The BC Housing 20-year plan to redevelop its 1970s development Evergreen Terrace slid past another hurdle Monday, with Victoria council encouraging more affordable units and another look at the creek.
A special committee meeting was held April 14 to look at the long-term plan to redevelop a 7.8-acre site bound by Blanshard Street, Hillside Avenue, Dowler Place and Kings Road.
The term “transformative” returned to the table time and again, as council debated the application to rezone from multiple dwelling to a new comprehensive development zone. It would increase density to create about 900 rental units, replacing 175 existing low-income units and 21 existing supportive housing units. It would also add a minimum of 145 new non-profit operated units and provide publicly accessible outdoor amenity areas.
The proposed height of four of the nine buildings exceeds the six storeys envisioned for the area, but the Hillside Quadra Neighbourhood Plan specific to Evergreen Terrace emphasizes that greater heights may be required to support development aligned with the guiding principles.
All existing low-income and supportive units would be replaced at current rents, with the first two phases anticipated to accommodate displaced tenants. BC Housing’s internal tenant relocation process, through tenant consultation, would provide on- or off-site relocation options for subsidized housing.
Not every council gets to weigh in on a “transformative application” as this one, Coun. Chris Coleman said.
“This is an enormous opportunity. One of the dangers is that we are so passionate about it that we keep on wanting to add things in or change the discussion point,” he said. “It’s all about balance, and I think the balance that’s offered here is incredibly important but also imminently supportable.”
Around the table, council concurred the transformation would be more complete with more affordable homes. Council added a note to have staff continue the conversation on the potential of adding more affordable homes, in the very low and low-income components of the housing continuum.
“It’s a unique opportunity, a huge piece of land, a visionary project that we need to be visioning the future need for affordable homes 10 or 20 years from now, not what we need right now,” said Coun. Dave Thompson, who initiated the addition.
Calling it a thoughtful master development, Coun. Jeremy Caradonna lauded the balance of need for density with livability and green space.
“If we do approve this … this would be 1,569 homes of affordable housing we’ve approved this term. I think that’s something to be proud of,” he said.
Caradonna echoed others around the table, suggesting BC Housing needs to consider ways to minimize social separation in the larger development.
“Long term, I don’t think it should be an objective of a nonprofit housing provider to really drastically separate the market affordable from the subsidy (housing),” he said, noting it’s best when people are socially mixed.
“It’s how we avoid creating marginalized communities. I want BC Housing to be more mindful of that moving forward.”
The 145 new non-profit operated units are the minimum required under city policy, with some hoping to see the proponent consider more, including Coun. Krista Loughton.
“I consider this a visionary model … my concern is that there is not enough deep subsidy for very low income units in this project,” Loughton said, adding shelter-rate housing is a crucial component to alleviating homelessness in Victoria. “I hear anecdotally that there are people in supportive housing who don’t require it but are stuck there because they can’t find rents suitable to their incomes. Adding shelter-rate housing supports positive flow in the very low income component of the housing continuum.”
Staff will also pursue further conversation with the applicant over the potential to daylight Rock Bay Creek, which runs under the site, including the potential to incorporate that into a community amenity for residents.
“I think we very rarely see opportunities like this to daylight some of our natural watersheds,” said Coun. Matt Dell, who put forward the idea. “This really is a generational opportunity to at least look a little deeper at possibilities to daylight the creek. … I don’t want to miss this opportunity.”
Decisions made at committee require official consideration by council.
