A Boeing 737 prepares for touchdown at the Victoria International Airport. Photo © Victoria International Airport Authority.

Victoria International Airport’s (YYJ) passenger traffic volumes appear to have rebounded after three straight years of traffic declines between 2009 and 2011 and a modest 0.5% increase in 2012.

The first five months of 2013 have culminated in a 1.4% passenger traffic volume increase, or 8,259 passengers more (totaling 604,517) than recorded in the first five months of 2012 (totaling 596,258).

The Victoria Airport Authority 2012 Victoria International Airport Draft Master Plan estimates annual passenger volumes will increase to anywhere between two million and three million by 2031 with annual growth rates averaging 2.7%, although 2013 volumes are not expected to reach this average by year’s end.

In preparation for passenger traffic growth the Authority plans to extend the length of YYJ’s longest runway (09-27) by 2016 to 7,600 feet from its current length of 7,000 feet. The extension will allow larger aircraft to operate out of YYJ and service destinations currently out of reach of medium sized narrow-body jetliners presently servicing the airport. Extending the runway by a further 850 feet to a total length of 8,450 feet is planned between 2027 and 2031 which will further increase the number of destinations accessible directly from the airport.

In addition to the current expansion of the upper holdroom area for departing passengers, further terminal and aircraft apron (parking) expansions are envisaged and will be phased in over the next 20 years to accomodate growing numbers of travelers.

YYJ is Vancouver Island’s busiest airport and the second busiest airport in British Columbia behind the Vancouver International Airport. VV

To stay up to date on the latest news and issues relative to the Victoria International Airport, refer to VibrantVictoria’s discussion thread here. To access the airport’s official website, click here. Never miss an article or popular news item covered on VibrantVictoria or discussed on the forum by following us on Facebook and connecting with us on Twitter.

© 2013 by Skyscraper Source Media Inc. All rights reserved.

Victoria HarbourCats General Manager Holly Jones. Photo © Paul Seal, Skyscraper Source Media.

Nobody told Victoria HarbourCats General Manager Holly Jones that landing in a new city and starting a West Coast League (WCL) baseball franchise was going to be easy.  And by most accounts, it hasn’t been.  In fact one might wonder why she took on the job considering the scorched earth legacy left behind by prior Victoria baseball teams that have come – and failed – before the HarbourCats.

When Jones was named as the inaugural GM of the team last summer, there was nothing in place in terms of a major-tenant baseball team at Victoria’s Royal Athletic Park.  The minor-pro Victoria Seals, headed by long-time Canadian sports-team owners, the Parker family, and specifically Darren Parker as the hands-on owner, had announced in November of 2010 that the team could no longer operate into a third season at the park.  At that time, Parker cited difficult lease terms and a frustrating operating agreement with the City of Victoria.  So when the Seals were no more, all that was left as a reminder was the disappointed fans and sponsors, and the $400,000 video scoreboard still standing in left field (the scoreboard has since been purchased by the City of Victoria).

At least the Seals played out two full seasons.  Prior to the team’s  arrival, the Victoria Capitals were a relatively successful member of the Canadian Baseball League until the league itself folded in 2003, in mid-season, citing lack of fan support in every member city – except, ironically, Victoria, where crowds were healthy and well above the league average.

Jones today admits that perhaps the most disappointing part of putting together the HarbourCats first season has been a lack of corporate support.  But she understands that the former teams’ performances did not help her efforts on that front.  And she realizes that corporate support is already fully commited to other sports teams like the lacrosse Shamrocks, soccer Highlanders, and the Western Hockey League’s Victoria Royals.

“That’s often been the answer when we’ve knocked on the door of potential corporate supporters, that they are already doing all they can for the established sports names in town,” Jones said.

Asked what she feels is the most promising aspect of the coming season, she says fan support and enthusiasm has been very strong, even as judged just by interest in team logo apparel, and at least a satisfactory sales level for advance and season tickets, as well as smaller multi-game ticket packages.  She says Greater Victoria residents are very keen to see high level baseball played again at their downtown park.

