Christie Point Redevelopment Plan | Community and Stakeholder Engagement Summary

Introduction

Christie Point Apartments is a 15.8-acre rental-housing site located in the Town of View Royal. The buildings were originally constructed in 1963 and provide 161 two- and three-bedroom market rental units in 2-storey townhouse and walk-up apartment buildings. Realstar owns and manages over 23,000 rental-housing units across Canada and acquired the Christie Point property in the spring of 2014.

Realstar initiated exploration of the potential to redevelop the Christie Point Apartments site in May 2016. An interdisciplinary planning and design team was then assembled to complete technical site analysis and to develop early design concepts. TownSquare Planning Inc., a Victoria-based planning consultancy, was retained as part of the team to lead a program of community engagement to seek stakeholder input into the project.

Through early discussions with the Town of View Royal staff, the team identified a number of key community stakeholders to directly contact to seek input into the plan development. The purpose of these early discussions was to learn from community members and special interest groups about the issues of importance and opportunities to consider in developing plans for the site.

Parallel to this process was a focused effort to engage directly with the two indigenous communities of the Songhees Nation and the Esquimalt Nation, within whose traditional territories the Christie Point property is located. Initial meetings with the Songhees Nation and the Esquimalt Nation took place early in the development planning process to enable relationship development and to build cultural awareness of the property. Ongoing engagement throughout the planning process will continue.

The tenant, community, local government and stakeholder meetings revealed a number of common themes that informed the development of the preliminary concept plan and its iterative review and refinement leading up to the Rezoning Application. Almost everyone recognizes the need to redevelop the site, given the age and condition of the existing buildings, and support Realstar’s commitment to providing new rental housing at Christie Point. Most also value the unique natural setting of Christie Point and the special qualities of the existing community, emphasizing the importance of protecting and respecting the natural and cultural environment.

The key community and stakeholder input themes include:

• Support Christie Point Redevelopment with New Rental Housing
• Prioritize Protection of Portage Inlet and Environmental Values
• Support the Existing Tenants and Consider Housing Affordability
• Address Existing Traffic Congestion
• Minimize View Impacts for Adjacent Neighbours
• Maintain a Low-Rise Building Form and Reduce the Amount of Density

Planning Process Timeline

The following summarizes the community and stakeholder engagement elements of the overall planning process leading up to submission of the Rezoning Application. The team is committed to an iterative approach to developing and refining the plans, to incorporate community and stakeholder feedback throughout the process. The initial concept plans presented in September 2016 proposed a range of building heights from 4-storeys to 9-storeys. Based on community feedback, the team revised the proposal to lower building heights from a maximum of 9 storeys to a maximum of 6 storeys. Preliminary, informal feedback received from View Royal Council following a pre-application presentation of the concept plan in November 2016 informed further revisions to the plan to reduce the overall project density from 1.25 FSR to 1.15 FSR and the number of units from 520 to 473. Further analysis of the transportation and traffic issues was also completed in collaboration with Town of View Royal Engineering staff. It is expected that ongoing engagement will occur throughout the process.

Historical and Early Planning

• 1963: 15.8 acre Christie Point Peninsula Developed with 5 apartment buildings and 4 townhouse blocks.
• 2014: Ownership and Management of Christie Point Apartments acquired by Realstar Management.
• Spring 2016: Assembly of Consultant Team to Explore Potential Redevelopment.

Phase 1: Spring / Summer 2016

• Site Analysis & Technical Studies
• Conceptual Design Development
• Stakeholder Identification
• Tenant Meeting
• Stakeholder Meetings
• Design Refinement

Phase 2: Summer / Fall 2016

• Tenant Meeting
• Local Indigenous Governments Meetings: Esquimalt Nation & Songhees Nation
• Stakeholder Meetings
• Neighbourhood Open House
• Design Refinement
• Preliminary Information Presentation to View Royal Council Committee of the Whole
• Design Refinement
• Rezoning Application Preparation

Phase 3: Fall / Winter 2016

• Rezoning Application Submission
• Ongoing Tenant Meetings
• Ongoing Community Engagement

Christie Point Apartment Tenants

A first priority was to initiate discussions with the existing tenants of the Christie Point Apartments to provide them information about the planning process that was getting under way. Realstar hosted a meeting with their tenants in July 2016 to introduce the project and to provide an overview of the potential timing associated with a planning, rezoning and redevelopment program. Approximately 70 people attended the first meeting.

