Uptown Phase IV
A development permit amendment was submitted to
Saanich Planning summer of 2021
Documents taken from Saanich website (July 2021)
site elevations landscaping
Revised documents 2022 site elevations landscaping
More information Shape Properties Corporation
Uptown information website
Uptown Phase IV - revised development permit application of Zone C3V (2016)
Update to 13 April 2022
15 Feb 2023 news - project appears to have been re-submitted to Planning for ongoing refinements.
As of 2022, MVCCA understands this project to be:
- guaranteed rental period – life of building - approx. 320 rental units (with 34.4% two bedrooms or larger) this is a reduction by 40 units
- six, street level, small sized commercial spaces, such as for restaurants with outdoor seating
- Section A: mid-rise section 12 stories this is an increase from 10 stories in the original proposal
- Section B: tower 24 stories, rectangular in shape
- Section C: podium - four stories articulation of base (street wall on Carey Road)
- flexible unit design to facilitate aging in place
- large number of amenity features for residents including: roof top common spaces, secure bike storage, gym, meeting room, lobby
with dog wash and concierge
- feature of public passage, along west side of Whole Foods
- changes to entrance to underground parkade on Ravine Way, to open and lighten entrance
- mechanical equipment within visual screening
- landscaping a continuation of that in Uptown Shopping Center
- design features are consistent with Uptown Douglas Plan objectives
Q&A answers provided April 2022
Will there be any infrastructure design to reduce the impact of extreme heat?
“Our team, along with our consultants are reviewing the impact of extreme heat weather events. This includes, but not limiting to, mechanical systems that provide heating and cooling, window wall systems that have a SHGC (solar heat gain coefficient) adequate for high-temperature events, and strategic window placement that allows cross-cooling in homes.”
Light pollution issues– location of exterior lighting and issues of glare from windows.
"Exterior lighting is ground-orientated for proper illumination of pedestrian sidewalks, passageways, and streets. Exterior lighting above the podium will be minimized and target a reduction in glare from windows.”
Efforts to reduce the death of birds, such as the use of fritted glass.
"The first four floors (bottom 12m) is typically the zone with highest Bird collision. Unbroken, Clear (or reflective) glass in the form of: Balcony Railing, Glazing and skybridges all carry risk. Our project mitigates risk by providing a more solid expression in this zone with brick columns breaking up glass zones into discreet sections. Balconies in this zone include metal panel upstand with glass mounted to the back of this panel. We have also held our retail back on Uptown Boulevard with a wide overhang and canopies which reduce reflectivity on the glass for birds flying above. No vegetation is being proposed in the retail units reducing risk of birds wanting to fly inwards. Light pollution will be decreased through careful landscape lighting to reduce affect on migrating birds. All ventilation grills will be provided with screens to avoid trapping birds.”
The July 2020 edition of the draft Uptown Douglas plan was amended to include a section whereby properties near the Uptown transit hub could have up to 24 stories. The density above 18 stories would be subject to a CAC of 75% of the land lift analysis. Here is the most important UD section
5.1.4 In addition to Policies 5.1.2 and 5.1.3, consider applications within the Core land use designation seeking to construct buildings taller than 18
storeys, provided proposed developments:
• are a maximum of 24 storeys in height;
• are located on or directly adjacent to the multi-modal Transit Hub site, on the half of the Uptown Shopping Centre site closest to Ravine
Way / Carey Road, or on the half of Saanich Plaza site closest to Ravine Way. Other Core sites may be considered in exceptional
circumstances;
• demonstrate how increased building height can contribute to on-site open space and public realm improvements;
• demonstrate application of good urban design specific to taller buildings, including massing, skyline character and shadowing impacts; and
• prepare a land lift analysis specific to additional height above 18 storeys to inform negotiated community contributions (see Policy 5.6.6).
In completing the survey, consider which aspects of the original project are of greatest value to you. What community amenity would you recommend?
