UNIVERSITY HEIGHTS REDEVELOPMENT CONCEPT - University Heights Victoria

 
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UNIVERSITY HEIGHTS REDEVELOPMENT CONCEPT - University Heights Victoria
UNIVERSITY
                                                   HEIGHTS

UNIVERSITY HEIGHTS
R E D E V E LO PM E N T C O N C E P T

Wesbild has recently submitted our finalized plans to redevelop University Heights Shopping Centre to the
District of Saanich.
Wesbild’s redevelopment proposal for the University Heights Shopping Centre envisions to deliver to the
District of Saanich: a wide variety of new rental housing alternatives, an anchor grocery store, an improved
Home Depot, a range of service-oriented retail, both fast and smart casual dining options, medical
professional and health services, a daycare, publicly accessible greenspace, and improved circulation.
UNIVERSITY HEIGHTS REDEVELOPMENT CONCEPT - University Heights Victoria
SHELBOURNE VALLEY ACTION PLAN

University Heights is located at 3980 Shelbourne Street, which is within the District of Saanich’s Shelbourne Valley Action Plan (2017).

    THE SHELBOURNE                           OUR UNIVERSITY
   VALLEY ACTION PLAN                       HEIGHTS PROPOSAL                                 REDEVELOPMENT SITE

 Support mixed use                       The site is located at the core
 development near the core of            of the University Centre, which
 each Centre and Village.                is designated as a major centre.

                                                                                                                                HOME
 For properties designated               Will include the revitalization                                                        DEPOT

 as mixed-use/commercial to              of University Heights’
 strongly encourage retail or            commercial core and includes
 other pedestrian oriented               a number of retail essentials,
 commercial use on the main              including a grocery store,
 floor.                                  pharmacy, and restaurants.

 Encourage residential above             All rental homes will be above
 the first floor in all properties       the ground floor commercial
 designated for mixed-use/               to accommodate the growing
 commercial.                             need of local residents and
                                         students.

 Promote a range of housing              Rental homes will range from
 types, forms and tenures to             micro-suites to 3 bedroom
 support a diverse, inclusive and        homes with 10% (60) of all
 multigenerational community.            homes proposed at affordable
                                         rates.                              * Above map taken from the District of Saanich’s
                                                                             Shelbourne Valley Action Plan, dated May 2017

                                                                                                                                        UNIVERSITYHEIGHTSVICTORIA.COM
UNIVERSITY HEIGHTS REDEVELOPMENT CONCEPT - University Heights Victoria
WHERE WE’VE COME FROM, AND WHERE WE’RE GOING

      2017            2018                  2019                  2020               2021              2022        2023         2024/5

NOVEMBER 2017   JUNE 2018             EARLY 2019            JANUARY 2020      MAY 2021              SPRING 2022             2024/2025
INITIAL         RESUBMISSION #1       COMMUNITY GROUP       COMMUNITY GROUP   RESUBMISSION #7       CONSTRUCTION            RETAIL SHOPS OPEN
APPLICATION                           & NEIGHBOURHOOD       & NEIGHBOURHOOD                         STARTS                  FOR BUSINESS AND
                JULY 2018             CONSULTATIONS         CONSULTATIONS     SUMMER 2021                                   RESIDENTS BEGIN TO
                ADVISORY DESIGN                                               INTRODUCTION TO          CONTINUES TO 2025    +MOVE IN
                PANEL                 MARCH 2019            SPRING 2020       COUNCIL
                                      RE-ENVISIONING        VIRTUAL
                JULY 2018                                   CONSULTATION      FALL 2021
                                      PROCESS
                PUBLIC INFORMATION                                            PUBLIC HEARING
                                                            MAY 2020
                MEETING #1            SPRING AND
                                      SUMMER 2019
                                                            RESUBMISSION #5   WINTER 2021
                AUGUST 2018                                 JULY 2020         ADOPTION
                                      MEETINGS WITH
                RESUBMISSION #2       DISTRICT OF SAANICH   RESUBMISSION #6
                SEPTEMBER 2018        OCTOBER 2019          AUGUST 2020
                PUBLIC INFORMATION                          COMMUNITY         SUBJECT TO APPROVAL
                                      RESUBMISSION #4
                MEETING #2                                  ASSOCIATION
                                      NOVEMBER 2019         ZOOM METTING
                OCTOBER 2018          COMMUNITY GROUP       AUGUST 2020
                RESUBMISSION #3       & NEIGHBOURHOOD       COUCIL MEETING
                                      CONSULTATIONS
                NOVEMBER 2018                               FALL 2020
                CONTINUED TO          DECEMBER 2019         ON HOLD
                WORK WITH STAFF AND   PUBLIC INFORMATION
                COMMUNITY             MEETING #3
                ON REDESIGN

