Frequently Asked Questions

Why is Realstar redeveloping Christie Point?

Christie Point Apartments were built 55 years ago and are approaching the end of their lifecycle. Redevelopment is necessary. Modernizing the aging sanitary services is also timely and better for the environment.

What is the proposed redevelopment?

Realstar is proposing a new rental development of 473 units in several buildings ranging in size from 4-storeys to 6-storeys in height. The buildings would sit generally in the same place as the existing buildings and paved areas to preserve the natural beauty of the site. More information about the proposed project can be found at: www.christiepoint.ca.

Can the Christie Point lands support increased density?

Yes. The density proposed is well under that contemplated in the 2011 Town of View Royal Official Community Plan (OCP). In fact, the OCP contemplates more units at a density up to 1.5 floor space ratio (FSR) than our proposal which is at 1.15 FSR. Our investigations and research concludes that what we are proposing is sustainable on the land and our restoration commitments will improve the overall health of the property.

What does this mean? 1.5 FSR = 620 units | 1.15 FSR 473 units that we are proposing

What is the height of the proposed buildings and why are they taller than the 3-4 storeys as outlined in the OCP?

We studied the potential to limit building heights to 4-storeys; however, doing so would have negative impacts on the natural open spaces of the property, as new building footprints would need to extend into previously undeveloped portions of the site.

The proposal incorporates low to mid-rise buildings of 4-storeys, to 6-storeys, with some buildings stepping down to 3- and 2-storeys.

Has Realstar engaged with the Songhees and Esquimalt Nations?

Realstar and our archaeological consultant have met with the leadership of both Nations. We are committed to engaging collaboratively with both communities throughout this project, and ensuring that their historical relationship to these lands is honoured.

Will the new development be condominium or rental?

The new development will be rental tenure providing additional, much needed rental units to the Victoria market.

Are the current units subsidized or some for of non-market housing?

No. The property is privately-owned and managed by Realstar as a market rental apartment complex. The average rental rates for units at Christie Point are currently at or above average market rental rates in the region.

Regional Affordability Analysis

Will the redevelopment of Christie Point include affordable housing units?

Realstar has set aside $1-Million to contribute to the CRD Regional Housing Trust. This fund leverages other contributions from across the region and has a greater potential for cumulative impact.

Should the Town of View Royal request to have these funds be redirected within the Town, we would be open to discussing this.

Realstar’s goal is to bring a greater mix of new rental types presently not available at Christie Point that will offer a greater range of pricing options for tenants.

Christie Point is a market rental project today and will continue to be a market rental project with the new development.

What will rents be at the new development?

The rents for the new development have not been set yet; new construction, however, will likely result in rents that are higher than current rents at Christie Point. By offering a greater mix of unit types including bachelor and one bedroom units currently not available, our hope is that existing tenants may see an opportunity to transition to the new apartments. Should this not be the case, Realstar is committed to a comprehensive tenant support package that exceeds provincial regulations.

Why can’t Realstar provide existing tenants with an estimate on what rents will rents be at the new development?

Right now Realstar’s application presents a concept plan which represents square footage only. It does not include a detailed design and breakdown of unit types nor does it include development costs. This work all follow should there be a successful rezoning.

We hope to have a range of rents established as a ballpark when we provide six month relocation notices. Given that the construction period will be 3 to 4 years, actual pricing will not be available until the project is nearing completion however.

Will pets be allowed in the new development?

Pets will continue to be allowed in the new development and a new fenced, off-leash dog park will be developed to help limit the potential of negative impacts by pets on the natural shoreline and wildlife.

What is an Application for a Zoning By-law Amendment?

“Zoning” is a planning term that determines what can be built on a site. In order to build something different than what is currently on Christie Point, with more units and more height, Realstar has to apply for a Zoning By-law Amendment.

As part of its application, Realstar works with the Town of View Royal to determine what can be built at Christie Point. This includes technical studies of traffic and parking, geotechnical issues, environmental issues and archaeology, among others. Realstar also works with you, the residents of Christie Point, the public and other interested groups. Part of working with you is hearing your feedback and incorporating it into the vision for the redeveloped Christie Point.

How long will the rezoning take?

Now that Realstar has submitted its Zoning By-law Amendment application, the Town of View Royal will take approximately 4 to 6 months to review the application.

First step: Town of View Royal staff will present the application to Council -for information only- at the February 14, 2017 Town of View Royal Committee of the Whole.

