Vandalism (again)

Someone has been at it again.
Sunday night, April 7 2018, someone walked down Victoria Avenue and ripped some of the ‘Stop Overdevelopment’ lawn signs off neighbours’ properties.
They scattered the signs in the road, perhaps hoping that passing cars would damage them. Obviously, they had no concern that the signs might damage passing vehicles.
This is the third incident of this type of property damage in just over twelve months.
Is it just random vandalism? In which case, why aren’t signs from realtors, painters etc ever touched?

Picture from Pexels

Picture from Pexels

A modest request

This letter simply asks that the OBUC-Development Team be required to comply with the requests made by the District of Oak Bay in January 2018:

March 2019 letter to Oak Bay_Page_1.jpeg

Questionable conclusions

February 12, 2019

To: Mayor and Council, Bruce Anderson, Director of Building and Planning—District of Oak Bay

I am very concerned about the conclusions of the Traffic Study and the Parking Study on the OBUC web site:

OBUC Parking Study: "Based on the analysis of each proposed land use, engineers recommend 112-115 parking stalls to accommodate residents (plus visitors), church and public use. OBUC designs include 115 stalls, meeting the upper range of the recommended number."

OBUC Traffic Study: "The study finds that the project area’s main traffic impacts are the result of vehicles bypassing Oak Bay Ave. The OBUC project is not expected to be a factor in adding traffic to the area due to low vehicle ratios for affordable housing, space for bicycles and proximity of public transportation."

How can a development of 96 units, with I'm guessing at least 150 people, likely more, have no impact on local traffic? The Traffic Study by Watt Consulting Group (May 2018) makes the assumption that "Trip generation rates for affordable housing are generally lower than market rental. Studies have demonstrated that vehicle trips per household increase as income increases."

As it is uncertain how many individuals are being considered low income and how many of higher income, concluding how many trips may be generated is sheer speculation. I live on Mitchell Street and my daily observations since the recent parking restriction on Granite Street are that there has been a noticeable impact on traffic. So, combine this with the potential added traffic from the residents in the proposed development, there will be considerable impact on the use of surrounding roads as well as on street parking. The study's conclusion that there will be little impact on traffic is ludicrous.

Closer examination of The Parking Study by Watt Consulting Group submitted in May 2018, provides details of this proposal. It is based on providing 47 parking stalls for 96 units; 10 stalls for Visitor parking, as well as 15 stalls for Church programming, and 35 stalls to be leased for Municipal use.

However, Oak Bay By-Law 3540 determines the minimum parking supply for Multi-family developments @1.5 per unit. Following that, for 96 units the current requirement would be for 154 parking stalls. The Church parking lot currently has 53 spaces, while Church programming use within P-2 Zone requires 117 parking spaces. Allowing the Church to continue to have only 53 spaces as currently provided in their parking lot, the total number would be 217 parking stalls.  Even requiring only 1 parking stall per unit, the total required would be 159!

The proposed 115 parking stalls allows only 47 stalls for 96 units. This recommendation is based on observations by the consultants at other 'representative Multifamily sites with countable/visible parking spaces', ie buildings with only surface parking. These observations were made on two night time occasions in February 2018 (p9), presumably when all the residents were at home. This is an extremely limited strategy to measure the parking needs of potential residents in the proposed OBUC development.

It concludes that "should there be 'overspill' it could be accommodated on Mitchell St and Brighton St which have no parking restrictions". At a minimum there would be an overspill of 44 cars!  Both streets are now contending with the increased volume of traffic and parking due to the recent 2Hr 9-5 Restriction on Granite Street between Foul Bay Road and Mitchell Street. This is certainly not acceptable as a solution to the under provision of parking for this development.

Providing more parking in the proposed two level underground parking area would require deeper blasting. The Geotechnical Report provided by Ryzuk Geotechnical states that "drilling and blasting will require underpinning and/or shoring" of the Church and adjacent structures for the 7 metre maximum. The Report is based on two levels and a new Report would have to be done for going deeper. This report also indicates that vibrations could cause damage to homes close by.

