred to as the
Humboldt Valley has strong roots to the
religious and French communities. It is an
area remembered for health care and
education but especially for the Sisters of St.
Ann.
Note: for information on the block between
Burdett and McClure Streets please see
Church Reserve History.
CJP City of Victoria Archives Feb 2004
The Rithet’s daughter Gertrude married
Lawrence Genge, treasurer of RP Rithet &
Co. The Genges employed Samuel Maclure
to design a home at 998 Humboldt Street at
the corner of Vancouver next to Hollybank,
the house was converted to the Grant Manor
Rest Home and then to the Beaconsfield Inn
in the 1990s.
A house that almost served temporarily as
Government House was built in the early
1860s at 926 Humboldt Street by the Hon.
Donald Fraser MLA. Ivy Hill, better known as
16
HUMBOLDT VALLEY PLAN
APPENDIX 3
FAIRFIELD DEMOGRAPHICS
As of 2001, 11,303 residents lived in the
Fairfield neighbourhood, a slight drop from
1996. The City as a whole has grown since
1996 and the population is expected to
increase to 84,700 by 2026. Fairfield
demographics show that 58% of people are
female and of these, about 41% are single.
Incomes are slightly higher than the Victoria
average at $30,037 compared to $27,135
across the City. Households are generally
small, more than half (54%) are one person
households. Families are also small in size
as almost three quarters (71.7%) have two
persons. The population breakdown is as
follows: 7.7% are children, 20% are youth
and young adults, 30% are adults, 17.1% are
older adults 50 – 64 years of age, and 25.4%
are seniors. Since 1996, the only age group
that grew significantly were older adults (+
5.8% or 640 people). Victoria has more
seniors (20%) than BC as a whole (13%).
Fairfield has a higher proportion of seniors
than BC at 25.4% and as residents in
facilities are not included in Census figures,
Fairfield numbers are likely much higher.
PARKLAND S TANDARDS
The Official Community Plan provides basic
standards for the amount of neighbourhood
and community parkland within each
neighbourhood. These standards are based
on the population of an area. The 2001
population in Fairfield was 11,303. Based on
that population, the minimum amount of
Neighbourhood parkland is 6.73 hectares
and the minimum amount of Community
parkland is 10.26 hectares. The actual
amount of parkland is 13.56 hectares and
37.06 hectares respectively indicating that
the Fairfield parkland standard greatly
exceeds the minimum standard suggested in
the Official Community Plan.
17
HUMBOLDT VALLEY PLAN
APPENDIX 4
GLOSSARY
Active Streetscape is one where the overall
appearance of the road, boulevards,
sidewalks, landscaping, street furnishing and
fronting buildings contribute to an
environment that is engaging for both the
pedestrian and those in vehicles. See also
Pedestrian Access/Interface/Penetration
Apartment Residential lands carry a
density of up to 1.6:1. The housing form in
this land use designation is generally
apartments (i.e. R3-AM-1 or R3-AM-2
zones).
CPTED (Crime Prevention Through
Environmental Design) refers to a group of
strategies and concepts (including the
design of buildings and landscaping)
intended to reduce fear of crime and
opportunities to commit crim es.
Density Relationship of total floor area to lot
area (also known as floor space ratio, floor
area ratio or floor space index). Occasionally
density is expressed as the number of
dwelling units per hectare.
Density Bonus Density that exceeds the
level generally applicable under
neighbourhood policy for localised zoning.
The central principle of the bonus system is
that of an exchange of advantages. The
developer gains additional density in
exchange for specified public amenities. The
bonus system is not mandatory and is
available to developers by way of an
application for rezoning.
Pedestrian Access/Interface/Penetration
are aspects of the design that have an
influence on the convenience, quality and
security of persons on foot (i.e. Setback or
splayed building corner at intersections to
create more open space; display windows;
street level development; entranceways;
surveillance points from buildings; waiting
areas for buses and cabs; rest areas; bicycle
parking; canopies, awnings and windbreaks;
and mid-block walkways)
Profile (Low) Building Height of 1-3 storeys.
Profile (Medium) Building Height of 4-7
storeys.
Profile (High) Building Height of 8 or more
storeys.
Universal Design means the design of
products and environments to be useable by
all people, to the greatest extent possible,
without the need for adaptation or
specialised design. In the context of housing
design, universal design means designs that
minimize or eliminate restrictions to occupant
movement, usually included in homes for
seniors or people with disabilities. Examples
include wider hallways, wider doorways,
ramps, etc.
Walkway System: A network of pedestrian
paths connecting up various origins and
destinations. A walkway system may
incorporate both public and private lands.
General Residential is a land use
designation that carries a density of up to
.6:1. Lands in this area may be considered
for single family use or small scale
townhouses (i.e. R-K or R-J zones).
Greenways: A network of pathways,
bikeways, waterways or undeveloped
networks of open space, featuring
viewpoints, heritage resources and natural
wildlife and vegetation.
18
HUMBOLDT VALLEY PLAN
APPENDIX 5
The following properties are noted as being
buildings and landscape features of interest
on Map 4:
LANDSCAPE F EATURES :
•
Walls of Mount St Mary on Burdett,
Vancouver & McClure
•
Stone Wall on 900-block Humboldt
St, north side (former Rithet estate)
•
Walls along 800-block Humboldt St,
both sides, and trees in former
hospital grounds at NW corner of
Humboldt & Quadra; two redwoods
and the rest of the grounds of St
Ann’s.
•
Wall of Rose Manor, North side
Fairfield Rd, 800-block, and tree to
west of Rose Manor.
Academy Close:
•
•
•
805-11 – Apartment Block
865 – House,
895 – Apartment Block
Collinson St:
•
927 – House
McClure St:
•
•
•
909-911 – Duplex
924 – House
931 –House
Quadra St:
•
•
•
531-33 – House
627 – House
725-27 Quadra/903-05 McClure –
Apartment Block
Rupert Terrace:
•
857 – Rose Manor
Vancouver St:
•
•
19
490 – Avon Court Apartments,
730 – Moraine Apartments
List prepared by Jennifer Nell Barr, in
consultation with Pamela Madoff
With research by Nick Russell & Victoria Heritage
Foundation’s Building Plan Cataloguing Team
August 5, 2004