Summary Comments:

• Realstar held the meeting to notify tenants that we were exploring the possibility of the redevelopment of the site and that they might see consultants touring the property as part of that exercise.
• Residents were cautioned that Realstar did not know yet whether it was proceeding with the project and that they would not know for another 6-12 months.
• Tenants raised concerns about having to relocate and really wanting more concrete information, so that they can plan.
• Realstar assured tenants that we would let them know as soon as information about the project became available.
• Realstar pledged to ensure that tenants would receive information about the project directly from Realstar and before the general public.

Realstar distributed a newsletter to all of their Christie Point tenants in early September 2016, providing further information on the planning process and inviting residents to attend a second meeting on Tuesday, September 20. The newsletter also confirmed Realstar’s commitments to their tenants to exceed notification requirements should the project proceed and provide relocation assistance support.

The on-site meeting welcomed all Christie Point residents to come together over a picnic dinner to learn about the project. Information boards were on display, a comment form was available and the project team was in attendance to address questions. Approximately 80 people attended the event.

Summary Comments:

• Most attendees noted concern about the impact redevelopment would have on them individually as tenants of Christie Point; the ability to find alternate housing that would be affordable and the impacts of being displaced were of key concern.
• Some residents were interested to know more about the proposed new buildings and provided suggestions for the project to include more smaller units (studio and 1-bedroom units).
• Development timing and the potential for phasing were of interest to many.
• Many also commented on the strong sense of community that is Christie Point and concern that redevelopment would eliminate the quaint, close and neighbourly feeling of Christie Point; concern about the social impact of redevelopment was noted.
• Preference for the new buildings to have ground-oriented units was noted.
• Interest in whether the new buildings would allow pets was also noted.

The Lukwungen People of South Vancouver Island: Esquimalt Nation and Songhees Nation

The Christie Point lands are in the Traditional Territory of the Songhees Nation and the Esquimalt Nation, and documented archaeological sites are present on the property. In early August Realstar requested meetings with Chief (Ron) Sam, Songhees Nation, and Chief (Andrew) Thomas, Esquimalt Nation to commence a dialogue of engagement at the outset of the public process. Realstar recognizes that the Songhees and Esquimalt Nations represent First Nations governments, and their ancestral connections to Christie Point are culturally significant and of mutual importance. The meetings took place in their respective communities and both Chief Sam and Chief Thomas were gracious, receptive and informative.

Chief Andrew Thomas, Esquimalt Nation

On August 18, the project team met with Chief Thomas in the Esquimalt Nation Band Office. Realstar brought aerial photographs of the property and discussed the redevelopment plans with Chief Thomas seeking his historical insight on the traditional uses of the area. The purpose of the meeting was to share and receive information, establish an understanding of intent, and to explore how we might work together.

Summary comments:

• Chief Thomas noted that part of the Gorge Waterway under the old Craigflower Bridge once had a healthy population of Olympia Oysters hence the presence of oyster middens at Christie Point.
• Chief Thomas also shared that the oyster colony was split into two new locations when the new Craigflower Bridge was built – one was Christie Point and the other, Esquimalt Gorge Park. The oysters at Christie Point are intended to help seed oysters on the new Craigflower Bridge piers restoring the waning population.
• Chief Thomas shared his hope that there would be public access to the water and spoke of his ancestors and his family members who have paddled in these waters over many years.
• The Project team asked for Chief Thomas’s guidance on how to proceed to ensure that development protocols were in place that recognized and honoured the historical significance of the property – past, present and future.
• Chief Thomas acknowledged that he appreciated being included at the beginning of the project to get a sense of the people and what was being planned.
• Chief Thomas suggested that the project team request a meeting with the Elders of the Esquimalt and Songhees Nation, Mary Anne Thomas and Elmer George. A request to meet has been extended.

A letter (attached in Appendix A) has been sent to Chief Thomas reflecting on the meeting and inviting input into the draft development principles. The project team has provided a copy of the initial archaeology report to Chief Thomas. The project team is committed to working with Chief Thomas and the Esquimalt Nation throughout the redevelopment project.

