2022 A.D.E. : CAVEAT : SINCE TIME BEGAN : salus populi suprema est lex - the right of the people is the supreme law : IN TRUTH WE TRUST : CAVEAT : 2022 A.D.E.
SEP 13TH
Good Day, Mister Cleverly. Bill / Times Colonist / Journalist
In The Matter Of : Victoria Density Framework : Within The Just Society
GENERAL MEDICAL REFERENCE - SCIENCE DIRECT - AMERICAN PLANNING ASSOCIATION - (2017) VICTORIA AMENDS OFF-STREET PARKING REGULATIONS : PUBLISHED DETAILS FOR VICTORIA : ZONING BYLAW 80-159, SCHEDULE "C" - OFF-STREET PARKING
I Have Reviewed Your Article : James Bay Project's Density Alarms Victoria Councillor : FEB 4, 2017
My Submission To You Is Related To The OCP (Victoria Official Community Plan ) & Zoning Bylaw Regulations
Today, In The James Bay Area, An International Property Developer Is Proposing To Build A New 90-Unit Dwelling On A Block That Currently Has Two 98-Unit Dweller Tenancy Occupants : 196 Units : With Off-Street Surface Parking Provisions As Directed By The Victoria Zoning Bylaw 80-159, Schedule "C" : These Towers Were Built In 1963
1. This Site Currently Provides 184 Off-Street Parking Stalls For Tenancy Dwellers
2. The Zoning Bylaw Implements This James Bay Site As "OTHER" - versus CORE or VILLAGE CENTRE
3. Hence, These 196 Dwellers Are To Be Provided 196 Off-Street Parking Stalls (Pg5-Bylaw: OTHER) : Ratio Of 90% - 130%) :
4. Population Ratio Of 196 Units Is 5-Studios / 81-One Bedroom / 61 Two-Bedroom : 93% Ratio Is Used = 182 Parking Stalls
5. Currently This Landlord Provides 169 Dweller Parking Stalls & 15 Visitor Stalls : Hence Dweller Ratio Is Actually 86% (Non-Compliance)
6. The Landlord / Owner Proposes To Build The New 90-Unit Dweller Site On The Existing Footprint - Displacing Circa 66 Parking Stalls
7. CALUC Filed Development Plans Reveal There Will Only Be 45 Parking Stalls For The New 90 Dwellers - Thus, Using A Parking Ratio of 50% - But, Being Currently Required To Provide 84 Stalls @ 93%
8. The 154 Underground Parking Stalls Will Require 325 Sq Ft / Parking Stall @ A FMV Cost Of $35,000 Per Stall (Not including Operations Expenses) : Therefore, The Proposed Underground Parking Construction Expense Will Be (154 x 325 x 35,000) $5,400,000)
9. If The Developer Is Required To Comply With The Prevailing Off-Street Parking Bylaw 80-159, Schedule “C” – Then, They Must Construct (196 + 90) At 93% = 266 Total Parking Stalls Minus The Proposed On Grade Surface Stalls; Adding The Required Visitor Stalls @ 10% = 27
10. Applying The Current Off-Street Zoning Bylaw Criteria; The Owner / Developer Must Provide 266 + 27 = 293 Total Stalls
11. The Development Plan Cites A Total Of 228 Parking Stalls : Deficiency Of 65 Stalls @ (65 x 325) 21,125 S.F. Valued At (65 x $35,000) = $2,275,000
12.The Proposed Development Will Occupy Circa 24-Month Site Disruption To The Existing Dweller’s Parking Stalls
13.No, Plan Is Submitted, To Date, To Reflect The Owner / Developer Providing Acceptable, Alternate Parking During This Period – Which Would Necessarily Provide On-Site 24-Hour Security (Which Currently Exists)
14. Further, 24-Hour To And From This Alternate Parking Site Would Be Required : Total Alternate Space Required Is 65,325 S.F : Equals One & 1/2 Acres To Be Rented For 2 Years.
15. The FMV Of Constructing The 90-Unit New Building Would Be Circa $13,500,000; Excluding The Underground Parking Site (Circa $5.4 Million)
16. Hence, Total Construction Cost @ Circa $20-Million
- Cost To Park In Underground Stalls Will Necessarily Be Circa $146 - $200 Per Month
- Currently, The Grandfathered Parking On Grade Parking Stalls Cost $20 Per Month; With New Dwellers Paying $95/MN
- Provincial Tenancy Rate Hikes Are Legislated @ 2.6% Per Annum ( Except Where Occupants Change - Then Market Demand Prevails) --- Renovated Units Usually Increase By 88% --- Parking Is Isolated From That Rental Agreement; But, Named In That Contract And, Increase Factor; Is Provided In The Tenancy Agreement; But, Costed Separately
In Summary : The Motivation By City And Landowners Is To Reduce Vehicular Density :
1. By 2040 – 2050 Transportation Energy Sources Will Have Transitioned From Fossil Fuels To Affordable Fusion Energy; With The interim Being Facilitated Through Increase Of Electric Energy Transportation : Both Individual And Commercial
2. Thus, For Victoria City To Plan To Reduce Vehicular Traffic Does Not Necessarily Contribute To The Reduction Of Its Carbon Footprint
3. 90% Of individuals Still Prefer Personal-Use Transportation
4. Commercial Vehicles Occupy 50% Of Street Traffic
5. The Greatest Factor Contributing To GHG ( Greenhouse Gases) Is Water Vapour (30-70%) : Carbon Dioxide Contributes 25% To The Greenhouse Effect.
6. Methane Impacts Ozone Depletion 30 - 50 Times More Adversely Than Carbon Dioxide - Canada Contributes Circa 30 - 45% Of Global Natural & Industrial Sourced Methane Percolation (Canada Claims Only To Be 13%) - Including Domestic Animal Husbandry Sources ( Cows, Chickens, Pigs) : Humans Flatulate 14 Times Per Day x 8 Billion Global Population
7. The Proposed New 90-Unit Project Needs To Comply With Prevailing Law
- While Tenants (Who Represent 50% Of Density) Are Not Property Taxpayers; Victoria Revenue Stream Is Supported By Taxation Of Consumer Goods
- Hence, The Weighting Factor Of the Tenant Should Equate With Equal Value To The Property Owner
- Voters For City Council; Provincial And Federal Elections Are Derived From The Adult Population
- Youth (0-14), Today, Account For 12% Of The 383,360 population Base --- Increasing @ 4.4% Per Annum
- 20-25 % Of That 400,000 Population Are Persons Over Age Of 65
- The Median Average Age Is 40.6 Years Old
- By 2035 (When Fusion Energy Will Become Viable) Victoria's Population Will Be Circa 442,885 : Increased @ 15.5%
- The Proponent For The New 90-Unit Development Must Clarify Existing Submission Data : Architectural Design & Population Density Issues
- BC DATA Resource Is Included As A Reference For This Submission
Regards
Ralph Goodwin, Victoria
1 250 709 1809
CAVEAT - Forward Thinking Statement - CAVEAT
2022 A.D.E. : SEP 13TH : 2022 A.D.E.
