A Mike Geric Construction Rezoning and Development Permit Application

Welcome!

This website is designed to provide neighbours and those affected by this application with a succinct summary of our proposal and an opportunity for additional feedback.

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Timeline

Welcome to our Virtual Open House

The Broad View United, previously Cadboro Bay United, Church had been a long-time pillar in the Cadboro Bay neighbourhood. In the spring of 2023, the Church made the decision to list the subject property to facilitate the amalgamation of their congregations at the St. Aidan's United location (off of Cedar Hill Cross Road). In May of 2023, Mike Geric Construction (MGC) was the successful purchaser of this property.

We look forward to get to know the neighbourhood better, designing an exceptional redevelopment and building another community that we would be proud to call home ourselves.

1958

Initial Church Construction

1968

Church Addition Renovation

2015

United Church Amalgamation

2018

Sale of the Tyndall Ave Property

May 2023

Sale of Broad View to MGC

July - August 2023

Site Design and Initial Engagement

August 2023

Broad View Relocation

Who is the ArtsCalibre Academy?

MGC is pleased to share that ArtsCalibre will be leasing the property during the rezoning entitlements process.

“ArtsCalibre Academy is a small but highly reputable school whose mandate is to provide an outstanding, Arts-enriched education at an affordable cost. We offer a dynamic and diverse program designed to challenge students academically, while encouraging exploration and development of their creative and other innate talents.”

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Cadboro Bay United Church first constructed on the property at 2625 Arbutus Road.

The sanctuary along Arbutus Road was added to the church building.

Cadboro Bay United amalgamated with Gordon Head United in early 2015 as a pastoral outreach to a very senior congregation in need of support.

Broad View United sells the Tyndall Avenue property to pay for renovations to the St. Aidan’s property (located on 3703 St. Aidans Street, Saanich BC).

Broad View United sells the Arbutus Road church property to Mike Geric Construction.

MGC hires Cascadia Architecture and BoForm to design the site layout and building scheme. Extensive consultation begins with neighbours and other affected homeowners.

Broad View United officially moves out of the Arbutus property on August 15th, 2023 and the property is now leased to the ArtsCalibre Academy.

Princpls

Guiding Principles

Below are the key principles we have initially established as a project team to help guide our application and site planning process.

1.Create Contextual and Sensitive Neighbourhood Infill

4. Provide Standard-Setting Architecture and Housing

2.Build Appropriate Homes for People

3. Natural Landscape and Site Planning Excellence

5. Create Positive Outdoor and Indoor Institutional Space

Context

Property Context

The Broad View United property is located mid-block along Arbutus Road in Cadboro Bay, BC. It is approximately a 69,000 sq.ft. single-lot property, surrounded by single-family residential homes on all sides.

2625 Current Zoning: P1 Assembly

Surrounding Property Zoning: RS-8 & RS-10 Single Family

Local Area Plan Designation: Cadboro Bay Village, Mixed-Use Institutional

2625 Proposed Zoning: Comprehensive Development: Multi-Family and Attached Housing Residential

Planning Context

Housing S.5.2 of the Cadboro Bay Draft Local Area Plan (p. 60)

The Plan supports a vibrant Village Centre by locating multi-unit housing in and near the Village Centre. This approach is consistent with the direction of the Saanich Official Community Plan (OCP) that encourages a range of housing types to address community housing needs and support Villages and Centres as more complete communities. The Plan also envisions new infill housing formats that would be sympathetic to the single-detached residential character of the Village Neighbourhood.

The Village Neighbourhood Policies (p.65)

5.4.1 Support mixed-use, pedestrian-oriented developments in the Village Centre that broaden the range of housing options, shops and services.

5.4.2 Encourage a variety of housing formats, consistent with the land use map.

5.4 depending on the site size and location relative to the Village Centre, transit, community amenities and services.

5.4.3 In areas designated as Village Residential Infill... Support a range of ground- oriented housing types including secondary suites, garden suites, houseplexes and other innovative housing forms suitable to the neighbourhood character.

5.4.5 Support new housing that integrates with the surrounding context, including through considering of compatibility with front yard setback, materials, scale of buildings, and colours.

Link to the Cadboro Bay Local Area Plan

Mixed-Use Institutional

The Subject Property is designated Mixed-Use Institutional under the District of Saanich Official Community Plan (2024). This designation envisions a mix of housing, outdoor amenity space and institutional-designated uses. Below are policies from this section of the Official Community Plan which our application has worked to address:

7.5.1 Review development applications for institutions considering such factors as: intended use, servicing, multimodal access, integration of active transportation into site design.

7.5.2 Encourage institutional land owners to preserve on-site open space and make it publicly accessible where possible.

7.5.3 Support the long-term, continued viability and changing needs of institutional sites by considering the redevelopment and intensification of institutional sites within the Urban Containment Boundary by institutional property owners.

7.5.4 In cases where redevelopment is being considered on institutional land:

Prioritize the retention of ownership of the property as institutional or non-profit, including through supporting partnerships and incentives;
Where institutional land, up to one hectare in size, is sold and proposed for a use other than institutional or non-market housing, do not support a change in use and OCP amendment unless the applicant provides a community benefit on the site (in addition to an Amenity Cost Charge/Community Amenity Contribution).

Link to the Official Community Plan

Open House Slides

Proposal Summary

On October 12th, 2023 Mike Geric Construction hosted an open house presentation at the Broad View United property. We had over 100 attendees and received over 80 feedback form responses. The slides below are from that evenings power point presentation. In the event we have an open house or follow-up meeting to update our application, we will provide you with the updated slides. Please review this presentation and provide your feedback below.