No decision regarding the application will be made until the Town of View Royal hosts a public meeting. This is where the community is invited to attend and comment on the application directly to Mayor and Council. Following the public hearing, Council will vote on the application.

Now that Realstar has made an application, does this mean the project is proceeding?

Realstar is still in the early stages of the process. At this time, we still really don’t know whether the project will proceed. If Realstar’s Zoning By-law Amendment is approved, Realstar will still have to apply for a Development Permit, a Building Permit and a Demolition Permit. Realstar will keep you informed as we move through the process. Should approvals proceed in a timely manner, we should be under construction in 2018.

[Diagram: Christie Point Redevelopment Plan | Approvals Process flowchart detailing steps from Pre-application in May 2016 through Municipal Reviews for Rezoning, Development Permits, and Building Permits through Spring 2017 and beyond]

Will Realstar remain committed to the upkeep and repair of Christie Point Apartments until relocation is necessary?

Realstar is committed to being responsible landlords. Some projects, such as the repaving of the parking areas, are on hold pending the resolution of the rezoning process. Otherwise, it is business as usual.

When will Realstar know if it is proceeding with the redevelopment?

Realstar will have a better idea of whether it is proceeding following the public hearing for the proposed redevelopment. The date of the public hearing has not yet been set however we hope that it will be spring 2017. Realstar will keep you informed every step of the way.

Do I have to move?

Nobody living at Christie Point has to move right now. Should there be an approval of the proposed redevelopment plan, and should a tenant determine that a residence other than Christie Point is desirable, we are committed to providing the tools and supports necessary to help residents stay or transition as appropriate. Residents will be given 6 months notice rather than the 2 months notice required under the BC Residential Tenancy Act.

Will I have to move in the future?

If the project proceeds, the existing buildings will be replaced and residents will have to move to make way for the new development. Realstar is proposing to phase the construction with the goal of giving some residents the option to move within Christie Point.

If I have to move, what are my rights?

Under the BC Residential Tenancy Act, you are entitled to 2 months’ notice before having to move. You are also entitled to a one-time payment of one months’ rent as compensation for moving expenses. Realstar is offering more support than what is legally required (see below)

Realstar’s tenant relocation commitments

Should tenants determine that they will transition to new accommodations, Realstar will work with residents providing additional support to assist with your transition.

Realstar has committed to a relocation package that exceeds the BC Residential Tenancy Act and includes the following:

• Realstar will give residents a minimum of 6-months’ notice that they will have to move;
• In addition to payment of one months’ rent, Realstar will provide a moving allowance or moving services within the Capital Region (including providing packing supplies (boxes, tape)) through a company contracted by Realstar;
• If you have a physical disability and there are no able-bodied adults in the household, Realstar will provide assistance with packing;
• Realstar will pay for disconnecting and reconnecting hydro, cable, internet, telephone;
• Realstar will pay for mail forwarding for up to 6 months;
• Realstar will give Christie Point residents first right to rent apartments in the new development, at the new rental rates.

If existing tenants wish to relocate prior to receiving the 6-month relocation, will Realstar offer the same tenant relocation commitments?

Realstar will provide tenant relocation commitments only when a decision has been made to proceed with the redevelopment. The 6-month notification is that trigger which indicates that Realstar is proceeding with the redevelopment.

Should tenants choose to relocate during construction – either within Christie Point – or to a new dwelling, and return to the new Christie Point development, will the tenant relocation commitments apply for the return move?

With the exception of the one months’ rent, Realstar will provide the same considerations as outlined above to assist existing tenants with their move back to Christie Point upon the completion of the buildings.

What guarantees do tenants have that Realstar will follow up on their tenant relocation commitments?

Realstar has outlined their support in writing and is committed to supporting tenants through the relocation process. Realstar will explore opportunities to embed these commitments into the final development documentation or as a formal letter on file with tenant lease information.

How long will the construction of the new development take?

Construction timelines are very difficult to predict with any accuracy and phasing will extend the process. We anticipate, however, that construction will take 3 to 4 years.

How will phasing of the construction be implemented?

Realstar proposes to divide the property into two construction phases. We will be working on these details once the rezoning process has been completed and achieved.

Will tenants who choose to transition to the new units and stay on at Christie Point during construction be compensated for through their rents?

We have yet to determine exactly how many residents might be able to stay on site during a phased construction and will work directly with residents once we have more construction information following the approval of the rezoning. Tenants who remain on site during construction would be compensated through their rents. What this looks like has yet to be determined.