                NOVEMBER AND
                DECEMBER 2018
                COMMUNITY GROUP
                & NEIGHBOURHOOD
                CONSULTATIONS                                                                                  WE ARE HERE
                                                                                                               SUBMISSIONS
                                                                                                               PUBLIC INFORMATION MEETINGS

                                                                                                                      UNIVERSITYHEIGHTSVICTORIA.COM
UNIVERSITY HEIGHTS REDEVELOPMENT CONCEPT - University Heights Victoria
COMMUNITY CONSULTATION PROCESS

 Over the past four years, the community has been engaged in the planning process through public open houses
 and individual meetings. Our application has evolved through input from our neighbours, community associations,
 anchor tenants and local stakeholder groups.

 499
 Neighbours attended at least
                                          88
                                          Comment sheets received from
                                                                                     415
                                                                                     Registered on our website for
 one of our Open Houses                   our three Open Houses                      more information

 THREE PUBLIC OPEN HOUSES WERE            COMMENT SHEETS COLLECTED AT OUR            A COPY OF OUR PRESENTATION WAS
 HELD IN JULY 2018, SEPTEMBER 2018 AND    PUBLIC OPEN HOUSES AND ACCEPTED            EMAILED TO OUR REGISTRANTS AFTER
 DECEMBER 2019.                           ONLINE HELPED US SHAPE OUR PLAN.           EACH OPEN HOUSE.

 6
 Meetings with local Community
                                          20,000+
                                          Notices sent to our neighbours with
                                                                                     12
                                                                                     Community members we have
 Associations                             our Open House information                 met with individually

 PLUS AN ADDITIONAL 5 MEETINGS WITH       THE NOTICES GAVE THOSE WHO WERE UNABLE     WE ARE AVAILABLE TO MEET WITH MEMBERS
 OTHER LOCAL GROUPS INTERESTED IN         TO ATTEND IN PERSON AN OPPORTUNITY TO      OF THE COMMUNITY INDIVIDUALLY TO
 LEARNING MORE ABOUT OUR PLAN.            REVIEW AND PROVIDE FEEDBACK ONLINE.        DISCUSS THE PROPOSAL.

                                          ADVERTISEMENTS INVITING FEEDBACK
                                          WERE ALSO PLACED IN THE VICTORIA TIMES
                                          COLONIST, TC EXTRA, SAANICH NEWS, AND ON
                                          SOCIAL MEDIA.

                                                                                                         UNIVERSITYHEIGHTSVICTORIA.COM
UNIVERSITY HEIGHTS REDEVELOPMENT CONCEPT - University Heights Victoria
CONSULTATION DURING COVID

 Keeping the community informed remains a priority for us, even during this unprecedented time. Here are a few
 ways we have engaged our community stakeholders since Spring 2020:

 BANNERS INSIDE THE EXISTING MALL                              POSTCARD SENT TO OUR NEIGHBOURS

                                                                    UNIVERSITY HEIGHTS
                                                                    R E D E V E LO PM E N T C O N C E P T

                                                                    Wesbild has recently submitted our finalized plans to redevelop
                                                                    University Heights Shopping Centre to the District of Saanich.
                                                                    Wesbild’s redevelopment proposal for the University Heights Shopping Centre, if
                                                                    approved by council, will deliver to the District of Saanich: a wide variety of new

                                                                                                                                                                                         Shelbourne St
                                                                                                                                                                 ill Rd
                                                                    rental housing alternatives, an anchor grocery store, a range of service-oriented
                                                                    retail, both fast and smart casual dining options, medical professional and health

                                                                                                                                                          Cedar H
                                                                    services, a daycare, publicly accessible greenspace, and improved circulation.
                                                                    To view our final proposal, please visit:
                                                                                                                                                                          McKenzie Ave
                                                                    UNIVERSITYHEIGHTSVICTORIA.COM

                                                                       UNIVERSITY                                                                           UNIVERSITYHEIGHTSVICTORIA.COM
                                                                       HEIGHTS

