Attachment 2: Development Permit application for 10 Erskine Road (Wiser Projects Letter)
A letter from Wiser Projects providing a project summary and rationale for the 43-unit development at 10 Erskine Lane on behalf of Parsi Development.
View Royal Town Hall 45 View Royal Avenue Victoria, BC V9B 1A6
December 8, 2022
RE: Development Permit application for 10 Erskine Road
Dear Mayor and Council,
We are pleased to submit the following Development Permit application for 10 Erskine Lane on behalf of Parsi Development, with the goal of bringing a new 5-storey, 43-unit project to View Royal. The site was recently rezoned in 2022 and the developer is moving forward with realizing the project. 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. However, the project was not able to be developed at that time, and was rezoned again in 2021/2022 to allow for 5 storeys and 43 units.
The project includes a range of unit types, ranging from 1- to 3-bedrooms. Vehicle and bicycle parking requirements have been met, with 52 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 one kilometer or a 15-minute walk. Several local parks are nearby, including View Royal Park across the Trans-Canada Highway.
Project Rationale and Policy Support
This project will offer 43 units of attainable 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 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 follows 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 low-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 demographics, 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 demographics 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 provides 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. |
Additional information and rationale can be found in Appendix A: Form and Character – Mixed Residential Development Permit Area.
Benefits
This project will bring 43 much-needed units to the Town of View Royal, in a well-connected and desirable neighbourhood. The location of the project means that future residents have the option of living a car-light lifestyle, with direct access to the Galloping Goose Regional Trail and with access to the transit exchange at Victoria General Hospital (VGH). The project is also located near the employment and service hub in and around VGH, allowing future residents the potential to live and work in the same neighbourhood. The building will be meeting BC Energy Step Code 2 requirements (under View Royal policy) and will be targeting Step Code 3.
The project itself will result in several community benefits, including a sidewalk along Erskine Lane from the property to the intersection with Watkiss Way. Additionally, construction of the project will result in improvements to the connecting trail from Erskine Lane to the Galloping Goose Trail. The boulevard between the trail and the subject site will also be remediated, with invasive species such as Himalayan blackberry to be removed and the area replanted with native species.
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.
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.
Infrastructure
The site is well-serviced and does not require significant municipal servicing upgrades. Through the rezoning process, a 4.8m road dedication was provided in favour of View Royal which will bring the road to current municipal road standards. A sidewalk in front of the project will be constructed and continued along the south side of Erskine Lane to the intersection with Watkiss Way.
The site will be attractively landscaped while maintaining as many trees on the site as possible (largely towards the bottom/south end of the property). A private amenity space has been added to the south corner of the property, which has been designed to allow existing trees to be retained. Screening will be provided along the western border between the site and the neighbouring townhouses, providing privacy for both properties. The street-front provides a new sidewalk, tree plantings, and ground-oriented units with street access. Two private amenity spaces also front the street; one on the northwest corner with seating and plantings; and one next to the building entrance with access from the gym.
As part of the community amenity contribution for this project, the connecting trail from Erskine Lane to the Galloping Goose will be improved/widened, with the boulevard between the trail and the site cleared of invasive species and replanted with native species. This will increase visibility and access along the connecting trail.
A traffic impact assessment was completed in 2022 for the rezoning of the site; it is not expected that traffic generated from this project will have significant impacts on local traffic patterns and wait times.
Site Context and Impact
The site has been zoned for a multi-family building since 2010, with the recent rezoning only adding 2 storeys and 13 additional units. Additionally, over 300 units have been approved across the street at 9 Erskine Lane, making it a neighbourhood in transition. Older homes in the area are a mix of single-family and townhouses. The Galloping Goose Regional Trail runs past the south side of the property.
The project architect and landscape architect have taken great care to provide ample privacy for both future residents and neighbours. Trees will be planted along the western property edge, bordering the townhouses at 14 Erskine Lane, providing greenery and privacy.
Document Images
(1)