Council Meeting/Documents/TOWN OF VIEW ROYAL MINUTES OF A PUBLIC HEARING HELD ON TUESDAY, JUNE 27, 2017

Minutes

TOWN OF VIEW ROYAL MINUTES OF A PUBLIC HEARING HELD ON TUESDAY, JUNE 27, 2017

July 18, 2017Pages 12–264 sections

Minutes from a public hearing regarding the rezoning of 2951 Craigowan Road (Christie Point) featuring extensive public commentary.

June 27, 2017Location: Songhees Wellness Centre168 members of the public presentSubject: 2951 Craigowan Road (Christie Point)

TOWN OF VIEW ROYAL MINUTES OF A PUBLIC HEARING

HELD ON TUESDAY, JUNE 27, 2017

SONGHEES WELLNESS CENTRE – 1100 ADMIRALS ROAD

PRESENT WERE:

Mayor David Screech
Councillor Mattson
Councillor Rast
Councillor Rogers
Councillor Weisgerber

REGRETS: (None)

PRESENT ALSO:

K. Anema, Chief Administrative Officer
J. Rosenberg, Director of Engineering
P. Hurst, Director of Protective Services
D. Christenson, Director of Finance
L. Chase, Director of Development Services
J. Davison, Planner
C. McTeer, Executive Assistant
J. Crockett, Corporate Services Clerk
E. Bolster, Deputy Corporate Officer
168 members of the public
1 members of the press

1. CALL TO ORDER

Mayor Screech called the Public Hearing to order at 6:34 p.m.

2. APPROVAL OF AGENDA

MOVED BY: Councillor Rogers SECONDED: Councillor Rast

THAT the agenda be amended to include items 5(a)(4)(g-z);

AND THAT the agenda be approved as amended. CARRIED

3. PUBLIC HEARING

a) Statement of Public Hearing Procedure

Mayor Screech made a brief statement regarding the procedures for public hearings.

b) Statement of Publication of Public Hearing

The Planner advised that the notice which advertised this Public Hearing was posted on the Notice Board at the Municipal Office on June 14, 2017. The Notice was also advertised in two consecutive issues of a newspaper being the Goldstream Gazette on Wednesday, June 21, 2017 and Friday, June 23, 2017. A total of approximately 423 notices were mailed on June 14 and 15, 2017 to owners and residents of land located within a 400 metre radius of the subject property.

4. REPORTS

4.1 STAFF REPORTS

a) Rezoning – 2951 Craigowan Road (Christie Point)

Report dated June 22, 2017 from the Planner

The Planner gave a summary of the report to Council noting specifically:

site context;
Official Community Plan context;
updates to Bylaw No. 976 since the June 13, 2017 meeting;
proposal;
Official Community Plan consistency;
building height;
steps to reduce massing;
placing of fill;
proposed zone table;
parking;
community amenity contribution; and
tenant relocation package.

The Planner noted that the Town has not received applications for a Form and Character Development Permit or Environmental Development Permit.

MOVED BY: Councillor SECONDED: Councillor

THAT the report dated June 22, 2017 from the Planner titled “Rezoning – 2951 Craigowan Road (Christie Point)” be received for information. CARRIED

5. BYLAWS FOR CONSIDERATION

a) Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 976, 2017

A Bylaw to Amend the Town of View Royal Zoning Bylaw with Respect to Creating the CD-22 (Christie Point Residential) Zone and with Respect to the Rezoning of 2951 Craigowan Road (Christie Point)

Comments from Municipal Staff As above
Comments from the Applicant H. Grey-Wolf, Realstar, introduced the proposed application and local consultant team; and noted the project’s intent.

Ms. Grey-Wolf and F. D’Ambrosio, architect, noted the following:

View Royal’s approval process – rezoning of site; development permit for each building; and building permit for each building;
design approach and intentions – follow smart growth ideas; work with the community; conduct detailed site analysis; and identify potential building sites;
proposed schemes;
simulated views from Welland Legacy Park, Chancellor Road, Murray Drive (northern and southern) and Portage Inlet Linear Park (western);
grade and height calculations for buildings A, B, C, D, E, F and G;
simulated overlays from drone studies;
support for current residents – BC Rental Tenancy Act requirements and Realstar’s tenant relocation package; and
community amenity contribution.