                                                               SAANICH NEWS AD

                                                                                            UNIVERSITY
                                                                                            HEIGHTS

                                                                UNIVERSITY HEIGHTS
                                                                R E D E V E LO PM E N T C O N C E P T
                                                                Wesbild has recently submitted our finalized plans to
                                                                redevelop University Heights Shopping Centre to the
                                                                District of Saanich.
                                                                Wesbild’s redevelopment proposal for the University Heights
                                                                Shopping Centre envisions delivering to the District of Saanich:
                                                                a wide variety of new rental housing alternatives, an anchor
                                                                grocery store, a range of service-oriented retail, both fast and
                                                                smart casual dining options, medical professional and health
                                                                services, a daycare, publicly accessible greenspace, and improved
                                                                circulation.
                                                                To view our final proposal, please visit:
                                                                UNIVERSITYHEIGHTSVICTORIA.COM

                                                                                                                                                                            UNIVERSITYHEIGHTSVICTORIA.COM
UNIVERSITY HEIGHTS REDEVELOPMENT CONCEPT - University Heights Victoria
OUR NEIGHBOURS SPOKE, WE LISTENED

This revised proposal has been informed by community and stakeholder feedback collected over the last three years,
including three community Open Houses and multiple meetings with neighbours and community stakeholders.

       We added a larger                         We reduced the building                      We added a public
       daycare centre                            height on Cedar Hill Road                    park
 AFTER WE HEARD YOU NEEDED MORE            TO REDUCE BUILDING IMPACT ON                 TO ADD ADDITIONAL PUBLIC
 CHILDCARE SPACES                          NEIGHBOURING RESIDENTIAL HOMES               GREEN SPACE TO THE COMMUNITY

 • INCREASED THE SQUARE FOOTAGE OF         • INTRODUCED A MORE CONSISTENT               • PUBLICLY ACCESSIBLE GREEN SPACE
   THE DAYCARE UP TO APPROXIMATELY           6-STOREY BUILDING TYPOLOGY ALONG           • CHILDREN’S PLAY AREA
   11,000 SQ.FT. INCLUDING AN OUTDOOR        CEDAR HILL ROAD, WHICH IS LESS THAN        • DOG PARK
   PLAY AREA OF APPROXIMATELY 4,000          THE 8-STOREYS ALLOWED IN THE
   SQ.FT.                                    SHELBOURNE VALLEY ACTION PLAN

       We improved the public                    We improved our affordable                   We made transportation
       gathering space                           housing package                              improvements
 TO ENSURE THE NEW UNIVERSITY              TO ENSURE THAT SAANICH RESIDENTS              AFTER HEARING CONCERNS ABOUT THE
 HEIGHTS FOSTERS A SENSE OF                CAN BETTER AFFORD TO REMAIN IN                TRAFFIC IMPACT TO OUR NEIGHBOURS
 COMMUNITY                                 SAANICH
                                                                                         • MAINTAINED LARGER BUS BAYS
 • PUBLIC PLAZA HAS BEEN REDESIGNED        • 100% RENTAL HOUSING                         • ENHANCED CYCLING INFRASTRUCTURE
   TO ACCOMMODATE COMMUNITY                • MICRO SUITES PROVIDE AN INCREASED           • REDUCED COMMERCIAL DENSITY
   GATHERINGS                                LEVEL OF AFFORDABILITY                        BY APPROXIMATELY 80,000 SQ.FT.,
 • THE STAIRS LEADING TO THE PODIUM        • 60 HOMES (10%) PROPOSED TO MEET BC            THEREFORE REDUCING THE NUMBER
   LEVEL DESIGNED TO SERVE AS                HOUSING DEFINITION OF “AFFORDABLE”:           OF TWO-WAY VEHICLE TRIPS
   AMPHITHEATRE STYLE SEATING                WILL NOT EXCEED 30% OF THE INCOME FOR
 • PROPOSING AN ART WALK ALONG               DESIGNATED UNIT TYPES AS DEFINED BY
   CEDAR HILL ROAD                           STATS CAN
 • PEDESTRIAN BREEZEWAY ALONG
   MCKENZIE AVENUE                        WESBILD IS FURTHER PROPOSING TO CONTRIBUTE
                                          $500,000 TO THE DISTRICT OF SAANICH TOWARDS
                                          A LOCAL AFFORDABLE HOUSING FUND.
                                                                                                     UNIVERSITYHEIGHTSVICTORIA.COM
UNIVERSITY HEIGHTS REDEVELOPMENT CONCEPT - University Heights Victoria
THE PROPOSAL

