Rizzo rental building on three lots 57 units rezoning application Update to 17 Aug 2024
3383 Harriet Rd. and 3442/3444 Whittier Ave.
The most recent information can be found at : Permit and Development Tracker.
Project to present to Saanich Advisory Design Panel (ADP) 21 Aug, 2024
MVCCA received a request for comments to Planning Dep't - comments sent 29 March 2024
Notes from MVCCA meeting 19 March 2024 3383/3444 Harriet and 3442 Whittier Ave. Rizzo Developments project
Comments were made by the neighbourhood residents attending the meeting and two emails were read out loud. Correspondence from Mr. Rizzo was received that indicated two proposed changes. The Saanich Planning Dep’t has requested that the number of units be increased from 56 to 57 via a change to the floor plan, the developer agreed to that change. The second request is that the parking ramp be moved to the Harriet Road side of the building, Mr. Rizzo indicated that they did not agree with this change and this issue remains unresolved.
This neighbourhood is identified in the Uptown Douglas (UD) Plan as the Tolmie Quarter. It is transitioning from light industrial use to densified housing of up to 8 storeys. The School Board site makes up a larger portion of the area, and that redevelopment will be pivotal to the character of the neighbourhood. On week days all the street parking spots, around the School Board site, are filled with vehicles of by area workers. The existing light industrial businesses require the regular flow of large trucks and vans into the area using Culduthel Road.
The community is bounded by Harriet to the east, Boleskine to the south and the curve of Hwy #1. Although Culduthel Road crosses the Galloping Goose and there is a right turn onto Hwy #1, it is not safe to direct vehicle traffic across the Galloping Goose at this intersection where cyclists are coming down off the switch bridge. Vehicle access to the area is via Boleskine at three streets; Harriet, Whittier and Davidson. The Uptown Douglas Plan Policy 7.7.2 calls for a "traffic signal at the intersection of Boleskine and Tennyson" but a traffic signal there is only helpful to the Tennyson traffic coming north to Boleskine and to the future use of the School Board site.
Individuals taking a bus will primarily be walking along Culduthel, to the south end of the Uptown shopping center or will catch the U Vic bus anywhere along Boleskine. Cyclists wishing to go west from the Galloping Goose trail can not access Boleskine (which the trail goes under), but can exit or enter the trail at Culduthel Road. West on Culduthel takes a cyclist all the way to Harriet (after the completion of the cut through path between the Abstract townhouses and this project).
The resident’s comments are supportive of this rental building project. They would prefer that the traffic access to the site, be off of Harriet Road instead of Whittier Ave. Harriet is a collector road for the larger area and better suited for increased traffic. However, they do not want to see the project become unviable because of delays. Whichever street the parking ramp will access, the issue should be resolved as quickly as possible. The MVCCA requests that Rizzo Developments talk to their current tenants and jointly plan the timeline for the end of their tenancy and the possibility of renting a unit in the new building.
Road safety is the greatest concern for the neighbours. Given the planned densification of the Tolmie Quarter it is expected that Saanich will fund necessary upgrades and sidewalk to accommodate the increase in vehicles, pedestrian and cycling traffic. This includes sidewalks for both Culduthel and Whittier. The street layout also provides a safe and useful route for cyclists. Culduthel should be designated a neighbourhood cycling route.
Traffic planning should be put in place for improved vehicle access to and from Boleskine. The street is already busy and congested at peak hours.
MVCCA understands this project to be:
- guaranteed rental units – for life of building 57 rental units
7 - three bedrooms
11 - two bedrooms
21 - one bedroom and den
15 – one bedroom
5 - studio
- Harriet side presents as three storeys with five storey section on Whittier side
- Street level unit entrances on Harriet with line of trees on the property as well as line of boulevard trees
- Public right of way, 3 meter path between Harriet and Whittier on north side of property
(provided in conjunction with townhouse project under construction)
- Rain gardens for water retention and two patio areas with seating
- South side of property will include a buffer of trees that includes an ash tree and a pine tree on adjacent property.
- All trees to be removed, number of trees to be planted - not yet determined
- Will meet required energy code, currently Step Code 2
- Underground parking only 43 stalls (for both tenants and visitors) variance to be requested
- 86 secured bike stalls and repair station
- Modo car – to be determined
- Public areas accessible via wheelchair, no fully handicapped accessible units
- Design features are consistent with Uptown Douglas Plan objectives
3383 Harriet Rd. and 3442/3444 Whittier Ave.
The most recent information can be found at : Permit and Development Tracker.
