2017 06 27 Public Hearing Agenda - Agenda - Pdf
Subject Property Map 2951 Craigowan Rd (Christie Pt)
A cadastral map identifying the boundaries of the subject property at 2951 Craigowan Road.
Subject Property Ortho 2951 Craigowan Rd (Christie Pt)
An aerial orthophoto showing the current site context and surrounding shoreline of the subject property.
Subject Property Ortho 2951 Craigowan Rd (Christie Pt) - Duplicate
A duplicate copy of the orthophoto for the subject property.
Summary of Tenant Relocation Support Package
A summary letter from Realstar Management outlining the assistance and compensation package for current residents being displaced by the redevelopment.
TOWN OF VIEW ROYAL BYLAW NO. 976
A draft bylaw to amend the Town of View Royal Zoning Bylaw to create the CD-22 (Christie Point Residential) zone and rezone the subject property.
TOWN OF VIEW ROYAL COUNCIL REPORT: REZONING – 2951 CRAIGOWAN ROAD (CHRISTIE POINT) - JUNE 9 REPORT
The previous staff report from June 9, 2017, providing detailed context on the rezoning application, OCP policies, and technical analysis.
Subject Property Map 2951 Craigowan Rd (Christie Pt) - Attachment
Map attachment associated with the June 9, 2017 staff report.
Subject Property Ortho 2951 Craigowan Rd (Christie Pt) - Attachment
Orthophoto attachment associated with the June 9, 2017 staff report.
Realstar Management Cover Letter – December 13, 2016
The original application cover letter from Realstar Management outlining the project goals and community benefits.
Realstar Management Response to TOVR Initial Department Comments
Applicant responses to technical comments provided by the Town's Engineering and Development Services departments.
Realstar Management Response to Town of View Royal Comments
Detailed response from the developer addressing municipal comments on site use, environmental protection, housing, and mobility for the Christie Point project.
Attachment 1: Christie Point Building Height Clarification
Architectural diagrams and text clarifying building height calculations and flood mitigation requirements for the redevelopment.
Attachment 2: Flood Risk Areas
Site map illustrating areas lying at or below 3.5m geodetic elevation that require higher flood construction levels.
Attachment 3: Tree Planting & Growth Plan
Landscape plan showing the locations and species of new trees to be planted across the peninsula.
Attachment 4: Estimated Tree Growth Visualizations
Visual simulations showing how the proposed tree plantings will mature over 30 years from various local viewpoints.
Attachment 5: Waterfront View Analysis
Analysis of the number of waterfront neighbors with views toward Christie Point and diagrams showing apparent building height vs. distance.
Attachment 6: Victoria Harbour Migratory Bird Sanctuary Case Study
Information on the Migratory Bird Sanctuary and a case study of the Selkirk Waterfront Community as a precedent for responsible development.
Appendix B: Christie Point Redevelopment Plan Community and Stakeholder Engagement Summary
A comprehensive report detailing the engagement process with tenants, neighbors, First Nations, and community organizations from May 2016 to March 2017.
Appendix A: Letters to First Nations - Title and Spacer Pages
Title and divider pages for Appendix A, which contains correspondence with the Esquimalt and Songhees Nations.
Letter to Chief Ron Sam regarding Christie Point Redevelopment
A letter from Realstar Management to Chief Ron Sam of the Songhees Nation summarizing a previous meeting and outlining development principles.
Christie Point Redevelopment - Planning Principles
Visual presentation outlining eight core planning principles for the redevelopment, including respecting the environment and multi-modal transportation.
Letter to Chief Andrew Thomas regarding Christie Point Redevelopment
A letter from Realstar Management to Chief Andrew Thomas of the Esquimalt Nation regarding the project's approach and planning principles.
Letter from Realstar Management regarding redevelopment process
Closing letter from Heather Grey-Wolf of Realstar Management discussing collaboration and the engagement of Terra Archaeology.