MVCCA Amenities ‘Wish List’
Funding toward Saanich owned concert hall, as an upgrade and replacement for the Homer Centre
which will be closing
Tree planting - funding to Parks dep’t for green space improvements in our area
Bethune Park (tiny neighbourhood park) - upgrade – Parks dep’t
Boleskine Rd. see Uptown Douglas Plan section 7.7
Widening and solar lights for CRD trails in immediate area - project in planning stage CRD
Cadillac Ave. (speed of cut through traffic) - traffic calming measures - jurisdiction Saanich
Public washrooms - at south end of Uptown mall, locked at night but an amenity for public.
Pat Bay Hwy right turn on to Vernon Ave at Apex building - redesign
This is a dangerous intersection - jurisdiction of MOTI
Overpass or underpass connection planning between Uptown mall and future Uptown Transit exchange
Overpass connection between Uptown and Hansbraun property (at time of the their redevelopment).
Contribution to public enhancement at Uptown Transit exchange at the time of their development
prepared by Carol Hamill 28 April 2021
Uptown Phase Four application history
In 2016, Saanich approved a residential component of the development, comprising 134 rental apartments and townhomes.
The most important points of the MVCCA presentation to council were, that Saanich has not done enough to solve traffic problems and that high rise buildings should be limited to only the best designs, worthy of a place in the skyline.
The developer has responded to concerns raised, including the issue of affordable housing
see supplemental report from the Director of Planning
News story available at: latest the Saanich News dated 24 Aug 2018
The Uptown development has resulted in various traffic concerns:
Mid-block crossing on Blanshard Street— The new pedestrian crossing light should help to make the
street safer.
A development permit amendment was submitted to
Saanich Planning summer of 2021
Documents taken from Saanich website (July 2021)
site elevations landscaping
Revised documents 2022 site elevations landscaping
More information Shape Properties Corporation
Uptown information website
Uptown Phase IV - revised development permit application of Zone C3V (2016)
Update to 13 April 2022
15 Feb 2023 news - project appears to have been re-submitted to Planning for ongoing refinements.
As of 2022, MVCCA understands this project to be:
- guaranteed rental period – life of building - approx. 320 rental units (with 34.4% two bedrooms or larger) this is a reduction by 40 units
- six, street level, small sized commercial spaces, such as for restaurants with outdoor seating
- Section A: mid-rise section 12 stories this is an increase from 10 stories in the original proposal
- Section B: tower 24 stories, rectangular in shape
- Section C: podium - four stories articulation of base (street wall on Carey Road)
- flexible unit design to facilitate aging in place
- large number of amenity features for residents including: roof top common spaces, secure bike storage, gym, meeting room, lobby
with dog wash and concierge
- feature of public passage, along west side of Whole Foods
- changes to entrance to underground parkade on Ravine Way, to open and lighten entrance
- mechanical equipment within visual screening
- landscaping a continuation of that in Uptown Shopping Center
- design features are consistent with Uptown Douglas Plan objectives
Q&A answers provided April 2022
Will there be any infrastructure design to reduce the impact of extreme heat?
“Our team, along with our consultants are reviewing the impact of extreme heat weather events. This includes, but not limiting to, mechanical systems that provide heating and cooling, window wall systems that have a SHGC (solar heat gain coefficient) adequate for high-temperature events, and strategic window placement that allows cross-cooling in homes.”
Light pollution issues– location of exterior lighting and issues of glare from windows.
"Exterior lighting is ground-orientated for proper illumination of pedestrian sidewalks, passageways, and streets. Exterior lighting above the podium will be minimized and target a reduction in glare from windows.”
Efforts to reduce the death of birds, such as the use of fritted glass.