SECURED RENTAL HOUSING
• 597 Total Rental Residential Homes,

                                                                                                                                                                                          N
  including 60 affordable rental homes
    • 177 micro homes                                                                                                                                                           ROA
                                                                                                                                                                                      D
                                                                                                                                                                       HILL
    • 117 studio homes                                                                     B2                              C                       C E DA
                                                                                                                                                          R

    • 163 one bedroom homes                                                                                                                                                  TING
                                                                                                                                                                         EXIS EPOT
                                                                                                                                                                             E D
                                                                                                                                                                        H OM
    • 130 two bedroom homes
                                                                                                             B1
    • 10 three bedroom homes
                                                                   A
                                                                                                                                                                            D
COMMERCIAL
• 218,640 sq.ft. Total Commercial Floor Area
   • New Commercial: 131,440 sq.ft.
   • Expand Home Depot to 97,200 sq.ft.

VEHICLE PARKING
                                               MC

• 382 Total Residential Parking Stalls
                                               KE
                                                NZ

    • 0.64 per residential home
                                                    IE
                                                    AV

• 680 Total Commercial Parking Stalls
                                                       E NU

                                                                                                     TING
                                                                                                 EXIS TION
   • 3.1 per 1000 sq.ft.
                                                         E

                                                                                                    S TA
                                                                                                GAS
                                                                                                                                                                       ET
                                                                                                                                                                  RE
BIKE PARKING                                                                                                                                      UR
                                                                                                                                                       N   ES
                                                                                                                                                              T

                                                                                                                                              O
• 678 Secured Bike Parking                                                                                                        SH
                                                                                                                                       E   LB

   • 622 Residential                                                                                                                                    *Artistic rendering. Subject to District
                                                                                                                                                       of Saanich approval. Subject to change.
   • 56 Commercial
• 70 At Grade Bike Parking                               135 Residential Rental Homes                             125 Residential Rental Homes
                                                A                                                            C
   • 30 Residential                                      16,749 sq.ft. Commercial Floor Area                      18,122 sq.ft. Commercial Floor Area
   • 40 Commercial                                       129 Residential Rental Homes                             89 Residential Rental Homes
                                               B1                                                            D
                                                         61,472 sq.ft. Commercial Floor Area                      25,098 sq.ft. Commercial Floor Area
STORAGE LOCKERS
• 378 Secured Residential Storage Lockers      B2        119 Residential Rental Homes

                                                                                                                                             UNIVERSITYHEIGHTSVICTORIA.COM
UNIVERSITY HEIGHTS REDEVELOPMENT CONCEPT - University Heights Victoria
HOME DEPOT EXPANSION
Home Depot is proposing to expand their store in order to better serve the community. This includes additional
indoor space of nearly 10,000 sq.ft. while maintaining their garden centre and seasonal outdoor area.

                                                                                                        UNIVERSITYHEIGHTSVICTORIA.COM
UNIVERSITY HEIGHTS REDEVELOPMENT CONCEPT - University Heights Victoria
ENVISIONED RETAIL MIX

                                            N   POTENTIAL
                                                STORES & SERVICES

                                                •   Save-On-Foods           •   Bank of Montreal
                                                •   Shoppers Drug Mart      •   Scotia Bank
                                                •   Thrifty Foods Liquor    •   TD Canada Trust
                                                •   Cactus Club             •   Coast Capital Savings
                                                •   Earls                   •   Coastal Community
                                                •   Joeys                       Credit Group
                                                •   Browns Restaurant       •   Vancity
 McKENZIE AVENUE

                                                    Group                   •   CEFA Early Learning
                                                •   White Spot              •   Kids & Company
                                                •   Boston Pizza            •   Willowbrae Child Care
                                                •   Tap & Barrel            •   Brightpath Child Care
                                                •   The Canadian Brew       •   Starbucks
                                                    House                   •   Pet Valu
                                                •   The Donnelly Group      •   Orange Theory Fitness

                                                POTENTIAL LOCAL
                                                STORES & SERVICES

                                                • Discovery Coffee          • The Local Bar Restaurant
                                                • Habit Coffee              • Be Love Vegan
                                                • Patisserie Daniel           Restaurant
                                                • Crust Bakery              • Bin 4 Burger Lounge
                                                • Fol Epi Organic Bread &   • Oak Bay Bicycles
                                                  Pastry                    • Russ Hay’s The Bicycle
                        SHELBOURNE STREET       • La Taquisa                  Shop