Add to this the Thrift Shop hours on Friday and Saturday to both parking and traffic. I note that the Traffic Study states that the Thrift Shop will continue to operate at the proposed site, while the near residents were told that it would move off site!

My daily observation and experience seem to me to be more real and valid than the methods used by the consultants. The consultants' conclusions are certainly questionable and I hope Mayor, Councillors and staff will take a close of these studies.

The future of Oak Bay’s now quiet streets?

The future of Oak Bay’s now quiet streets?

Janet Poth
Oak Bay

A simple message to the Oak Bay United Church and its Development Team

Our principles are simple:

  • We don’t have secrets.

  • We have nothing to hide. 

  • We have this website.

  • We put signs outside our houses.

  • We send letters to the editor for everyone to see.  

We think the idea of appropriate affordable housing on the parking lot is laudable. 

All we are asking from BC Housing, the OBUC and its development team is simple:

DON’T PRETEND.  DON’T BUILD WALLS.  PLEASE PUT INFORMATION OUT THERE - WITHOUT BEING ASKED. 

Photo from Pexel.

Photo from Pexel.

A review of BC Housing FOI response 30-11318

To:  Malcolm McNaughton, Armin Amrolia,  BC Housing

CC::  Mayor and Councillors, Oak Bay Municipality. Dr. Andrew Weaver, MLA Oak Bay

 February 7 2019

A review of the FOI response from BC Housing (30-11318) leads to the following observations on its contents.  

 On 17 September 2018, just over one month after the development team for Oak Bay United Church (DT-OBUC) delivered its rezoning/development package to Oak Bay’s Planning Department, they submitted a request for further funding to BC Housing under RFP1070-1819/016.

The covering letter for this submission says “On August 2018 we applied for rezoning and development permit for 96 residential units. Of these 39 units are market rental and sale units, income from which subsidizes 57 affordable housing units. This will replace and expand an existing 9-unit affordable housing operation.” (emphasis added)

This is a surprising statement given that (a) the rezoning and development permit applications to Oak Bay Municipality did not contain this information and (b) there are several factors that make their RFP submission ineligible for BC Housing funding.

As there is a significant investment of taxpayers’ money in this project, this RFP submission raises the following concerns:

  •  The “existing 9 unit affordable housing operation” is a building that is currently rented to and operated by the Threshold Housing Society as transitional housing for youth-at-risk. OBUC Minutes dated August 20, 2017 state that Threshold Housing Society has 4 years remaining on a five year lease with the church. Threshold provided $60,000 for repairs before moving in and their loan is being repaid in the form of $1,000 rent reduction per month with a current balance as of August 1 2017 of $47,000.

  • The OBUC Minutes state “the building is in good repair with the exception of the roof”. Coast Capital and other sponsors agreed to sponsor Threshold for the next five years.

  • It is a misrepresentation of the facts for the DT-OBUC to claim this as “existing affordable housing”.

  • The Minutes of the AGM of OBUC (June 10, 2018) state “It has been determined that Threshold House cannot be maintained on site while also positioning the Affordable Neighbourhood Housing on the property”

The development submission to Oak Bay Municipality shows the building will be demolished.

 In OBUC Minutes (August 20, 2017) under “Background to the motion to borrow $500,000 from BC Housing for the Planning Phase of Affordable Rental Housing”, they list the following reasons for the need to borrow this money (under the guise of Affordable Housing)

“If the development is to be considered feasible for the OBUC – it has to

  • Require no funding from OBUC

  • Provide a benefit to the community

  • Provide approximately 5,000 square feet of replacement space for church offices and programs

  • Provide funding to retire the mortgage and make repairs to the sanctuary

  • Upgrade the kitchen

  • Provide on-going income of at least $100,000 a year.”

One might think that the Church’s governing body could help provide the required funds but, according to the Oak Bay United Church Minutes of August 20, 2017, the United Church of BC Conference Property Resource Team was consulted to see if they would fund a development feasibility study as they had for other congregations and they declined.