Christie Point Redevelopment - Planning Principles
Visual presentation slides outlining eight core planning principles for the site's redevelopment, such as environmental respect and rental housing expansion.
Appendix B Neighbourhood Open House Feedback - Title Page
Introductory pages for the community and stakeholder engagement feedback section from the September 2016 open house.
Christie Point Redevelopment Summary of Comments Received TENANTS MEETING
Summary of feedback from a meeting with Christie Point residents held on September 20, 2016.
Christie Point Redevelopment Summary of Comments Received NEIGHBOURHOOD OPEN HOUSE
Detailed compilation of community feedback received after the September 22 neighborhood open house.
Summary of Comments Received COMMENT FORMS SUBMITTED ELECTRONICALLY
Summary of feedback received through electronic submissions between September and November 2016, including a resident's formal letter of opposition.
Comments Posted on Comment Board using Notes at the Open House
Transcription of feedback provided on sticky notes during the neighborhood open house.
Appendix C Resident Newsletters and FAQ - Title Page
Title page for the section containing developer newsletters and frequently asked questions documents.
Christie Point Newsletter - September 2016
Informational newsletter from Realstar detailing the rezoning process and scheduling upcoming public engagement meetings.
Christie Point Newsletter - February 2017
Newsletter update detailing proposal changes, specifically reducing maximum height from 9 storeys to 6 storeys.
Christie Point FAQ - January 2017
Comprehensive frequently asked questions document addressing development rationale, density, building height, and environmental impacts.
What We’ve Heard / Responsive Action
Table summarizing specific community concerns and the corresponding actions or design changes taken by the developer.
Attachment 8. Christie Point Demographic and Rent Analysis
Data analysis of existing rent levels and tenant demographics at Christie Point compared to regional averages.
TREE RETENTION STATUS SITE PLAN
Map and table identifying trees for retention or removal and outlining new planting commitments.
CHRISTIE POINT LANDSCAPE MASTERPLAN
Detailed site landscape plan highlighting restoration areas, native plantings, and community amenities like yoga space and gardens.
BICYCLE FACILITIES IDEAS
Visual guide demonstrating types of resident and visitor bicycle parking facilities proposed for the development.
Letter RE: Christie Point Rezoning Application 2016-05 Community Amenity Contribution
Letter from Realstar Management formalizing a $2.45 million community amenity contribution offer.
CRD Memo: Developer Contributions to Regional Housing Trust Fund
Memorandum from the Capital Regional District explaining the Regional Housing Trust Fund (RHTF) and how developer contributions are utilized.
Christie Point TIA Review (Opus International)
Engineering review of the applicant's Traffic Impact Assessment, providing professional analysis and recommendations for signalization and lane configurations.
Opus International Memo - Christie Point Traffic Review
Technical memorandum reviewing transportation impacts, parking requirements, and road signalization for the development.
View Royal - Traffic Signal Warrant Analysis
Traffic signal warrant analysis based on June and November counts, including development volumes.
MEMO: Christie Point TIA Review Response
Response from Bunt & Associates to issues raised by Town staff and Opus regarding the Transportation Impact Assessment.
Exhibits 1-11: Traffic Performance Data and Volumes
Visual exhibits depicting traffic performance, volumes, and mitigation scenarios for the Christie Point development.
Appendix A: Conceptual Road Designs
Architectural drawings and schematic plans for proposed road and trail improvements near Christie Point.
Appendix B: SimTraffic Report – Total 2028 PM Peak Hour Queue Analysis
Detailed queuing and blocking report for the Island Highway intersections under 2028 projected loads.
Appendix C: Conceptual Design Estimates
Itemized cost estimates for proposed off-site road, sidewalk, and infrastructure improvements.
Opus International Letter - Christie Point TIA Review
Review letter providing final comments on the Bunt & Associates traffic analysis and proposed mitigation measures.
