67 replies to this topic

[Jackerbie]

Abstract Developments has submitted rezoning and development permit applications for a three lot consolidation involving 1641 McRae Ave, 1647 McRae Ave, and 3226 Shelbourne St. The project is currently branded "1647 McRae." A six story building is proposed, containing 86 apartment units and 1 CRU. In documents provided to the neighbourhood association, Abstract has indicated that the unit will be condos.

 

Site plan: https://www.saanich....rae20200102.pdf

Elevations and sections: https://www.saanich....0191227elev.pdf

Landscape plan: https://www.saanich....0191227land.pdf

 

[Nparker]

This is a good location for increased density.

[Bernard]

I dream of a time when all the single family homes on all of Shelbourne are replaced by 4 to 6 story buildings.    Ideally with 10 to 12 story buildings at all major intersections

[Victoria Watcher]

I dream of a time when all the single family homes on all of Shelbourne are replaced by 4 to 6 story buildings.    Ideally with 10 to 12 story buildings at all major intersections

 

great vision.  makes sense. shelbourne is an excellent transit corridor.  this should also be repeated on quadra.

Edited by Victoria Watcher, 31 January 2020 - 07:58 AM.

[Nparker]

...shelbourne is an excellent transit corridor...

Until it is reduced to one vehicle lane in each direction after bike lanes are added.

[Victoria Watcher]

well let’s hope they’ve modelled that correctly. it’s not like Gordon head is growing.

[Mattjvd]

Until it is reduced to one vehicle lane in each direction after bike lanes are added.

The bike lanes should really be put on Cedar Hill road. Separate the primary automotive and bicycle routes.

[Coreyburger]

The bike lanes should really be put on Cedar Hill road. Separate the primary automotive and bicycle routes.

This has been litigated and relitigated for a long time. Shelbourne is getting bike lanes - although the design differs depending on the area

[Brantastic]

Both should have bike lanes. Every major street should have them. 

[grantpalin]

This would be well-located if it goes through. On a traffic/transit corridor, a block from Hillside Mall/Walmart, and a pub/restaurant on the opposite corner.

[tiger11]

Pretty sure bike lanes are to be installed on this stretch once road dedications are provided? Thought this redesign occurred a year or so ago after the area north of feltham transitioned. 

 

Also seems like Abstract is reaching at 6 storeys as the SVAP designates them for a max of 4 storeys. Likely it will end up as a 4 storey project i would think, maybe 4 + penthouse level

[Nparker]

...Also seems like Abstract is reaching at 6 storeys as the SVAP designates them for a max of 4 storeys. Likely it will end up as a 4 storey project...

Yeah because those 2 extra floors destroy the neighbourhood. It would be a mistake not to build as tall as the wood frame code allows, as this is a perfect location for greater density.

[tiger11]

All for density in this location! Just not sure how the nimbys will like it and the bureacracy in Saanich is among the worst. The Kang and Gill project in the 4000 block of Saanich is just gearing up as it was recently approved. 

 

Also there is another multifam project by Abstract in the Tillcum neighbourhood, plus a townhouse project or two. 

[Mike K.]

And they’ve also got a very large project next to the seniors residence at Admirals.

[Jackerbie]

Doesn't look like much has changed, but revisions were submitted in April 2021. Saanich doesn't post the whole package, but the elevations are here: https://www.saanich....0210416elev.pdf

 

[rsnxmt]

What are the key dates for this project? Technical review by saanich etc?

[Victoria Watcher]

A development proposal for a six-storey, 87-unit residential rental and commercial building at Shelbourne Street and McRae Avenue is coming under fire from area residents, as Saanich council prepares to discuss the project on Monday (May 9).

 

The Abstract Developments project at 1641-1647 McRae Ave. and 3226 Shelbourne St. is the latest redevelopment in the area to be considered. Not only are the six storeys two more than called for in the block under the district’s Shelbourne Valley Action Plan, but some say the proposed height doesn’t fit with the neighbourhood – it would back onto single-family homes on nearby Browning Street.

________________

 

Timmons said the parking variances requested for the proposal are also concerning as they would mean no spaces for visitors rather than the 27 required under existing zoning, and 70 resident spaces, down from the required 131. The proposal calls for four commercial spaces in the parkade – zoning calls for 10 – to be shared with visitors.

 

 

https://www.vicnews....ch-development/

 

Michael Kory, an environmental scientist and college professor and 33-year resident of Browning Street one block over, has general objections to Saanich’s approach to increasing housing options, and questions how the development proposal will benefit the neighbourhood “from an environmental, social and economic standpoint.”

 

“How is this development filed under the category of environmental sustainability and greenhouse gas reduction?” he asked.

_______________________

 

The meeting gets underway at 7 p.m. on Monday.

Edited by Victoria Watcher, 07 May 2022 - 12:10 PM.

[aastra]

 

...some say the proposed height doesn’t fit with the neighbourhood...

 

 

We understand there is a housing crisis and we want to be part of the solution...

...six storeys is just too much, especially given the designation in the plan for four...

 

Obviously 4 stories would be standard-issue for Shelbourne apartments going back many decades. Don't quote me but I did some rough calculations and I'm pretty sure 5 or 6 stories would translate into just 1 or 2 extra stories on top of the standard. Do we have any professional planners on this forum? If 4 stories has been the standard for decades and if we're committed to providing more housing, then wouldn't an additional 1 or 2 stories translate into the most minimal gesture in that regard?

[aastra]

Put it another way, if an additional 1 or 2 stories above the established neighbourhood standard is considered to be excessive, then what options would that leave us with?

[Victoria Watcher]

This is quite a bit further south than those many 4-storey apartments.