Chief Ron Sam, Songhees Nation

On September 30, the project team met with Chief Sam at the Songhees Wellness Centre. The project team brought aerial photographs of the property with overlays of the redevelopment footprint. The purpose of the meeting was to share and receive information, establish an understanding of intent, and to explore how we might work together.

Summary Comments:

• Chief Sam has a professional interest and significant experience working in the field of archaeology and as such is very familiar with the technical as well as regulatory aspects of the archaeological requirements.
• Chief Sam indicated that his approach would be to assist as appropriate with the archeological elements of the redevelopment.
• Chief Sam asked to be kept appraised and gave his permission for us to acknowledge this meeting. The project team gave Chief Sam a draft of Terra Archaeology’s initial site assessment report.

A letter (attached in Appendix A) has been sent to Chief Sam reflecting on the meeting and inviting input into the draft development principles. Terra Archaeology has shared a copy of the initial site assessment report to Chief Sam. The project team is committed to working with Chief Sam and the Songhees Nation throughout the redevelopment project.

Gorge Waterway Initiative

The project team met with CRD staff coordinators of the Gorge Waterway Initiative (GWI) on August 18, 2016. The purpose of the meeting was to introduce the project and to discuss how to further engage with the GWI. Following an overview presentation on the preliminary site analysis and conceptual site planning completed to date, the group discussed the important environmental features of Christie Point and how to preserve and enhance these feature through redevelopment.

Summary Comments:

• The project should aim to minimize environmental impacts and to maximize the environmental opportunity.
• The GWI encourages an iterative process with early engagement at the outset of a project and the opportunity for ongoing discussions as the project advances.
• Protecting the natural environment of the Gorge waterway, the Portage Inlet and the Migratory Bird Sanctuary requires consideration of how to minimizing disruptions and limit water access. The group discussed the potential for limited non-motorized boat access from the site to improve upon the informal boat launch area that currently exists.
• It was suggested that the team consider the Green Shores program and the potential for the Christie Point redevelopment to serve as a pilot project for the program.

The project team subsequently attended the September 21, 2016 meeting of the Gorge Waterway Initiative and provided an overview presentation to the membership in attendance.

Summary Comments:

• Some members expressed concern about the proposed building heights and felt that the proposal would transform a ‘rural view’ into an ‘urban view’. Limiting the building heights to the heights of the existing trees (6-storeys) was suggested; others suggested lower building heights.
• Some members expressed concern about lighting and impacts on the night sky from the new buildings.
• Members emphasized the unique setting and that residents of the property are living in a bird sanctuary. It was noted that there is potential to better tell this story of the natural environment and to design the site to be part of a ‘naturehood’.
• Members discussed the importance of education and the need to restrict dogs from disturbing the natural environment and wildlife in the area. The plan could consider the design of a specific dog park to allow residents a place where dogs can play off-leash without risk to the natural habitat.

On Thursday, September 22, 2016, the project team hosted a site visit with members of the GWI at Christie Point. The purpose of the visit was to tour the property together to share key findings from the environmental overview assessment and to discuss opportunities for shoreline restoration.

Summary Comments:

• The existing network of walking trails should become more formalized, with the addition of snake rail fencing to discourage trampling on adjacent sensitive vegetation.
• Discouraging Canadian geese away from the site would be a benefit to the ecosystem and natural habitat of other species.
• There was discussion about the preferred approach to providing non-motorized boat access, using either a dock on floats or a beach launch. Most felt that a dock on floats would minimized disruptions and could create the opportunity for new habitat for the local oyster colony.
• Some members expressed concern about the potential impacts to retained trees during the construction process.
• Some suggested a reorganization of the proposed buildings on the northern point of the property to build on the middle building site and remove the eastern building which is closer to the shoreline. The team described the plan for the middle site as a central open space area for resident use and gathering and access to a look-out point at the northern tip of the property.
• Completion of detailed shadow analysis will be required to understand the impacts of the proposed buildings on adjacent vegetation.

Portage Inlet Sanctuary Colquitz Estuary Society (PISCES)

The project team met with members of the Portage Inlet Sanctuary Colquitz Estuary Society (PISCES) on August 19, 2016 at the Christie Point Apartments. PISCES is a member organization of the GWI and also participated in the GWI meeting and site visit. PISCES has approximately 43 active members, representing approximately 150 residents along the Trans Canada Highway and the northern waterfront of Portage Inlet. Representatives from PISCES also attended the September GWI meeting and site visit.

