About
This webpage outlines the Cottages on Beckwith Avenue redevelopment vision for an assembly of three parcels at 980, 990, and 1000 Beckwith Avenue—a current soil operation predominantly made up of mulch, soil organics, and rock sorting that dates back to the 1950’s.
Comprised of seventeen (17) new residential lots and twelve (12) garden suites, the proposed development addresses Agricultural Land Reserve interface planning with improved residential compatibility and includes a large parkland dedication to the District of Saanich.
Click the button below to review a detailed Application Vision Brief.
About
This webpage outlines the Cottages on Beckwith Avenue redevelopment vision for an assembly of three parcels at 980, 990, and 1000 Beckwith Avenue—a current soil operation predominantly made up of mulch, soil organics, and rock sorting that dates back to the 1950’s.
Comprised of seventeen (17) new residential lots and twelve (12) garden suites, the proposed development addresses Agricultural Land Reserve interface planning with improved residential compatibility and includes a large parkland dedication to the District of Saanich.
Click the button below to review a detailed Application Vision Brief.
About
This webpage outlines the Cottages on Beckwith Avenue redevelopment vision for an assembly of three parcels at 980, 990, and 1000 Beckwith Avenue—a current soil operation predominantly made up of mulch, soil organics, and rock sorting that dates back to the 1950’s.
Comprised of seventeen (17) new residential lots and twelve (12) garden suites, the proposed development addresses Agricultural Land Reserve interface planning with improved residential compatibility and includes a large parkland dedication to the District of Saanich.
Click the button below to review a detailed Application Vision Brief.
Development Vision
Complete Communities
The vision for this site is to build a high quality low density residential development that acts as a natural extension of the existing neighbourhood. The project team is also proposing an extension to the public park and regional trail network through a 1.6 ac park land dedication to the District of Saanich, and through the development of park and trail enhancements.
Housing Choice + Affordability
In 2019 the District of Saanich Council endorsed a Garden Suite Regulatory Framework to enable and guide the development of garden suites in residential areas. The project team is proposing that twelve lots act as a pilot for this program and allow the development of garden suites and secondary suites. These suites would provide additional affordable housing choices within the community, support permanent rental housing and attract multi-generational families.
Sustainable Development
Each home will be required to achieve “Built Green Gold Certification” which sets high standards for energy efficiency and other critical aspects of sustainable building—including low impact materials, water conservation, and waste management. The proposed residential development will also provide rain gardens and bioswales to manage stormwater run off; and include a tree retention program that identifies and protects the most established Garry Oak trees and replaces any trees removed through the development process at a 3:1 rate.
Development Vision
Complete Communities
The vision for this site is to build a high quality low density residential development that acts as a natural extension of the existing neighbourhood. The project team is also proposing an extension to the public park and regional trail network through a 1.6 ac park land dedication to the District of Saanich, and through the development of park and trail enhancements.
Housing Choice + Affordability
In 2019 the District of Saanich Council endorsed a Garden Suite Regulatory Framework to enable and guide the development of garden suites in residential areas. The project team is proposing that twelve lots act as a pilot for this program and allow the development of garden suites and secondary suites. These suites would provide additional affordable housing choices within the community, support permanent rental housing and attract multi-generational families.
Sustainable Development
Each home will be required to achieve “Built Green Gold Certification” which sets high standards for energy efficiency and other critical aspects of sustainable building—including low impact materials, water conservation, and waste management. The proposed residential development will also provide rain gardens and bioswales to manage stormwater run off; and include a tree retention program that identifies and protects the most established Garry Oak trees and replaces any trees removed through the development process at a 3:1 rate.
Development Vision
Complete Communities
The vision for this site is to build a high quality low density residential development that acts as a natural extension of the existing neighbourhood. The project team is also proposing an extension to the public park and regional trail network through a 1.6 ac park land dedication to the District of Saanich, and through the development of park and trail enhancements.