                                                                            UNIVERSITYHEIGHTSVICTORIA.COM
UNIVERSITY HEIGHTS REDEVELOPMENT CONCEPT - University Heights Victoria
AMENITIES
                                                                                                              PROPOSED AMENITIES

                                                                                                              1• Building A: resident only co-working space with large
                                                                                                                   outdoor patio
                                                                                                     N
                                                                    C E DA R                                  2• Building B: resident only amenity centre comprised
                                                                               H I L L RO
                                                                                            AD                     of: fitness room; multi- purpose area, including study
                                                                               7                                   and social rooms; common kitchen
                                                                                                              3• Resident only outdoor amenity area comprised of:
McKENZIE AVENUE

                       1
                                                           B2                                                      • Patio dining
                                                                                                                   • Barbeque area
                                                                                                                   • Lounge area
                                                                      8
                                                                                                              4• Building D: resident only co-working space with large
                                                       5                                                           outdoor patio
                  12
                           A          2
                                              3
                                                                                             C                5• Public open green space for active and passive play
                                                                                                                HOME DEPOT
                                                                                                              6• TO
                                                                                                                  Public children’s play area/playground structures
                                                                                                                    REMAIN
                                                            6
                                                                                                              7• Public Art Walk
                                                                                                  EXISTING
                                                                                                 HOME DEPOT   8• Public Dog Park
                                                           B1
                                                                                                              9• Public Community Plaza

                                                                                                              10• Memorial Avenue Committee WWI Memorial Plaque

                                                                                                              11• Daycare

                                                                                                              12• Transit Hub & Pedestrian Breezeway
                                                                          9
                                                  11
                                                                                                               OTHER PROPOSED AMENITIES
                       GAS STATION
                         EXISTING
                        TO REMAIN
                        GAS STATION                             D                                              • Dog wash/car wash/bike wash area in
                                          4                                                                        parkade for residents
                                                                                   10                          •   Bike repair stations/storage on site
                                                                                                               •   EV charging for car, bike, and scooter on site
                                                                                                               •   Car share (modo)
                       SHELBOURNE STREET                                                                       •   Dedicated bike lanes along all frontages
                                                                                                               •   End of trip facilities, including showers, storage
                                                                                                                   and lockers
                                                                                                                                            UNIVERSITYHEIGHTSVICTORIA.COM
COMMUNITY AMENITY CONTRIBUTIONS

Wesbild is proposing the following Community Amenities for the redevelopment of University Heights:

AFFORDABLE HOUSING STRATEGY                                             INFRASTRUCTURE UPGRADES
• 100% RENTAL All 597 residential homes will be secured as rental       • Contribution to a District of Saanich-led study to improve safety and visibility of
  for the lifespan of the building.                                       the crosswalk on CEDAR HILL ROAD at the junction of Arrow Road.
• AFFORDABLE RENTAL 10%, or 60 homes, proposed as part of               • Contribution towards the memorial LONDON PLANE TREE FUND along
  the redevelopment will meet BC Housing definition of “affordable”       Shelbourne Street.
  whereby rents of those homes will not exceed 30% of the income
                                                                        • Supporting Ray Travers and the Memorial Avenue Committee’s project by
  for designated unit types as defined by Stats Can. The proposed
                                                                          INSTALLING A MEMORIAL PLACARD along the Shelbourne Street frontage.
  mix of homes will be proportional to the overall mix throughout the
  redevelopment.                                                        • DEDICATED BIKE LANES along Shelbourne Street, McKenzie Avenue, and Cedar
                                                                          Hill Road.
• AFFORDABLE HOUSING FUND Wesbild is proposing to make
  a $500,000 financial contribution to the District of Saanich to       • Transportation infrastructure including a transit hub consisting of THREE-BAY
  support an affordable housing fund.                                     BUS PULLOUT along McKenzie Avenue complete with two new bus shelters.
• MICRO HOMES A creative way to achieve affordability through           • PEDESTRIAN BREEZEWAY connecting transit users to University Heights.
  home size and innovation. With liveable homes of 312 square feet,
  these thoughtfully designed homes will be more accessible at lower
  rental rates.
                                                                        PUBLIC & OPEN SPACES
                                                                        • Integrated public open space including A PUBLIC PLAZA AND LANDSCAPED
                                                                          COURTYARD with children’s play structures for active play.

