CPA Public Statement

The Christie Point Advocates group respects the decision made by the Town of View Royal Council on July 4, 2017.

The last six months have seen extensive participation and input from the community at large on several key concerns regarding the proposed rezoning.  We thank the councillors and Mayor for their thoughtful deliberation over the information shared by the public throughout this process.

We have long held that when the proposed rezoning was approved we wanted tenants to have adequate protection and support – especially important given the circumstances of this involuntary move into the current rental climate in Victoria.

We came close to achieving this goal with the latest relocation package and the grandfathering in of rents for a small portion of units offered by Realstar the week prior to the Public Hearing.

However, this step forward ultimately falls short of tenants’ needs. Town Council, in supporting the rezoning, has supported a decision that now results in the majority of existing Christie Point tenants being displaced.

As such, we encourage Town Council to continue to pursue every means possible to ensure that all existing tenants who wish to remain at Christie Point, and in View Royal, can do so affordably.

Christie Point Advocates trust View Royal Town Council and staff to proceed responsibly and collaboratively during the remaining redevelopment process. We remain open to continuing to work with the Town of View Royal and Realstar as opportunities arise.

Council Meeting – July 4th

View Royal Town Council will be meeting on Tuesday, July 4th at 7 pm in the Council chambers. The third reading of the zoning bylaw amendment for Christie Point is on the agenda. After last week’s Public Hearing, Mayor and Council will now publicly discuss their individual decisions, and then take the matter to vote.

People are no longer permitted to speak in regards to Christie Point during the public participation period; however, this is our opportunity to hear Council’s response to Realstar’s rezoning application now that they’ve processed all of the Christie Point Public Hearing information, including our testimonies from last week.

Your attendance at this meeting is critical – it’s an opportunity for everyone to hear, first-hand, the reasons for Council’s decision as well as the next steps in the procedure. Your presence also shows your investment in the process.

Whether you’re a resident, neighbour, or other concerned party – this is a night for the Christie Point Community to stand together.

We thank you for your support, and hope to see you there!

Christie Point Public Hearing

The Christie Point Public Hearing is this coming Tuesday, June 27th at 6:30 pm at the Songhees Wellness Centre1100 Admirals Road. We’re calling for a full house, and encouraging everyone affected by Realstar’s proposed redevelopment to please come out and voice their concerns. This is the last opportunity to speak up before Council makes a final decision on the rezoning application.

Everyone in attendance can speak twice, if they choose to – the first speech can be up to 5 minutes, and the second is up to 3 minutes. Christie Point Advocates have prepared a Letter Template that you can use while preparing your talk – please click here to download. It was created for Christie Point residents, in particular – but if you are a neighbour, or other concerned party, please feel free to use it as well, just make sure you insert your own street address. If you are not able to attend the hearing, or if you cannot speak for some reason, you can turn this statement into a letter to Council. If you are writing a letter, it needs to be dropped off at the View Royal Town Hall no later than 3:30 pm on Tuesday the 27th, or you can email it to them at info@viewroyal.ca.

We are hoping for a flood of speakers and a flood of letters to Council, each expressing individual concerns regarding the project. View Royal Staff has put together a Christie Point Public Hearing info page, where you can learn more. Christie Point Advocates also encourage you to browse through our Considerations and Resource pages for more information.

How to conduct ourselves

Although emotions are running very high regarding this application, we need to abide by the rules when attending the hearing. Ignoring these rules can send out the wrong message and can, ultimately, be counter-productive. We must listen quietly as others are speaking, and we must not clap when they are finished. Instead, we are all encouraged to speak when it’s our turn, and to share our opinions at that time. Council is there to listen to us – this is the one meeting that is totally devoted to us, in that sense. And so it’s important for us to act on this opportunity, accordingly.

What is Council looking for? 

First of all, they don’t want a room full of spectators – they really want everyone to come to the microphone for their turn. They want to hear your views, even if you’re only able to say your name, address, and why your for/against the project. They’re also looking for your thoughtful evaluations of Realstar’s proposal after you’ve reviewed the documentation provided online. Does it make sense, and if not – Why?

