Presentation to Diocesan Asset Committee
January 10, 2013
As representatives for the Redevelopment Committee of the Parish of Saint John the Divine we would
like to thank you for permitting us to come before the Asset Committee to clarify the points raised
regarding our proposed project at the last meeting of the Diocesan Asset Committee and to answer any
additional questions members of the Committee may have.
Responses to Previous Questions and Comments
1. Competition for Diocesan Funds
Saint John’s is not in any way requesting or expecting Diocesan funding in order to initiate this
project. Monies spent to date on architectural fees and project management have come from
various grants and donations made by an interested parishioner, and a forgivable loan from
Vancity. There will be no request of funds from parishioners of Saint John’s nor of any other
churches, Anglican or of other denominations. The first building will not be built until the
development partners of the building have carried out fundraising to pay for the building. If
these prospective development partners , of whom there are three waiting in line to become
part of the Saint John’s project, are unable to raise the money, the project will not go ahead as
there will be no funds. Saint John’s role is to create the vision, bring well-funded and able
development partners together, rezone the property, and provide the land via the Diocese. The
development partners’ role is to provide the funds, resources and expertise to build, occupy and
operate the building.
2. Financial Health of the Parish
St John’s is carrying a deficit as most parishes probably are. Overall, Saint John’s is a growing,
healthy community of faithful parishioners who play an important role not only within the
Anglican Church but especially within the city proper. Members of the Asset Committee are no
doubt aware of the Social Justice work that goes on in this city, originating under the Saint
John’s roof. The reason our new roof was able to be financed solely by the Parish to the tune of
$750,000 is because parishioners believe strongly in the programs that take place under this
roof. The Redevelopment project is simply an extension of the roof and the belief that providing
a place that can become the home to services for seniors, children and single mothers supports
some of Victoria’s most vulnerable citizens and will help to ensure that Saint John’s remains a
healthy and viable operation. The project will also bring additional income to the church and
may even bring new members to the congregation.
3. Competition with Other Churches
Saint John’s does not regard itself in competition with the other churches on Quadra or
Blanshard Street. The proposed development is specifically geared to non-profits working with
specific groups of people. We are not removing our hall, as First Met is doing, to create
enclosed parking and market?? Affordable? housing; we are not creating additional hall space as
St. Andrew’s Cathedral is doing; we are not looking to add/renovate any part of the existing
church building. Saint John’s wish is simply to remain relevant in today’s secular society by
supporting vulnerable members of society.
4. The ninety-nine Year Lease Model
Extensive research and advice was sought on an appropriate tenure model for the project. One
of the options is to create a new non-profit entity controlled by the Parish. This entity would
hold a long term (e.g. 99 years) lease of the land from the Diocese and in turn sub-lease
“parcels” of land to suitably qualified development partners. These partners would be
responsible for raising funds, and then developing, occupying and operating a building on their
parcel. This model enables the Diocese to retain ownership of the land while leveraging it for
social good and a revenue stream. At the same time, should the long-term lease model present
a concern for the Asset and Finance Committee, Saint John’s would be willing to consider
alternative structures.
5. Rezoning Concerns
Saint John’s will have to seek rezoning for the property and has already been in discussion with
the mayor, city counsellors and specific City Hall employees. The outline development plan is
very much aligned with the City’s recently adopted Official Development Plan for Victoria and
this area specifically. This rezoning process will involved further discussion with neighbours, and
other stakeholders, the result of which will inform the final development plan. In the event that
a rezoning satisfactory to all parties involved is not secured then the project will not proceed.
Further discussion has ceased while review of this project goes through the appropriate
diocesan channels.
6. Parking
The question of on-site parking provision is still being investigated. As part of the project’s
sustainable vision, creative design and long-term thinking, Saint John’s considers that minimising
on-site parking make sense. This reduction has many benefits, including significant reduction in
capital costs. The downside of such an approach can be mitigated by various measures including
securing the use of parking as required in nearby off-site locations (for example, the
Government of Canada Human Resources building across from the church or with McCalls
Funeral Home). Street parking will still be available for Sunday services as well as parking in the
Girl Guide Lot on Mason Street.
Discussions are also ongoing with prospective development partners as they take into
consideration their individual needs for parking. Their requirements, which could include
underground parking, will be included in the design and their own fundraising targets for the
project. It should be noted that if underground parking is provided it could be used on Sundays
by members of the congregation if it were made part of the lease agreement. A shared
arrangement for parking with First Met is also under discussion.
7. A Neighbourhood in Transition
To be frank, much of the downtown area is a neighbourhood in transition. As mentioned above,
the proposed development Vision and plan complements perfectly the goals of the City’s latest
official community plan for the area surrounding Saint John’s. We consider that in order for our
church (and indeed churches of all denominations) to flourish, it will be necessary to look at
ways to present what the church has to offer the community in a different way. We will also be
required to look at creative ways to continue the works we do in the community in a financially
feasible manner.
8. Other Uses for Saint John’s Site
Saint John’s site already provides 19 low-cost apartments for seniors. In addition to this Senior’s
housing, a future part of the project is to build housing for the working poor – i.e, people whose
incomes are between $30,000 to $60,000 a year. The need and demand for housing to serve this
segment of our community is confirmed by research and representatives of the Capital Region
Housing Corporation.
The objective of including an arts component within the project is being progressed by current
discussions with Pacific Opera Victoria who are interested in expanding their existing part-time
lease of the St. John’s Hall to a full-time lease. The goal of Pacific Opera is to have their
administration offices permanently on the site. In addition, The Greater Victoria Youth
Orchestra administration has been a tenant for over 30 years and the orchestra rehearses in the
Hall each Saturday morning. The good relationship between these two musical partners will
continue if the Pacific Opera becomes a long-term tenant of the Hall. The Church’s needs for
periodic use of the Hall will also be secured under any lease agreement with Pacific Opera.
A school has not been considered for the property as it would be in competition with the
Cathedral School on Vancouver Street and also with the Lux Mundi Preschool School on Niagara
Street in James Bay.
9. Present Partners in Waiting
As mentioned at the beginning of this presentation, we are in discussions with a potential
development partner for a portion of the site. We refer to them as the Trio as they are
comprised of three non-profit societies who wish to co-locate together to provide multigenerational programs to the community. The three entities are: Silver Threads Service – a long
standing society providing services to seniors in Victoria and Saanich, Centennial Daycare
Society – an existing licensed daycare facility, and 1Up Single Parent Resource Society - who
provide services for single parents and their children. These prospective partners have been
patient in the extreme as research for this project was undertaken, legal advice sought,
discussions held, presentations made to various groups, including Diocesan Council and the
Asset committee.
One of the partners is under a time constraint so approvals to proceed with the project are
required as soon a possible to ensure that construction can be completed in time.
10. Ongoing Management and Operations
We would envisage creating an entity of some form to oversee the ongoing engagement,
animation and operation of the site. This entity could consist of representatives of St. John’s, the
building developers/occupiers, community stakeholders and possibly the Diocese. This would
allow the Diocese to continue to play an active role in the management of its property.
11. Financial Arrangements
The final financial terms of each development parcel sub-lease are still to be negotiated. We
envisage that the sub-lease of the land would provide a rental payment of some amount to
compensate the church for the value it is contributing in the form of land, rezoning, planning,
design etc. This amount would be paid annually, in a lump sum or as a combination. Also, we
envisage there being a contribution by each parcel sub-tenant towards the cost of maintaining
common areas on the site.
It is anticipated that St. John’s will receive all income from the project. The diocese will receive
a benefit from the project in terms of a larger apportionment that St. John’s will pay due to the
increase in income.