ECONOMIC BENEFITS                                                       • PEDESTRIAN FOCUSED CORRIDOR that connects Shelbourne Street with
                                                                          Cedar Hill Road.
• Total economic impact of the University Heights redevelopment is
  approximately $410 MILLION.                                           • An “ART WALK” is proposed along the Cedar Hill Road elevation that will
                                                                          provide opportunities for dynamic and vibrant curated installations.
• Significant increased annual PROPERTY TAXES for the District of
  Saanich, totalling an estimated $2 MILLION annually.
• OVER $2,800,000 CONTRIBUTION in Development Cost Charges
                                                                        SUSTAINABILITY
  for future City infrastructure programs.                              • Provide one CARSHARE vehicle for use within the community.
• The project will create an estimated 309 JOBS through construction,   • 20 EV CHARGING STALLS to be provided onsite.
  and 209 PERMANENT JOBS.                                               • E-BIKE CHARGING station, repair stations and end of trip facilities for cyclists.

                                                                                                                               UNIVERSITYHEIGHTSVICTORIA.COM
PROPOSED TRANSPORTATION PLAN

 The proposal includes significant improvements to the area’s pedestrian, cycling and transit networks.
 The mixed-use plan leads to shorter average trips and more multi-purpose trips.

                                                                                                         TRANSIT
                                                                                                         McKenzie Avenue to have a
                     PA R K I N G                               BIKES                                    DEDICATED BUS BAY with sufficient
                     1,062 residential & commercial             NEW ENHANCED BIKE LANES                  space to accommodate 3 BUSES
                     PARKING SPACES (approx. 0.64               on all street frontages. Bike repair     AND BUS SHELTER(S).
                     SPACES/UNIT & 3.1/1,000 SQ.FT.).           stations and E-Bike charging stations
                     Lower than bylaw resident vehicle          located on site. Multiple BIKE RACKS     ROUTES:
                     parking supply is an important             located around the site for visitors;    Shelbourne: #27, #28, #34              CAR SHARE
                     strategy to help the District reach its    SECURE BIKE STORAGE rooms for            McKenzie: #16, #26, #51                A CAR SHARE is
                     active transportation goals.               residents and employees.                 Cedar Hill: #12, #24                   proposed.

                            P

SITE ACCE SS                               PEDESTRIAN                               TRAFFIC                                  S E RV I C E T R U C K S
SITE ACCESS on Cedar Hill Road has         Improved public realm around             Site will experience VEHICLE             LOADING AND SERVICE TRUCK
been REDUCED by approximately              development edges. Mid-block east/       TRIP RATE REDUCTION, due to              ACCESS has been thoughtfully
94% from the original development          west pedestrian route through the        mixed-use advantages. Vehicle trips      designed into the site vehicle
plan. The current plan results in a        site. ENHANCED and ACCESSIBLE            generated during the Weekday and         circulation plan.
right-in only entry at the Cedar Hill      pedestrian circulation throughout        Saturday peak hour periods are
South Access with access to just pick-     the site, including stairs, ramps and    anticipated to be similar to existing
up/drop-off spaces at the Cedar Hill       elevators.                               levels due to a decrease in overall
North Access.                                                                       commercial area, dispersed travel
                                                                                    patterns and increased internal trips
                                                                                    within the site due to more diverse
                                                                                    land uses and increased pedestrian,
                                                                                    cycling and transit accessibility.

                                                                                                                                      UNIVERSITYHEIGHTSVICTORIA.COM
PROPOSED TRANSPORTATION PLAN

                                                        IN ONLY
                                                                                                                                                                                                                                            N

                                                                                                                                                                   AD
                                                                                                    RESIDENTIAL
                                                                                                DROP OFF/PICK UP ONLY

                                                                                                                                                                 W RO
                                                                                                      IN / OUT

                                                                                                                                                               A R RO
                                                                                                                        C E DA R
                                                                                                                                     H I L L RO
                                                                                                                                                   AD                                                             :   #12, #24
                                                                                                                                                                                                       BUS ROUTES
                                                                                                                                                                                          CEDAR HILL
                                      McKENZIE AVENUE
 MCKENZIE BUS ROUTES: #16, #26, #51