Try to find something no one has said before. Ask questions that have not yet been asked. If you’re unable to do this, then simply express your opinion in your own unique way. We need to let Council know there’s a deeply human element to this situation, and their decision is going to make an indelible impact on our lives.

Share this update!

Please feel free to forward this message widely, to let your family, friends, and neighbours know about the upcoming hearing. Encourage everyone to attend. You can also join our Facebook Event and invite people that way.

Thanks so much for your interest and support. Looking forward to seeing you on Tuesday!

For Immediate Release

Contact: Christie Point Advocates
Email: christiepointadvocates@gmail.com
Date: June 23rd, 2017

Public Hearing – Christie Point Advocates Calling for Full House!

View Royal, BC — Christie Point Advocates, a working group calling for a responsible and inclusive redevelopment of Christie Point, are calling for a full house at the Public Hearing on Tuesday, June 27th at 6:30 pm at the Songhees Wellness Centre. This is the public’s last opportunity to voice their concerns regarding Realstar’s redevelopment proposal. After the hearing, View Royal Council will vote on Realstar’s rezoning application, and no further input from the public will be accepted.  

Christie Point is a 161-unit, 2-storey apartment rental complex located in View Royal, BC. Toronto-based owner, Realstar Management, submitted a rezoning application to the Town of View Royal last December. Realstar intends to redevelop the complex into 473 units, with buildings ranging from 4-6 storeys. Christie Point Advocates are concerned about tenant displacement, affordability of new rentals, and increased traffic to the area, amongst other topics.

“A Council vote of three against two is needed to stop the rezoning,” says CPA spokesperson Lisa Cole. “If you’re not in favour of this redevelopment proposal, as it stands, now is the time to do something about it.” Christie Point Advocates are encouraging Christie Point residents, neighbours, and any other concerned parties to come out to the hearing. For more information on Christie Point Advocates, please visit www.christiepointadvocates.com.

Important Notice

IMPORTANT NOTICE TO CHRISTIE POINT TENANTS

Council recently voted 2 against and 3 in support of sending Realstar’s rezoning application to Public Hearing.

A Council vote of 3 against 2 is needed to stop the rezoning/redevelopment.

IT IS NOT TOO LATE!

The Public Hearing is:

Tuesday, June 27, 2017 at 6:30 pm
Songhees Wellness Centre (on Admirals Road)
Click here for MAP

It is important that you please attend.

This is your final chance to tell Council how this redevelopment will impact your life. If you do not wish to speak, your attendance is still strongly encouraged to show your support. You also have a chance to be heard by writing a letter to Council.

Christie Point Advocates will open the Community Room between 10 and Noon on Saturday, June 24th. If you wish to drop off your letters then, CPA will give them to Council at the Public Hearing. On the 24th you can also request transportation to the Public Hearing. We will have a copy of our Tenant Protection and Relocation package available for your review.

For more information please visit our website: www.christiepointadvocates.com

THANK YOU FROM YOUR CPA!

Public Hearing

The Christie Point Public Hearing starts at 6:30 pm on Tuesday, June 27th, 2017 at the Songhees Wellness Centre in Victoria.

Everyone has five minutes to voice their concerns regarding Realstar’s redevelopment Proposal. Please attend, if you possibly can – this is your final opportunity to give your input before View Royal Council accept or reject Realstar’s rezoning application as it now stands.

Revised Guidelines

Christie Point Advocates
Revised Tenant Protection & Relocation Guidelines
June, 2017


1
.0  Intent

The Town of View Royal is requested to use these guidelines to assess rezoning and development permit applications for Christie Point Apartments complex and property, where tenants will be highly impacted or displaced due to major renovation or redevelopment. A Tenant Relocation Plan will be required when eligible tenants in existing residential rental units are displaced as a result of redevelopment or major renovation activity by the applicant (Realstar) as described below.

2.0  Renovations that Could Result in Tenant Displacement:

A Tenant Relocation Plan will be required for all redevelopment or renovation activity that results in tenant eviction, if the proposed project requires a rezoning or development permit. The following are examples of the types of renovations that could result in tenant relocation. It is not a complete list, but is intended to provide guidance to the applicant and tenants.

