We continue to meet with the community to provide updates on some changes to our proposal for the development of 3579 Quadra Street. We invite you to view the recorded sessions by clicking on the video below. In addition to the videos, we have included a bulleted summary highlighting the thoughts and ideas that came from the community through our conversation. We encourage and welcome feedback on this proposal.

Meeting recording.

Density & height

• Concerns with having a 6-storey at the top of a hill. Will block the view. Are you set with 6 storeys.
• Prefer a smaller form of development.
• Opposed to 4 or 6 storey form of development.
• Support more density in this location and want housing for downsizers and children in the community today.

Traffic & pedestrian safety

• Urban canopy is our biggest issue.
• Quadra/Tattersall is a busy intersection.
• Salisbury used by cyclists and walkers. Is it possible to negotiate some safe bike/pedestrian lanes along Tattersall? A potential CAC for bike/pedstrian safety would be a priority.
• Concerned with volume of traffic. How are we going to handle another 100 vehicles/families at a busy intersection? It takes a long time to turn left on Quadra onto Tattersall.
• CAC to go towards improvements along Tattersall (East of Quadra) with a sidewalk on both side and a crosswalk across Tattersall at Salisbury (crossing north/south).
• Tattersall has a high accident rate.
• Concerned with turning onto a single lane on Tattersall.
• Unpleasant area to bike/walk.
• Traffic is heavy in the area because other modes of transportation are not feasible.
• How will noise (vehicles, motorcycles etc.) be addressed?
• What is Saanich’s plan for the intersection as the community begins to become more built-up?
• Where the road turns towards Maplewood. There is a blind corner and it is very dangerous for pedestrians – adding hundreds of new residents to this area on a block with no sidewalk would be a disaster.

Parking & vehicle access

• Having 1 access off a major road is better than 2.
• Apposed to entrance off Tatterall.
• Would like to see a lower parking ratio to promote the ‘car light’ options for people without a car. Lower parking requirements speeds up construction and reduces neighbourhood impact.
• If a higher density development is being proposed, we should not be looking at a parking ratio lower than 50%.
• Proposed right in access. For those living on Hollis and turning left off Quadra is difficult. Conerned that people will turn left from Quadra onto Hollis, then back out to Quadra to go right into the new development. Will Saanich propose pylons to stop people from turning left into the development. 2 entrances may be better.
• What happens if every owner/residents has a car with a 0.7 parking ratio? There is a parking issue along the neighbouring streets.

Trees & landscaping

• Are there ‘heritage’ trees on the site and what will be done for them, replacing.
• What are your plans to preseve the mature trees on the site.
• How do you intend to add value or beauty to the neighbourhood in terms of visual green space attracting residents and supporting the community?

Other comments

• Previous application seemed reasonable.
• Road frontage improvements not dependent on a high-density development being approved, already planned by Saanich.
• No issue with having more families/residents come to the area.
• Why was the original proposal turned down?
• How many units will be affordable in either concept?
• Are you open to exploring providing a car share vehicle on the site, the nearest one is all the way up on Falmouth, would be a good amenity to have in the building for residents who do not own a car and those of us who live nearby and would also benefit.
• If 11 townhomes were financially viable, why wouldn’t 20 townhouses be viable?
• I’m in favour of the 6 stories. I feel the concerns about the density causing traffic issues, but I’m confident in the ability of Saanich to consider increasing density in the area and make changes to the infrastructure to accommodate that. Access to buses is great at this location and biking just needs a little work. I see so many young people and families leaving Vic because of the housing crisis. We need development, done smartly of course, but IMHO, the more people we can house, the better.

We continue to meet with the community to provide updates on some changes to our proposal for the development of 3579 Quadra Street. We invite you to view the recorded sessions by clicking on the video below. In addition to the videos, we have included a bulleted summary highlighting the thoughts and ideas that came from the community through our conversation. We encourage and welcome feedback on this proposal.

Meeting recording.

Density & height

• Are we working off the proposed density in the Draft OCP?
• Concern with building height presenting more like 7 stories, not 6. (proposed alterating the grade to 46-47m along Quadra street frontage)

Traffic & pedestrian safety

• Consider having a ‘scramble’ (at Four Corners and Quadra/Tattersall intersections) to improve pedestrian flow
• Concerned about turning onto Tattersall going southbound on Quadra (have asked Saanich to put in a light)
• Is the intent to maintain 4 lanes along Quadra Street?
• Concerned about traffic making a left turn into the site going southbound on Quadra Street
• Are we communitcating with Saanich regarding traffic concerns/site access
• Concern with traffic impact on Hollis (have ‘Resident Only Parking’ and ‘No Turnaround’ signs on Hollis
• Make sure traffic flow/access for Hollis is not hindered by proposed barricades
• Please work with Saanich to tie-in the proposed bike path with existing/interim conditions on Quadra and Tattersall
• Like the proposed bike lane that should make a slighty scary walk to school a little nicer
• Would love to see some traffic calming on Tattersall and an advanced left to deal with the increasing traffic on the street as well
• Quadra/Tattersall insection is a disaster.

Parking & vehicle access

• Only access will be off Quadra Street
• What is the current parking ratio?
• Excited to see a modo (car share) space
• Explore decoupling of parking space purchase from unit purchase as a TDM measure to ascertain the true demand for parking at this site
• Conerns with respect to parking as it is unrealistic to think there will be more than 69 cars belonging to the occupants. Overflow on neighbouring local streets with be a result.

Form of development

• Strong preference for townhomes – would be better for traffic congestion
• Concerned that the proposed form of development does not fit with the community feel
• Consider removing parkade and placing townhomes on the three properties – that should meet the Provinces requirements/guidelines. Would create more 3-bedroom homes.
• Moving to a singluar building was a good move
• Could you consider 3 bedroom homes?

Trees & landscaping

• Incorpoate native tree species
• Great landscaping with appropriate setbacks
• Have mature trees (espcially Garry Oaks) been identified and tagged to be protected and saved?

Commercial space

• Commercial use would introduce more traffic to the area (depedning on the tenant)
• Demand for commercial space is low right now
• Was hoping to see some small commercial amentiy space as part of the project
• A little coffee shop would be a great benefit to our community (place to gather and stop in after droppping kids off at school).

Other comments

• Are other proposed developments being taken into consideration? Consider the larger context, not just the subject site. Appears to be too much development in the area
• Who is the target market for this building?
• What would be the price point for these homes?
• What is happening with the Highfield Residence (home on 3579 Quadra property)?
• What is the total dedication on Tattersall and Quadra?
• What is a Junior 1 and 2 bedroom home?
• What is the squarefootage for the proposed homes?
• Construction —  timeline (when and how long), impact on traffic flow?
• Corridor plan workshop (hosted by Saanich) on Dec 2 and  Dec 9
• What are you planning for a Community Amenity Contribution?
• Are we presenting directly to the Community Association?
• How do you determine the impact on the community?
• Consider including signage/banners to help create a sense of place as you enter the Four Corners Village.