4 small-lot single family subdivision proposed in Oaklands neighbourhood

Kasapi Construction Co. Ltd has sold its two bare SFH lots at 1491 Edgeware and 2750 Gosworth in the Oaklands community to Scott Davies of Cube Project Management Ltd.

1491 Edgeware RD
SOLD: $650,000  (April 4, 2018)
lot size: 7,022 sf
zoning: r1-b

SOLD: $650,000 (february 25, 2018)
Lot SIZE: 7,209 SF
Zoning: r1-b

The two properties are currently vacant lots in the municipality of Victoria. The new buyer is proposing a zoning change from single family residential R1-B to small lot residential R1-S2 which would allow for four single family homes to be built rather than two.

R1-B has a minimum lot size of 460 square metres (4,950SF) and 15 metre (49ft) minimum frontage, whereas R1-S2 has a minimum lot size of 260 square metres (2,800SF) and a 10 metre (33ft) minimum lot frontage.

The Oaklands CALUC held a meeting on this proposal on July 30, 2018. Further discussions with city departments will continue for this infill project in the established Oaklands neighbourhood.

Proposed 21 unit 4 storey multi-family building off Shelbourne @ Church

Cube Project Management Ltd on behalf of the owner has submitted a rezoning application from C-2 & C-4 to a site specific zone to construct a new 21 unit 4 storey multi-family building.

The site is currently a multi-building office complex with the main structure offer 3 storeys of commercial office / retail space. The property has experienced a high level of vacancy over the past few years. A multi-family apartment building would be a welcomed addition to this constrained student housing area.

1560 Church Ave
14,400 SF lot
Built 1986
Gross leasable office area 5,238 SF

Proposed Development:
FSR: 1.58
Lot Coverage: 48.3%
Unit Types: 3 1-bedroom and 18 2-bedroom units (ranging in size from 724 sq. ft. to 977 sq. ft.) for a total of 21 units
Parking: 32 spaces proposed

The name of the project is Varsity Mews.

‘Ventana Tower’ proposed for postage stamp lot at View & Vancouver

Mosaic Properties Inc. who is actively constructing the Jukebox next door at 1029 View Street plans to submit a new proposal for the adjacent corner lot at 1003 View Street.

Mosaic Properties Inc. purchased 1003 View Street for $1,300,000 in October 2017 via a newly incorporated holding company 1003 VIEW STREET HOLDINGS LTD.

The 60×120′ (7,200 SF) site is currently a surface parking lot and is zoned S1 Limited Service. S1 only allows a 1.5FSR density. The prominent location within Harris Green provides an OCP designation of ‘Core Residential’ which recommends an FSR of up to 3:1 – 5.5:1 with a height of up to 20 storeys. Situated in Development Permit Area 3 HC.

The new proposed project at 14 storeys and 21 luxury units is a a stark contrast to the neighbouring 9-storey Jukebox development that has small bachelor units with an average size of below 400SF.  Architect Jan Zak will be tasked with design of 21 residences  (two per floor) generously sized at 1,500 square feet, with two retail units at the podium fronting Vancouver Street. Pre-sale buyers will have option to combine units for an entire floorplate.

This is a welcome addition to Harris Green neighbourhood where larger luxury units are rare to find. Mosaic is known for its unique architecture and design of multi-unit buildings like the Jigsaw, Reef, and Mosaic on Fort.

Speculation Tax Increases Listing Inventory

Since taking office, B.C. Premier John Horgan has introduced a speculation tax, increased the rate and scope of the foreign buyers tax and implemented an additional school tax.

Which properties are affected?
All residential properties assessed over $400,000 that are not being claimed as primary residences. If a secondary property is rented out as a long-term rental, it will be exempt from the tax.

In 2018, the property must be rented out for just three months of the year. You will be exempt from the tax if you sell your property! Contact Dustin Miller if you’re considering selling your secondary property.

From 2019, a long-term rental property will be one where the owner is not living in the property but is able to rent it out for more than six months per year. The property can be rented multiple times in a year, but each tenancy must last at least 30 days.