If you are having difficulty viewing the presentation, please click on the presentation box (below) and it will expand to fit your screen.

Presentation Agenda

Meet the Mike Geric Team

Our small but mighty planning, development and construction team here at Mike Geric HQ.

The Cascadia Architects Team

ascadia Architects, in collaboration with BoForm Design, are our lead consultants on this project. They bring years of successful single family and multi-family experience in Cadboro Bay and throughout Greater Victoria. Their unique, contextual and international perspective is an invaluable element to our success.

Our Consultant Team

A group of professionals with ample experience within the District of Saanich.

Project Background

How we got here today through the history of the Broad View United Church and purchase by Mike Geric.

Project Principles

These remain unchanged from our first open house. These are the standard set of guiding principles which establish the foundation of our application.

Property Context

A flat, relatively unencumbered 1.6-acre site in Cadboro Bay. We maintain this application will repair the sprawling parking lot condition and leave this neighbourhood better than we found it.

Local Area Plan Context

We are located on the northern boundary of the Cadboro Bay Village Neighbourhood area as identified in the Local Area Plan. Our property is designated for 3-4 storeys under this plan.

Cadboro Bay Local Area Plan (2023)

Here are the relevant Village Neighbourhood infill policies which are reflected in our proposal.

Housing Context - Missing Middle Objectives

We are working to create housing which is respectful to the neighbourhood while filling a demonstrated need within the local area. This development will be creating row housing and small apartment - scale of development.

Who We are Working to House

As a market condominium development, we cannot be all things to all people. Based on the Capital Region and Census information, we believe the demonstrated need for housing in this community includes: mature students who require modest rental housing, seniors looking to downsize, families looking for an attainable townhouse, employees within the University or CB village, and single or widowed individuals looking for accessible housing within the neighbourhood.

Housing Need

The District of Saanich has complied Capital Regional and Census data for this neighbourhood. The number of large-format single family homes is not keeping up with the demand for seniors looking to downsize. Our application is looking to address the lack of mature-individual and attainable family housing in this neighbourhood.

What we Heard at our First Open House

Here is a summary of the positive qualitative feedback we received at our July 12th open house.

Some Concerns from our Initial Open House

Some of the constructive feedback we consolidated from the initial open house.

Additional Feedback from the First Open House

Some of the initial feedback we received at the first open house. Most importantly, everyone here loves this neighbourhood and wants to ensure we design an appropriate community within this existing neighbourhood.

Infill Direction

Here are some precedent images we provided our architect team following the feedback we received at the initial open house.

Comparison between Open Houses

Comparison Between the Site Plan from the July 12th Open House (left) and the October 12th Open House (right).

Proposed Site Plan

The proposed site plan with four distinct buildings: A1 is a 23-unit condo; B1 are 5 accessible townhomes with primary bedrooms on the main floor; B2 are 14 stacked townhouses with three bedroom units up and one ground-level one bedroom unit; B3 are 7 three bedroom townhouses.

Underground Parkade Outline

This image outlines the underground parkade under the proposed homes. The parkade is designed to be pulled far-back from the neighbouring properties to both reduce our impact to our existing neighbours as well to provide more ample landscape opportunities.

A1 - 3-Level Condo Floor Plans

A 23-dwelling 3 storey condominium with accessible, ground oriented homes.

B1 - Two-Level Townhouse

A total of five two-level townhouses with primary bedrooms located on the main floor. These will also be designed with elevator capability within each individual unit.

B2 - Stacked Townhouses

Seven three storey, three bedroom family-oriented townhouses. An additional one-level one bedroom dwelling will be located below-grade and accessed by both the parkade and the rear-yard stairwell.

B3 - Three Bedroom Townhomes

Seven three bedroom family-oriented townhomes with finished basements.

Parkade Layout

A total of 24-condo storage lockers and 56-parking stalls (for all homes) accessed via a ramp off of Arbutus. There are an additional 5 visitor parking stalls on the surface of the site.

Perspective from Above

Public Engagement

Neighbourhood and stakeholder engagement is critical to our success. We have developed a comprehensive consultation strategy and it has been utilized to inform our current application. If you are a neighbour and would like to have the opportunity to discuss our application or share you feedback, please be in touch today!

Door Knock Immediate Neighbours

Introductory discussions with immediate neighbours from June - July, 2023.

Royal Oak Project Tours

Walking tours with neighbours interested in viewing existing Mike Geric Construction developments within the Royal Oak neighbourhood.

July 12th Open House

Drop-in open house at the Church gymnasium. Over 140 participants and 90 feedback forms collected.

Discussions with the Community Association

Ongoing discussions with representatives from the Cadboro Bay Residents Association.

One-on-one with Immediate Neighbours

On-site meetings with immediate neighbours to discuss, height, overlook, setbacks and landscaping.

October 12th Open House

Neighbourhood open house to share the proposed development plan. Over 100 neighbours attended and received over 80 feedback forms.

We will update this website with any additional neighbourhood engagement opportunities.

CONTACT

CONTACT US

PROPERTY ADDRESS

2625 Arbutus Road

Saanich, BC V8N 1W4

CONNECT WITH NIALL TO DISCUSS THIS PROPOSAL

Phone: 250-514-8429

Email: niall@gericconstruction.com

WE WANT TO HEAR FROM YOU!