Housing Choice + Affordability
In 2019 the District of Saanich Council endorsed a Garden Suite Regulatory Framework to enable and guide the development of garden suites in residential areas. The project team is proposing that twelve lots act as a pilot for this program and allow the development of garden suites and secondary suites. These suites would provide additional affordable housing choices within the community, support permanent rental housing and attract multi-generational families.
Sustainable Development
Each home will be required to achieve “Built Green Gold Certification” which sets high standards for energy efficiency and other critical aspects of sustainable building—including low impact materials, water conservation, and waste management. The proposed residential development will also provide rain gardens and bioswales to manage stormwater run off; and include a tree retention program that identifies and protects the most established Garry Oak trees and replaces any trees removed through the development process at a 3:1 rate.
Application Proposal
Rezoning + Subdivision
The subject site includes three legal parcels: two with existing Single Family Dwelling (RS-8) zoning and one (a hooked parcel across Beckwith Avenue) with Rural (A-1) zoning. The two parcels already zoned RS-8 will not be further subdivided—only a slight boundary line adjustment is proposed for the eastern lot of 990 Beckwith Avenue. The parcel zoned A-1 will be subdivided and rezoned resulting in fifteen (15) single family dwelling RS-8 lots and one (1) natural park P-4N lot, to be dedicated as parkland to the District of Saanich. The Cottages on Beckwith Avenue also proposes piloting a site-specific amendment to the RS-8 Zoning bylaw which would allow for both garden suites and secondary suites within the principal dwellings in the eleven (11) proposed lots located south of Beckwith Avenue, as well as one (1) lot north of Beckwith Avenue.
Official Community Plan Amendment
1000 Beckwith Avenue is located outside the Urban Containment Boundary (UCB). A Minor Amendment to the Official Community Plan is proposed to the UCB and sewer service area to encompass the proposed residential components of the Cottages on Beckwith Avenue development.
Existing Zoning
Proposed Zoning
Urban Containment Boundary Expansion
Application Proposal
Rezoning + Subdivision
The subject site includes three legal parcels: two with existing Single Family Dwelling (RS-8) zoning and one (a hooked parcel across Beckwith Avenue) with Rural (A-1) zoning. The two parcels already zoned RS-8 will not be further subdivided—only a slight boundary line adjustment is proposed for the eastern lot of 990 Beckwith Avenue. The parcel zoned A-1 will be subdivided and rezoned resulting in fifteen (15) single family dwelling RS-8 lots and one (1) natural park P-4N lot, to be dedicated as parkland to the District of Saanich. The Cottages on Beckwith Avenue also proposes piloting a site-specific amendment to the RS-8 Zoning bylaw which would allow for both garden suites and secondary suites within the principal dwellings in the eleven (11) proposed lots located south of Beckwith Avenue, as well as one (1) lot north of Beckwith Avenue.
Official Community Plan Amendment
1000 Beckwith Avenue is located outside the Urban Containment Boundary (UCB). A Minor Amendment to the Official Community Plan is proposed to the UCB and sewer service area to encompass the proposed residential components of the Cottages on Beckwith Avenue development.
Existing Zoning
Proposed Zoning
Urban Containment Boundary Expansion
Application Proposal
Rezoning + Subdivision
The subject site includes three legal parcels: two with existing Single Family Dwelling (RS-8) zoning and one (a hooked parcel across Beckwith Avenue) with Rural (A-1) zoning. The two parcels already zoned RS-8 will not be further subdivided—only a slight boundary line adjustment is proposed for the eastern lot of 990 Beckwith Avenue. The parcel zoned A-1 will be subdivided and rezoned resulting in fifteen (15) single family dwelling RS-8 lots and one (1) natural park P-4N lot, to be dedicated as parkland to the District of Saanich. The Cottages on Beckwith Avenue also proposes piloting a site-specific amendment to the RS-8 Zoning bylaw which would allow for both garden suites and secondary suites within the principal dwellings in the eleven (11) proposed lots located south of Beckwith Avenue, as well as one (1) lot north of Beckwith Avenue.