Project to present to Saanich Advisory Design Panel (ADP) 21 Aug, 2024
MVCCA received a request for comments to Planning Dep't - comments sent 29 March 2024
Notes from MVCCA meeting 19 March 2024 3383/3444 Harriet and 3442 Whittier Ave. Rizzo Developments project
Comments were made by the neighbourhood residents attending the meeting and two emails were read out loud. Correspondence from Mr. Rizzo was received that indicated two proposed changes. The Saanich Planning Dep’t has requested that the number of units be increased from 56 to 57 via a change to the floor plan, the developer agreed to that change. The second request is that the parking ramp be moved to the Harriet Road side of the building, Mr. Rizzo indicated that they did not agree with this change and this issue remains unresolved.
This neighbourhood is identified in the Uptown Douglas (UD) Plan as the Tolmie Quarter. It is transitioning from light industrial use to densified housing of up to 8 storeys. The School Board site makes up a larger portion of the area, and that redevelopment will be pivotal to the character of the neighbourhood. On week days all the street parking spots, around the School Board site, are filled with vehicles of by area workers. The existing light industrial businesses require the regular flow of large trucks and vans into the area using Culduthel Road.
The community is bounded by Harriet to the east, Boleskine to the south and the curve of Hwy #1. Although Culduthel Road crosses the Galloping Goose and there is a right turn onto Hwy #1, it is not safe to direct vehicle traffic across the Galloping Goose at this intersection where cyclists are coming down off the switch bridge. Vehicle access to the area is via Boleskine at three streets; Harriet, Whittier and Davidson. The Uptown Douglas Plan Policy 7.7.2 calls for a "traffic signal at the intersection of Boleskine and Tennyson" but a traffic signal there is only helpful to the Tennyson traffic coming north to Boleskine and to the future use of the School Board site.
Individuals taking a bus will primarily be walking along Culduthel, to the south end of the Uptown shopping center or will catch the U Vic bus anywhere along Boleskine. Cyclists wishing to go west from the Galloping Goose trail can not access Boleskine (which the trail goes under), but can exit or enter the trail at Culduthel Road. West on Culduthel takes a cyclist all the way to Harriet (after the completion of the cut through path between the Abstract townhouses and this project).
The resident’s comments are supportive of this rental building project. They would prefer that the traffic access to the site, be off of Harriet Road instead of Whittier Ave. Harriet is a collector road for the larger area and better suited for increased traffic. However, they do not want to see the project become unviable because of delays. Whichever street the parking ramp will access, the issue should be resolved as quickly as possible. The MVCCA requests that Rizzo Developments talk to their current tenants and jointly plan the timeline for the end of their tenancy and the possibility of renting a unit in the new building.
Road safety is the greatest concern for the neighbours. Given the planned densification of the Tolmie Quarter it is expected that Saanich will fund necessary upgrades and sidewalk to accommodate the increase in vehicles, pedestrian and cycling traffic. This includes sidewalks for both Culduthel and Whittier. The street layout also provides a safe and useful route for cyclists. Culduthel should be designated a neighbourhood cycling route.
Traffic planning should be put in place for improved vehicle access to and from Boleskine. The street is already busy and congested at peak hours.
MVCCA understands this project to be:
- guaranteed rental units – for life of building 57 rental units
7 - three bedrooms
11 - two bedrooms
21 - one bedroom and den
15 – one bedroom
5 - studio
- Harriet side presents as three storeys with five storey section on Whittier side
- Street level unit entrances on Harriet with line of trees on the property as well as line of boulevard trees
- Public right of way, 3 meter path between Harriet and Whittier on north side of property
(provided in conjunction with townhouse project under construction)
- Rain gardens for water retention and two patio areas with seating
- South side of property will include a buffer of trees that includes an ash tree and a pine tree on adjacent property.
- All trees to be removed, number of trees to be planted - not yet determined
- Will meet required energy code, currently Step Code 2
- Underground parking only 43 stalls (for both tenants and visitors) variance to be requested
- 86 secured bike stalls and repair station
- Modo car – to be determined
- Public areas accessible via wheelchair, no fully handicapped accessible units
- Design features are consistent with Uptown Douglas Plan objectives