Geographic Reach:
Metro Vancouver, the Capital Regional District (but excluding the Gulf Islands and the Strait of Juan de Fuca), Kelowna, West Kelowna, Nanaimo-Lantzville, Abbotsford, Chilliwack and Mission.

All properties that are affected by the tax will pay a rate of 0.5 per cent in 2018 regardless of the owners place of residence. In 2019, the rates will change.

If the property is in Vancouver proper an additional 1.00% municipal empty home tax will apply.

From 2019, B.C. residents who are subject to the tax will continue to pay a rate of 0.5 per cent. BC Residents will be eligible for a $2,000 rebate because properties valued below $400,000 are exempt from the Speculation Tax.

Example on a $1,000,000 property

British Columbia Residents:
$5,000 – $2,000 rebate = $3,000

Alberta / Ontario Residents: 
Canadians from outside B.C. who have properties in the province that are subject to the tax will pay a 1 per cent tax rate

$10,000  + property tax
If the property is in Vancouver proper an additional $10,000 municipal empty home tax will apply.

Out of Country / USA / Foreign Residents:
non-Canadians will be hit with a 2 per cent rate.

USA Resident:
$20,000 + property tax
If the property is in Vancouver proper an additional $10,000 municipal empty home tax will apply

For more information on the tax refer to https://www2.gov.bc.ca/assets/gov/taxes/property-taxes/publications/is-2018-001-speculation-tax.pdf

Some examples of Non-BC residents selling in Victoria
4-408 Dallas Road

Shoal Point – Since Febuary 20th, 20 listings, there are currently 14 ACTIVE LISTINGS!!
717-21 dallas
706-21 dallas
504-21 dallas
916-21 dallas
507-21 dallas
614-21 dallas

Swallows Landing
407-845 Dunsmuir
217-845 Dunsmuir

Vancouver based developer eyes Cook St Village for 48 units + CRU’s

Aragon Properties of Vancouver is actively investing and developing in Greater Victoria. The company is behind the new Esquimalt Town Square, 755 Cordova Bay Road, Lampson English Inn, and Cook Street Village developments.

Aragon recently submitted a rezoning and DP application to the City of Victoria for review. Prior to the submission the developer consulted with the Fairfield Gonzales neighbourhood on 5 occasions to refine the project.

The Lands 

Address Size (SF) Zone Code Purchase Price
1044 Pendergast 6,345 (47×135) R-K $1,000,000
1048 Pendergast 6,345 (47×135) R-K $1,000,000
1052/54 Pendergast 6,345 (47×135) R-K $1,000,000
324 Cook St 11,907 CR-3M $4,124,000
TOTAL 30,942  $7,124,000

The sale closed on August 31, 2017 and was a brokered deal between private investors (US and Canada).

The four parcels encompassed by the proposal are 2,875 sq.m. in total area and are currently occupied by 3 detached houses (none are registered or designated heritage) and a one-storey commercial building.

The Development Proposal

The site is planned to be rezoned for a 4-storey plus mezzanine mixed use commercial and residential building.

Site Area 30,942 SF
Floor Space Ratio (FSR) 2.19:1
Buildable SF 67,763 SF
Price/Buildable $105/pbsf
Parking Stall 80 surface/underground

This is one of the first sales in Greater Victoria in 2017 to break the $100/pbsf threshold. Not surprising given current market conditions and fantastic location of this property.

Residential Component

One Bedrooms 11
Two Bedrooms 27
Three Bedrooms 10
Total # Units 48

All units that are 732-795 sq.ft. will be one-bedrooms, twobedrooms are 1,064 to 1,471 sq.ft., and three-bedrooms are 1,265 to 1,660 sq.ft

A mezzanine floor is proposed at the north west corner of the building. 3 suites on level 4 will have individual mezzanine space and outdoor roof top patios facing south. The concept for this 5th floor space was developed in direct response to from neighbours at 380 Cook Street, as it allows an increase in the setback between the 2 buildings by shifting floor area from levels 1-4 to the mezzanine.

The project will include at grade parking off Cook Street and underground parking accessed from the south side of the property along Pendergast to provide a total of 88 parking stalls for the 48 residential units and 5,400 sq.ft. of commercial space. Additionally, secure bicycle rooms well-located at grade and in the parkade will accommodate the required 51 Class-1 bike racks. 12 additional Class-2 racks are located at the Cook and Pendergast frontage and at the parking area accessed off Cook Street.