Official Community Plan Amendment
1000 Beckwith Avenue is located outside the Urban Containment Boundary (UCB). A Minor Amendment to the Official Community Plan is proposed to the UCB and sewer service area to encompass the proposed residential components of the Cottages on Beckwith Avenue development.
Existing Zoning
Proposed Zoning
Urban Containment Boundary Expansion
Consultation
Overview
Our outreach process was designed to provide multiple opportunities for stakeholders to learn about the vision for the site early on and to share their thoughts—all with the intent of maintaining a respectful and transparent conversation. From the outset, the project team has been dedicated to creating a project that contextually fits within, and is supported by, the local community. We endeavoured to tailor and modify our development proposal prior to application submission, based on the key items and concerns that community stakeholders identified early in the consultation process.
Our application has evolved since initial submission in response to emerging feedback from a key stakeholder: the District of Saanich. In reviewing feedback heard to date (August 2020), the project team has identified four (4) key themes raised by stakeholders. The themes outlined are broken into:
- What We Heard
- Team Response
Key Themes
1. Create More Parkland Connections
During our engagement efforts, it became very clear that the community strongly believed the development should include a public park expansion and trail improvements.
Team Response
We align with our neighbours and believe that the redevelopment should contribute added community amenity, leaving a lasting legacy for all to enjoy. With that in mind, the proposed development was crafted to respond to this feedback prior to initial submission by proposing a public park and trail network expansion. Currently the application includes an amenity package that proposes extensive park and open space investment including:
- 1.64 ac parkland dedication valued at $1.6M.
- Public Park Improvements valued at 150K.
- A $300K contribution to the expansion of the Lochside Regional Trail Network.
2. End Neighbourhood Industrial Operations
Community residents are very supportive of removing the legal nonconforming industrial use in the neighbourhood.
Team Response
The redevelopment proposal will cease industrial land use that borders residential areas, park areas, and neighbouring lands within the Agricultural Land Reserve (AL R) and achieve better compatibility.
Highlights include:
- Removing 30-60 heavy truck daily trips from residential roads.
- Remediating the site, and allocating a large area of land to the District of Saanich to accomplish appropriate AL R interface planning.
- Buffering existing residential lands from agricultural activities with a more compatible residential and parkland use.
3. Urban Containment Boundary
We heard from the District of Saanich Planning Department that the redevelopment proposal is contrary to the Official Community Plan policies which encourage all new development to locate within the Urban Containment Boundary. Concerns included the retention of rural and farm lands, and the buffering rural and agricultural lands from adjacent urban residential development.
Team Response
The intent of the Urban Containment Boundary was established as a mechanism to contain growth and ensure that the interface between rural and urban properties is respected. We believe that when presented with an option to maintain the current legal non-conforming industrial use on the property versus the proposed parkland dedication and residential subdivision, our proposal serves as a more compatible land use and a stronger growth management tool. In addition, all sewer infrastructure costs will be paid for by the development, preventing costs from being passed on to the broader community.
4. Ecosystem Protection
We heard from the District of Saanich regarding the importance of protecting trees and ensuring a plan to restore and enhance the ecosystem is in place.
Team Response
We acknowledge the comments made by the Parks and Environmental Services department. Included in the application re-submission is a revised landscape plan and arborist report that demonstrates ±29% of the land to be dedicated as public park and 3:1 replacement ratio for trees, as well as the safety, drainage, ecological, and trail enhancement. Our project team has provided an ecosystem restoration and enhancement report for implementation during the Development Permit phase.
Consultation
Overview
Our outreach process was designed to provide multiple opportunities for stakeholders to learn about the vision for the site early on and to share their thoughts—all with the intent of maintaining a respectful and transparent conversation. From the outset, the project team has been dedicated to creating a project that contextually fits within, and is supported by, the local community. We endeavoured to tailor and modify our development proposal prior to application submission, based on the key items and concerns that community stakeholders identified early in the consultation process.