Summary Comments:

• Redevelopment of Christie Point is needed; however, redevelopment should not change the feeling of the Inlet and the appearance of Christie Point’s buildings being tucked in behind the trees.
• Concerns about noise and light impacts were noted.
• Restoration of the water’s edge to address erosion problems of the past would be a benefit.
• Support for passive use of the water (non-motorized) to protect the eelgrass and migratory bird habitat.
• Privacy of existing homes is a concern with the new buildings providing views into the surrounding homes.
• Low-rise buildings and preservation of trees to mitigate visual impacts would be needed.

Veins of Life Watershed Society / Gorge Tillicum Community Association

The project team met with a representative of the Veins of Life Watershed Society who is also a member of the adjacent Gorge Tillicum Community Association in the District of Saanich on September 13, 2016. The Veins of Life Watershed Society is interested in protecting the environmental and ecological values of Portage Inlet. As an adjacent Community Association in Saanich, it is anticipated that some members of the Gorge Tillicum Community Association would be interested in the Christie Point redevelopment project.

Summary Comments:

• Redevelopment of the site presents an opportunity to see positive growth near the community’s commercial core, with employment, shopping and community services within close walking and cycling distance.
• The project could help improve the natural environment and to further educate the community/residents about the importance of preserving the inlet as a migratory bird habitat and sensitive mudflat ecosystem.
• The project could create public look-out points but should limit the potential for people to get into the water; the waterway should be seen as a natural asset and not as a ‘playground’.
• Further and ongoing engagement with the Veins of Life Watershed Society to address how the project responds to its shoreline setting would be welcome.
• There may be interest from the Gorge Tillicum Community Association to receive a presentation on the project.

View Royal Community Association

Members of the project team were invited to attend the October 2, 2016 meeting of the View Royal Community Association. Approximately 15 Community Association members were in attendance and participated in an engaging discussion about the project.

Summary Comments:

• It was acknowledged that the existing buildings are in need of replacement, with one member noting that she lived at Christie Point a number of years ago and that the buildings appeared to already be in need of replacement at that time.
• Traffic is a key issue with the Inland Island Highway already experiencing high volumes of commuter traffic and there is concern that the increase in the number of units at Christie Point will make an already existing problem worse.
• The potential for a new pedestrian crossing and controlled intersection at Shoreline and the Inland Island Highway was seen as a potential benefit; however, it was felt that a new traffic light will impact the traffic situation that is already congested at Admirals.
• Residents living across from Christie Point who will have their views affected by the proposed higher buildings also noted building height as a key concern.
• Parking ratios were also discussed and it was recognized that limitation on parking as currently proposed (at a rate of 1 parking space per unit) would also limit the amount of traffic to and from the site.
• Ensuring access to transit and cycling trails will be important to support more people living at Christie Point; exploring the potential for BC Transit service to the site was suggested.
• The question of public amenities was discussed.
• In general, most attendees supported redevelopment of the site and valued the approach being taken to preserve the important natural features of the property; however, most expressed concern about the amount of development being proposed, noting that the 9-storey buildings were too high.

Shoreline Community Middle School, School District 61

The project team met with a representative of School District 61 on September 22, 2016 to discuss redevelopment of the Christie Point site and its relationship to Shoreline Middle School.

Summary Comments:

• Both Craigflower Elementary and Shoreline Community Middle Schools serve a diverse student population, including many students from the nearby Songhees and Esquimalt First Nations.
• Both schools (buildings and lots) are intended to remain under ownership of the School District for the long-term.
• Shoreline Community Middle School (SCMS) functions as a community hub in the evenings and on weekends, providing space for various arts and recreational activities and classes.
• The School District acknowledges the need for a traffic study and mitigation and is open to ideas.
• SCMS has been slated for seismic upgrading in the next 2-3 years. This process involves closing the building for one full school year and temporarily relocating the students to nearby schools.
• A change in population and/or demographics adjacent to SCMS and Craigflower Elementary, in both the short term (ie. during redevelopment construction) and the long term, will have a significant impact on student enrolment numbers.
• There is potential for aligning schedules/timelines of the redevelopment of Christie Point with the School District’s seismic upgrade schedule in order to avoid demographic and population shifts that could overwhelm the schools’ enrolment in the short term.

