We continue to meet with the community to provide updates on some changes to our proposal for the development of 992 Gorge Road West. 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.

Traffic & parking

• Traffic congestion at Gorge & Admirals.
• Traffic will only get worse with this development if measures are not taken.
• Insufficient parking provided. (Amica, Park users, coffee shop etc). Illegal parking obstructing pedestrians.
• Ensure sufficient parking at proposed development for both residents and visitors. (No parking variances).
• Rush hour traffic is disgusting on Gorge & Admirals.
• Afraid of traffic rerouting down side streets like Rockwell and other residential streets.
• Vic West has successfully mitigated many of their traffic issues through dead ending streets and enforced speed control.
• Number of parking stalls provided is highly dependent on form of development. Smaller units such as studios/1-bedroom condos are more willing to accept the car free lifestyle.
• Alternatives such as car share programs and transit passes can help alleviate demand for parking.
• Colwood crawl causes most of the traffic in the neighbourhood.
• Saanich does not have a parking police force to monitor illegal parking. Rockwell is the only place available for people to park.
• Moving trucks and garbage trucks need to be accommodated without blocking driveways and roads, cyclists, traffic.
• Block off Rockwell or find other measures to stop traffic from rerouting on Rockwell.
• If there are shopfronts, parking would have to be provided. Lots of Bakeology customers are using parking in neighbourhood. Parking should be included as underground parking
• Amica received a variance to reduce the amount of parking provided for their people because there was water in the basement.
• On street parking should be provided for businesses.
• Consider sufficiently incorporating loading areas, recycling bays, guest parking, etc. This also overflows into the neighbourhood.
• Parking solution could be resident parking implemented by Saanich.
• School parking lot is empty and unused all summer, weekends, evenings. But is also heavily used by Amica staff all year, around the clock.
• Amica and Gorge Waterway users are creating parking problems on Adelaide. Traffic is also cutting up Adelaide from Gorge to get to Admirals. More density will absolutely make this situation worse.
• Would love to see “Transportation Demand Management” – car share, good bike parking, e-bike share, bus passes. With 2 frequent tranit routes and a separated bike lane planned, we can build on that and realize benefits (reduce traffic, climate impact, costs to households who choose to go car-light).
• Traffic calming on Rockwell, Inlet and Gorge.
• Cars have block residential driveways due to lack of parking.
• Underground parking is good, but very expensive and can impact tree canopy.
• Saanich should look at parking enforcement as it is an issue they need to resolve. There are neighbours with 6 cars in a single-family home.
• The McKenzie overpass was supposed to alleviate some of our traffic. The only thing that seems to have helped reduce traffic is the pandemic/working from home.
• Ensure no variance and appropriate levels of parking for residents and visitors of the new units. Additional street parking should be added to Gorge Road to support people wanting to use the walkway.
• Cyclists must leave the bike lane into traffic because there are trucks blocking.
• Loading bay design at Amica was a failure.

Community amenity contribution

• Some public EV parking would be appropriate and helpful.
• Car Share program (Modo, Evo, etc)
• 20 Public parking spots as optional Amenity.
• Improved Park and washroom facilities.
• Not enough seating for elderly. Providing benches along the Gorge and Rockwell frontages.
• School at Gorge and Admirals is under-funded. Possible contribution to school equipment.
• Boulevard that accommodates the neighbourhood.
• After dark park usage poses safety concerns. Possible to incorporate low level lighting in the park.
• Cherry tree on Gorge Road should be retained.
• Playground for older children! Broader range of ages.
• Bathrooms at the park need to be replaced.
• Inclusion on some small shopfronts as an amenity? Bakeology brought life to the area – don’t need to go to Vic West as often.
• Need more places to walk to that don’t require us to get into our cars.
• Fountains for dogs and people.
• Saanich is planning on adding dual bike lanes on the park side with floating bus stops to Gorge Road later this year.
• More parking for community members (that won’t be used for Visitor Parking), Free EV Charging, Park Update (new bathrooms and more playground equipment).
• More playground equipment at Kosapsom Park.
• Solar powered low wattage lighting along the Gorge Waterway would improve opportunities to walk safely at night.
• Playground for seniors (exercise equipment like Cook St).
• Playground, climbing equipment, picnic tables, trees in the park, shade structures.

Sustainability

• How does reducing density affect the ability for affordable homes, enough homes met, and amenities that would make the neighbourhood better?
• Will you take the need to reduce GHG emissions into account with this project?
• Climate crisis and housing crisis.
• Plans to relocate or incorporate existing structures in the new design? Demo and disposal takes a toll on the landfill.
• Support more pollinator plantings.
• Creating sustainable, walkable housing and neighbourhoods.
• Declaring an intention to not use gas heating.
• Solar panels.
• Landscape design that includes shade, pollinator gardens, and attempt to reduce need for cars as primary means of transportation.

