Jump to content

      












APPROVED
Cadence
Use: condo
Address: 3839-3861 Quadra Street
Municipality: Saanich
Region: Urban core
Storeys: 6
Condo units: 77 (1BR, 2BR, 2BR + den, junior 1BR)
Sales status: pre-sales
Cadence offers a thoughtfully-designed collection of elegant, nature-inspired junior one-bedroom to two-bedroo... (view full profile)
Learn more about Cadence on Citified.ca      Official website: https://abstractdevelopments.com/developments/cadence
Photo

[Saanich] Cadence | Condos | Six-storeys


  • Please log in to reply
10 replies to this topic

#1 rsnxmt

rsnxmt
  • Member
  • 53 posts
  • LocationVictoria

Posted 09 June 2021 - 08:22 AM

Abstract developments is proposing a 6 story apartment building at 3839 Quadra street. This is about half way between quadra / Mckenzie and Quadra / Cook.
The project is subject to technical review by Saanich Council June 21. I've been following this project for a little while and have some more information on community interaction and information from the developer.

This is my first development post so bear with me as I try to get more information up in a useful format...


  • Mike K. and Nparker like this

#2 rsnxmt

rsnxmt
  • Member
  • 53 posts
  • LocationVictoria

Posted 09 June 2021 - 08:25 AM

Abstract has hosted several online webmeetings to discuss the project, as well as discuss changes made from several meetings with the public over the last few years. The most recent was in February 2021. It is really helpful to see the meeting recording as Abstract did a good job summarizing the project, the location, how it fits in, and going over details of the design. You can see the meeting recording on their website here: https://abstractdeve...project-update/

 

Citified information for this project is also here: https://victoria.cit...-quadra-street/

 

 



#3 rsnxmt

rsnxmt
  • Member
  • 53 posts
  • LocationVictoria

Posted 09 June 2021 - 11:43 AM

3839 quadra.jpg

Here is a render of the building from the developer website. I think this is showing a view looking to the southeast showing Palmer street and the existing pedestrian crosswalk across Quadra.



#4 Nparker

Nparker
  • Member
  • 30,138 posts

Posted 09 June 2021 - 12:53 PM

Seems like a no-brainer in terms of approval. It's on a major public transit route and buildings of similar scale and massing are nearby.



#5 rsnxmt

rsnxmt
  • Member
  • 53 posts
  • LocationVictoria

Posted 09 June 2021 - 09:19 PM

Seems like a no-brainer in terms of approval. It's on a major public transit route and buildings of similar scale and massing are nearby.

I agree. The developer Abstract has submitted a design revision already based on community feedback and hosted several virtual community open houses (recorded for viewing later, which I think is extremely convenient and we should do this always!!) to explain more about the project and direct Q&A. But there's a lot of resistance to the project and pressure from the Quadra-Cedar Hill Community Association (QCHCA) to keep it to 4 stories.

 

This is the response from QCHCA with first letter (March 2019) to initial proposal and the second letter (September 2020) after the minor design update.

 

There are a number of concerns about environmental impact and increased traffic. But a focus seems to be an objection to the density of the project.

 

For convenience, quoting the QCHCA second letter here:

"The proposed density is a major concerna proposed 77units replacing what were three single-family homes, an addition of 74 living units on the same square footage of land. A six-storey building would be in contravention of the OCP and Quadra Local Area Plan which limits multi-family buildings to four storeys in this location. Even if the OCP and LAP did provide for a greater height, this location at the intersection of Quadra and Palmer does not lend itself to anywhere near the proposed density. We also have significant concerns about the potential impacts of such an increase in density and the resultant traffic and safety issues.

...

When we wrote in March 2019 re this proposal, we listed as major issues and concerns density, height, neighbourhood scale and character and parking/traffic/safety issues. Reviewing Abstract’s resubmission against the original one, the minor changes do nothing to address the concerns raised. Additionally, the fact that our LAP updating process did not proceed as planned has added to the neighbourhood’s displeasure about a six-storey proposal that is deemed to be overly densified. A four-storey development might be more acceptable to the community."



