A 15-unit redevelopment proposal could deliver much-needed ‘missing middle’ townhomes to Victoria’s Fernwood neighbourhood in alignment with municipal goals to increase gentle densification.

 

In response to the City’s interest around a missing middle housing typology – namely multi-unit projects in townhome or small apartment forms on otherwise single-family-home lots – development firms like Victoria-based Frame Properties (see website) have responded to infill opportunities often overlooked despite their need in Victoria’s housing market.

 

Frame’s 15-home vision encompassing two single-family lots along the 2500-block of Shelbourne Street could singularly grow Fernwood’s existing supply of just under 60 missing middle units by approximately 25%. In a neighbourhood that is almost exclusively comprised of single-family and apartment residences, Frame’s proposal has garnered public interest and support from a collective of Victorians in search of attainable family-sized housing options, and housing advocates calling for a greater mix of housing types in Victoria.

 

“We’re deeply honoured and encouraged by the outpouring of support our proposal has received, from all walks of life, and from potential buyers who have expressed frustration over a lack of suitable family-sized alternatives to single-family homes in Victoria,” Frame Properties said in a written statement supplied to Citified, adding that “thanks to the feedback, we feel we are on the right path, and if the public response to our proposal is any indication, the City of Victoria’s goals of legalizing more housing types on single-family lots is a much needed, 21st century response to real-world housing demand.”

 

A rendering of a children's play park part of Frame Properties' townhome proposal along the 2500-block of Shelbourne Street in Victoria.  Frame Properties

 

Developers have intimated through conversations with Citified that over the last several decades their path to success with small townhome proposals, multi-unit housing conversions or house-like apartment developments have been difficult, and a deflection from the spirit of official community plans (OCPs).

 

Developers investing in the sector today, however, say they feel more supported to work with the City of Victoria following recent political and planning initiatives, which have positioned low-density infill as a key component of the City's housing strategy.

 

Recognizing the challenges, in a high-profile move to expedite the construction of missing middle, the City of Victoria unveiled a plan targeting townhomes and small-scale, multi-suite developments on single-family lots known as the Missing Middle Housing Initiative (MMHI). Council granted approvals for MMHI in early 2023.

 

The effort legalized small infill densities of six units on single lots and up to 12 on larger corner lots throughout the City-proper. However, its efficacy was stymied from overly restrictive requirements that made it difficult for proponents to find a balance between social expectations in the plan, and a reasonable return on investment.

 

In response to the initial roll-out's challenges, the City is actively working to remove roadblocks, and two weeks ago introduced progressive changes to make that happen.

 

For companies like Frame, the update signals an intent to make Victoria’s missing middle policies successful, and will entice more developers to invest in the sector.

 

“We are pleased with the direction the current council is moving with its updates to MMHI. Council has listened to the development community, and have pledged to adapt the initiative to make it practical for developers to deliver housing that is in high demand,” Frame said in its statement.

 

Although Frame’s proposal is not proceeding through the planning process under the auspices of the MMHI given the application came in advance of the policy's adoption, it does propose a form of development that meets the intent of creating attainable housing.

 

“We responded to a call to address what has been described by the City of Victoria as a critical housing shortage, both in terms of supply and cost. Our plan for family-oriented homes in a central neighbourhood will deliver townhome units at a price point that is well below single family homes.” Frame’s statement reads. The company also notes, that “with the changes being adopted by council, the public can expect more applications to come before the City.”

 

Victoria’s new generation of councillors were elected in 2022 largely on a pro-housing platform following decades of under-building.

 

With a mandate to prioritize housing and lessen the burden of a well-meaning planning department caught between rigid regulations and public expectations, politicians have also intimated they'll support projects for their merits, a stark contrast to officials historically viewing projects through their faults.

 

An alternate perspective of a children's play park at Frame Properties' townhome proposal for 2540-2542 Shelbourne Street in Victoria.  Frame Properties

 

As an example of this paradigm shift, in recent days council has backed multiple proposals without sending them to public hearings, so long as the spirit of each project was deemed responsive to OCPs, and sought reasonable variances. Several councillors have even inferred that planning departments understandably operate by strict rules dictating what they can and cannot support, while elected officials have the power to view proposals through a more forgiving, contextual lens.

 

As for Frame, the company is hopeful it can culminate its years-long application process with a successful rezoning in October, and proceed to construction by next spring. Frame stated:

 

“Having more certainty, and knowing that council is taking housing supply and affordability seriously, we can only see good things for Victoria’s neighbourhoods, as gentle density brings more life and vibrance to communities like Fernwood, makes local businesses stronger, and creates opportunities for young families to live in the neighbourhoods they love.”

 

For a list of active townhome proposals like Frame’s Shelbourne Street project and similar activity in other municipalities on the south Island, view Citified’s Townhomes & Subdivisions portal here. C

 

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