Jones has visited most of the WCL ballparks and with a grin she suggests that Royal Athletic Park has “a certain charm to it, a personality.”  That’s a nod to its versatility – seating capacity, when needed, is plentiful, with at least a few sections of the covered, north-facing grandstand available when large crowds are expected.  But it is also a reminder that most fixtures in Royal Athletic Park have been in place for decades and some parts are starting to show wear.

Jones is an optimist, she says, and she sees a bright and long future for the HarbourCats in Victoria.  Her personality can best be described as bubbly and enthusiastic, and while one would not accuse her of coming across as a slick salesperson, she’s mindful to make sure that she’s always selling the promise of what this team intends to deliver, in terms of value to the fan.  Her background, including a stint in New York with the NBA head office, and her former position of Assistant General Manager with the Corvallis Knights of the WCL, suggests she’ll have the in-game experience in perfect form for opening night.

Fans get their first chance to see the HabourCats in action starting this Wednesday, June 5th, as they open the season with a 3-night set against the only other Canadian franchise in the 11-team league, the Kelowna Falcons.  Game time is 7:05pm. VV

Paul Seal is the operator of Victoria’s largest Facebook page, I Love Downtown Victoria, and a moderator on VibrantVictoria’s discussion forum.

To discuss the Victoria HarbourCats on the VibrantVictoria discussion forum, click here. Never miss an article or popular news item covered on VibrantVictoria or discussed on the forum by following us on Facebook and connecting with us on Twitter. View the official Victoria HarbourCats website here.

© Copyright 2013 by Skyscraper Source Media Inc. All rights reserved.

You Gotta Eat Here featuring John Catucci will return to the south Island and highlight dishes served up by several local eateries. © Food Network Canada.

Food Network Canada’s You Gotta Eat Here television show depicts one man’s quest to seek out “Canada’s most delicious, mouthwatering, over-the-top comfort food,” and the crew is coming back to the south Island for another big helping of Victoria’s most popular dishes.

Hosted by John Catucci, You Gotta Eat Here is centered around the “funny man’s” lighthearted quips as he shows up on the doorsteps of the country’s most popular eateries and gives viewers a glimpse of kitchen miracle workers in action. And of course there is plenty of (obligatory) artery-clogging gullet stuffing as Catucci samples every dish laid out before him.

For the owners of each “institution” featured on the show, the opportunity to flaunt their food before both a national and, most importantly, a local audience, is well worth the one day closure the crew requires while Catucci talks the talk and chefs strut their stuff. After all, it’s one thing to be inspired by the food you see on TV from a faraway place but it’s something entirely different to watch the show then run out to sample the actual food.

Broughton Street’s Tibetan Kitchen was one of the first local eateries to welcome You Gotta Eat Here when the crew appeared in Victoria last year filming for the second season. The show also filmed at Smoken’ Bones Cookshack on Douglas Street in the Hudson building, Shine Cafe on upper Fort Street and the newly minted Polish restaurant Skinny Tato on Johnson Street.

Joining the roster for season three are local favourites Bin 4 Burger Lounge (Langford location), Foo Asian Street Food on Yates Street and Pig BBQ Joint’s downtown location on Blanshard Street. A yet unnamed fourth eatery may also be featured. And word on the VibrantVictoria forum suggests that the crew is already snooping around on Salt Spring Island although confirmation of which eatery (or eateries) has not been received.

Filming at the three (thus far named) Victoria locations begins next week with a visit to Pig BBQ Joint Tuesday morning. Patrons can expect a full day’s closure while the crew films in the kitchen, says owner Jeff Hetherington who will also star in the segment alongside another member of the Pig staff.

“We’re looking forward to the exposure. Many people already know of us, but many don’t, and we’re sometimes thought of as a place that only serves pulled pork but there’s so much more to Pig,” Hetherington said.

Asked about the segment of the show that features customers, Hetherington’s understanding is the crew will provide a shortlist of menu items for reserved guests to choose from and each table will have a 15-20 minute window in front of the camera to comment on the food. It’s amazing how much filming takes place for what amounts to a seven or eight minute segment.