Neighbourhood Open House

Realstar and the project team hosted a Neighbourhood Open House on Thursday, September 22, 2016 at the View Royal Town Hall. Notification of the Open House was published in the Times Colonist, the Goldstream Gazette and the Saanich News and meeting invitations were sent to over 900 households and businesses in the surrounding neighbourhood.

The purpose of the Open House, which was attended by approximately 100 people, was to introduce the project to the community. A series of project information boards were on display and members of the community were welcome to view the materials and ask questions of the project team in attendance. The team heard positive support for redevelopment of Christie Point and Realstar’s commitment to investing in new rental housing. Many conversations highlighted appreciation for the amount of research completed to inform the plan and for the opportunity to provide feedback to help further shape the plan.

In addition to the conversations and discussion throughout the Open House, the team also sought community input through comment forms and post-it note additions to the display boards.

Comment Form Excerpts

A comment form was provided at the Open House and is also available on the project website. A total of 22 comment forms were returned at the Open House (or by e-mail the following day). An additional 12 comment forms have been completed online, to date. A copy of the comment form and a transcription of the comments received are included in Appendix B.

The following are excerpts of the comments provided, organized around each of the identified key community and stakeholder input themes.

Support Christie Point Redevelopment with New Rental Housing

• “I think the designs look nice, and I appreciate trying to keep some green space. Seeing that solar energy may be incorporated is great!”
• “I am happy to see the green spaces left and even expanded. I feel the buildings are definitely in need of a refresh.”
• “I would like to see units of similar size to the current apartments, as we have moved to this location primarily for the location / space provided. Having bike lock up and a separate storage space is also something I would like to see continued with the new design.”
• “It looks very attractive and has many attributes. I’m excited to be a tenant there!”
• “Currently, Christie Point is a warm, and friendly, and close community. I would hate for this to be lost by making it too big and impersonal. Otherwise, I am excited by the prospect of new and redeveloped dwellings. I love living here and would live in no other place. Thank you.”

Prioritize Protection of Portage Inlet and Environmental Values

• “I am glad that there is a large focus on keeping the inlet environmentally stable.”
• “Protecting the natural beauty of the complex is very important.”
• “I think the designs look nice, and I appreciate trying to keep some green space.”
• “The environmental issues pertaining to this important waterway year-rounds for a myriad of waterfowl species needs to be assessed in considerable in-depth study.”
• “Flooding, erosion, bird and wildlife sanctuary, are key points – increase in sewage, water, roads will exhaust resources.”
• “Also I’m concerned about the # of trees that will be taken out.”

Support the Existing Tenants and Consider Housing Affordability

• “Most of us seniors, handicapped people, young families – won’t be able to afford the new rate and all of this for the sake of your successful business – an absolute shame.”
• “A lot of people will be displaced and probably won’t be able to afford the rent hikes!”
• “Housing all residents who wish to stay, at rents no more than that allowed by existing rental legislation that protect residents from rental gouging. With 339 more sites and some I see no reason current residents could not stay on in new buildings at current rental agreements. At minimum, for a multi year transition commitment.”
• “Maintain the low rent housing and allow existing tenants to stay. All new structures should be no more than 2 storeys high. Many tenants of Christie Point will be asked to move and will not be able to afford rent in other locations.”
• “Relocating existing tenants at the same rental rates or subsidizing them for having to rent elsewhere.”
• “What’s going to happen to all the displaced residents? I am strongly opposed to the type of redevelopment you are proposing. There must be many other sites in View Royal far more suitable for high density housing, without the inherent environmental sensitivity attached to this project.”
• “Currently, Christie Point is a warm, and friendly, and close community. I would hate for this to be lost by making it too big and impersonal. Otherwise, I am excited by the prospect of new and redeveloped dwellings. I love living here and would live in no other place. Thank you.”
• “Social consequences of displacement of low cost (for Victoria) rentals before, during and after construction.”