Our application has evolved since initial submission in response to emerging feedback from a key stakeholder: the District of Saanich. In reviewing feedback heard to date (August 2020), the project team has identified four (4) key themes raised by stakeholders. The themes outlined are broken into:
- What We Heard
- Team Response
Key Themes
1. Create More Parkland Connections
During our engagement efforts, it became very clear that the community strongly believed the development should include a public park expansion and trail improvements.
Team Response
We align with our neighbours and believe that the redevelopment should contribute added community amenity, leaving a lasting legacy for all to enjoy. With that in mind, the proposed development was crafted to respond to this feedback prior to initial submission by proposing a public park and trail network expansion. Currently the application includes an amenity package that proposes extensive park and open space investment including:
- 1.64 ac parkland dedication valued at $1.6M.
- Public Park Improvements valued at 150K.
- A $300K contribution to the expansion of the Lochside Regional Trail Network.
2. End Neighbourhood Industrial Operations
Community residents are very supportive of removing the legal nonconforming industrial use in the neighbourhood.
Team Response
The redevelopment proposal will cease industrial land use that borders residential areas, park areas, and neighbouring lands within the Agricultural Land Reserve (AL R) and achieve better compatibility.
Highlights include:
- Removing 30-60 heavy truck daily trips from residential roads.
- Remediating the site, and allocating a large area of land to the District of Saanich to accomplish appropriate AL R interface planning.
- Buffering existing residential lands from agricultural activities with a more compatible residential and parkland use.
3. Urban Containment Boundary
We heard from the District of Saanich Planning Department that the redevelopment proposal is contrary to the Official Community Plan policies which encourage all new development to locate within the Urban Containment Boundary. Concerns included the retention of rural and farm lands, and the buffering rural and agricultural lands from adjacent urban residential development.
Team Response
The intent of the Urban Containment Boundary was established as a mechanism to contain growth and ensure that the interface between rural and urban properties is respected. We believe that when presented with an option to maintain the current legal non-conforming industrial use on the property versus the proposed parkland dedication and residential subdivision, our proposal serves as a more compatible land use and a stronger growth management tool. In addition, all sewer infrastructure costs will be paid for by the development, preventing costs from being passed on to the broader community.
4. Ecosystem Protection
We heard from the District of Saanich regarding the importance of protecting trees and ensuring a plan to restore and enhance the ecosystem is in place.
Team Response
We acknowledge the comments made by the Parks and Environmental Services department. Included in the application re-submission is a revised landscape plan and arborist report that demonstrates ±29% of the land to be dedicated as public park and 3:1 replacement ratio for trees, as well as the safety, drainage, ecological, and trail enhancement. Our project team has provided an ecosystem restoration and enhancement report for implementation during the Development Permit phase.
Consultation
Overview
Our outreach process was designed to provide multiple opportunities for stakeholders to learn about the vision for the site early on and to share their thoughts—all with the intent of maintaining a respectful and transparent conversation. From the outset, the project team has been dedicated to creating a project that contextually fits within, and is supported by, the local community. We endeavoured to tailor and modify our development proposal prior to application submission, based on the key items and concerns that community stakeholders identified early in the consultation process.
Our application has evolved since initial submission in response to emerging feedback from a key stakeholder: the District of Saanich. In reviewing feedback heard to date (August 2020), the project team has identified four (4) key themes raised by stakeholders. The themes outlined are broken into:
- What We Heard
- Team Response
Key Themes
1. Create More Parkland Connections
During our engagement efforts, it became very clear that the community strongly believed the development should include a public park expansion and trail improvements.
Team Response
We align with our neighbours and believe that the redevelopment should contribute added community amenity, leaving a lasting legacy for all to enjoy. With that in mind, the proposed development was crafted to respond to this feedback prior to initial submission by proposing a public park and trail network expansion. Currently the application includes an amenity package that proposes extensive park and open space investment including:
- 1.64 ac parkland dedication valued at $1.6M.
- Public Park Improvements valued at 150K.
- A $300K contribution to the expansion of the Lochside Regional Trail Network.
2. End Neighbourhood Industrial Operations
Community residents are very supportive of removing the legal nonconforming industrial use in the neighbourhood.