Hetherington’s wife is an accountant overseeing the finances of many local restaurants, one of which happened to have been featured in season two of You Gotta Eat Here. Her assessment of this restaurant’s performance after the show aired, Hetherington says, showed a boost in business by upwards of 35%. Not bad.

While looking forward to the culinary fame such high profile national exposure can bring, Hetherington is slightly apprehensive about being in front of the camera for what may be a grueling 12 hour shoot.

“I’m not a camera guy,” he says, “but I know what I’m doing in the kitchen.” Yes, yes he does. VV

VibrantVictoria’s discussion forum features a lively food and dining section with reviews of local food businesses and discussions on food-related topics relevant to the south Island. View the Food & Dining section here, and to discuss the show’s presence in Victoria click here. Click here for the official You Gotta Eat Here website, and click through for the websites of the eateries featured in this article: Bin 4 Burger Lounge, Foo Asian Street Food, Pig BBQ Joint, Shine Cafe, Skinny Tato, Smoken’ Bones Cookshack, and Tibetan Kitchen. Never miss an article or popular news item covered on VibrantVictoria or discussed on the forum by following us on Facebook and connecting with us on Twitter.

© Copyright 2013 by Skyscraper Source Media Inc. All rights reserved.

Artist's rendering of The Argus, a four storey office and commercial building proposed for lower Fort Street. © Fort Street Properties.

A four storey office building proposed for 615-635 Fort Street could head for a public hearing as early as June, says developer Jurgen Weyand of Fort Street Properties.

The Argus, proposed with 3,174 square meters of office and commercial space across four floors, has adhered to Victoria City Hall’s Advisory Design Panel’s (ADP) recommendations for a “contextual” design approach despite a preference by the developer for a more contemporary look. In other words, The Argus will closely mirror nearby buildings (some of which are themselves more recent builds with a faux heritage design).

“I am not in favour of a strongly contextual approach for Old Town,” Weyand said, adding that the option to etch out a more modern theme by architect and former Victoria mayor Alan Lowe has been nixed by City Hall.

Weyand hopes to achieve a density of 3.38:1 (current zoning allows for 3:1) and a height of 17 meters (current zoning allows for 15 meters) at the site with a construction start in the fall of 2013.

The developer’s previous proposal for 615-635 Fort Street called for a five storey rental building with ground floor retail. The project, dubbed Cosmopolitan, was placed on-hold after receiving a lukewarm response from City Hall in 2011.

Upon completion The Argus is expected to house the Office of the Auditor General of British Columbia as the anchor office tenant. VV

Discuss The Argus and stay up to date on the latest news and information on the project here. Learn more about the canceled The Cosmopolitan proposal here. Never miss an article or important news item covered on VibrantVictoria or discussed on the forum by following us on Facebook and connecting with us on Twitter.

© Copyright 2013 by Skyscraper Source Media Inc. All rights reserved.

Seldom do developers engage their pre-sale condo purchasers with a tour of their building while construction is underway. Concerns over liability and the psychological impact on buyers viewing unfinished units often stymie such opportunities. After all, the last thing a developer needs is pre-sale purchasers trying to jump ship prior to completion.

20-year-old Russel Banzet (centre) and 25-year-old brother Calvin represent some of the younger buyers at Promontory. Photo © Marko Juras, Skyscraper Source Media.

Colour me impressed and enthusiastic after the Bosa Properties “hard hat tour” of Vic West’s 21-storey Promontory project held in late April.  Greeted by friendly Bosa staff, on a perfect day weather-wise, 105 homeowners and guests signed liability waivers, dawned hard hats and set off to see their new homes from the inside out.  The tour was a fun way to get to know neighbours all equally excited about their pre-sale purchase and eager to see the progress.  The tour was lead by Bosa chaperons who shared many useful pieces of information such as design components, features of the grand lobby and the amenity room.  A portion of the tour also included visiting the underground parking facilities.

