What We’ve Heard / Responsive Action

Christie Point Comprehensive Development Plan

What We’ve Heard

What We’ve Heard	Responsive Action
Concern about impact on existing tenants of Christie Point Apartments	Realstar initiated discussions with the residents of Christie Point early in the process and developed a comprehensive tenant support package, including: Realstar will give residents a minimum of 6-months’ notice that they will have to move; In addition to payment of one month’s rent, Realstar will provide an option for moving services (including packing supplies (boxes, tape)) through a company contracted by Realstar, or a moving allowance for residents to use with a moving company of their choice; If you have a physical disability and there are no able-bodied adults in the household, Realstar will contract the moving company to provide packing assistance services; Realstar will pay for disconnecting and reconnecting 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.
Concern about tenant displacement into a rental market with low vacancy rates	Redevelopment of Christie Point site will result in a net increase in the number of dedicated rental units in the region. The project will be built in phases allowing some residents the opportunity to stay on-site through the construction process.
Concern about an increase in rental rates	The Christie Point Apartments is a market rental complex, with current average rents at or above the market average by unit type. It is expected that rents for the new units will be higher, commensurate with the new construction costs and value of the units. Realstar will develop a greater mix of unit types – introducing new studio and 1-bedroom units – that will offer a greater range of pricing to the market – rents that may be achievable for existing tenants.
Concern about regional affordability	Realstar is donating $1 million to the CRD’s Regional Housing Trust to support important non-market housing initiatives in the region.
Concern about environmental impacts of more people living at Christie Point	The proposal includes a comprehensive landscape plan that protects existing open spaces, restores and enhances the natural shoreline and creates places for active and passive use by tenants and visitors to the site. Education programs and signage will help manage human and pet activity on the property and limit impacts to the environment.
Concern about the impact on the Migratory Bird Sanctuary with higher buildings	We have biologists working on our team to help us make informed decisions, mitigate risk, and to plan accordingly. Working with the Victoria Harbour Migratory Bird Sanctuary advocates, Realstar will follow the guidelines and recommendations within Fatal Light Awareness Program (FLAP) designed to safeguard migratory birds in an urban environment. A FLAP-endorsed consultant will review building facade designs and make recommendations to mitigate the risk of bird collisions.
Concern about existing traffic congestion	Realstar engaged a transportation engineering firm to study the current traffic, estimate the potential new traffic reusting from redevelopment and to propose mitigation strategies. At the weekday peak hour, for every 100 vehicles using the Admirals / Island Highway intersection, the proposed development at Christie Point is expected to add an additional 1.6 vehicles. Although the expected increase in traffic volume generated by the proposed development has a small impact on traffic at the Admirals Rd. / Island Highway / Craigflower Rd. intersection, there is an opportunity to improve an existing problematic traffic situation through improvements at the Shoreline Drive / Island Highway intersection. Realstar will install a new traffic signal at the intersection of Shoreline Drive and the Island Highway. Additional improvements to the Island Highway include extending the merge lane further west beyond the intersection to help ease congestion.
Concern about safety for children walking to and from Shoreline Community Middle School	Realstar will be providing new sidewalks, street lighting and pedestrian lighting along Shoreline Drive to connect to existing infrastructure by the school. A new traffic signal at the intersection of Shoreline Drive and the Island Highway will include a pedestrian crossing. A traffic management plan will be in place to address construction traffic and to minimize impacts on the school community.
Concern about the number of vehicles coming and going from the site	The Traffic Impact Analysis completed by Bunt and Associates, transportation consultants, indicates that the new development will have a similar trip generation rate (the number of trips per unit) as the existing complex. At the afternoon peak hour, the current complex generates 32 inbound and 13 outbound trips (45 total). The proposed increased number of units will result in an increased number of trips, estimated at 94 inbound and 38 outbound (132 trips). The new traffic signal at the intersection of Shoreline Drive and the Island Highway is proposed to accommodate these trips.
Concern about parking	Parking for the new buildings will be provided in structured underground/under-building areas, with a limited number of surface parking spaces. The plans accommodate a total of 594 parking spaces, representing a ratio of 1.25 spaces / unit, including 0.15 visitor parking spaces / unit.
Concern about 9-storey buildings and view, noise and light impacts on existing neighbours	Building heights were reduced in response to feedback from a maximum of 9-storeys to a maximum of 4-storeys and 6-storeys. Some of the buildings will be stepped in height to include 2-storey and 3-storey elements. 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

For additional frequently asked questions and responses, see the Realstar Christie Point FAQ document