Team Response
The redevelopment proposal will cease industrial land use that borders residential areas, park areas, and neighbouring lands within the Agricultural Land Reserve (AL R) and achieve better compatibility.
Highlights include:
- Removing 30-60 heavy truck daily trips from residential roads.
- Remediating the site, and allocating a large area of land to the District of Saanich to accomplish appropriate AL R interface planning.
- Buffering existing residential lands from agricultural activities with a more compatible residential and parkland use.
3. Urban Containment Boundary
We heard from the District of Saanich Planning Department that the redevelopment proposal is contrary to the Official Community Plan policies which encourage all new development to locate within the Urban Containment Boundary. Concerns included the retention of rural and farm lands, and the buffering rural and agricultural lands from adjacent urban residential development.
Team Response
The intent of the Urban Containment Boundary was established as a mechanism to contain growth and ensure that the interface between rural and urban properties is respected. We believe that when presented with an option to maintain the current legal non-conforming industrial use on the property versus the proposed parkland dedication and residential subdivision, our proposal serves as a more compatible land use and a stronger growth management tool. In addition, all sewer infrastructure costs will be paid for by the development, preventing costs from being passed on to the broader community.
4. Ecosystem Protection
We heard from the District of Saanich regarding the importance of protecting trees and ensuring a plan to restore and enhance the ecosystem is in place.
Team Response
We acknowledge the comments made by the Parks and Environmental Services department. Included in the application re-submission is a revised landscape plan and arborist report that demonstrates ±29% of the land to be dedicated as public park and 3:1 replacement ratio for trees, as well as the safety, drainage, ecological, and trail enhancement. Our project team has provided an ecosystem restoration and enhancement report for implementation during the Development Permit phase.
Application Details
What Our Application Is:
What Our Application Isn't:
- Removing a legal, non-conforming industrial use from a residential area.
- Connecting, protecting, and restoring public park land and ecosystems.
- Proposing a low density layout that fits with the surrounding Beckwith area.
- Providing new rental and multigenerational housing choices
- Strongly supported by the area residents.
- Removing 40-60 heavy trucks off the residential roads per day.
- Accomplishing the spirit and intent of the Urban Containment Boundary.
- Connecting to existing infrastructure at no cost to the District of Saanich.
- Committing $2.3 million to community amenities and park land dedication.
- Contributing $3,170,000 of additional tax revenue over 15 years.
- An application to exclude land from the Agricultural Land Reserve (AL R).
- Threatening to the Blenkinsop Valley farming operations.
- Developing arable lands for housing.
- Damaging to the environment.
- Setting a precedent for future exclusion applications.
Urban Containment Boundary
The role of the Urban Containment Boundary (UCB) has shifted over time in response to changing priorities at the community and regional level. That said, the two most basic concepts have remained – efficient servicing for the District of Saanich and the protection of rural lands. In our case, by transitioning this site from a primarily industrial use to a residential use and dedicating a large area as a public park our application upholds the founding principles that established the UCB in 1964 and supports the four key benefits of the UCB identified under Section 4.2.1 of the Saanich Official Community Plan:
Better Protection of Rural + Farm Land
All properties within this site are located outside of the Agricultural Land Reserve and are not considered to be arable farmland. The shift from industrial activity to a residential use is strongly supported by the community because it is more compatible with the surrounding neighbourhood. In addition, the proposed large area of dedicated park space will act as a sensitive transition between residential areas and the adjacent farmland.
Better Protection of Environmentally Sensitive Areas + Green Space
The proposed development vision protects environmentally sensitive areas through the dedication of 1.6 ac of land for a public park (±29% of the total site area). This park will reconnect a fragmented Garry Oak meadow and woodland ecosystem, and will include native plant remediation within the park and along the farmland interface. In addition, the development on residential lots will be designed to preserve high value trees, and any removed trees will be replaced at a 1:3 rate.