No one made notice of walking up to the 8th floor of the tower (elevators are not installed nor in use until a building is nearly completed), most likely because the breathtaking view from the building soon eclipsed any grief from the sudden exercise.

“There isn’t a bad view from this building,” one pre-sale purchaser commented.  Where the Promontory excels, among many things, is spectacular views that will be had from many units in addition to the south facing floor plan A (sold out) & B where the inner harbour views are incredible.  Perhaps even more impressive are the sweeping views even from the 5th, 6th, and 7th floors.

Buyers look out onto the view from 8th floor of Promontory during a "hard hat tour" held for pre-sale purchasers. Photo © Marko Juras, Skyscraper Source Media.

The variety of floor plans offered at the Promontory was reflected in the age demographic of homeowners attending the tour ranging from 20-something brothers Russel and Calvin Banzet (who each purchased a unit) to homeowners in their retirement years.  As organized through the VibrantVictoria Promontory discussion thread, after the hard hat tour, many of the homeowners headed down to Spinnakers Brewpub to further get-to-know-the-neighbours: the pre-sale equivalent to a house warming party. For many, the completion date can’t come soon enough! VV

To view pictures of the event on Bosa’s Facebook page, click here. Stay up-to-date on the Promontory project’s construction status and news by following our discussion thread here. For facts on the tower view Promontory’s construction projects list entry here. To view Marko Juras’ website, click here. Stay connected with us on our Victoria Condos Facebook page where we highlight the latest condo projects throughout the region. And follow us on Twitter to stay up-to-date on the latest discussions and major headlines as covered by VibrantVictoria.

© Copyright 2013 by Skyscraper Source Media Inc. All rights reserved.

Developer Dave Chard with the Downtown Victoria Business Association's Ken Kelly atop The Sovereign on May 8, 2013. Photo © Skyscraper Source Media.

Chard Development’s fourth Victoria residential project officially “topped-out” on May 8th, 2013, a celebratory term referring to a highrise project reaching its maximum construction height.

The 11-storey Sovereign luxury condominium tower with two levels of commercial and office space rose above the 600-block of Broughton street over a period of approximately 15 months. Final project completion is expected by the fall of this year.

60% of the 36 up-market units have been sold and Chard Development’s Dave Chard maintains demand for the boutique homes is strong. And the veteran developer is optimistic a buyer will soon be found for the multi-million dollar penthouse unit spanning the entire 11th floor with sweeping views of downtown Victoria and points beyond.

Not known for taking breaks between projects, Chard is already excavating soil for his fifth Victoria undertaking, Duet, in James Bay along Michigan Street. The two building, four and eight storey condo is Chard’s first project outside of the downtown Victoria core.

Chard Development is also in the preliminary planning phase with a highrise project in the 800-block of Yates Street behind the Capital Six theater. Although speculation is rampant on the scope of the project, the site is zoned for one tower of 17 floors and a second tower of 12 floors. VV

For more information on The Sovereign and to view photos taken from the tower’s rooftop, refer to a discussion on the project here and project statistics here. Never miss an article or important news item covered on VibrantVictoria or discussed on the forum by following us on Facebook and connecting with us on Twitter.

© Copyright 2013 by Skyscraper Source Media Inc. All rights reserved.

The Cosmopolitan, pictured above in an artist's rendering, depicts the canceled rental proposal. The design for The Argus will be released later this month.

A four storey office and commercial building with groundfloor retail space has been proposed for 615-635 Fort Street on lots formerly the subject of a failed rental apartment concept.

Developer Jurgen Weyand of Fort Street Properties has officially canceled his Cosmopolitan rental proposal, put on hold in 2011 after the City of Victoria opposed to project, and has come before City Hall with plans for an all commercial building named The Argus.

The Argus is named so for its intended office tenant, the Office of the Auditor General of British Columbia, with plans to vacate its premises overlooking Bastian Square.

In a letter penned to several councillors on April 1st, Weyand noted that The Argus is a time-sensitive project as the existing lease for the Auditor General’s offices terminates in October of 2014. The immediacy of the proposal suggests construction will get underway quickly should City Hall grant rezoning approval and a development permit in the coming months.

