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Frequently Asked Questions

Q:    Why has Scala chosen to develop a multi-family project in Esquimalt?


A:    The policies adopted by the Township to address the housing crisis are aligned with our vision.  Plus the historic appeal of Esquimalt makes it an attractive place to live.


Q:    What led Scala to select this particular property?


A:    A former employee of Scala introduced the property to us and confirmed that it lies within the growth centre (designated as medium density residential, the same land-use designation as the recently completed multi-family project on Dunsmuir Road known as Harbour Landing).


Q:  Aside from being compatible with Harbour Landing, does the use, form and character of this project conform with the Official Community Plan of Esquimalt?


A:  Yes, and the proposed plan of development has been rigorously vetted by the Planning Department of the Township.


Q:    How large is the property?


A:    908.5 M2


Q:    How much of the site area will be required to support the physical structure?


A:    In the trade, we call this metric the lot coverage ratio.  Our plan of development is based on a ratio of 0.66:1 meaning, the footprint of the building at grade would require the use of 66% of the gross site area.


Q:     What is the proposed density of the project in relation to the size of the property?


A:     The proposed density of 1592 M2 translates to a floor space ratio (“FSR”) of 1.75 meaning, for every one square foot of site area, we are proposing 1.75 square feet of buildable area.


Q:     How many stories is proposed?


A:      Five stories.


Q:      How many units are proposed?


A:      19


Q:     What is the proposed suite mix?


A:      3 three bedroom suites

         9 two bedroom suites

         3 one bedroom suites

         4 bachelor suites


Q:     How did Scala arrive at the suite mix?


A:   We have a profound respect for real estate and work very hard to arrive at we believe to be the highest and best use.  With the encouragement of the Township, we increased the number of three bedroom suites to accommodate a broader spectrum of housing needs.


Q:     How many parking spaces will the project provide?


A:     16 parking spaces for residents of the project and one visitor parking space.


Q:    What amenities will be available for use by the residents of the project and what facilities will be available to neighbors to use?


A:   Storage for 34 bicycles, 2 of which are designed for cargo bikes and 5 are designated for visitors;  1 “Modo” vehicle, available for use by residents and neighbors; an indoor multi-purpose room and an outdoor terrace.


Q:      What is the proposed design of the building?


A:  The parking structure and podium of the building would be concrete; the superstructure would be wood-frame; the building is proposed to be clad with cementitious panel & brick; and the majority of the suites will have balconies (with the exception of 5 units on the 2nd & 3rd floors, north-west side of the building)


Q:     Is this proposed as a condominium or rental project?


A:     As a condominium project yet there will be no rental restrictions.


Q:     If approved, how long will it take to build?


A:     Approximately 18 months


Q:    Once construction has begun, is there a risk of the project being stalled, if so, how does Scala mitigate that risk?


A:    Yes, theoretically, a project can be stalled.  Scala is very conservative and will not commence physical construction unless and until a financing commitment has been secured; a performance bond is in place for all works and services within any public right-of-way (i.e. frontage improvements); and a lump-sum, fixed-price contract has been entered into with a qualified, well respected general contractor.


Q:   What does Scala think the CRD ought to be doing to address the housing crisis of the region? It appears that continued pressure on housing inventory cannot be adequately addressed by the home-building industry which in turn, drives prices even higher.


A:    This question conjures up a number of widespread views yet Scala is of the opinion that it is entirely possible to enhance the qualitative standard of living while selectively  and carefully increasing the housing stock. This is a multi-faceted topic as it has political overtones and requires the implementation of administrative policies but at the end of the day, it all comes down to supply and demand. The closer we get to an equilibrium, the more stable our housing market will be.

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