3311 Oak St. and 816 Cloverdale Ave. Rezoning Application
Information sheet updated to 30 Nov. 2024 prepared by Carol Hamill
Please note : "The developer has not confirmed this information to accurate and all aspect of the project are draft ideas,
subject to change during the application process.
As I understand it, The GAIN Group owns a set of buildings, each with a car dealership on the main floor. I see that
Island View Land Management (IVLM) is involved in a number of local projects: University Heights, Nellie McClung and
‘The Podium’ (which I believe is on West Saanich Road).
This property is within the Uptown Douglas (UD) plan area as “urban mixed use” - 8 (12) stories designation. It is not within the Core designation. MVCCA is supportive of the tallest buildings being in the Saanich Core. A MVCCA priority, is that Oak Street provide the shops and services that residents will need on a regular bases. In other words, a street where people want to walk. UD plan (page 45) refers to the importance of Oak Street in the other all area plan. My first reaction, is to wish that; if there is to be a car-dealership, the showroom windows all face Blanshard Street. For Cloverdale Avenue, see UD Policy 5.10.3 (“animate the street”).
I assume the parking entrance will be located on Oak St. however see also UD Policy 5.10.2
Email responses from developer 29 Nov. 2024
1) do you expect to build rental, condo or both?
Intended to be built as both market rental and condo.
2) generally who is your target market?, any non-market component?
Target market are employees, students and downsizers interested in locating or relocating to the up and coming Uptown-Douglas core. Proximity to amenities and transportation are huge assets to this location. No below-market housing is contemplated at this time.
3) what is the likely height? approx. number of units? This application will require an OCP (LAP) amendment to vary the height requirements. We are proposing two buildings, one twenty two storey building and one eighteen story building. Both buildings will be point towers over a three storey podium over a two-storey underground parkade. The ground-level will be commercial retail with a residential lobby and bike parking. We currently are proposing approximately 475-dwellings .
4)If market condo construction is part of the application please add CACs to the agenda:
We are in early days of this application. We have not yet received guidance from the District on their now revised amenity policy. Further, there is a likelihood that this number of dwellings proposed will necessitate a land-lift analysis. The proposed height and density is a function of land, construction and District-lead design guidelines and, as the applicants requesting a deviation from the OCP / LAP, we appreciate the impetus will be on us to prove the necessity and provide a local community benefit as part of this application. We look forward to discussing ideas, opportunities and options with you as a group.
Assumptions
- rental component exempt from CAC’s - however private space amenities increase project viability e.g. Tolmie rental towers
- Cloverdale infrastructure for cycling corridor (UD 6.3.9) as a priority
parking: new rules 1 Jan 2025
“at least two Transportation Demand Management (TDM) measures”
requires onsite loading zones for delivery vehicles,
Introduces parking maximums of up to 1.5 stalls per unit
all parking spaces must be equipped for electric vehicle charging.
Questions
UD Plan application Policy 5.1.4 and 5.6.6 - site does not have Core designation
towers 18 and 22 stories over _one_ three storey podium
height in excess of 12 (max) 6 and 10 stories increase (numbers used in land lift analysis)
impact - light pollution, bird-friendly glass, to view from condos on Short St.
additional foot traffic on Oak Street (north to Walmart south to Super Store)
ground floor _two_ lobbies
____ secure bike lockup ____ cargo bike/ electric scooters lockup
Details
residents _____ rental _______ condo approx 475
units in podium? studio? size?
mix “employees?, students downsizers” few families reduces need for parking and pressure on schools?
market to employees of 4000 Seymour Place ?
commercial/retail car dealership?
parking ____surface ____ underground
“provide a local community benefit”
Community Amenities Contribution and Inclusionary Housing Policy (June 2023), contains a general list of CAC's and the provision (in section 7), for five areas of Saanich - each with localized amenities and priorities.
Area 1 is Uptown Douglas (also general discussion of CACs at UD Plan Policy 5.6)
- fund future recommendations of UD Pre-Zoning and Network Plan
- Affordable Housing Fund
- community input into application of funds
MVCCA reply to email from developer
Greetings Naill, 22 Nov. 2024
Thank you for contacting our community association in the pre-application stage. Given the Saanich Core location and the scale of your application, community engagement includes both the MVCCA and the Quadra Cedar Hill Community Assoc. I am sure we can arrange a Zoom meeting.
As I understand it, The GAIN Group owns a set of buildings, each with a car dealership on the main floor. I see that Island View Land Management is involved in a number of local projects: University Heights, Nellie McClung project and ‘The Podium’ (which I believe is on West Saanich Road).
This property is within the Uptown Douglas (UD) plan area as an “urban mixed use” - 8 (12) stories designation.
MVCCA is supportive of tall building in the Saanich Core. UD plan (page 45) points out one of the important goals for the future of Oak St, with the statement that “active commercial grade required”. My first reaction, is to wish that; if there is to be a car-dealership showroom, the showroom windows all face Blanshard St. and maybe Cloverdale Ave. For Oak Street be become a family-friendly residential area, some small Oak Street retail businesses are needed. I assume the parking entrance will also be located on Oak St.
Is there any chance 800 Cloverdale Ave. could be incorporated into this project?
Does the mixed-use tower housing include condos or rental? As you know, we have had two very large rental projects passed by council recently. They were not requested to offer any Community Amenity Contributions, which is a problem in the under-serviced, Saanich Core area.
Is there any below market component?
I am copying this email to Susan Haddon to help plan a meeting time between MVCCA, QCHCA and yourselves.