The Argus is designed by former Victoria mayor Alan Lowe and will stand 17 meters tall, some six meters shorter than the rejected rental project designed by Chow Low Hammond Architects.

Weyand confirms the design details and more information will be released for public consumption once the project goes before the City of Victoria’s Advisory Design Panel on the 24th of April. VV

Discuss The Argus and stay up to date on the latest news and information on the project here. Learn more about the canceled The Cosmopolitan proposal here. Never miss an article or important news item covered on VibrantVictoria or discussed on the forum by following us on Facebook and connecting with us on Twitter.

© Copyright 2013 by Skyscraper Source Media Inc. All rights reserved.

The Village Walk project will replace three buildings at the corner of Foul Bay Road and Oak Bay Ave. Rendering © Abstract Developments.

Abstract Developments has announced the pending start of pre-sales for Village Walk, a four-storey mixed-use residential and commercial project at the corner of Foul Bay Road and Oak Bay Avenue on the Victoria and Oak Bay border.

The woodframe building, designed by Victoria architect Frank D’ambrosio, will feature 22 residential units on floors two-through-four (ranging in size between 880 and 1,500 square feet) and 5,800 square feet of commercial and retail space along the ground floor. Some 2,100 square feet of total commercial space will be targeted for office use, and Brandon Williams of Abstract Developments confirms a Canadian cafe/coffeehouse chain is already in leasing negotiations for a space suitable for a 50-seat cafe. 36 parking stalls and 42 bicycle spaces will be available to residents and visitors.

Four years in the making, the proposal initially drew criticism from City of Victoria planning staff who described the concept as “inconsistent with the density and height specified in the Official Community Plan.” However, a year later the proposal was in fact deemed responsive to a new community plan released for the area in 2012 and in November received unanimous approval from Victoria’s city council. As a courtesy Abstract also presented the proposal to Oak Bay council and was able to secure approvals from both municipalities.

Of the three buildings that currently occupy the Village Walk property, one of which was Abstract’s previous headquarters as of several days ago, two are rental buildings and the proposal faced some community criticism over the continued erosion of affordable rental stock throughout the region in exchange for condos. However, those concerns did not materialize into a formal opposition movement as has been the case with other projects.

Village Walk’s sales centre will open next month at 1974 Oak Bay Avenue immediately across the street from the building site at 1969 Oak Bay Avenue. Pricing for the smallest units at some 880 square feet will start in the high $400,000’s. VV

To discuss Village Walk on VibrantVictoria’s discussion forum, click here. To view Abstract Developments’ official website, click here. Stay connected with VV on Facebook and on Twitter to never miss a VV headline or popular discussion on the forum.

© Copyright 2013 by Skyscraper Source Media Inc. All rights reserved.

A rendering of The Sovereign. Image © Chard Development.

Marko Juras is a Realtor® with Fair Realty in Victoria. The author’s comments and opinions do not necessarily reflect those of VibrantVictoria or its parent company, Skyscraper Source Media. This is not an endorsement of the project being reviewed and is intended for informational purposes only. Additional condo reviews can be accessed here.

The success of Chard Development’s mid-market The 834 condo on Johnson Street spurred competing developers to engage buyers and investors seeking more affordable centrally located homes.  Despite setting the mid-market trend with The 834, built at a time when “luxury condos” were all the rage, Chard Development has bucked the trend once again and has gone upscale with its fourth downtown Victoria project. Chard Development front man Dave Chard has set his sights on well-to-do buyers seeking refined boutique homes with The Sovereign, an 11-storey tower offering larger units, refined finishings and sweeping views.

The Sovereign is comprised of only 36 residential units between floors three and eleven of which nearly 60% have sold, a second floor office space (sold) and two ground floor commercial units available for lease. The building exterior is elegance over opulence and will resonate with those who appreciate exceptional design and workmanship.