Council and Ms. Grey-Wolf discussed trees; grades and calculations.

Comments from the Public

a) E. McCusker, 23 Parkcrest Drive, noted he is in support of the project and feels the property at Christie Point has been underutilized; and feels the project will look good.

b) J. Newnham, 2931 Craigowan Road, noted she is opposed to the application and is concerned about increase in traffic; emergency response times and loss of ambience and sense of community.

c) D. Hutniak, CEO, Landlord BC, noted that he is in support of the project as there are few purpose-built apartments that have been constructed in the past forty years and View Royal cannot afford to miss this opportunity. He urged Council to approve the project.

d) S. Torontow, 2775 Shoreline Drive, noted he is opposed to the project due to building within the 15m setback and the proposed zoning for this project. He spoke in regard to the precautionary principle; and noted he would be in favour of the project should it be within the scope of the Town’s Official Community Plan.

e) E. Rogers, Together Against Poverty, formerly of 525 Prince Robert Drive, noted that should this project be approved, the housing affordability crisis in the Capital Region would be worse; and there is a need to preserve renters rights. She urged Council to follow the City of Victoria’s lead and declare a six-month moratorium on demolition of rental housing.

f) B. McKnight, 2836 Murray Drive, noted he is opposed to the project due to the proposal exceeding the allowable building height. He stated he would like the proposal limited to four storeys and maintain the migratory bird sanctuary.

g) K. White, 3810 Craigowan Road, noted she is opposed to the project and as a nineteen year Christie Point resident is concerned about the loss of community, sacred plants and affordable rental rates.

h) S. Bond, 107 Kingham Place, noted that she recognizes the need for more rental units in the region but does not feel that Christie Point is the right place for rental properties. She feels Christie Point should be a development for individual property owners.

i) B. Scott, 109 Kingham Place, noted she is opposed to the project and does not support the proposed six storeys; and stated her concerns in regard to the loss of privacy, trees and decline of property values. She feels there needs to be moderately priced rentals at Christie Point.

j) I. Forbes, 118 Chancellor Avenue, noted he is opposed to the project and does not support the proposed six storeys but rather four storeys. He stated there is a need for rental housing; and that the existing buildings need to be replaced.

k) J. McCladrey, 6-2951 Craigowan Road, noted she supports the project as there is a need for more rental housing; however there is a need for affordable rents and would like all current residents offered grandfathered rents.

l) Bryce, 6-2951 Craigowan Road, noted he feels that the existing tenants should be given first right of refusal for affordable rents.

m) K. Blakely, 2775 Shoreline Drive, noted she is opposed to the project and stated her concerns in regard to impact to the environment; variances to setbacks; height; lack of transparency; and need for affordable housing.

n) K. Banfield, 3-2951 Craigowan Road, noted she is opposed to the project due to the displacement of current residents.

o) G. Shifrin, 2842 Craigowan Road, noted he is opposed to the project and stated his concerns in regard to density; impact to the bird sanctuary; wildlife will suffer; land is not stable; wrong location for this development; increase in traffic; and impact to residents, pets and plants.

p) G. Rogers, 2753 Shoreline Drive, noted he is not opposed to redevelopment but feels the proposed project for Christie Point is too high and dense and not a good fit for the community.

q) D & S. Brown, 309 Bessborough Avenue, noted they support the project as it brings much needed rental housing; and that the compensation package far exceeds the minimum required by the Residential Tenancy Act. They stated that Realstar demonstrated they have listened to residents and these will remain in perpetuity.

