Attachment 3 - Rezoning application for 10 Erskine Road

RE: Rezoning application for 10 Erskine Road

Dear Mayor and Council

We are pleased to submit the following Rezoning application for 10 Erskine Lane on behalf of Parsi Development, with the goal of bringing a new 5-storey, 43-unit rental project to View Royal. The site was previously rezoned in 2010 but the project was unable to be completed at that time; the plans have been revised with two added storeys and an additional 13 units to meet the growing demand for secured rental in the community. The following letter provides a project summary and rationale and submission details.

Project Summary

The project is located at 10 Erskine Lane, which is to the north of the Trans-Canada Highway and adjacent to the Galloping Goose trail. The project was rezoned in 2010 to the CD-12 Zone, which allowed for 3 storeys and 30 units with underground parking.

The building design has been updated to include 5 storeys and 43 units, ranging from studios to 2-bedrooms. Vehicular and bicycling parking requirements are met, with 53 stalls of vehicle parking and 43 Class I bicycle parking stalls and a 6-space rack at the entrance of the building.

The project is in a well-serviced area, with easy access to the Galloping Goose Regional Trail; bus stops on Watkiss Way (300m) and additional bus servicing at Victoria General Hospital; and commercial services such as Quality Foods, a pharmacy, and medical offices and banking located within approximately 1km or a 15-minute walk. Several local parks are nearby, as well as View Royal Park across the Trans-Canada Highway.

Project Rationale and Policy Support

This project will offer 43 units of attainable rental homes for View Royal, and is supported by a range of policies. Table 1 below summaries those supporting policies:

Table 1: Project Policy Summary

Policy Document	Policy	Project Rationale/Comments
OCP: Land Use	GOAL: Create an inclusive community that provides housing and transportation options, and services and and facilitates for families and individuals of diverse backgrounds, cultures, ages and economic means	This project offers a range of unit sizes suitable for individuals, couples, seniors, or young families.
	POLICY LU 4.2: Support walking, cycling, and transit; and LU 4.4 High quality development	This project is ideally located near many amenities, services, and transportation options, reducing the need for personal vehicle use. The design foolows many urban design best practices and will be an attractive addition to the street.
	LU 5.2: Sustainable development patterns	This project is sensitive infill in an area that promotes walking, cycling, and transit.
	LU 5.4: Urban growth boundary	This project is within the UGB
OCP: Transportation and Community	Objective TR1: Recognize walking, cycling and transit as priority modes of transportation in View Royal.	This project promotes walking, cycling and transit due to its proximity to amenities, services, and cycling infrastructure.
OCP: Housing	Objective HS1A: Create and maintain a range of housing types and tenures to meet the needs of current and future View Royal residents, including families, seniors, people with disabilities and ow-income households.	This housing project offers rental homes that are an alternative to large single-family homes. The units would be suitable for a range of demograhpics, including seniors and families
	Objective HS1B: Work toward an increase in the supply of housing that is affordable for young families, and encourages existing residents to remain in the community as their lifestyles and income levels change.	While these units will be market units, their size and scale make them attainable for a range of demograhpics and income levels.
	Policy HS1.1: Range of Housing Types	This project offers a range of housing types.
	Policy HS1.2: Age in Place	The unit sizes in this project would be suitable for seniors.
	Policy HS 1.7: Multi-unit housing	This project offers modest density in the form of multi-unit apartment building, which is justified based on its proximity to services and amenities.
	Policy HS 1.10 Affordability through design	The smaller unit sizes and economy of multi-family buildings will make these units more attainable than single family homes.
	Objective HS-2 Promote a more sustainable settlement pattern by encouraging the location of new compact housing near amenities, services and transit in the Change Areas, and within existing residential areas inside the urban containment boundary as targeted infill development.	The location of this project offers residents the option to walk, cycle, or transit to many of their needs, and avoids the ecological impact of greenfield development.
	Policy HS2.2 Infill housing	This project targets a range of demographics and is close to parks, schools, and other community amenities. Young/small families would benefit from the project’s 2-bedroom units.
OCP - Natural Environment, Energy and Climate Change	Objective NE2: Achieve a balance between the living biological environment and the non-living built-form of the community.	This project is sensitive infill and reduces the impacts on local ecology.
	Policy NE2.11 Urban Growth Boundary	This site is within the Urban Growth Boundary.
	Policy NE4.9 Alternative Transportation	Residents of this site will easily be able to walk, cycle, or transit.
OCP - Economic Development	Policy ED3.1 Local Employees: Ensure an adequate match between housing stock and the housing needs of local employees	The units in this project would benefit a range of types of workers, who may find employment in nearby Victoria General Hospital; retail; and public service sectors.
Community Climate Action Plan (2012)	Policy 2.4.1: Increase Density – Intensity; Decrease Distance between Residential and Employment Areas;	This project is providing a gentle increase in density on a residential street, without changing the character of the street. It is within easy walking and cycling distance to employment and services.

While this project requires a rezoning to increase the allowable height of the project, the Urban Place Designation of Mixed Residential (M-R) allows for an FSR of up to 1.6 for low-rise apartments. The additional height of 5 storeys is not out of context in View Royal or in this area, with several 6+ storey buildings being recently approved and built along the Trans-Canada Highway. The nature of the sloped site also means that the height impact on neighbours and on the street are minimal.

Need

According to View Royal’s Housing Needs Assessment Report, View Royal is experiencing a rapid increase in housing costs which is outpacing income growth. Currently, the predominant form of housing is single-family dwellings which are becoming increasingly unaffordable for even median-earning households. View Royal also has an aging population, which may lead to a higher demand for smaller units in accessible areas. This project offers “missing middle” housing, both in terms of typology/density, and in terms of attainability for families, seniors, and individuals.

Parsi Development has been committed to providing missing middle housing in the Capital Regional District for over 15 years. In Langford, they have completed their Casa Bella project and The Piano project, providing condos and townhouses at attainable prices. Parsi is currently working in Colwood to develop several secured-rental projects that also includes significant community amenity contributions. This project at Erskine Lane would provide similar, quality homes for residents of View Royal.