“The Sovereign is in a very special market.  [The buyers] are looking for a higher-end product, they are looking for a smaller building from a strata perspective; they want to know who their neighbours are. It is an important selling point – a boutique project.  The average purchaser age has been around 50 and most of our purchasers have lived in a variety of other condo buildings in Victoria,” Chard said.

The Sovereign is substantially different from projects also under construction such as Vic West’s Promontory, Era on Yates Street, Mondrian on Johnson Street and 200 Douglas. Even the location, in the heart of old town just two blocks from the waterfront, sets the project apart and promises harbour views second to none.

“The views are stunning from the 6th floor up. Every time I go into the building I am more impressed with the views, not only the water view, but also the heritage views,” Chard said. “Some of the lower floors also offer unique picturesque views such as those looking down Gordon Street toward the Empress.”

The Victoria condo market has felt the pressure of tightening mortgage rules introduced in July of 2012 that include a five year reduction of the maximum length of an insured mortgage to 25 years. In Greater Victoria, condo prices fell 3.77% in 2012, the largest drop in the last decade, while the total number of condos sold dropped for a third year in a row to 1,538 units. Market setbacks aside, Chard remains upbeat and reiterates that a long term approach is best in the development game and the varying nature of the markets can yield several cycles even during the construction phase of a project.

“I think we’ll have pent-up demand and I think this pent up demand will hit in 2013. There is a lot of different variety of product including ourselves. The Sovereign is very different than the Duet [Chard's fifth Victoria project nearing construction in James Bay], both are different than The 834, so we are all trying to hit a certain segment type and I am trying to hit a segment [with The Sovereign] that is somewhat void. I am feeling pretty good on the market otherwise we wouldn’t proceed with Duet.”

Parking: One parking stall is allocated to every unit with two stalls included with select units. Three spots are reserved for visitors on the ground floor. Parking will be designated as Limited Common Property. The Sovereign parkade differs from the traditional ramp design in that it features dual car lifts that will automate car parking across four levels. This type of urban parking becoming more common globally will make its debut in Victoria at The Sovereign.

“We think it is one of the real features of the building,” Chard said. “There is James Bond appeal to driving up to your building and parking in a stainless steel elevator. As far as a warranty, we have a two year warranty and maintenance, same as our passenger elevators with ThyssenKrupp Elevator. When you see the finished product you will be impressed; traffic lights inside tell you to stop and go and an automatic system with a reader in your car will take you directly to your floor. It will be simple and efficient.”

A standard kitchen design at The Sovereign. Photo © VibrantVictoria.ca.

Kitchen: It is not often that a condo kitchen exhibits that kind of storage space found at The Sovereign. Not only does the kitchen receive high marks for storage and functionality, but Chard and his team have come up with a design with cohesive form to get one’s emotional right brain excited. Buyers can expect full-height vertical dark walnut veneers, frosted glass accent cupboard doors, LED lighting, double under mount stainless steel sinks and a choice of granite or quartz countertops. GE Monogram appliances finish off the kitchen – arguably the best spec appliance package currently being offered. Some suites also feature a wrapping peninsula and half-height pantry perfect for storing canned goods. The hardware is smooth to operate with soft-closing drawers and doors; however, lacking are tandem drawers. The faucet is small in stature, given the grand nature of the kitchen, although this contributes to the sleek look. As with most any condo development, white melamine cabinet interiors are standard. However, perhaps birch plywood boxes, or similar, would have been more fitting for a kitchen of this class.

A standard bathroom design at The Sovereign. Photo © VibrantVictoria.ca.

Bathrooms: The bathrooms at The Sovereign are similar in design and quality to those at 200 Douglas which is arguably the most direct competitor to Chard’s The Sovereign and Duet projects. While the trend in larger bathrooms has been towards double sinks, The Sovereign continues with one sink, offering excellent upper drawer vanity storage. The faucet is in the form of a Grohe dual lever. A unique feature not seen at other developments is the integrated custom wood and glass mirrored medicine wall cabinet with open shelving and under-cabinet lighting. Walk-in showers feature an adjustable and detachable Grohe pulsating shower head. The walls use surround tiles and the floors are heated by programmable thermostats, as would be expected in this price range.

