Applicant Presentation - 10 ERSKINE LANE

Welcome and Agenda

• Territorial Acknowledgement
• Introduction
• Site Background
• Project Overview
• Policy Overview
• Community Need
• Engagement Summary
• Project Benefits and Impacts

Who we are

Local Team

Developer: Parsi Development Past projects: The Piano; Casa Bella

Development Consultant: Wiser Projects Past Projects: Market and non-market housing across CRD and Vancouver Island

Site Background

• Current use: two single family homes
• Rezoned in 2008; Development Permit approved in 2010
• New proposal is update to 2010 design

Project Overview

• Previously rezoned in 2008; DP secured in 2010 but not developed
• Current zoning (CD-12) allows for 3* storeys and 30 units
• New rezoning application seeking 5 storeys and 43 units total
• Mix of studio, 1- and 2-bedroom units
• Vehicle and bicycle parking requirements met

*Previous DP secured in 2010 allowed for 4 storeys with support from neighbours

Policy Overview

• Current zone: CD-1: 3 storeys; 30 units
• OCP Land Use Designation: Mixed Residential
• Development Permit Area: Mixed Residential: Form and Character
• Considers several OCP policy objectives including but not limited to:
  • Sustainable development pattern (infill project in a walkable neighbourhood)
  • Inclusive community (attainable housing)
  • Increasing the supply of housing
  • Affordability through design
  • Promoting alternative transportation

Housing Needs Report and the Official Community Plan

Affordable Ownership

• Households making the median income ($83,994) cannot afford the average single-detached home
• Families (in particular, younger families just starting out) cannot afford housing.
• Additional 13 units helps to keep the cost per unit down.

Prime location

• Adjacent to services and transportation options (e.g., transit, bike routes) to support walkability and a more vibrant, healthy neighbourhood
• Increase the diversity of housing options in View Royal, including new types of housing identified as “missing” (e.g., townhomes, apartments)

Walkable in 15 minutes

• Eagle Creek Village
• Next to the Galloping Goose Trail
• Victoria General Hospital
• Eagle View Elementary
• Bus Stops

Updates since the Committee of the Whole

• Additional community engagement
• New building design
• Finalized community amenity contribution

Community Engagement

Neighbours expressed a desire for Community Amenities that funnel directly to the neighbourhood and for increased privacy for neighbours.

Community Amenities

• A sidewalk from the property to Watkiss Way built to current standards (2m wide)
• Improvements to the connection to the Galloping Goose Trail (which includes native plantings on the boulevard)
• A cash contribution per additional unit of density

Increased Privacy

• Stepping back the 4th and 5th floor
• Privacy screens on balconies facing 14 Erskine Lane
• Full-sized trees instead of hedges planted along the property line

Privacy Screens

Building Setbacks

Project Benefits

• Minimal impact on the neighbourhood but an increase in units
• New design further reduces impact on neighbouring properties with the top two floors stepped back
• Providing much-needed housing in walkable, connected neighbourhood
• Road dedication and sidewalk for Erskine Lane improvements
• Improvements to connector to Galloping Goose

FAQs

What are the impacts on neighbouring properties?

• Very little impact when compared with what is currently allowable/buildable.
• Zoning allows for 3 storeys, but DP approved in 2010 included variance for 4 storeys.
• 4th and 5th storeys are significantly stepped back; will not overlook units at 14 Erskine Lane.
• Landscape plan to be completed at DP but will prioritize privacy between properties.
• Minimal/no traffic impacts

Conclusion

• Change in question: 13 units, 2 storeys
• Rezoning will secure local community amenities
• Additional density will help keep cost of units down
• Project meets OCP and other View Royal policy objectives by adding housing to well-connected, well-serviced area
• One piece of the housing puzzle