#6 rsnxmt

rsnxmt
  • Member
  • 53 posts
  • LocationVictoria

Posted 09 June 2021 - 09:25 PM

Nparker you are right, there are several similar apartment buildings very close by. Here is a picture from one of Abstract's presentation slides. They are indeed all 4 storeys. But the newest building was finished 1989 -- this is 31 years ago!

 

I looked at statistics canada and BC stats population data - over this time period over 100,000 people have joined the region in that period of time. Maybe it made sense to build 4 storeys 30+ years ago, but it seems appropriate to allow for more height and units especially in this area on Quadra.

 

quadra context.jpg

 


  • Nparker and newbie_01 like this

#7 rsnxmt

rsnxmt
  • Member
  • 53 posts
  • LocationVictoria

Posted 09 June 2021 - 09:41 PM

More on local pushback:

 

From the QCHCA letters you can see the residents of Palmer street seem to be concerned about loss of street parking from guests/residents of the building. There's also a concern about additional traffic in general, and the resulting safety implications. These are understandable concerns, but it is also easy to pile on these for any project developed ever, anywhere.

 

That said, the developer also shared with me they received a petition of 85 neighbours against the project. It doesn't mean those who live on Palmer street and the apartment on the rise behind this project signed it, but it wouldn't be too hard to find that many signatures in the area.

 

 

 


 



#8 rsnxmt

rsnxmt
  • Member
  • 53 posts
  • LocationVictoria

Posted 09 June 2021 - 09:51 PM

This project is at risk.
I talked with the developer to get more feedback from them on the project. It seems unlikely this project is going to be economically feasible at 4 storeys.
 
 
The next step is Technical Review by Saanich Council June 21, 2021.
I am still new to a lot of the processes involved. I understand a technical review is only about ensuring the technical merits of a project are in line and ready for the next step of greater public discourse. From the negative QCHCA and petition.
I expect unless Saanich hears from other voices on the matter that 6 storeys is appropriate for this area they will push for 4 storeys - and that might kill this project.
 
 
The project needs support to succeed. Support the project by sharing with Saanich Council that 6 storeys and the building density is appropriate.
Emails received up to 12:00 p.m. on the day of the meeting June 21 will be copied to Council for their consideration. Correspondence should be sent to council@saanich.ca. Note that All correspondence submitted to the District of Saanich in response to our notification of meeting, will form part of the public record.

 

The report and agenda package will be available for viewing on the Saanich website on the Thursday June 17 before the meeting Saanich.ca/agendas


Edited by rsnxmt, 09 June 2021 - 09:51 PM.


#9 Citified.ca

Citified.ca
  • Administrator
  • 1,973 posts
  • LocationVictoria, BC

Posted 10 November 2021 - 09:19 AM

Abstract Developments is merging its presentation centres into a single Home Store, which opens on Friday at 3198 Douglas Street (at Tolmie Avenue).
 
Cadence-wide.jpg
Abstract Developments' new multi-showroom Home Store, coming November 12th to 3198 Douglas Street at Tolmie Avenue, will be unveiled with the developer's newest condominium project, Cadence. Cadence, shown above, is comprised of 77 residences and will rise on Quadra Street at Palmer Road.
 
'Home Store' showroom from Abstract Developments opens with unveiling of Cadence condominiums in Saanich

https://victoria.cit...dos-in-saanich/


  • Nparker likes this
Know it all.
Citified.ca is Victoria's most comprehensive research resource for new-build homes and commercial spaces.

#10 Victoria Watcher

Victoria Watcher

    Old White Man On A Canadian Island

  • Member
  • 26,802 posts

Posted 10 November 2021 - 09:21 AM

That’s cool.

#11 Citified.ca

Citified.ca
  • Administrator
  • 1,973 posts
  • LocationVictoria, BC

Posted 19 November 2021 - 02:59 PM

miller-rai.jpg

Abstract Developments President Mike Miller, left, and Tavish Rai, Executive Vice President, stand with their firm's multiple awards received at this year's CARE Awards ceremony.

 

Abstract Developments awarded with Green Builder of the Year recognition, other accolades

https://victoria.cit...ther-accolades/


Know it all.
Citified.ca is Victoria's most comprehensive research resource for new-build homes and commercial spaces.

 



0 user(s) are reading this topic

0 members, 0 guests, 0 anonymous users