General Finishing: The Sovereign offers ceiling heights of 8 feet and 6 inches and 9 feet for penthouses. This can be compared to the Promontory, (8 feet 10 inches), 200 Douglas (8 feet and 9 inches), and the Era (8 feet 8 inches). The Sovereign wins the heating and cooling system category over its competitors. Radiant baseboards, one of the best forms of heating, provide heat via programmable thermostats while air conditioning is in the form of hidden in-suite units. Further décor includes quality wide plank engineered hardwood flooring, 100% wool carpeting, roller-blinds and pre-wiring for communications and Internet. Continuing with the promotion first offered at The 834, all purchasers at The Sovereign will receive one year complimentary Telus TV and high-speed Internet service courtesy of Chard Development and Telus.

Common Areas: In terms of rooftops, Chard has consistently delivered segment leading amenities and The Sovereign is no exception. The design of the Juliet rooftop was improved upon with The 834 and The Sovereign builds on the previous project even further. For the first time, Chard will offer a design with one elevator going directly to the rooftop promoting access for all. It will also add additional privacy to the penthouse level (rooftops at the Juliet and The 834 are accessed via staircase from the penthouse level). Not only is the elevator execution a large leap forward, but the rooftop will also offer an outdoor fireplace and an outdoor kitchen with built-in stainless steel barbeque and dining seating overlooking the Inner Harbour.

Another common amenity only found at The Sovereign is “Club 36,” a guest suite. Commonly found in older buildings, the guest suite offers convenient accommodation for family and friends.

The Sovereign does not feature a gym or a pool. That being said Chard’s reasoning for the lack of certain amenities cannot be disputed: “With our urban projects, there are amenities available within a short walking distance and we think it is better to keep the strata fees lower and allow people to make their own choices.”

Deposit Structure: 20% deposit over a 90 day period. The deposit structure is higher than the required amount at competing pre-sale developments.

The Sovereign topped out in February and is expected to be completed by the end of 2013. Photo © Skyscraper Source Media.

Value & Floor Plans

The Sovereign is a unique building although buyers are expected to actively cross-shop units units given the supply throughout downtown Victoria and neighbouring districts. The most direct competition is expected from Promontory and its spectacular views of the Inner Harbour and with 200 Douglas which is also catering to the luxury market with a desirable location and small boutique type appeal.

A full listing of floor plans can be found here.

The Kingsley Plan: 5th floor, west exposure, 807 square feet plus a 40 square foot balcony. Parking Included. Price: $449,900+tax* = $481,386.70 (assuming buyer is eligible for HST/GST Rebate). *Tax may vary at time of completion (HST transition period).

$481,386.70/807 square feet = $596.51 per square foot. Strata Fees = $280.96/month.

The Kingsley Comments: This is likely the best value buy at The Sovereign. Buyers pay approximately $70 per square foot, or 15% more than one of the smaller two bedroom layouts at the Promontory or Era. That being said the extra cost can be justified on many fronts from location, to boutique appeal, to finishing and features. The Kingsley faces west with great separation between bedrooms. The kitchen is massive for an 807 square foot unit and features a long island facing west towards the living room. Although the unit only has one bathroom it is of generous size and includes a walk-in shower and bathtub. Laundry closet would be better suited closer to the master bedroom. Lack of defined dining space may be an issue for more traditional buyers not accustomed to eating at an island.

The Orford Plan: 9th floor, south and east exposure, 1,276 square feet plus a 40 square foot balcony. Parking Included. Price: $859,900+tax* = $920,093.00 (assuming buyer is eligible for HST/GST Rebate). *Tax may vary at time of completion (HST transition period).

$920,093.00/1,276 square feet = $721.08 per square foot. Strata Fees = $436.22/month.