How is it possible or safe for people to remain living in an active construction site for 3 or more years?

Upon the approval of the rezoning application, Realstar will be working on the detailed design and construction plans which would include the considerations of an opportunity for phasing. Only if all risks can be mitigated and there is a positive and sensible opportunity for residents to transition within Christie Point would we proceed with this approach. At this moment, we have reason to believe that this is a viable opportunity for existing residents who wish to transition to the new buildings and remain on site.

How will you manage public safety during the construction phase?

Assuming we get our approvals and required permits, redevelopment will be undertaken over a three to four-year time period. A phased construction plan is proposed and a stringent construction management program will be developed to minimize tenant disruption and impacts on the environment and the neighbourhood. Of paramount importance will be public safety. Realstar will be providing new sidewalks and street lighting along Shoreline Drive to connect to existing infrastructure by Shoreline school.

Working with the Town of View Royal, we are committing to invest in highway and public safety improvements, and we will ensure open communications with tenants, neighbours and the Shoreline School community of faculty and families. In addition, Realstar will establish a ‘Community Construction Liaison Committee’ which will meet quarterly to enable effective and responsive communications, and we will prepare updates for Shoreline School’s Administration and Parent Advisory Committee meetings.

How will the traffic improvements on the Highway mitigate the negative impacts of increased traffic arising from Christie Point Apartments now that the proposed density is three times greater than existing?

The traffic study indicates that for every 100 vehicles at the Admirals and Island Highway intersection, the new development will contribute 1.6 vehicles during the peak periods.

This project provides an opportunity through our highway improvement commitments to address existing traffic congestion that has already been identified as a regional concern.

The proposed mitigation strategy involves the installation of a signal control at the intersection of Shoreline Drive and Island Highway. This will support:

• Existing Neighbourhood Traffic
• School Pickup and Drop-off Operations
• Pedestrian Crossing Safety
• Increased Development at Christie Point

The new signal involves retrofitting the intersection in the following ways:

1. Existing westbound Island Highway right-turn lane is converted into a through-lane with right-turn option
2. Existing eastbound segregated receiving lane is eliminated and southbound-to-eastbound traffic joins Island Highway’s two eastbound lanes
3. The 2 -> 1 lane merge point is extended through Shoreline Drive, and a minimum of 100m to the west, significantly reducing queue spillback problems toward the Admirals Rd. / Island Highway / Craigflower Rd. intersection.

Christie Point is part of a migratory bird sanctuary. How will you mitigate against bird loss due to striking of the buildings given their extended heights?

We have biologists working on our team to help us make informed decisions, mitigate risk, and to plan accordingly. We will continue to seek input from the Gorge Waterway Initiative, Victoria Harbour Migratory Bird Sanctuary advocates and others, and Realstar will follow the guidelines and recommendations within Fatal Light Awareness Program (FLAP) designed to safeguard migratory birds in an urban environment.

What else are you doing to mitigate against environmental impacts?

We have registered the site as a pilot project for the Green Shores program, a rating system that promoted sustainable use of the shoreline overseen by the Stewardship Centre for British Columbia.

Invasive species within the 15m Shoreline Areas DP area (SADPA) will be controlled and fully removed when possible.

Construction in the SADPA will be limited to circulation or to development over existing building footprints.

New trees along the shoreline will significantly improve fish and bird habitat, and contribute to buffering views from across Portage Inlet.

Oyster seeding and creation of a salt marsh at the edge of the southeast mudflat will also contribute to the site’s ecological integrity.

All new plants within the SADPA will be native species, and plants across the site generally will be native or adaptive species that are suitable for the area.

How do you plan to address neighbourhood impacts of light pollution resulting from the increased density?

Light pollution resulting from lighting that is excessive or inappropriately designed or installed not only affects wildlife, ecosystems, and quality of life; it also wastes energy.

Realstar’s consultant team is committed to designing the streetscapes, pathways, buildings, and open spaces at Christie Point in support of View Royal’s Dark Skies initiative.

This includes following Dark Skies lighting principles such as:

• Controlling lighting so it is only on when needed;
• Using shielded lighting fixtures that point light downward, only reaching the area that requires Illumination;
• Providing lighting levels that are no brighter than necessary;
• Minimizing blue light emissions to protect wildlife;
• Educating residents on the adverse effects of inappropriate lighting and strategies for minimizing light pollution through windows.

* More information on Dark Skies approaches can be found at www.darksky.org