Servicing Land is More Cost Effective
The subject site is located close to existing deep utility connections (storm, sanitary, water) and the cost to connect to these services will be paid by the developer. An engineering review of servicing found that no upgrades to existing infrastructure would be required to accommodate servicing to this site, and the development would not incur any capital investment or operating costs for the District of Saanich. The surrounding road network will also experience less wear and tear from heavy truck traffic from industrial activity, currently there are 30-60 daily heavy truck trips from the site.
Alternative Transit is More of a Reality
The proposed development vision will increase the tax and transit user base while enhancing existing amenities to encourage the use of alternative transportation in the area,. These enhancements include private funding for a cycle lane, streetscape improvements along Beckwith Avenue, and an expansion of Lochside Regional Trail to connect the Beckwith, Valewood and North Quadra areas.
Application Details
What Our Application Is:
- Removing a legal, non-conforming industrial use from a residential area.
- Connecting, protecting, and restoring public park land and ecosystems.
- Proposing a low density layout that fits with the surrounding Beckwith area.
- Providing new rental and multigenerational housing choices
- Strongly supported by the area residents.
- Removing 40-60 heavy trucks off the residential roads per day.
- Accomplishing the spirit and intent of the Urban Containment Boundary.
- Connecting to existing infrastructure at no cost to the District of Saanich.
- Committing $2.3 million to community amenities and park land dedication.
- Contributing $3,170,000 of additional tax revenue over 15 years.
What Our Application Isn't:
- An application to exclude land from the Agricultural Land Reserve (AL R).
- Threatening to the Blenkinsop Valley farming operations.
- Developing arable lands for housing.
- Damaging to the environment.
- Setting a precedent for future exclusion applications.
Urban Containment Boundary
The role of the Urban Containment Boundary (UCB) has shifted over time in response to changing priorities at the community and regional level. That said, the two most basic concepts have remained – efficient servicing for the District of Saanich and the protection of rural lands. In our case, by transitioning this site from a primarily industrial use to a residential use and dedicating a large area as a public park our application upholds the founding principles that established the UCB in 1964 and supports the four key benefits of the UCB identified under Section 4.2.1 of the Saanich Official Community Plan:
Better Protection of Rural + Farm Land
All properties within this site are located outside of the Agricultural Land Reserve and are not considered to be arable farmland. The shift from industrial activity to a residential use is strongly supported by the community because it is more compatible with the surrounding neighbourhood. In addition, the proposed large area of dedicated park space will act as a sensitive transition between residential areas and the adjacent farmland.
Better Protection of Environmentally Sensitive Areas + Green Space
The proposed development vision protects environmentally sensitive areas through the dedication of 1.6 ac of land for a public park (±29% of the total site area). This park will reconnect a fragmented Garry Oak meadow and woodland ecosystem, and will include native plant remediation within the park and along the farmland interface. In addition, the development on residential lots will be designed to preserve high value trees, and any removed trees will be replaced at a 1:3 rate.
Servicing Land is More Cost Effective
The subject site is located close to existing deep utility connections (storm, sanitary, water) and the cost to connect to these services will be paid by the developer. An engineering review of servicing found that no upgrades to existing infrastructure would be required to accommodate servicing to this site, and the development would not incur any capital investment or operating costs for the District of Saanich. The surrounding road network will also experience less wear and tear from heavy truck traffic from industrial activity, currently there are 30-60 daily heavy truck trips from the site.
Alternative Transit is More of a Reality
The proposed development vision will increase the tax and transit user base while enhancing existing amenities to encourage the use of alternative transportation in the area,. These enhancements include private funding for a cycle lane, streetscape improvements along Beckwith Avenue, and an expansion of Lochside Regional Trail to connect the Beckwith, Valewood and North Quadra areas.
Application Details
What Our Application Is:
- Removing a legal, non-conforming industrial use from a residential area.
- Connecting, protecting, and restoring public park land and ecosystems.
- Proposing a low density layout that fits with the surrounding Beckwith area.
- Providing new rental and multigenerational housing choices
- Strongly supported by the area residents.
- Removing 40-60 heavy trucks off the residential roads per day.
- Accomplishing the spirit and intent of the Urban Containment Boundary.
