Rezoning Process

What is Rezoning?

The process of rezoning involves amending the Town's Zoning Bylaw to change the allowable use and density of a property. Realstar has applied to rezone the Christie Point property to allow redevelopment to occur. Rezoning is the first of several steps in the approvals process to allow development. The process is summarized in a chart at the bottom of this page.

For more information, see the Town of View Royal website: Rezoning

  • Rezoning Application Submission

    On December 13, 2016, Realstar submitted a Rezoning Application along with a Letter to Mayor and Council and 4 accompanying appendix documents. We invite you to view these documents (see links).

    Since the original application, Realstar and the consultant team have worked with the Town of View Royal to refine and adjust the application, based on feedback from Town staff, members of Council, third party reviewers engaged by the Town, residents of View Royal and Christie Point, other stakeholders, and members of the public. Building heights are reduced from a maximum of 9-storeys to a maximum of 6-storeys, in shaped and stepped buildings; Correspondingly, the number of units is reduced from 520, as originally planned, to 473. At 1.15 Floor Space Ratio (FSR) is reduced and the proposal is well below the maximum anticipated density of 1.6 FSR of the View Royal Official Community Plan. We have also responded to concerns relating to resident impacts, massing of density, the environment, traffic impacts and cultural values of the property.

    Presentations made to Committees and Council during the process are posted below by date, and the associated community engagement activities can be found on the Community Engagement page.

    Links

    Appendix A: Comprehensive Development Plan, providing an overview of the planning process and rezoning proposal.

    Appendix B: Engagement Summary, providing a summary of community and stakeholder input received to date.

    Appendix C: Technical Reports, presenting the technical findings of the environmental, arborist, geotechnical, archaeological, transportation and engineering studies.

    Appendix D: Drawing Package, including the proposed plans.

    Letter to Mayor and Council

  • Realstar made a presentation to View Royal Council seeking first and second reading on the project. Town staff presented a report to Council. The staff report concludes: “the proposal meets the Town’s Official Community Plan goals and objectives. The proposal represents a significant net benefit for the Town, and for the region as a whole.” Council voted 3 – 2 advance the development to a public hearing on June 27, at the Songhees Wellness Centre. We welcome you to view the presentation, as well as a video of the redevelopment massing model here.

    The Council Report from View Royal Staff can be viewed here: View Royal Staff Council Report.

    Realstar made a presentation to View Royal Council on the latest off-site transportation improvements proposed as part of the community amenity contribution of the rezoning application. We welcome you to view the presentation, as well as a video of the Synchro traffic analysis model here.

    Realstar made a presentation to View Royal’s Community Development Advisory Committee and Parks, Recreation, and Environment Advisory Committee on Tuesday April 25, 2017. We welcome you to view the presentation here.

    Realstar made a presentation to the View Royal Council on Tuesday, April 18 outlining the transportation improvements proposed as part of the community amenity contribution package. We welcome you to view the presentation — two versions are available: a small version without the SIM traffic animation (8MB) and one with the animation (90MB).

    Realstar made a presentation to the View Royal Committee of the Whole on Wednesday, February 15, 2017.  We welcome you to view the presentation here.

    Realstar has submitted a comprehensive rezoning application to the Town of View Royal and looks forward to continued community and stakeholder engagement as the application advances through the approvals process. Realstar is committed to supporting the current residents of Christie Point throughout the development process. Realstar listened to key community concerns to integrate innovative strategies and to arrive at the proposed plan through an iterative process. Key changes to the plan include:

    • Building heights are reduced from a maximum of 9-storeys to a maximum of 6-storeys, in shaped and stepped buildings.
    • The number of units is reduced from 520, as originally planned, to 473.
    • At 1.15 Floor Space Ratio (FSR) is reduced and the proposal is well below the maximum anticipated density of 1.5 FSR of the View Royal OCP.

    Redevelopment of Christie Point Apartments offers a number of important community benefits:

    • Increase in the number of purpose-built rental housing units in the Victoria region, with a range of suite sizes and rents
    • Public access to enhanced landscaped site and trails
    • Implementation of Green Shores environmental program as a pilot project on Portage Inlet demonstrating best practices in coastal community development
    • LEED certification or equivalent for all new buildings
    • $200,000 in Shoreline Drive improvements, including new sidewalk and street lights
    • $500,000 for intersection at Shoreline and Island Hwy and re-laning
    • Contribution of $1.0 million towards the Capital Regional District’s Regional Housing Trust Fund initiative of the Regional Housing Affordability Strategy

    The proposal represents a $200 million development investment in View Royal, and the creation of 2,000 person-years of employment. Additional economic benefits include:

    • Generation of $4.5 million in Development Charges to View Royal
    • Generation of $1.6 million in Building Permit Fees to View Royal
    • Creation of $1.8 million in annual property tax revenue for View Royal

    Supporting current residents through the redevelopment process is a priority for Realstar. While the majority of residents will be required to relocate to accommodate the redevelopment, early engagement with the current residents of Christie Point helped to determine the terms of a relocation assistance package, as follows:

    • Realstar will give residents a minimum of 6-months’ notice that they will have to move (exceeding the minimum 2-months’ notice required by the BC Residential Tenancy Act).
    • In addition to payment of one months’ rent required by the BC RTA, Realstar will provide a moving allowance or moving services (including providing packing supplies (boxes, tape)) through a company contracted by Realstar.
    • If residents 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 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.

    In addition, phased redevelopment may allow some residents who wish to stay through the construction the opportunity to move to an alternate unit within Christie Point before construction on any subsequent phase commences.

    Links

    Appendix A: Comprehensive Development Plan, providing an overview of the planning process and rezoning proposal.

    Appendix B: Engagement Summary, providing a summary of community and stakeholder input received to date.

    Appendix C: Technical Reports, presenting the technical findings of the environmental, arborist, geotechnical, archaeological, transportation and engineering studies.

    Appendix D: Drawing Package, including the proposed plans.

    Letter to Mayor and Council

    The team has heard through the community engagement process from a number of individuals and stakeholder groups. Following the September Residents Meeting and Neighbourhood Open House, the team made adjustments to the building height and massing plan to reduce building heights from a maximum of 9 storeys to 6 storeys. The team is also continuing to work with View Royal staff to review the existing traffic conditions and to identify solutions.

    We were invited by the Town of View Royal to present the Christie Point Redevelopment Plan to Council Committee of the Whole on Tuesday, November 8, 2016.  We welcome you to view the C.O.W. Presentation.

    Realstar met with residents of Christie Point on site to introduce the studies taking place in relation to possible redevelopment.

  • Municipal Approvals Process Chart

    christie-point-approvals-chart