The city of Victoria parking requirement for this project is 85 parking spaces. Parking study conducted by Watt Consulting suggests the proposal satisfies parking demand.


78 unit mixed use development proposed at Shelbourne & McKenzie

Formerly the site of a Shell gas station, the, 14,400 square foot property at 3949 Shelbourne Street has applied for a site specific rezone (CD-1) to house a six-storey, 78-unit purpose-built rental complex with two ground floor commercial units.

The anticipated unit make-up will yield a mix of 68 studio and one-bedroom residences and 10 two-bedroom suites. An underground parking component accessible off of McKenzie Avenue will accommodate 20 vehicles. This is a big variance to the 117 parking stalls required.

Development Proposal
Site Size: 14,400 SF
FSR: 3.65
Buildable SF: 57,302
Unit Mix: 87% Studio, 13% 2 bedroom

Property owner UCANCO GENERAL PARTNERS INC. is a USA foreign entity operating in St Louis, MO. acquired the property in May 2016 for $800,000. The sale was part of a large portfolio of over 135 Shell properties across Canada.The transaction enabled Shell the ability to divest non-core, contaminated real estate, transfer the environmental liabilities to a third party, and guarantee clean-up of the environmental conditions. For more information on the sale read the case study. 

Local development company NVision Properties is overseeing the development process.

70 residential units, 12 storey’s proposed at Esquimalt Rd & Head St

1104488 B.C. LTD. a division of Vancouver based Lexi Group has submitted a rezoning application to the City of Esquimalt for its property at 899 Esquimalt Road, located at the SE corner of Esquimalt Road & Head Street.

The proposed 12 storey tower will offer 70 residential dwellings on floors 2-12, and 3 townhome units with commercial space on the podium. A second floor terrace facing North will be available for residents. The properties slope and height would grant it unobstructed views of Victoria’s Harbour.

Land Size 14,639 Sq FT
Proposed FSR 3.9
Buildable SF 57,082 sq FT
Parking Ratio 1.25 /unit
Unit sizes 625 – 890 Sq FT
Land Assessed Value $1,738,000
OCP Designation Commercial – Mixed Use

The OCP update (in progress) proposes up to 12 storey’s on this site, consistent with the proposal and other nearby developments.

Since the proposal exceed a 3.0 FSR, the 0.9 additional density triggers additional amenity contributions. The applicant has not yet disclosed their CAC’s.

 Photo: Feb 6, 2018.

83 rental apartments + 4 rental townhomes at Quadra & Southgate

Analogue Projects, a related company to Surfside Holdings has submitted a rezoning and development permit application to the City of Victoria for a six-storey 83 unit rental apartment building and 4 rental townhouse units overtop of one underground level of parking and bicycle storage in the Fairfield neighbourhood.

Surfside Holdings currently owns the existing 34 unit rental apartment, Beacon Arms, at 505 Quadra. Over the last 20 years the company has assembled adjacent properties in anticipation of its inevitable redevelopment. This site is well situated across the street from Mayors Grove at Beacon Hill park which features an impressive selection of garry oak trees and is walking distance to inner harbour, downtown, and vibrant Cook Street village.

In addition to Beacon Arms apartments, Surfside Holdings owns and manages additional 160 units in Fairfield and James Bay. As a long time responsible landlord, Surfside has earned a solid reputation as a provider of safe and secure housing in the neighbourhood. Analogue Projects owns 116 units of rental housing in Fairfield and James Bay. These units are being offered to the remaining 10 residents of Beacon Arms on a priority basis when they become available. The developer has also engaged a tenant relocation coordinator.

The Development Site

505, 517, 519, 521 Quadra Street and 931 Convent Place

The 40,231 square foot site is comprised of four parcels with differing zoning which allows for a maximum of 4-storeys. However, the site is designated as Urban Residential in Victoria’s OCP which targets built form of multi-unit buildings to be up to 6-storeys.