New construction:

Adding, relocating, or removing walls in units that change the floor plan;

Increasing or reducing the number and type of units in a rental building;

Upgrading rooms (e.g. kitchen and bathroom floor finishing, painting or tiling);

Installing fire sprinkler systems linked to multiple units in a rental building;

Extensive repairs to units that have been damaged by fire or flooding; and

Demolishing buildings that house tenants in rental units.

3.0  Tenant Relocation Plan

a) At a minimum, every Tenant Relocation Plan should be created by an appointed third-party Tenant Relations Officer paid for by the applicant and agreed to by the Town of View Royal and Christie Point Advocates, and include:

b) A list setting out the name of each tenant, the number of the tenant’s unit, the length of occupancy, the unit type, the size of the unit, and the rent the tenant pays at the time the deposit of application for building permits application.

c) Details regarding tenant’s current rent at the time the deposit of application for building permits is submitted, and agreed-upon rent in new development un

d) Financial compensation provided based on length of tenancy:

1 months’ rent for tenancies up to 5 years;

2 months’ rent for tenancies between 5 to 9 years;

3 months’ rent for tenancies over 10 years; and

4 months’ rent for tenancies over 20 years.

This can take the form of free rent, a lump sum payment or a combination of both.

e) A minimum of 12 months’ notice to end tenancies from the anticipated date of demolition and construction.

f) For tenants requiring assistance finding new accommodations:

Three options should be offered that are comparable in unit type, unless otherwise agreed to;

All options should be in the Greater Victoria and Western Communities areas, (with one option within 5km of the same neighbourhood), unless otherwise agreed to;

All options should rent at no more than Canadian Mortgage and Housing Corporation’s average rents for the area;

Include at least two alternate options within the tenant’s ability to pay

Where possible, options should be tailored to the tenant (e.g. pet friendly, mobility considerations, smoke-free, etc.); and

In cases involving vulnerable tenants, the applicant is encouraged to provide additional supports as per section (j) below.

Note: If a tenant’s current rent is higher than CHMC average rents for the area, alternate accommodation options will be provided at the tenant’s current rental rate at the time the deposit of application for building permits is submitted.

g) The tenant(s)’ choice of:

$1,000 moving allowance (paid for by cheque from Realstar)

Moving services through an insured moving company contracted by and paid for by Realstar. Moving expenses will be paid twice to facilitate initial and subsequent moves out  and/or back onto  the property.

h) Right of first refusal, at a ‘grandfathered in’ rate agreed upon by Realstar, Christie Point Advocates and the Town of View Royal prior to:

the 12 months’ notice of the anticipated date of demolition and construction, or:

the submission date of the deposit of application for building permits

Whichever occurs first.

i) A 75% reduction in rent for tenants remaining in existing and new units during the construction period for all building

j) Additional support:

Town Staff will have discretion to request that additional financial compensation or support be provided to vulnerable tenants (e.g. seniors, persons with disabilities, tenants with low income, mental health issues, single parents and children, etc.);

Additional supports from Realstar may include hiring a housing consultant to assist

individual tenants, additional funds for moving expenses, and/or working with non- profit agencies to offer alternative accommodation;

For tenants without an able-bodied adult in the household, assistance with packing will be provided by the applicant;

Disconnection and reconnection of hydro, internet, telephone and cable services for initial and subsequent moves; and

Mail forwarding for 12 months for initial and subsequent move(s).

4.0  Final Tenant Relocation Report

a) To be prepared by the independent Tenant Relations Officer to submit to all parties prior to the issuance of the occupancy permit, including:

b) Names of tenants eligible for the Tenant Relocation Plan;

c) Outcome of the search for accommodation;

d) A detailed accounting of the monetary value given to each tenant (e.g. moving costs, rent, et);

and

e) Details regarding tenant’s current rent at the time the rezoning application is submitted, proposed rent if remaining during construction phase and agreed upon rent in new development un

5.0  Eligible Tenants

Regardless of the type of tenancy, all tenants residing in the building at the time the 12 month notification of the anticipated of demolition and construction is issued must be included in the Tenant Relocation Plan.