Information sheet updated to 30 Nov. 2024 prepared by Carol Hamill
Please note : "The developer has not confirmed this information to accurate and all aspect of the project are draft ideas,
subject to change during the application process.
As I understand it, The GAIN Group owns a set of buildings, each with a car dealership on the main floor. I see that
Island View Land Management (IVLM) is involved in a number of local projects: University Heights, Nellie McClung and
‘The Podium’ (which I believe is on West Saanich Road).
This property is within the Uptown Douglas (UD) plan area as “urban mixed use” - 8 (12) stories designation. It is not within the Core designation. MVCCA is supportive of the tallest buildings being in the Saanich Core. A MVCCA priority, is that Oak Street provide the shops and services that residents will need on a regular bases. In other words, a street where people want to walk. UD plan (page 45) refers to the importance of Oak Street in the other all area plan. My first reaction, is to wish that; if there is to be a car-dealership, the showroom windows all face Blanshard Street. For Cloverdale Avenue, see UD Policy 5.10.3 (“animate the street”).
I assume the parking entrance will be located on Oak St. however see also UD Policy 5.10.2
Email responses from developer 29 Nov. 2024
1) do you expect to build rental, condo or both?
Intended to be built as both market rental and condo.
2) generally who is your target market?, any non-market component?
Target market are employees, students and downsizers interested in locating or relocating to the up and coming Uptown-Douglas core. Proximity to amenities and transportation are huge assets to this location. No below-market housing is contemplated at this time.
3) what is the likely height? approx. number of units? This application will require an OCP (LAP) amendment to vary the height requirements. We are proposing two buildings, one twenty two storey building and one eighteen story building. Both buildings will be point towers over a three storey podium over a two-storey underground parkade. The ground-level will be commercial retail with a residential lobby and bike parking. We currently are proposing approximately 475-dwellings .
4)If market condo construction is part of the application please add CACs to the agenda:
We are in early days of this application. We have not yet received guidance from the District on their now revised amenity policy. Further, there is a likelihood that this number of dwellings proposed will necessitate a land-lift analysis. The proposed height and density is a function of land, construction and District-lead design guidelines and, as the applicants requesting a deviation from the OCP / LAP, we appreciate the impetus will be on us to prove the necessity and provide a local community benefit as part of this application. We look forward to discussing ideas, opportunities and options with you as a group.
Assumptions
- rental component exempt from CAC’s - however private space amenities increase project viability e.g. Tolmie rental towers
- Cloverdale infrastructure for cycling corridor (UD 6.3.9) as a priority
parking: new rules 1 Jan 2025
“at least two Transportation Demand Management (TDM) measures”
requires onsite loading zones for delivery vehicles,
Introduces parking maximums of up to 1.5 stalls per unit
all parking spaces must be equipped for electric vehicle charging.
Questions
UD Plan application Policy 5.1.4 and 5.6.6 - site does not have Core designation
towers 18 and 22 stories over _one_ three storey podium
height in excess of 12 (max) 6 and 10 stories increase (numbers used in land lift analysis)
impact - light pollution, bird-friendly glass, to view from condos on Short St.
additional foot traffic on Oak Street (north to Walmart south to Super Store)
ground floor _two_ lobbies
____ secure bike lockup ____ cargo bike/ electric scooters lockup
Details
residents _____ rental _______ condo approx 475
units in podium? studio? size?
mix “employees?, students downsizers” few families reduces need for parking and pressure on schools?
market to employees of 4000 Seymour Place ?
commercial/retail car dealership?
parking ____surface ____ underground
“provide a local community benefit”
Community Amenities Contribution and Inclusionary Housing Policy (June 2023), contains a general list of CAC's and the provision (in section 7), for five areas of Saanich - each with localized amenities and priorities.
Area 1 is Uptown Douglas (also general discussion of CACs at UD Plan Policy 5.6)
- fund future recommendations of UD Pre-Zoning and Network Plan
- Affordable Housing Fund
- community input into application of funds
MVCCA reply to email from developer
Greetings Naill, 22 Nov. 2024
Thank you for contacting our community association in the pre-application stage. Given the Saanich Core location and the scale of your application, community engagement includes both the MVCCA and the Quadra Cedar Hill Community Assoc. I am sure we can arrange a Zoom meeting.
As I understand it, The GAIN Group owns a set of buildings, each with a car dealership on the main floor. I see that Island View Land Management is involved in a number of local projects: University Heights, Nellie McClung project and ‘The Podium’ (which I believe is on West Saanich Road).
This property is within the Uptown Douglas (UD) plan area as an “urban mixed use” - 8 (12) stories designation.
MVCCA is supportive of tall building in the Saanich Core. UD plan (page 45) points out one of the important goals for the future of Oak St, with the statement that “active commercial grade required”. My first reaction, is to wish that; if there is to be a car-dealership showroom, the showroom windows all face Blanshard St. and maybe Cloverdale Ave. For Oak Street be become a family-friendly residential area, some small Oak Street retail businesses are needed. I assume the parking entrance will also be located on Oak St.
Is there any chance 800 Cloverdale Ave. could be incorporated into this project?
Does the mixed-use tower housing include condos or rental? As you know, we have had two very large rental projects passed by council recently. They were not requested to offer any Community Amenity Contributions, which is a problem in the under-serviced, Saanich Core area.
Is there any below market component?
I am copying this email to Susan Haddon to help plan a meeting time between MVCCA, QCHCA and yourselves.