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[Saanich] Uptown - Douglas Street Corridor Plan


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#61 Mike K.

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Posted 12 August 2020 - 12:11 PM

I wonder if there is a growing concern that the West Shore is firing on all cylinders on the residential unit front, while Saanich takes years to approve a 25-unit building.

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#62 Victoria Watcher

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Posted 12 August 2020 - 12:36 PM

there is no indication it’s a concern in Saanich or Oak Bay.

oh sure some lip service. but almost nobody really is interested in creating housing.

#63 Mike K.

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Posted 12 August 2020 - 12:41 PM

Saanich wants more housing, they just have too laborious of a process to approve it.

The thing is, because Saanich has no identity and no central core, you just don’t see the volume of housing that is built there as much as you do in Victoria where it’s all clustered in one area, predominantly.

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#64 aastra

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Posted 12 August 2020 - 12:41 PM

People tend to be very interested in creating housing when they're looking for a place, but not so interested when they're not.



#65 Mike K.

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Posted 12 August 2020 - 12:47 PM

And that’s why you have this zany vision to turn a functioning and much in demand light industrial area into high density housing, despite a low density residential area already existing north of there.

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#66 amor de cosmos

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Posted 12 August 2020 - 03:07 PM

^ how do you come up with that stuff? the map above clearly shows the land-use designations. other than some areas changing to live-work the industrial areas that are already there aren't changing. in part of the low density residential area you refer to there are some blocks where they would allow up to 18 stories



#67 Mike K.

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Posted 12 August 2020 - 05:32 PM

Because it doesn’t work.

How many light industrial areas with high density residential do we have? Victoria has been trying to make that work for twenty years in Rock Bay, but you say you don’t care about Rock Bay. Designating blocks like this looks great on paper but it doesn’t translate into the real world.

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#68 amor de cosmos

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Posted 12 August 2020 - 06:19 PM

one of the key plan directions (p.35/176)
 

6. Conserve Light Industrial
 
Retain the light industrial uses west of the Galloping Goose Regional Trail and enhance the area with street improvements and mixed-uses where appropriate to retain and expand local employment opportunities.

 
& here's their vision for the Tennyson quarter (the neighbourhood west of the Galloping Goose within the study area, containing the Home Lumber office for example) (p.39/176) nowhere does it say that low-density industrial would be mixed in with high-density residential. that sounds crazier than anything pam madoff ever said. but since i'm doing your homework for you maybe i'm the crazy one
 

Vision

The Tennyson Industrial Quarter will contain a diverse range of employment opportunities and remain a regionally significant industrial area. New higher density mixed use industrial/residential buildings fronting the Galloping Goose Regional Trail will bring new life and inject an eclectic feel to the area. A mix of industrial, commercial and rental developments adjacent to the Trail will provide a blend of employment and housing activity that will bring vibrancy to the existing light industrial in the area. The Galloping Goose Regional Trail will continue to be celebrated as a regional jewel and will be enhanced and animated by food kiosks, pocket parks and a wider, separated area for pedestrians and cyclists to travel. Tennyson Avenue will remain the heart of the industrial area, and sites along the street will continue to grow and redevelop, providing new business space and additional employment opportunities on upper floors. New sidewalks and street trees will create more desirable active travel options, while roads and vehicle access for goods movement supporting the industrial uses will remain a priority.


iirc they want live-work units along the trail for passive surveillance & to generally animate the frontage along it. it's obvious to me that we would want that considering the rail bed isn't used for trains anymore
 
further details about the Tennyson industrial zone with buildings 4-8 stories in height (p.57/176)
 

Building Type and Use:

  • Light industrial buildings and structures.
  • Commercial at grade will be considered for developments with frontages along Boleskine Road, Tennyson Avenue and Dupplin Road.
Street Interface Guidelines:
  • Buildings with commercial uses must provide outdoor areas with landscaping, seating and weather protection.
  • Ground level uses must have direct access, frontage and views to the street.

they provide example buildings for each neighbourhood. for this section they are

 

Tennyson Industrial:

  • Wesgroup: 22FOUR
  • CHP Architects: Lustre Development
  • Conwest Group: Ironworks

re: rock bay i only said i didn't care that much that it was behind schedule. clauzewitz used the 3 Fs to describe war: fog, friction & fear. fog is the unknowns & friction is all the things that keep the machine from running smoothly. i doubt it's what anyone really wants but it happens



#69 Mike K.

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Posted 12 August 2020 - 07:35 PM

Rock Bay isn’t behind schedule, it never left the station. If Saanich thinks it can make a better go of it, good on them.

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#70 Victoria Watcher

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Posted 17 February 2022 - 12:23 AM

A re-envisioned Uptown-Douglas area continues to be a hot topic in Saanich.

 

The Uptown-Douglas Plan is a strategy to guide land use and transportation changes over the next 20 to 30 years. The area, stretching from the City of Victoria border at Tolmie Avenue to just north of the Saanich municipal hall, “represents a critical regional hub expected to see significant growth and change,” the district said in a release Wednesday.

 

Saanich council endorsed the Uptown-Douglas Plan at a Feb. 15 public hearing.

 

One of its key objectives is to expand opportunities for higher density development and increased housing possibilities, while still retaining a focus on employment options in the area.

 

 

 

https://www.saanichn...public-hearing/


Edited by Victoria Watcher, 17 February 2022 - 12:24 AM.


#71 Victoria Watcher

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Posted 17 February 2022 - 12:30 AM

Imagine trying to make this one cohesive, integrated design.   Waste of time.

 

 

Someone that lives in the Nigel Valley has very little in common with one that lives on Irma or Bethune.  Except they might both shop at Walmart.   

 

Why try to group this mess all together, rather than just letting them be more dense areas of the respective neighbourhoods AWAY from Uptown that they border on?


Edited by Victoria Watcher, 17 February 2022 - 12:31 AM.

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