A tenant who has not resided in the property long enough to be an Eligible Tenant, which is a tenant who moves into the property after the rezoning or development permit application is opened, is not required to (but at the applicant’s option, may) be included in the Tenant Relocation Plan. Exclusion from the Tenant Relocation Plan is only permitted if the rezoning and/or redevelopment was disclosed to the tenant prior to moving into the property. This disclosure by the applicant must be incorporated into the lease agreements for new tenants and included in support of tenants’ exclusion from the Tenant Relocation Plan.

In any event, the applicant is required to comply with the Residential Tenancy Act (RTA) with respect to all tenants (whether Eligible Tenants or not) and with the Tenant Relocation Plan (with respect to Eligible Tenants). Since the Tenant Relocation Plan has requirements which supplement those in the RTA, compliance with the Tenant Relocation Plan will automatically make the applicant compliant with the RTA. However, it is the applicant’s obligation to ensure that any specific notice, forms, or other documentary requirements specific to the RTA are complied with regardless of whether or not they are dealing with an Eligible Tenant.

The applicant should provide written communication apprising all non-Eligible Tenants of the redevelopment, and why they are not entitled to the Tenant Relocation Plan package, including modifying any rental advertisements to state redevelopment is planned for the property.

6.0  Ending Tenancies

Under the Residential Tenancy Act (RTA), there are two ways to end tenancies – a Notice to End Tenancy or a Mutual Agreement to End Tenancy. A 12 month Notice to End Tenancy can be issued once all permits and necessary approvals are in place. This typically includes the development permit, building permit, all applicable trades permits, and the demolition permit. The owner can also use a Mutual Agreement to End Tenancy, where the owner/landlord and tenant agrees to the terms in which a tenancy is ended. At a minimum, Tenant Relocation Plan requirements described above regarding free rent, moving expenses, alternate accommodation, special circumstances and right of first refusal, as defined above, must still be offered to eligible tenants in these cases.

No later than upon acceptance of the rezoning application by Town of View Royal the applicant must give all new tenants notice of pending redevelopment in writing and upon the new tenant accepting and entering into a new contract to lease, said lease shall be no more than 6 months in duration, thereafter rent will be on a month-to-month basis.

7.0  Submission Requirements

This section describes the tenant relocation submission process and the documentation required. For projects where a Tenant Relocation Plan is required:

a) A Tenant Relocation Plan must be submitted with every rezoning or development permit application. All tenants must be included, although the Tenant Relocation Plan requirements will only apply to eligible tenants as described abov

b) Early communication with tenants is essen For rezonings, the applicant is encouraged to communicate in writing with tenants at the start of the inquiry stage. The objective is to inform tenants about the intent to redevelop and provide information on the process and timelines involved. For development permits, the applicant is encouraged to begin written communication with tenants when the application is opened.

Note: Notices to End Tenancies are not to be issued at this stage.

c) The Tenant Relocation Plan will be evaluated by Town Staff during the rezoning and development permit proce Once the Plan has been agreed to by the applicant and  Town Staff, with discussion and input from Christie Point Advocates,the applicant should communicate the terms of the Tenant Relocation Plan to all eligible tenants. A notarized declaration must be submitted to the Town of View Royal demonstrating that each tenant has been given written notice of the intent to redevelop the property, the number of units occupied on the date of the notice, and which includes copies of a letter addressed to each tenant summarizing the Tenant Relocation Plan offer and signed as received by each tenant.

d) A Final Tenant Relocation Report, as outlined above, must be submitted prior to the issuance of the occupancy perm

e) Legal Agreements where the right of first refusal is offered:

new units are offered at the monthly rent that tenants are charged at the time of relocating from Christie Point; or

at an increase determined by Realstar’s application for rental increase to the BC RTA;

and

Yearly rental increases will adhere to rates set by the Government of British Columbia.


8
.0  Tenant Impact Statement

In cases where tenants will not be permanently displaced as a result of rezoning or development, applicants will be requested to provide a Tenant Impact Statement.

A Tenant Impact Statement will be notarized and include a declaration that tenancies will not be impacted as a result of the proposed work. If the scope of work changes at any time and permanent displacement of tenants becomes necessary, applicants will be requested to provide a permanent tenant relocation plan as described in Section 3.0.