                                                                                                                                                                  EXISTING
                                                                                                                                                                 HOME  DEPOT
                                                                                                                                                                HOME   DEPOT
                                                                                                                                                                  TO REMAIN

                                                                                                                                                                                                                                                        V
                                      IN / OUT

                                                                                                                                                                                                                                                        R

                                                                                                                                                                                                                                                        B

                                                                                                                                                                                                                                                        F
                                                                                                                                                                                                                                                        U
                                                                                                                                                                                                                                                        P
                                                                                                                                                                                                                                                        P
                                                           GAS STATION
                                                           EXISTING
                                                            TO REMAIN                                                                                                                                                                                   P
                                                         GAS STATION
                                                                                                                                                                                                                                                        IM
                                                                                                                                                                                                                                                        A
                                                                                                                                                                                                                                                        B

                                                                                                                        SHELBOURNE BUS ROUTES: #27, #28, #34
                                                                                                           IN / OUT                                                            IN / OUT

                                                                                                                                                                                           SHELBOURNE STREET

                                                                  VEHICLE TRAFFIC           BIKE LANE UPGRADES                        UNIVERSITY HEIGHTS
                                                                                                                                      PEDESTRIAN CONNECTOR
                                                                  ROAD UNDER PODIUM LEVEL   FUTURE BIKE CONNECTION                    PEDESTRIAN CONNECTION

                                                                  PUBLIC PARKADE ACCESS     DEDICATED BIKE ACCESS                     IMPROVED BUS STOPS
                                                                                            TO PARKADE
                                                                                                                                                                                                                        UNIVERSITYHEIGHTSVICTORIA.COM
REVISED PROPOSAL SUMMARY

After our ongoing Community Consultation with our neighbours, tenants, and the community we have made
the final revisions to our University Heights Redevelopment Plan. Since our June 2020 proposal, we have
been working with Home Depot and the District of Saanich to make revisions which will expand the existing
HOme Depot to better serve the community and improve operations of University Heights during and after
construction.

The evolution of our proposal is reflected in the table below.

                            2018 PROPOSAL               2019 PROPOSAL             MAY 2020 PROPOSAL            JUNE 2020 PROPOSAL                 FINAL PROPOSAL

    TOTAL DENSITY             543,571 sq.ft.              491,836 sq.ft.             491,070 sq.ft.               491,070 sq.ft.                    586,799 sq.ft.

     HOME DEPOT               87,200 sq.ft.               87,200 sq.ft.               87,200 sq.ft.                87,200 sq.ft.                     97,200 sq.ft.

  RESIDENTIAL UNITS                 367                         528                         618                          598                               597

  AFFORDABLE UNITS                   10                          53                          62                           60                                60

  COMMERCIAL AREA            298,604 sq.ft.               249,563 sq.ft.             204,613 sq.ft.               205,552 sq.ft.                    218,640 sq.ft.

 RESIDENTIAL PARKING         188 (0.5 per unit)          272 (0.5 per unit)         396 (0.64 per unit)          393 (0.66 per unit)               382 (0.64 per unit)

COMMERCIAL PARKING        979 (3.3 per 1,000 sq.ft.)   709 (3 per 1,000 sq.ft.)   726 (3.7 per 1,000 sq.ft.)   722 (3.5 per 1,000 sq.ft.)        680 (3.1 per 1,000 sq.ft.)

    AMENITY AREA              2,000 sq.ft.                 2,770 sq.ft.                3,907 sq.ft.                 3,907 sq.ft.                      3,907 sq.ft.

                                                                                                                                            UNIVERSITYHEIGHTSVICTORIA.COM
AERIAL VIEW
                                                                                                   * Artistic renderings. Subject to District of Saanich approval. Subject to change.

                                                                                                                                                                              N
                                                                                                                                              OA D
                                                                                                                          RH        ILL R
                                                                                                                   C E DA

                                                                                                                                                  TING
                                                                                                                                              EXIS EPOT
                                                                                                                                                  ED
                                                                                                                                             H OM
                  MC
                   KE
                    NZ
                       IE
                        AV
                           ENU

                                                                     TING
                                                                 EXIS TION
                            E

                                                                    S TA
                                                                GAS                                                                     ET
                                                                                                                               T   RE
                                                                                                                        N   ES
                                                                                                               O   UR
                                                                                                        E   LB
                                                                                                   SH

An aerial view of University Heights from high above the intersection of Shelbourne Street and McKenzie Avenue.