"The first four floors (bottom 12m) is typically the zone with highest Bird collision. Unbroken, Clear (or reflective) glass in the form of: Balcony Railing, Glazing and skybridges all carry risk. Our project mitigates risk by providing a more solid expression in this zone with brick columns breaking up glass zones into discreet sections. Balconies in this zone include metal panel upstand with glass mounted to the back of this panel. We have also held our retail back on Uptown Boulevard with a wide overhang and canopies which reduce reflectivity on the glass for birds flying above. No vegetation is being proposed in the retail units reducing risk of birds wanting to fly inwards. Light pollution will be decreased through careful landscape lighting to reduce affect on migrating birds. All ventilation grills will be provided with screens to avoid trapping birds.”
The July 2020 edition of the draft Uptown Douglas plan was amended to include a section whereby properties near the Uptown transit hub could have up to 24 stories. The density above 18 stories would be subject to a CAC of 75% of the land lift analysis. Here is the most important UD section
5.1.4 In addition to Policies 5.1.2 and 5.1.3, consider applications within the Core land use designation seeking to construct buildings taller than 18
storeys, provided proposed developments:
• are a maximum of 24 storeys in height;
• are located on or directly adjacent to the multi-modal Transit Hub site, on the half of the Uptown Shopping Centre site closest to Ravine
Way / Carey Road, or on the half of Saanich Plaza site closest to Ravine Way. Other Core sites may be considered in exceptional
circumstances;
• demonstrate how increased building height can contribute to on-site open space and public realm improvements;
• demonstrate application of good urban design specific to taller buildings, including massing, skyline character and shadowing impacts; and
• prepare a land lift analysis specific to additional height above 18 storeys to inform negotiated community contributions (see Policy 5.6.6).
In completing the survey, consider which aspects of the original project are of greatest value to you. What community amenity would you recommend?
MVCCA Amenities ‘Wish List’
Funding toward Saanich owned concert hall, as an upgrade and replacement for the Homer Centre
which will be closing
Tree planting - funding to Parks dep’t for green space improvements in our area
Bethune Park (tiny neighbourhood park) - upgrade – Parks dep’t
Boleskine Rd. see Uptown Douglas Plan section 7.7
Widening and solar lights for CRD trails in immediate area - project in planning stage CRD
Cadillac Ave. (speed of cut through traffic) - traffic calming measures - jurisdiction Saanich
Public washrooms - at south end of Uptown mall, locked at night but an amenity for public.
Pat Bay Hwy right turn on to Vernon Ave at Apex building - redesign
This is a dangerous intersection - jurisdiction of MOTI
Overpass or underpass connection planning between Uptown mall and future Uptown Transit exchange
Overpass connection between Uptown and Hansbraun property (at time of the their redevelopment).
Contribution to public enhancement at Uptown Transit exchange at the time of their development
prepared by Carol Hamill 28 April 2021
Uptown Phase Four application history
In 2016, Saanich approved a residential component of the development, comprising 134 rental apartments and townhomes.
The most important points of the MVCCA presentation to council were, that Saanich has not done enough to solve traffic problems and that high rise buildings should be limited to only the best designs, worthy of a place in the skyline.
The developer has responded to concerns raised, including the issue of affordable housing
see supplemental report from the Director of Planning
News story available at: latest the Saanich News dated 24 Aug 2018
The Uptown development has resulted in various traffic concerns:
- Right Turn on Carey—The client, Whole Foods, asked Morguard to ensure that Carey Road would be opened to right turning traffic from Douglas Street and Saanich and MOTI complied. The new access from the Galloping Goose trail to Carey Road will further increase congestion at that corner.
- Ravine Way— The two-way cycle lane on Ravine, along the curb on the north side of the property will not solve the issue of how pedestrians can access the new bus stops and the planned Transit Hub when it is completed. The pedestrian tunnels along Ravine Way, under Carey Road and Blanshard St. have been closed and that section of the Lockside Trail that runs below Ravine Way will see increased foot traffic.
Mid-block crossing on Blanshard Street— The new pedestrian crossing light should help to make the
street safer.