9.0  Communication With Tenants:

A pre-condition by the applicant is to provide written communication with tenants during the permitting process with information on the proposed project, as well as to inform them that tenancies will not be disrupted. Communication is to be made by way of written notice hand delivered, email to tenants who request this type of mailing, and notice on www.christiepoint.ca website.

For Immediate Release

FOR IMMEDIATE RELEASE

Contact: Christie Point Advocates
Email: christiepointadvocates@gmail.com
Date: June 11th, 2017

Christie Point Advocates Request Attendance at View Royal Council Meeting

View Royal, BC — Christie Point Advocates, a working group calling for a responsible and inclusive redevelopment of Christie Point, request the public’s attendance at a special View Royal Town Council meeting on Tuesday, June 13th at 7 pm when Council will read the formal rezoning application for Christie Point. Christie Point Advocates will also present their response to Realstar’s recent Relocation Support Package. They encourage View Royal residents, neighbours, and any other concerned parties to attend. 

Christie Point is a 161-unit, 2-storey apartment rental complex located in View Royal, BC. Toronto-based owner, Realstar Management, submitted a rezoning application to the Town of View Royal last December. Realstar intends to redevelop the complex into 473 units, with buildings ranging from 4-6 storeys. Christie Point Advocates are concerned about tenant displacement, affordability of new rentals, and increased traffic to the area, amongst other topics.

The meeting includes a public participation period where people can express concerns regarding the redevelopment proposal. A public hearing on Realstar’s rezoning application is expected for June 27th. “This month’s meetings are our ‘last call’ for input and our attendance is imperative,” says CPA spokesperson Lisa Cole. “After the public hearing, Council will make their final decision and further public commentary will not be considered.” For more information on Christie Point Advocates, please visit www.christiepointadvocates.com.

Upcoming Meetings

There are two important meetings coming up regarding the proposed Christie Point Redevelopment:

Realstar Open House

Realstar is hosting an open-house session for residents of Christie Point on Monday, June 5th from 6:30 to 8:30 pm. It will be held in a tent on the lawn of Christie Point and light refreshments will be available.  Realstar wishes to discuss the updated Support Package they’ve recently sent out to residents: “We invite you to attend an information session for Christie Point Residents to learn about how Realstar will help residents with the transitions necessary to allow redevelopment.”

If you are a Christie Point resident, please come to the meeting if you possibly can – bring any questions, concerns, and input you might have.

View Royal Council Meeting

The next View Royal Town Council Meeting is on Tuesday, June 6th at 7 pm. Staff will be giving a transportation update on Christie Point. The Agenda for the meeting is available here.

Please attend this meeting if you are a Christie Point resident, neighbour, or are simply interested in the current traffic situation at Admirals Rd. and Island Highway. Bring your questions, concerns, and input for the public participation period.

For Immediate Release

Contact: Christie Point Advocates
Email: christiepointadvocates@gmail.com
Date: May 15th, 2017

Christie Point Advocates to Present Petition at View Royal Council Meeting

View Royal, BC — Christie Point Advocates, a working group calling for a responsible and inclusive redevelopment of Christie Point, will be presenting their petition results at the View Royal Town Council meeting on Tuesday, May 16th at 7 pm. They encourage View Royal residents, neighbours, and any other concerned parties to attend.

Christie Point is a 161-unit, 2-storey apartment rental complex located in View Royal, BC. Toronto-based owner, Realstar Management, submitted a rezoning application to the Town of View Royal last December. Realstar intends to redevelop the complex into 473 units, with buildings ranging from 4-6 storeys. Christie Point Advocates are concerned about tenant displacement, affordability of new rentals, and increased traffic to the area, amongst other issues.

The meeting includes a public participation period where people can express their support for the petition as well as any concerns regarding the redevelopment. A public hearing on Realstar’s rezoning application is expected as early as June, and so the clock is ticking. “Every council meeting leading up to – and including – the public hearing is critical from here on in,” says spokesperson Lisa Cole. “This is the time to make your opinions known, before any irrevocable decisions are made.” For more information on Christie Point Advocates, please visit www.christiepointadvocates.com.