Bylaw No. 900

Page 12–26

r) M. Garden, 817 Alvarado Terrace, noted that the buildings at Christie Point are in disrepair and the site needs to be redeveloped. She stated she has previously worked with Realstar who are ethical and professional and make long term commitments to the community; and there is a need for rental housing in the region.

s) G. Mathies, 333 Stewart Avenue, noted he supports the project; and that the developer has made concessions with changes in height; public access and compensation package to tenants. He urged Council to approve the project as it would be good for the Town.

t) A. Kemp, 1134 McBrair Avenue, President, A.G. Kemp & Associates Inc., noted his support for the project as there is a housing crisis in the region and a need for rental housing. He urged Council to support and approve the project.

u) J. Baker, 1 Buddy Road, Community Development Advisory Committee member, noted she supports the project and has attended Realstar’s presentation at the Community Development Advisory Committee meeting. She stated she feels this project meets the goals of all concerned.

v) A Jordan-Mills, 2951 Craigowan Road, noted she is opposed to the project and stated her concerns in regard to the impact to the environment; traffic; density; and affordable housing.

w) L. Critchley, 132 St. Giles Street, spoke in regard to the water conditions, specifically silt at the Portage Inlet; and stated her concerns in regard to the environment.

x) L. Cole, 2861 Craigowan Road, noted she is opposed to the project and stated her concerns in regard to displacement of residents; affordable housing; compensation package; and grandfathering of rents. She stated she would like to see a Tenant Relations Officer appointed to the project and urged Council to take a stand until all residents are taken into account.

y) M. Molloy, 3005 Craigowan Road, noted she is opposed to the project and stated her concerns in regard to new rental rates; displacement of tenants; and affordable housing.

z) M. Frizell, 2951 Craigowan Road, noted she supports the project and looks forward to living in a new home. She stated that the developer has listened to residents and responded in a meaningful way and that the tenant compensation package far exceeds others in the Capital Region.

aa) J. Parker and Ms. Atherton, 2785 Shoreline Drive, noted they agree that Christie Point is in disrepair and stated their concerns in regard to the impact to environment and community; increase in traffic; and safety concerns for students of Shoreline Community School. They urged Council to delay consideration of the rezoning application and to consider an alternative such as a land swap with Shoreline Community School.

bb) S. Guinn, 3025 Craigowan Road, noted he is opposed to the project and stated his concerns in regard to loss of affordable housing, community, community gardens and amenities; and increase in traffic.

cc) A. Wiersma, 2951 Craigowan Road, noted that should all tenants be offered grandfathered rents then she is supportive of the project; and stated her concerns in regard to affordable housing.

dd) R. Koller, 114 Chancellor Avenue, noted her concerns regarding light pollution; protection of birds; impact to environment; emergency access; and relocation of tenants.

ee) S. Custock, 110 Chancellor Avenue, spoke in regard to the land lift analysis; increasing value of the asset; affordable housing; loss of view; protection of bird sanctuary; and bird strikes. She stated the proposed housing does not fit with the character of Christie Point.

ff) D. Bee, 120 Chancellor Avenue, stated her concerns in regard to height; massing; density; increase in parking; impact to environment; protection of parks; and affordable housing.

gg) K. Scott, 251 Woodbine Court, noted she is opposed to the project and requested that Council respects the Town’s Official Community Plan and keep the building height to four stories.

hh) K. Dunn, 3028 Admirals Road, noted that she is opposed to the project and feels that the development is motivated by profit. She stated her concerns in regard to displacement of tenants; proposed density; and impact to the environment.

ii) M. White, 11-118 Aldersmith Place, stated her concerns in regard to the increase in traffic and density; height of proposed buildings; and need for affordable housing. She noted that the tenants have been offered a good compensation package.

jj) N. Groves, 474 Kinver Street, noted she is opposed to the project and stated her concerns in regard to increase in traffic; safety concerns; increase in crossing guards for children attending Shoreline Community School; and location of the overpass.

kk) S. Hodges, 1101 Skeena Place, stated that Christie Point is in disrepair and stated his concerns in regard to the bird sanctuary; Portage Inlet Linear Park; loss of views; density; and building height.

ll) K. Haugen, 2763 Murray Drive, stated her concerns in regard to the rental crisis in the region; waterfront housing vs. non-waterfront housing; displacement of residents; maintenance of the bird sanctuary; and increase in traffic.

mm) D. Critchley, 132 St. Giles Street, spoke in regard to climate change; sea level rise; earthquake hazard; and tsunamis as they affect Christie Point.

nn) J. Bee, 120 Chancellor Avenue, spoke in regard to a regional earthquake plan and tsunamis as they affect Christie Point.

oo) C. McFallon, 3020 Craigowan Road, noted she is opposed to the project and stated her concerns in regard to the tenant relocation package.