The Minutes show:

“Based on the known information at the time, PRT declined as redevelopment was considered unlikely based on zoning and density”. The Minutes then state “Not to be deterred, the congregation of OBUC allocated approximately $20,000 to hire consultant Chris Corps of Pivotal IRM and Waymark Architects to do our own development feasibility study. Subsequent work by the consultants has refined the business case to the point where BC Housing is prepared to provide an initial loan for project development funding UP TO $500,000 for the project development phase”.

DT-OBUC were permitted by the congregation to borrow a further $300,000 from BC Housing for development funding (OBUC Minutes September 18, 2018) for a total of $800,000.

On September 17, 2018 DT-OBUC submitted an RFP for more funding from BC Housing knowing that their submission failed to meet eligibility requirements. Their letter of application says that they were encouraged by BC Housing to submit this non-conforming proposal anyway.

When the proposal to build an affordable housing project on the OBUC’s small piece of excess land was first raised in the community, it was universally considered to be a good idea. Some months later, neighbours attended meetings and an open house organized by the DT-OBUC that revealed no meaningful community input was being sought. The plans were already drawn, even though the DT-OBUC had told the community (on 16 August 2017) they were working with a ‘blank sheet of paper’. Oak Bay United Church had clearly already decided what they had to build in order to generate the cash flow from such a project. The community’s suggestions of a compromise on size and density were ignored.

In December 2017 neighbours were asked to rubber-stamp one set of drawings or another, out of several alternatives none of which reflected any of the local concerns about the size and impact of this massive project on a single-family zoned block.

The DT-OBUC, having engaged a public relations company funded by BC Housing, has attempted to discredit anyone who doesn’t agree with them as a vocal minority and/or ‘an organized opposition group’

Organized? Yes. Minority? No. A quick walk around the neighbourhood shows increasing opposition to this project. The protest signs that once graced only a yard or two now appear in abundance. Again, you are invited to review the web-site www.ccn-oakbay.com

What should citizens do when their collective voice as stakeholders in the community is overlooked? Should we sit back and watch BC Housing throw money at a project that ostensibly is to provide affordable housing but where the real agenda is something more prosaic – to build a ‘community space’ to be paid for by tenants and to provide a revenue stream for an institution whose congregation is declining and its revenue base shrinking. The DT-OBUC continue to quote manipulated data from their self-created and self-serving public relations polls to push an aggressive, overreaching and inappropriate proposal.

Isn’t it time for someone at BC Housing to engage with the local community and to examine this proposal more closely?

Is anybody listening?

Is anybody listening?

B. G. Judson

Remember the survey

21 January 2019

To Mayor and Council,
Oak Bay                                                                      

 Remember the Survey ?  Housing Strategy update.

When the Oak Bay-wide survey was taken in advance of preparing the Community Plan, a lot of good information was gathered. When the topic of housing was surveyed, the following list of housing options were considered by the public to be the least acceptable in any development:

  • building height increases

  • inclusion of triplexes and fourplexes in existing single-family residential areas

  • allowing very small units (such as 300 square feet) to allow for more units in a building

  • developers encroaching on single family zones

The survey also reported that residents did not trust the motivations of developers to propose or carry out what is best for a neighbourhood and nearby residents. A common opinion was that they are motivated solely by money. Developers not following through on promises of community amenities and approvals of variance applications allowing developers to realize higher profits can cause problems for neighbourhoods.  Developers are the only ones who win “while the neighbourhood pays the price.”

Unfortunately many developers seem to treat the ‘public input’ suggestion on the Zoning Amendment process information sheet with contempt.  The suggestion that “Applicant encouraged to undertake neighbourhood consultation to obtain public input” is just a suggestion and is not required or mandatory.

Citizens often face an unfair process when developers decide to get public input:

  • questionnaires ask leading (or misleading) questions,

  • meetings are planned for deliberately inconvenient times (the period just before Christmas for example),

  • input from participants from outside the affected area is solicited, manipulation and misinterpretation of data collected –

  • and much much more.  