  • Proposed FSR: 2.07:1 (consistent with Urban Residential in OCP )
  • Height: 6-storey (19.9 metres)
  • Site Coverage: 40%
  • Unit Mix: 42 one-bedrooms, 41 two-bedrooms, 4 three-bedroom townhomes
  • Gross Floor Area: 83,130 with 89% efficency
  • Parking: 87 residents (1 per/suite) + 8 visitors = 95

    An illuminated building sign has been added to the north façade.

    Stucco and cornice elements on the multi-unit apartment have been changed from charcoal to white. The brick coverage on the west elevation of the multi-unit apartment building has been modified to provide variation to the façade.

Surfside Holdings Quadra & Convent

PIDCivic AddressZone CodeZone DescriptionOCPNCPRegistered OwnerWidthDepthLot SizeSales HistoryYear ConstructedActual Land Use2016 Assessed Land Value2016 Assessed Total Value
000-057-070505 QUADRA ST VictoriaR3-AM-1Mid-Rise Multiple Dwelling DistrictUrban Place Designation: Urban ResidentialNeighbourhood Plan: FairfieldSURFSIDE HOLDINGS LTD.n/an/a23,7511965MULTI-FAMILY (APARTMENT BLOCK) $2,455,000 $5,384,000
009-425-675931 CONVENT PL VictoriaR-KMedium Density Attached Dwelling DistrictUrban Place Designation: Urban ResidentialNeighbourhood Plan: FairfieldSURFSIDE HOLDINGS LTD.451205,4001903SINGLE FAMILY DWELLING $717,000 $769,300
009-397-531517 QUADRA ST VictoriaR3-A1Low Profile Multiple Dwelling DistrictUrban Place Designation: Urban ResidentialNeighbourhood Plan: FairfieldSURFSIDE HOLDINGS LTD.60985,8806/12/2007 $700,000.00 Type: IMPRV SINGLE PROPERTY CASH1939SINGLE FAMILY DWELLING $739,000 $805,000
008-315-957519 QUADRA ST VictoriaR3-A1Low Profile Multiple Dwelling DistrictUrban Place Designation: Urban ResidentialNeighbourhood Plan: FairfieldSURFSIDE HOLDINGS LTD.601116,6608/29/2008 $767,000.00 Type: IMPRV SINGLE PROPERTY CASH;

2/1/2005 $420,000.00 Type: IMPRV SINGLE PROPERTY CASH
1940DUPLEX, NON-STRATA SIDE BY SIDE OR $782,000 $895,000

Overview of ‘The Beacon’ apartments and townhomes

The siting and massing is appropriate for the area. The multi-storey apartment building will be on the SW corner of the site fronting onto Quadra, and the townhouse units massing along Convent will help ease the transition between the neighbouring single family homes.

There are no bylaw-protected trees within the property boundary in direct conflict with the building footprint that require removal prior to construction.

As typical with new development, the neighbourhood feedback was concerned with traffic and parking. The developer has been generous in providing a ratio of greater than 1.0 parking space per suite. Parking for the project will be entirely secure and underground with 95 tenant and visitor parking spaces for the 87 suites. An additional 110 bicycle stalls will be provided. This level of parking meets the Proposed Bylaw minimum of 95 spaces, based on the cities Off-Street Parking Review.

The project is under review at City Hall, and is anticipated to gain full support and approval in the coming months as appetite for new rental product in this area is insatiable. The existing structures are approaching the end of their useful service life, and the new proposal respects the surrounding neighbourhood and OCP guidelines. Fairfield is home to a significant number of apartment buildings. This projects supports the goal to maintain neighbourhood population to ensure to support the viability of community and commercial services and schools. This will be an excellent addition to the area with quick access to downtown, Beacon Hill park, and Cook Street village.

Active Multi-Family Development in Victoria, Saanich, Esquimalt, Oak Bay

Victoria is on its largest construction boom in many decades. Driving around town you will be sure to see many active construction sites, cranes, and empty properties waiting for rezoning. To get a sense of the scale of supply coming to market, I have attached a comprehensive list of multi-family development (condo, rental, low-income, senior, etc) in the Victoria Core courtesy of Yellow Sheet Analytics. 

