"The Bluffs" is a new neighbourhood being developed in 2 phases. It is located on the southwestern corner of Royal Bay.

Phase 1D-1 (indicated in gray on the phasing plan) comprises 38 serviced lots where homes are currently being built and are for sale. All of these lots were purchased by the Royal Bay Builders. Please see the "The Royal Bay Builders List" for further information.

At the summit of Phase 1D-1, Windcrest Developments is building a 30 unit low-density (6 units per acre) townhouse development. For more information on these townhomes please visit The Lookout.

Phase 1D2 of The Bluffs (indicated in green on the Phasing plan) is currently being serviced. This should be completed by late Spring/early Summer of 2007. The site will then be subdivided and the lots will be sold. Phase 1D-2 comprises 39 single family lots, a park and a "tot" lot.

Latoria Creek park, a 30 acre (12.3 ha.) park on the north side of The Bluffs is now complete. The trails, stairs and creekside pathways are connected to the residential areas of The Bluffs.

An Overview of The Bluffs

The Bluffs are located in South Colwood, an area designated for residential development since 1985 and subsequently reconfirmed for development through the City of Colwood's Official Community Plan.

The Bluffs is a triangular-shaped area comprising about 29.4 hectares (73 acres). Running through the land roughly along the hypotenuse of the triangle is an ephemeral stream. Forming the eastern boundary are two parcels of land in private ownership. The northern parcel has been rezoned for residential use. The Bluffs subdivision will provide road access to both of these private land properties. Further to the west is the Olympic View Golf Course which is part of a large new planned community. The south-easterly boundary to the site is bordered by Metchosin Road. To the south is Briarwood Lane as well as several large-lot detached homes.

The Bluffs has been logged completely once and, in some areas, including along Latoria Creek, twice. There are no old-growth forests or old forest ecosystems in the development area. One hundred and eight homes will be developed in the new neighbourhood - 78 detached lots and 30 townhomes. The Bluffs will include about 48% park space.

The neighbourhood forming the Bluffs was the subject of a series of studies undertaken in 1997 as part of the planning for Royal Bay. Overall, some 20 studies were undertaken and 600 copies printed and distributed. These studies may be reviewed at the City of Colwood.

Studies of special relevance to "The Bluffs" are as follows:

• Spatial Data Base (1A);
• Drainage Analysis (1D, Parts 1 and 2);
• Wildlife Habitat Protection and Enhancement and Tree Analysis (1F);
• Latoria Creek Ecological, Aquatic Habitat and Fisheries Study (1G);
• Open Space Master Plan (2H); and
• Latoria Creek Management Plan (2I).

The Plan for "The Bluffs"

About half of "The Bluffs" will be parkland and half residential development. The majority of the parkland - 12.3 hectares (30.4 acres) will be Latoria Creek Park, which captures the Creek riparian areas and large rock bluffs.

The balance of the lands will be developed for housing and smaller parks. Key features of the plan are as follows:

• There are a range of housing types, densities, lot sizes and configurations.
• Large lots are located along the west of the site to enable trees to be retained on the lots and accommodate the grade and relate to the private land along that boundary. The largest lot along this boundary is 0.8 acres or .32 hectares.
• Deep lots are provided along the north and eastern portion of the site abutting Latoria Park to enable an additional buffer or no cut zone of trees to be retained on private property.
• Lots have been sized and driveways set to reduce the impact on rock bluffs.
• Low density townhouses of 15 units per hectare (6 per acre) are proposed at the northern part of the neighbourhood.
• The main road has been engineered to minimize rock blasting. A substantial stretch of the road follows a former logging road.
• The main road serving the neighbourhood will access Metchosin Road across from Duke. It is proposed to have emergency access only onto Briarwood Lane.
• Two parks within the residential area have been designed to incorporate significant vegetation and eco systems.
• "No cut" zones or landscape buffers are provided along Briarwood Lane for neighbours in Metchosin These buffers vary from 15 to 20 metres in width. A buffer with the width of 20 metres is provided along the western edge.
• There will be a series of trail and pathway linkages between the new neighbourhood and Latoria Creek Park.
• Storm water management systems will be designed to protect Latoria Creek.
• There will be controls in place during construction to control silt run-off.

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