Affordable Housing

• Has there been any consideration around social housing or affordable housing for this project?
• Affordable housing is easier to achieve in higher density/condo projects because the market price point is low enough that a 10% discount will allow those in this category to qualify.
• Saanich’s Affordable Housing financial contribution is also an option to provide a benefit to the local population.
• Real estate market not accessible for many people.
• Affordable housing to help more people access the market.
• Would love to see a variety of housing so that our kids can afford to live here. With house prices approaching $900k, they have no hope.
• Suites in townhomes so families could afford them.

Comments

• Do not want any development in this neighbourhood.
• Family oriented neighbourhood, traffic concerns on Gorge Road (speeding).
• Family-oriented community and neighbourhood. The development should be compatible on that front.
• Limitations to Microsoft Teams and other technology for those who don’t have access to this forum.
• Not a lot of notice for this engagement, so many were unable to attend.
• Access to the development should be provided off Gorge Road, not Rockwell.
• Want to maintain the character of the neighbourhood.
• Don’t want sidewalks.
• Opposed to zone changes.
• Older buildings have been taken down and replaced with new single-family homes over the past few years.
• This project goes against the Official Community Plan (OCP).
• There is no need to have this development. It doesn’t fit in, it doesn’t match, its not the primary purpose of the area.
• Neighbours are at a disadvantage. They only have the option to respond without appropriate resource advantages.
• Retention of the existing rock wall or reuse the material.
• High water table and clay soil conditions make structural an important factor, especially with underground parking.
• Setbacks and views are important, as well as sun/shade impacts.
• Multifamily closer to Amica if applicable.
• Neighbourhood Character to be incorporated into design.
• Glass buildings that reflect the water. Open to modern style.
• Townhomes only. Two-storey max with garage included.
• Happy, Safe, Friendly neighbourhood. Lots of families, seniors, and overall nice mix of people.
• Missing 2 + 3-bedroom homes. If condos are the option, provide larger 3-bedroom, family apartments with room for growth.
• Studios are seen as a transitional housing type. Not long term like the neighbourhood community.
• More families, more kids!
• Development cannot be detrimental to the park in terms of parking, views, pollution, noise. Previous application did not achieve this.
• Welcoming neighbourhood to a diverse group of families. Being inclusive and hearing from people who are struggling to enter the housing market.
• Access should be provided off Gorge Road, not Rockwell.
• Design should have links to the character and heritage in the neighbourhood
• 3-storey townhomes fronting Rockwell is preferred.
• Initial application was a 6-storey condo fronting Gorge Road and Rockwell.
• Commercial space will not be proposed at this project.
• Want to see more housing options in the neighbourhood.
• Townhomes are preferred as transitional housing into the Single-Family neighbourhood. Provide much needed housing for mid-income families.
• Small shop fronts would be welcome. Commercial/condos.
• Don’t support having a sidewalk. Don’t support blocking Rockwell at Admirals. There needs to be an additional entry/exit to our homes when traffic on Gorge Rd is at a standstill.
• Rockwell at Gorge may benefit from a raised sidewalk road entrance that looks like a private driveway entrance. 5^th Street and Finlayson has this design to deter traffic from avoiding the light at Quadra/Finlayson.
• Would love to see a compromise – 5 storeys along Gorge (the top floor could be stepped back) with the inclusion of some affordable units and one or two small shopfronts. Massing to avoid shadowing of yard and homes to the north.
• Like the stepped back, although strongly prefer max. 3 storeys. Supports the idea of affordable units.
• Historical and heritage buildings and designations should not be lost. Building elevations should be complementary and not just some box with as many units as you can build to maximize profits. Recognize that Abstract is in it to make money as a private company, but please don’t do so at the expense of our neighbourhood.
• Disappointed that we won’t see commercial space – a couple more storefronts would create a bit of a “place” similar in scale to Craigflower village. We need places to walk to.
• Admirals Walk is a nice commercial environment that is already within walking distance.
• Admirals Walk has very little to offer other than Thrifty Foods.
• The OCPs and LAPs are not rigid and need to accommodate changes. With this development the “need” that can be accommodated is by providing housing (ie. Townhouses) for mid-income families including families and seniors.
• I would support having a 4-storey condo on the existing apartment building site and 2 storey townhomes for the rest of the site with enough parking for all residents and visitors on site with access from Gorge Road. Building design that is complementary to the historical and heritage aspects of the neighbourhood.
• Access should not be on Rockwell for this development.
• People will now be working out of their home space more than pre-Covid, so larger apartments are needed.
• Modern on the Tillicum end, not the Admirals end.
• People racing through are generally trying to get home in the Western Communities. This is a problem because our streets are designed to enable through traffic rather than enhance walkability. How can we use this project to address this problem? What communities do we drive through to get home? We need a little compassion mixed with some determination to hold on to what is important to us.
• How are we seeking diversity in this conversation?
• What about a separate added parking lot?

