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UNDER CONSTRUCTION
825 Fort Street
Uses: rental, commercial
Address: 819-827 Fort Street
Municipality: Victoria
Region: Downtown Victoria
Storeys: 11
825 Fort Street is an 11-storey rental tower with a retail component along the 800-block of Fort Street in dow... (view full profile)
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[Downtown] 825 Fort Street | Rentals, commercial | 11-storeys


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134 replies to this topic

#121 Nparker

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Posted 20 September 2023 - 08:24 AM

More height and re-massing could end up being far too complex to execute the project as currently designed....

Perhaps, but that would be my condition for a mid-game change request like this.



#122 Mike K.

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Posted 20 September 2023 - 08:28 AM

You’d rather send the project down a precarious path of a major redesign, than just approve an extra floor, because the engineering can allow it with some modifications of the foundation?

Because of the DCAP allowing heights up to 12-storeys now, the developer feels 11-storeys can be achieved without too much hassle. Going higher to 12-storeys would be more politically tricky, and it poses more challenges for engineers. Going higher to 15 or 16 storeys opens up a whole ‘nother kettle of fish.

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#123 Nparker

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Posted 20 September 2023 - 08:31 AM

You’d rather send the project down a precarious path of a major redesign, than just approve an extra floor, because the engineering can allow it with some modifications of the foundation?

Yes. We are going to have to live with the esthetics of this building for generations. Might as well get it right now. There is far too much short-sightedness in local architecture these days.



#124 Mike K.

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Posted 20 September 2023 - 08:33 AM

I don't see how that makes practical sense, but you're entitled to your opinion, of course.


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#125 Nparker

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Posted 20 September 2023 - 08:35 AM

Haste makes waste.



#126 Mike K.

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Posted 20 September 2023 - 08:39 AM

The project is already underway, so spending two years redesigning the structure and pursuing approvals for a new design altogether would understandably be such a risky venture that it's a no-start from the get-go, I think. Real-world realities are very different than our forum discussions, I think we can agree.


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#127 Nparker

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Posted 20 September 2023 - 08:47 AM

I stand by my statement. This project was already not much of a looker.  Adding on an additional identical floor is just plain lazy. Something like this would have been better from the get-go.

825 Fort -1 my edits.JPG



#128 Mike K.

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Posted 20 September 2023 - 08:58 AM

That’s why you’re a grumpy old man on the internet, and not a developer. 🤗
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#129 aastra

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Posted 20 September 2023 - 09:35 AM

It's too bad there aren't more grumpy old developers on this board.



#130 Ismo07

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Posted 20 September 2023 - 09:39 AM

That’s why you’re a grumpy old man on the internet, and not a developer.

 

can you add that many floors once the foundation is poured?  Is that an easy thing?  Would've thought the foundation etc. was engineering for a certain amount.  With developments like this would they always over engineering the foundation to be able to add floors?



#131 Victoria Watcher

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Posted 20 September 2023 - 09:41 AM

Get that Danbrook engineer in and anything is possible.
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#132 Mike K.

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Posted 20 September 2023 - 09:46 AM

can you add that many floors once the foundation is poured? Is that an easy thing? Would've thought the foundation etc. was engineering for a certain amount. With developments like this would they always over engineering the foundation to be able to add floors?

No, they engineer for the project load. In this case they can still reengineer it for 11 storeys, without much hassle.

There are heights that are practical to build, or economically build. Like 6, 10, 15, ish.

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#133 Mike P.

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Posted 19 November 2023 - 03:08 PM

Construction must be starting soon, the crane is up.


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#134 Mike K.

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Posted 19 November 2023 - 08:48 PM

Sounds like it’s the one that was staged at the former Harris automotive lot?

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#135 Victoria Watcher

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Posted 20 November 2023 - 07:22 AM

But the recently approved $41 million low-interest loan for Salient Properties’ 825 Fort St. project will mean an additional storey and 14 more rental units for the project, which is currently under construction.

 

The funding commitment allowed proponent Robert Fung, president of the Salient Group, to petition Victoria council last month to add another floor to the project.

 

Fung told council the project was approved for the Rental Construction Financing Initiative money after it had been granted its rezoning approval and development permit. But he noted with that kind of low-interest loan, he could provide more affordable housing.

 

“Our commitments for 825 Fort achieve the deepest level of affordability available under the program, for the greatest percentage of suites, for the longest term,” he said in a submission to council. “This represents an opportunity for council to add 14 rental homes in downtown Victoria in a project that is underway in a location that permits the requested height, and in a project where financing agreements with CMHC legally obligate the project in its energy use and [greenhouse gas] emission reductions.”

 

Council unanimously agreed it was worth adding a storey to get the units.

 

The result is that the project will now be 11 storeys and 119 units rather than a 10-storey building with 105-units.

 

Fung has used the low-interest loan program before, notably on the same block of Fort Street, where he built a 60-unit, micro-loft project known as the Sawyer Block, which retained the historic façade of 840 Fort St.

 

The $15.5-million project was fuelled by a $13.25-million loan from the Rental Construction Financing initiative — a program offered by Canada Mortgage and Housing Corporation to provide low-cost financing for rental projects with an eye to developers being able to provide housing at affordable rents.

 

 

 

 

https://www.timescol...project-7850872


Edited by Victoria Watcher, 20 November 2023 - 07:22 AM.

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