Highlights of CRD core* (Sept 2016 – Aug 2017):

  • 3,753 units at City Hall seeking approvals
  • 2,809 units actively under construction
  • 1,263 units completed construction phase

*CRD core includes Victoria, Esquimalt, Oak Bay, Saanich

Much of the development is currently focused on purpose-built rental. However, we may experience a large shift in projects that are under-construction or initial planning as ‘purpose built rental’ to change its end user to ‘stratified for-sale condominiums’ due to rent-control expansion by BC’s new NDP government. A similar shift has been seen in Ontario where rental buildings transitioned to for-sale condos because of strict government controls on landlords. Further intervention into the rental market will have the unintended consequence of limiting the supply of new rental housing, only exaggerating the existing rental crisis in markets like Toronto, Vancouver, and Victoria.

For a list of all projects grouped by their current stage as of Aug 31, 2017 contact Dustin Miller.

13 townhomes approved for Cloverdale four-corners

Seba Construction acquired three RS-6 single family home lots near the Cloverdale/Quadra/Cook intersection and subsequently submitted a rezoning application for 13 townhouse units consisting of one block of 4-units and three blocks of 3-units. The developer attained unanimous approval for rezone to RT-FC (Attached Housing Four Corners) Zone. A development permit has since been issued.

The project is now being marketed as Merridian Row.


Land acquisition cost: $1,400,000
Site area: 2,662 m2 or 28,223 sqft
Price/sqft land: $49.60

Density: 1 unit per 202 m2  or 2,174 sqft
Townhouse size range: 1,500 – 1,800 sqft
Parking: 23 for residents, and 5 visitor = 28 stalls

PIDCivic AddressMunicipalityZone CodeZone DescriptionLocal Area PlanRegistered OwnerLot SizeSales HistoryYear ConstructedActual Land Use2016 Assessed Total Value
005-990-9551052 CLOVERDALE AVE SaanichSaanichRS-6Single Family Dwelling ZoneSaanich CoreGILL, JAGTEJ SINGH7,7635/30/2016 $385,750.00 Type: MULTIPLE PROPERTY;

7/18/1997 $173,000.00 Type: IMPRV SINGLE PROPERTY CASH;

7/18/1997 $172,700.00 Type: IMPRV SINGLE PROPERTY CASH
004-974-2711032 CLOVERDALE AVE SaanichSaanichRS-6Single Family Dwelling ZoneSaanich CoreGILL, JAGTEJ SINGH10,8535/30/2016 $539,300.00 Type: VACANT SINGLE PROPERTY;

2/28/2005 $305,000.00 Type: IMPRV SINGLE PROPERTY CASH;

6/14/2002 $210,000.00 Type: IMPRV SINGLE PROPERTY CASH
005-991-5791042 CLOVERDALE AVE SaanichSaanichRS-6Single Family Dwelling ZoneSaanich CoreGILL, JAGTEJ SINGH9,5585/31/2016 $474,950.00 Type: MULTIPLE PROPERTY;

4/18/2013 $390,000.00 Type: IMPRV SINGLE PROPERTY CASH;

6/14/1999 $160,000.00 Type: IMPRV SINGLE PROPERTY CASH

The project is consistent with the Official Community Plan and ‘Saanich Core’ Local Area Plan (1999), which supports a large range of housing types within Village Centres including townhouses up to three storeys in height.

Approved at Saanich City council on June 28, 2017 pending the registration of a covenant for:

  • built GREEN Gold or EnerGuide 82, including installation of heat pumps for each dwelling
  • Preparation of conduit and piping to be solar ready for future installation of solar or hot water heating systems
  • $14,000 to be used for the construction of a children’s water spray pad and washrooms at Rutledge Park
  • $14,000 to the Saanich affordable housing fund
  • $26,000 to the Saanich Transportation Fund
Designer :- Outline Home Design – Cobble Hill – 250-818-3981
General Contractor :- Seba Construction Ltd – 1167 Jolivet Cres, Victoria V8X 3P3 Ph: 250-516-1224
Surveyor :- Powell and Associates – 2950 Douglas St, Unit 250, Victoria V8T 4N4 Ph: 250-382-8855