Address Existing Traffic Congestion

• “The main concern is access from Christie Point to the Island Highway either in an easterly or a westerly direction. Also access to Christie Point from Island Highway from either direction is already extremely difficult. There are PRESENT conditions. One cannot fathom what it will look like when the McKenzie interchange constructions are being carried out. Compound this further by the possibility of construction vehicles trying to access for development.”
• “Some serious thought has to be put into traffic that is already ridiculous and getting worse every year.”
• “More traffic studies, additional documentation supporting your statement that growth from existing number of units to 500 units will “insignificantly “ impact traffic flow. I think that is a gross understatement.”
• “The proposed increased density is out of scale in relation to the traffic problems it will create – it’s not going to be resolved – just pushed a bit further up Craigflower. It will still remain a bottleneck to reach the Helmcken intersection.”
• “Traffic problems that currently exist are just being ignored. Traffic now at this area is absurd as it is without the addition of a potential 1000 more vehicles.”
• “This is too much density for the area and it will create further burdens on the existing traffic.”
• “Concerned about noise, traffic, dust during construction and increased traffic if the project goes through due to the higher density housing = more cars.”
• “First and foremost, the traffic problem must be solved before proceeding with this project whether by reduction in density or by innovative access construction.”

Minimize View Impacts for Adjacent Neighbours

• “You need to consider seriously the effect of such a project on the visual aspects of this important waterway – it’s one of the best in the Victoria area.”
• “Too visible over the portage inlet – buildings too high, too many trees gone, buildings dominate the view instead of natural shoreline.”
• “There is insufficient consideration given to the visual impact of this project.”
• “Light pollution from the buildings.”
• “I don’t believe this level of density - with over 500 units proposed - is good for the community. The light and noise pollution alone, with noise and lights traveling across the Portage Inlet in three directions 24/7. Already, with the existing units there are lights glowing across the water all night; and emergency vehicles arriving with sirens blasting across the water.”
• “As retired residents we spend the majority of our time at home in our yard. We live directly across the water from the road side of the development and the many years of construction will severely disrupt our lifestyle.”

Maintain a Low-Rise Building Form and Reduce Density

• “Stick to OCP/Zoning Bylaw. 4 storey max (on designated height) stay at or below FSR. This is not the place to develop with tall buildings in the middle of a recreational area (Portage Inlet) which will spoil any natural view presently remaining. Trees will be destroyed by proposed buildings.”
• “2 9-storey towers are unreasonable and will be an eyesore in the community.“
• “Not in keeping with immediate neighbours, neighbourhood. More suited to inner city site than such a suburban/pastoral site.”
• “Too high density, Storeys too high.”
• “Too many units. I am all about growth and redevelopment but this is too much for this area.”
• “High rises on such a small narrow point situated on a mud flat makes no sense.”
• “The buildings are too high. There is not enough area for parking.”
• “I mostly like the preliminary concept plan. My only concern going to 9 storeys. It is my opinion that 9 is too high and would significantly impact the natural beauty.”
• “Way too big, these buildings need to be scaled back.”
• “Density is too high and the proposed towers are too visually invasive.”

Project Website

www.christiepoint.ca

Realstar created a project website, which was launched on September 23, 2016. The website includes information about the planning process. A virtual Open House of the materials presented at the Neighbourhood Open House is available along with a digital comment form where individuals can share their feedback with the team online. To date, a total of 12 digital comment forms have been submitted through the website.

The project website will be updated to include the Rezoning Application materials upon submission to the Town of View Royal. Further updates will be provided as the process continues.

Responding to Community Feedback

The project team values the importance of community engagement and the input received from stakeholder groups helped shape the concept plans.

The following table summarizes the evolution of the concept plan based on iterative feedback:

Based on community feedback following the September Tenant Meeting and Neighbourhood Open House, the team revised the proposal to lower building heights from a maximum of 9-storeys to a maximum of 6-storeys. The revised concept maintained a development density of 1.25 FSR and a total unit count of 520.

Preliminary, informal feedback received from View Royal Council following a pre-application presentation of the concept plan in November 2016 informed further revisions to the plan to reduce the overall project density from 1.25 FSR to 1.15 FSR and to lower the number of units from 520 to 473.

Following submission of the Rezoning Application, the plan may be further refined in response to feedback from the Town of View Royal. The team will continue to engage with stakeholders throughout the process.