- Connecting to existing infrastructure at no cost to the District of Saanich.
- Committing $2.3 million to community amenities and park land dedication.
- Contributing $3,170,000 of additional tax revenue over 15 years.
What Our Application Isn't:
- An application to exclude land from the Agricultural Land Reserve (AL R).
- Threatening to the Blenkinsop Valley farming operations.
- Developing arable lands for housing.
- Damaging to the environment.
- Setting a precedent for future exclusion applications.
Urban Containment Boundary
The role of the Urban Containment Boundary (UCB) has shifted over time in response to changing priorities at the community and regional level. That said, the two most basic concepts have remained – efficient servicing for the District of Saanich and the protection of rural lands. In our case, by transitioning this site from a primarily industrial use to a residential use and dedicating a large area as a public park our application upholds the founding principles that established the UCB in 1964 and supports the four key benefits of the UCB identified under Section 4.2.1 of the Saanich Official Community Plan:
Better Protection of Rural + Farm Land
All properties within this site are located outside of the Agricultural Land Reserve and are not considered to be arable farmland. The shift from industrial activity to a residential use is strongly supported by the community because it is more compatible with the surrounding neighbourhood. In addition, the proposed large area of dedicated park space will act as a sensitive transition between residential areas and the adjacent farmland.
Better Protection of Environmentally Sensitive Areas + Green Space
The proposed development vision protects environmentally sensitive areas through the dedication of 1.6 ac of land for a public park (±29% of the total site area). This park will reconnect a fragmented Garry Oak meadow and woodland ecosystem, and will include native plant remediation within the park and along the farmland interface. In addition, the development on residential lots will be designed to preserve high value trees, and any removed trees will be replaced at a 1:3 rate.
Servicing Land is More Cost Effective
The subject site is located close to existing deep utility connections (storm, sanitary, water) and the cost to connect to these services will be paid by the developer. An engineering review of servicing found that no upgrades to existing infrastructure would be required to accommodate servicing to this site, and the development would not incur any capital investment or operating costs for the District of Saanich. The surrounding road network will also experience less wear and tear from heavy truck traffic from industrial activity, currently there are 30-60 daily heavy truck trips from the site.
Alternative Transit is More of a Reality
The proposed development vision will increase the tax and transit user base while enhancing existing amenities to encourage the use of alternative transportation in the area,. These enhancements include private funding for a cycle lane, streetscape improvements along Beckwith Avenue, and an expansion of Lochside Regional Trail to connect the Beckwith, Valewood and North Quadra areas.
Resources
Transportation Impact Assessment
In our many discussions with surrounding neighbours, traffic from industrial vehicles has been a point of concern, particularly because Beckwith Park is a destination for families with young children. While rezoning to a residential land use will create more passenger vehicle trips along Beckwith Avenue, the area will see a dramatic reduction of heavy truck trips which is a more concerning traffic type.
The proposed development represents a shift in traffic from heavy excavation trucks to passenger vehicles that are more compatible with the residential neighourhood. This change also results in a decrease in CO2 emissions from heavy trucks, contributing to improved air quality within the neighbourhood.
Peak PM Traffic Along Beckwith Avenue (4:00pm - 5:00pm)
Anticipated Impact on Local Traffic
Additional Resources
Resources
Transportation Impact Assessment
In our many discussions with surrounding neighbours, traffic from industrial vehicles has been a point of concern, particularly because Beckwith Park is a destination for families with young children. While rezoning to a residential land use will create more passenger vehicle trips along Beckwith Avenue, the area will see a dramatic reduction of heavy truck trips which is a more concerning traffic type.
The proposed development represents a shift in traffic from heavy excavation trucks to passenger vehicles that are more compatible with the residential neighourhood. This change also results in a decrease in CO2 emissions from heavy trucks, contributing to improved air quality within the neighbourhood.