The Orford Comments: At over $700 per square foot, this unit is set to feature north, east, and south views. East views will catch a large chunk of the adjacent rooftop. However, the south view in the direction of the Empress Hotel is the most prominent and this is where the kitchen and living area are located. Separation between the bedrooms is achieved by the ensuite and laundry is located in convenient proximity to both bedrooms. The master bedroom features a walk-in closet that appears to be larger than the den, although the den will likely serve as a home office for most. The large u-shaped kitchen is sure to impress with a built-in work station ideal for following YouTube recipes while cooking.  Although it is unlikely that many buyers will make use of balconies for prolonged periods given the rooftop amenities, a little more balcony space would have nicely rounded off the south facing main living area. However, large balcony designs would not have been in keeping with Old Town architecture. VV

To discuss The Sovereign and to stay up-to-date on the project’s latest news, construction photos and updates, refer to VibrantVictoria’s discussion thread here. View The Sovereign’s sales website here. Read additional condo reviews here.  To view Marko Juras’ website, click here. Stay connected with us on our Victoria Condos Facebook page where we highlight the latest condo projects throughout the region. And follow us on Twitter to stay up-to-date on the latest discussions and major headlines as covered by VibrantVictoria.

© Copyright 2013 by Skyscraper Source Media Inc. All rights reserved.

A model of the Uptown Place project. © Skyscraper Source Media Inc.

Tri-Eagle Development Corporation’s Paragon office project at Shelbourne Street and Cedar Hill Cross Road has recently completed and the company is already moving forward with it’s next endeavor.

Banking on the success of Uptown Shopping Centre and the immediate area’s potential to become the urban core’s second downtown, Tri-Eagle is readying to officially announce its $25 million Uptown Place woodframe condo project just a stones throw to the north of the new commercial centre.

Located at Huxley Street and Rowland Avenue, Uptown Place hopes to attract buyers seeking a central location that is within easy walking distance to commercial amenities, offers ample public transit connections, cycling infrastructure and immediate access to both highways 1 and 17.

“We’re going after the buyer who works in downtown Victoria and lives in Langford or is looking for a condo on the west shore,” said Travis Lee of Tri-Eagle. “What we will be offering are west shore prices and larger units in a location so much closer to Victoria and moments away from amenities and various modes of transportation.”

Uptown Place’s 76 homes will be split between one, two and three bedroom units priced at $400 to $425 per square foot. Comparable projects in the urban core can be priced much higher per square foot, while $400 is typically offered on the peripheries of the urban core and communities further west.

One bedroom units will be approximately 650 square feet in size, plus deck, priced at $200,000-$250,000. Two bedroom units will range between 900 and 1,100 square feet, plus deck, with prices in the high $200,000’s through the high $300,000’s. Three bedroom units will range around 1,400 square feet, plus deck, with prices starting at $450,000.

Uptown Place will also offer a rare amenity for units on the ground floor.

“One feature of our groundfloor units will be private yards with private walk-ups,” Lee said. “We introduced this concept with our Centennial Walk project and it proved to be very popular. These units are like a fusion between a townhome and a condo, and people with pets just love them.”

Buyers can expect groundfloor homes with the private yard and walk-up to be priced at a $15,000-$20,000 premium.

All units include one underground parking stall. With 1.2 underground parking stalls available per home, additional spots will be sold at around $15,000 per stall. 26 surface parking spots for visitors will also be available.

Construction will be phased with the north building completed sometime in summer of 2014 and the south building by late fall. Construction for each phase is expected to take approximately 14 months. A general contractor has not yet been selected.

Uptown Place’s show centre will be located in one of the kiosks at Uptown Shopping Centre’s main square. The project will be using an all digital show suite platform with computerized fly-throughs in lieu of a full-size display home.

As for the residential component of the Uptown Shopping Centre itself, Westbank Development Corporation’s proposal for two 36-floor towers was sidelined several years ago and no other credible proposal has yet to surface. However, Lee believes the last component of Uptown will be partially if not fully built out within five years although any towers will most likely be limited to 16 or 18 floors. VV

View additional Uptown Place model photos and discuss the Uptown Place project on VibrantVictoria’s discussion forum here. To view the official project website, click here. Stay connected with VV on Facebook and on Twitter to never miss a VV headline or popular discussion on the forum.

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