Some developers seem merely to go through the motions with no intention of listening or implementing any neighbourhood input.

The requirement of a prescriptive and standardized Neighbourhood Consultation Process for all developers would add an element of fairness for all involved.  The use of the IAP2 Participation Spectrum defining the public’s role in any public participation process might be a good starting point.

DO IT RIGHT was the message from the Survey. Go slow with change, make changes that are well thought through, well researched in other communities and are intentional and according to a plan, not ad hoc. Please, mayor and council, remember what citizens said in the survey.

It is good news that mayor and council will begin work on Strategic Goals, including a housing strategy, thank you for this.

Photo from Pexel

Photo from Pexel

 B. Judson

A little harmony, please

CATHERINE GRIFFITHS,
GAREN KASSABIAN & PHILIP KASSABIAN

December 9, 2018

Mayor Kevin Murdoch

Oak Bay Municipal Hall
2167 Oak Bay Avenue
Victoria BC, V8R 1G2

Dear Mayor Murdoch,

RE: Oak Bay United Church Rezoning Application - ZON00034

Our family has moved to Oak Bay from Toronto.  We arrived here in August 2017, for the commencement of the construction of our new home and learned that the OBUC was planning a re-development of their property.  We imagined that this re-development would consist of an enclave of homes, in harmony with the character of the neighbourhood, much along the lines of the Rowan Oaks project.  We were truly shocked to learn of the anticipated size and density of the actual project OBUC is contemplating.

We are adamantly opposed to the OBUC application that is now before you.  The proposed height and density are unacceptable, the traffic implications nightmarish, and the precedent the project would set would be devastating to the character of Oak Bay.

When building our home, we were mindful of this beautiful community and its traditions.  We respected all building and zoning regulations and made certain that the design of the home was in keeping with Oak Bay’s special character.  We are proud to say that the home we built complements this heritage community.

While we respect that development and growth are required and welcome, this project represents a massive overstep.  Affordable housing is highly desirable, but it must be done right and this is not the case with the OBUC proposal.

Oak Bay is a community of which every citizen here is understandably proud.  It is a true gem and all of us have a responsibility to make thoughtful and well considered decisions concerning its future development.  Oak Bay has been over a century in the making; let’s not seriously damage it with a rash move that has been motivated by a rush to fulfill an agenda

All we are asking for is respect for the neighbourhood. Is a project that harmonizes with its surroundings so very much to ask for?

All we are asking for is respect for the neighbourhood. Is a project that harmonizes with its surroundings so very much to ask for?

Yours very truly,

Catherine Griffiths,
Garen Kassabian
Philip Kassabian

Size, density, parking traffic concerns remain for OBUC proposal

Oak Bay News, May 7 2018

As a near neighbour, I attended the OBUC open house last weekend with great interest. Having participated in earlier meetings regarding the development proposal for the church property, I was curious to see the actual final plan.
My concerns regarding size, density, parking and traffic issues this project will bring to my neighbourhood have been confirmed.
The development looks massive, standing 51 feet, which is taller than the roofline of the church. Ninety-eight units are planned on 4 floors, half under the “affordable housing” criteria and the rest not. Most of the suites are under 460 sq ft in size (1 bdrm).
In comparison, Granite House across the street is also a four-storey building with a floor area that is 3,000 sq ft larger than the proposed building and with just 60 units.
One level of underground parking was originally proposed, but the current plan calls for 113 parking spaces on 2 underground levels. That will require a great deal of drilling and blasting and I fear will still be inadequate, given the fact that it must serve the church congregation of roughly 200 people and the building tenants (maybe 120?). Where is everyone visiting going to park? Where are all the day users of the current church parking lot going to park? Where are all the workers coming to the building site for many, many months going to park?
My dream would be to see perhaps 20 or 30 affordable, 2 bdrm units built on the church land with adequate parking for congregation and tenants. I know that would not meet their “bottom line”, but their plan does not meet mine.

Monica Fiederer
Oak Bay

Read the online version here.