Questions

• Any plans to connect with Knapett Projects on structural/geotechnical information review?
• If density is significant, you won’t be able to stop traffic from increasing or help alleviate the parking shortage. Has there been a consideration for some of the units to feature no parking? Will “no car” living be encouraged due to the walkability of the neighbourhood?
• How is landscaping maintained after completion of the project?
• What is the density being proposed?
• Is there a plan to reroute traffic down Rockwell?
• Is the intent still to construct a condo building plus townhouses? How many units in the condo building by breakdown?
• Same with townhomes?
• Has Abstract acquired a traffic/access impact analysis? The site already has legal access to/from Gorge Road which can be maintained.
• What are the Geotech conditions you are dealing with?
• Can we keep any single-family home lots?
• Is an ecological assessment being done by a professional biologist on the ecosystem damage resulting from the chemical runoff from additional motor vehicles into the waterway?
• Is an assessment being performed by an actuarial scientist to determine elevated cancer and other disease rates resulting from increased air toxin contributions from the additional vehicle traffic resulting from this development?
• What do we need in the neighbourhood to reduce our reliance on cars?
• Is CLHA the Architect Firm?
• Can this project use the Affordable Homeownership Program through BC Housing?
• Has an Arborist assessed the value of trees that were already removed by Abstract?

We continue to meet with the community to provide updates on some changes to our proposal for the development of 992 Gorge Road West. We invite you to view the recorded sessions by clicking on the video below and encourage and welcome feedback on this proposal.

Meeting recording.

We continue to meet with the community to provide updates on some changes to our proposal for the development of 992 Gorge Road West. 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.

Traffic & parking

• Concern regarding the increase in cars on Rockwell, which is already a busy street. Is there any potential to dead-end the end of Rockwell where it meets Admirals?  
• Additional concerns about traffic and parking, where are the 12-14 mentioned spots going to go? Concerns about Saanich supporting these proposed spots based on spots that have already been lost.  
• Is there another department within Saanich that will have input on the entrance to site being off Rockwell? Has there been research regarding the types of families that would be buying the homes and the implications for local schools etc?  
• Traffic is already a concern in the area – cars going up and down the road, as well as cars parked illegally. No sidewalk in existing conditions is a concern – especially with proximity to Amica. What is the rationale from Saanich Engineering for the Rockwell entry? Especially with the existing conditions at Amica having entry off Gorge. Does Abstract perceive the entry off Rockwell as something that can be revisited with Saanich Engineering?  
• Is there a potential for a controlled pedestrian crossing on Gorge? With the additional residents, the need for a crossing would be greater. 
• A sidewalk extending along Rockwell is desired to support pedestrian safety.

Trees & the environment

• Is there potential for the mentioned boulevard trees to be pollinators?  
• What are some of the features that will deal with water management, climate concerns, etc?  
• Can you explain Step Code 3?
  • Step Code 3 is the highest metric that is currently being asked in the province. The step code outlines building methods that pertain to energy efficiency, sound proofing, etc. These methods can capture everything from insulation and the building envelope, to the rating of the appliances within the project.  

Project specific questions

• Any plans to connect with Knapett Projects on structural/geotechnical information review?
• Are there suites in these homes? What is the average size of the townhomes? 
• How is the architecture similar to those in the area if it is a multi-family home? This development does not feel as though it is in-line with local architecture. Parking is still a concern, the current parking situation is already a concern to the local community, there is no professional evidence that the traffic implications will be managed. The project seems to be trumping the official plan of the community.  
• Last meeting, green roofs were brought up, is that still being considered? Will you be using permeable paving? 
• Townhomes facing Rockwell should have their front door facing Rockwell to replicate the existing conditions of the neighborhood  Is there an opportunity to provide more clarity in where the access points will be, specifically to address their facing single family homes? 
• Is there potential for someone to put a suite in the units in the future?  
• Does the obligation for the boulevard / frontage upgrades end at our property?  
• What is the timeline for an application to Saanich? Following this, on Abstract’s timeline, what would the timing of developing the property look like? **Note: the timelines have to be based on best speculation, it is very difficult to predict timelines for these projects.  
• What are the implications for the frontages on both Gorge and Rockwell property lines? 
• Is the existing Rockwell dedication a 20m right of way?  
• Can Abstract interact directly with the existing tenants at the property? Concerns raised regarding the existing conditions of the properties?