pp) I. McKnight, noted he is opposed to the current proposal but not against redevelopment of Christie Point. He urged Council to continue to listen to the community and make the right decision.

qq) K. Lees, 2829 Murray Drive, noted he is opposed to the project and stated his concerns in regard to building height; and depreciation of neighbouring properties. He stated he supports the redevelopment of Christie Point at four stories.

rr) A. Morris, 18-2951 Craigowan Road, stated her concerns in regard to the tenant relocation package; displacement of tenants; new market rental rates; and affordable housing.

ss) R. Leslie, 2831 Murray Drive, spoke in regard to site comparisons; process application concern; proposed rezoning bylaw; building height; and the Town’s Official Community Plan criteria of four storey building height.

tt) D. Faulks, 196 Werra Road, spoke in regard to building height; impact of six storey buildings on the skyline; increase in traffic and the need for E&N commuter rail.

uu) M. Denton, 2951 Craigowan Road, noted she supports the project and thanked the developer for everything they have done and continue to do. She stated that residents should be helping each other to find new housing.

vv) D. Babiuk, 2834 Murray Drive, stated his concerns in regard to density; land lift analysis; building height; and proposed rental unit size.

ww) C. Dusmann, 2951 Craigowan Road, noted that she would support the project if all tenants were afforded grandfathered rents. She stated her concerns in regard to affordable housing; and tenant relocation package.

xx) J. Page, 2834 Murray Drive, stated her concerns in regard to the displacement of tenants; application process; amenity contribution; parking; and tax exemptions.

yy) M. Wright, 3005 Craigowan Road, noted she is opposed to the project and stated her concerns in regard to impact to environment; current rental crisis in the region; displacement of residents; previous applications for Christie Point; grandfathering of rents; tax exemptions; and tenant relocation package. She urged Council to stick to the Town’s Official Community Plan criteria.

Page 12–26

zz) C. Burton, 3031 Craigowan Road, noted she supports the project and appreciates the proposed tenant relocation package; and that having to find a new home is a reality. She stated the environmental studies are good and solid and should this proposal go forward she wishes the environmental impacts to be upheld.

aaa) S. Lees, 2806 Murray Drive, noted he is opposed to the project and stated his concerns in regard to building height; and discussed building height in relation to the BC Building Code.

bbb) D. Horbatuk, 105 Kingham Place, noted she is opposed to the project and stated her concerns in regard to building height; and displacement of residents.

ccc) A. Heffer, 2774 Murray Drive, stated his concerns in regard to building height; keeping with the Town’s Official Community Plan criteria; and the development not being appropriate for the site.

ddd) K. Wilk, 2951 Shoreline Drive, stated his concerns in regard to the increase in traffic on Shoreline Drive.

eee) D. Bee, 120 Chancellor Avenue, urged Council to protect the environment and listen to the residents’ concerns; and stated her concerns in regard to tax exemptions.

fff) A. Jordan-Mills, 2951 Craigowan Road, noted that although the developer has listened to the residents’ concerns, they have not met all the requests made by tenants. She thanked Council; Christie Point Advocates; the community and developer for their patience and hard work.

ggg) R. Leslie, 2831 Murray Drive, stated his concerns in regard to building height; and Official Community Plan amendments.

hhh) A. Wiersma, 2951 Craigowan Road, noted there is a large bird population at Christie Point.

iii) S. Lees, 2806 Murray Drive, stated his concerns in regard to building height; buildable area; and requested that Council adhere to the Town’s Official Community Plan and reduce the building heights to four stories.

jjj) M. Molloy, 3005 Craigowan Road, noted that the developer has done a lot of work and the residents have been treated respectfully. She stated her concerns in regard to building height; and preservation of Christie Point.

kkk) D. Critchley, 132 St. Giles Street, urged Council to vote against the application and work with the developer to come up with a maximum of 18m building height; and requested that the Town’s zoning bylaw be amended to include that no building shall be built higher than adjacent trees.

4. Correspondence

a) Email dated June 22, 2017 from G. Blogg, President, Portage Inlet Sanctuary Colquitz Estuary (PISCES) Society, Re: Zoning Bylaw No. 900, 2014, Amendment Bylaw No. 976, 2017