Financial Analysis of Proposed Redevelopment of the Christie Point Site
Economic analysis by Coriolis Consulting regarding the feasibility of community amenity contributions from the redevelopment.
Coriolis Attachment 1 – Rental Rates Survey
Survey of current market rental rates for new purpose-built rental developments in the Greater Victoria area.
Coriolis Attachment 2 - Existing Value Key Assumptions
Assumptions used for calculating the existing income-producing value of the Christie Point property.
Coriolis Attachment 3 - Redevelopment Scenarios
Detailed financial modeling for redevelopment scenarios, including revenue, cost, and residual land value calculations.
TOWN OF VIEW ROYAL COMMITTEE OF THE WHOLE REPORT: REZONING – 2951 CRAIGOWAN ROAD (CHRISTIE POINT)
Initial report to the Committee of the Whole describing the site context, Official Community Plan alignment, and rezoning process.
Report to Committee of the Whole Re: Rezoning – 2951 Craigowan Rd (Christie Point)
Comprehensive analysis of the Christie Point redevelopment proposal covering density, environmental impacts, transportation, and community amenity contributions.
TOWN OF VIEW ROYAL BYLAW NO. 976 (Version 1)
A bylaw to create the CD-22 (Christie Point Residential) zone and rezone 2951 Craigowan Road.
TOWN OF VIEW ROYAL BYLAW NO. 976 (Version 2 with Reading Dates)
A copy of the rezoning bylaw noting the dates of the first and second readings.
Email from PISCES Re: development of Christie Point Apartments
Correspondence from the PISCES Society regarding environmental impacts on the bird sanctuary, light pollution, and building height.
Email from Ron Diederichs (FLNR) Re: Christie Point Development
Technical feedback from the Ministry of Forests, Lands and Natural Resources regarding environmental guidelines and the Mixed Residential OCP designation.
Email from Shahn Torontow Re: Christie Point Development
Correspondence from a citizen expressing concerns over project density, environmental setbacks, and traffic on Shoreline Drive.
Letter from Judith Newnham Re: Christie Point Redevelopment
Letter from a resident responding to claims about tenant attitudes and discussing pet policies and wildlife.
Email from Doug & Lindsay Critchley Re: biofilters.pdf
Resident correspondence regarding water quality, buffer widths, and stormwater management at Christie Point.
BIOFILTERS (Bioswales, Vegetative Buffers, & Constructed Wetlands) For Storm Water Discharge Pollution Removal
Technical guidance document from the Oregon Department of Environmental Quality regarding best management practices for stormwater biofilters.
Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 976, 2017
A proposed bylaw to amend the Town's zoning bylaw to create the CD-22 (Christie Point Residential) Zone and rezone the property at 2951 Craigowan Road.
Email dated June 22, 2017 from G. Blogg, President, Portage Inlet Sanctuary Colquitz Estuary (PISCES) Society
Correspondence regarding Zoning Bylaw No. 976 from the PISCES Society.
Email dated June 21, 2017 from R. Deiderichs, Section Head, Ecosystems Section, Ministry of Forest, Lands and Natural Resources Operations
Correspondence regarding the Christie Point Redevelopment from provincial ministry staff.
Email dated June 21, 2017 from S. Torontow, Re: Christie Point Redevelopment
Public correspondence concerning the proposed Christie Point redevelopment.
Letter dated June 21, 2017 from J. Newnham, 2931 Craigowan Road, Re: Christie Point Redevelopment
A letter from a local resident regarding the Christie Point redevelopment proposal.
Email dated June 21, 2017 from D. Critchley, Re: Christie Point Redevelopment
Correspondence including a detailed technical report on the design and effectiveness of bioswales and constructed wetlands for stormwater management.
Email dated June 21, 2017 from Linda Baker, Re: Christie Point Redevelopment
Correspondence from a resident expressing support for the redevelopment and the proposed 6-storey building height.