Peak PM Traffic Along Beckwith Avenue (4:00pm - 5:00pm)
Additional Resources
Resources
Transportation Impact Assessment
In our many discussions with surrounding neighbours, traffic from industrial vehicles has been a point of concern, particularly because Beckwith Park is a destination for families with young children. While rezoning to a residential land use will create more passenger vehicle trips along Beckwith Avenue, the area will see a dramatic reduction of heavy truck trips which is a more concerning traffic type.
The proposed development represents a shift in traffic from heavy excavation trucks to passenger vehicles that are more compatible with the residential neighourhood. This change also results in a decrease in CO2 emissions from heavy trucks, contributing to improved air quality within the neighbourhood.
Peak PM Traffic Along Beckwith Avenue (4:00pm - 5:00pm)
Contact
Your feedback is important to us. Please use the information or one of the email addresses below to send us your thoughts about Beckwith Lands.
Luke Mari
Development Manager
250.881.6077
luke.mari@planster.com
Contact
Your feedback is important to us. Please use the information or one of the email addresses below to send us your thoughts about Beckwith Lands.
Luke Mari
Development Manager
250.881.6077
luke.mari@planster.com
Contact
Your feedback is important to us. Please use the information or one of the email addresses below to send us your thoughts about Beckwith Lands.
Luke Mari
Development Manager
250.881.6077
luke.mari@planster.com
Team
Steve Mann
Owner
Steve Mann was born and raised in Victoria by Don and Eleanor Mann. Don Mann had a small backhoe service, working in the Greater Victoria area. After graduating from university, Steve moved back to Victoria and started working alongside his dad; operating heavy equipment and labouring. Over time, Steve grew the company from a few pieces of equipment, to what it is now today. Don Mann Excavating Ltd. is one of the largest excavating companies on the Island and has worked on numerous commercial, residential and infrastructure projects in the Greater Victoria area. In addition to running and managing Don Mann Excavating Ltd., Steve has redeveloped many properties over the years; focusing mainly on new single family subdivisions.
Luke Mari
Development Manager
Luke holds a BA (Planning) from the University of Northern British Columbia and prior to studies at UNBC, Luke studied urban land economics at the Sauder School of Business University of British Columbia. Luke has extensive experience at the local, regional and provincial levels of government and in the private sector as an urban planner and development consultant.
Consultants
Team
Steve Mann
Owner
Steve Mann was born and raised in Victoria by Don and Eleanor Mann. Don Mann had a small backhoe service, working in the Greater Victoria area. After graduating from university, Steve moved back to Victoria and started working alongside his dad; operating heavy equipment and labouring. Over time, Steve grew the company from a few pieces of equipment, to what it is now today. Don Mann Excavating Ltd. is one of the largest excavating companies on the Island and has worked on numerous commercial, residential and infrastructure projects in the Greater Victoria area. In addition to running and managing Don Mann Excavating Ltd., Steve has redeveloped many properties over the years; focusing mainly on new single family subdivisions.
Luke Mari
Development Manager
Luke holds a BA (Planning) from the University of Northern British Columbia and prior to studies at UNBC, Luke studied urban land economics at the Sauder School of Business University of British Columbia. Luke has extensive experience at the local, regional and provincial levels of government and in the private sector as an urban planner and development consultant.
Consultants
Team
Steve Mann
Owner
Steve Mann was born and raised in Victoria by Don and Eleanor Mann. Don Mann had a small backhoe service, working in the Greater Victoria area. After graduating from university, Steve moved back to Victoria and started working alongside his dad; operating heavy equipment and labouring. Over time, Steve grew the company from a few pieces of equipment, to what it is now today. Don Mann Excavating Ltd. is one of the largest excavating companies on the Island and has worked on numerous commercial, residential and infrastructure projects in the Greater Victoria area. In addition to running and managing Don Mann Excavating Ltd., Steve has redeveloped many properties over the years; focusing mainly on new single family subdivisions.
Luke Mari
Development Manager
Luke holds a BA (Planning) from the University of Northern British Columbia and prior to studies at UNBC, Luke studied urban land economics at the Sauder School of Business University of British Columbia. Luke has extensive experience at the local, regional and provincial levels of government and in the private sector as an urban planner and development consultant.
Consultants