One can see the existing gas station in the foreground as well as Home Depot in the distance. The gas station does not form part of the
University Heights redevelopment.

                                                                                                                                                          UNIVERSITYHEIGHTSVICTORIA.COM
SHELBOURNE STREET
                                                                                                 * Artistic renderings. Subject to District of Saanich approval. Subject to change.

Looking at University Heights from across Shelbourne Street, near the new CIBC, one can see the new building along Shelbourne Street now consists of a more
urban design vocabulary that will act as a landmark building in the District of Saanich and serve as a gateway to University Heights.

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SHELBOURNE STREET
                                                                                                    * Artistic renderings. Subject to District of Saanich approval. Subject to change.

Moving north along Shelbourne Street, views of University Heights now reveal the pedestrian gateway into the site by way of an accessible landscaped stair and
ramp beneath the dramatically cantilevered building providing both an architectural statement aesthetically, as well as the functionality of weather protection.

A strong horizontal design element defines the commercial second floor which will be home to a daycare and office-oriented users such as medical professionals.
The upper podium realm will be landscaped with trees adding a vertical element to the landscape design, while enhancing the urban tree canopy to help
achieve the District’s Climate Action Plan. Adjacent the pedestrian gateway is the Shelbourne access driveway, maintained and upgraded in its current location,
providing vehicle access to both the High Street retail level as well as to the underground parkade.

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UNIVERSITY HEIGHTS PEDESTRIAN CONNECTOR
                                                                                                     * Artistic renderings. Subject to District of Saanich approval. Subject to change.

A close-up view of the Shelbourne Stair, serving as the pedestrian gateway to University Heights, will safely and creatively animate pedestrian’s connectivity
throughout the new centre.

Some of the key design features of the landscaped Shelbourne Stair will include: dramatic wooden-clad beams; separated stairs, ramps, and walkways providing
safe access; access to a public elevator to provide an additional level of accessibility; a commemorative plaque in collaboration with the Memorial Avenue
Committee.

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INTERNAL HIGH STREET
                                                                                                   * Artistic renderings. Subject to District of Saanich approval. Subject to change.

An internal site view of University Heights looking south from Home Depot along High Street gives one the look and feel of the internal landscaped streetscape
showcasing the ground floor retail with residential above. The redesigned at-grade access from Shelbourne, viewed here coming into the site on the left,
enhances vehicular circulation for both Home Depot and the new retailers, as well as provides opportunities for additional public gathering space at University
Heights where special community events could be hosted.

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INTERNAL HIGH STREET
                                                                                                     * Artistic renderings. Subject to District of Saanich approval. Subject to change.

An aerial view positioned above Home Depot looking south down High Street. From this elevated position one can see the second level daycare and its outdoor
play area in the newly designed Shelbourne building.

The Shelbourne building from this angle also reveals the weather protected public plaza being covered by the cantilevered architecture where one might
envision café and restaurant patios. Further, this angle also reveals the podium vegetation that adds a vertical element to the landscape design above street
level, while also enhancing the urban tree canopy to help the District achieve its Climate Action Plan.

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MCKENZIE AVENUE
                                                                                                     * Artistic renderings. Subject to District of Saanich approval. Subject to change.

Viewing University Heights from McKenzie Avenue looking northwest, one can see the McKenzie access driveway just beyond the gas station that will
function similarly to present day, as well as the new McKenzie Avenue transit hub in the distance. The new transit hub design will provide bus bays and bus
shelters located mid-block. The bus bay design of University Heights has provided for a mid block entrance directly into the site through a covered breeze-
way that will provide additional shelter to transit users, shown here to have a decorative red canopy.

A retail streetscape fronting McKenzie will activate and animate University Heights’ interaction with the public realm. On-street bike parking will be placed
throughout the site and ensure there is ample above ground and below ground bike parking for residents, employees, and shoppers.

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CEDAR HILL ROAD AND MCKENZIE AVENUE
                                                                                                    * Artistic renderings. Subject to District of Saanich approval. Subject to change.

Viewing the southwest corner of University Heights from the intersection of McKenzie and Cedar Hill looking northeast showcases landscape design elements
both at grade as well as the upper storeys surrounding the redevelopment that help to enhance the public realm, contribute to the District of Saanich’s urban
canopy, and enhance the quality of life to both residents and neighbours. Also showcased, new protected bike lanes and sidewalks, along all University Heights
frontages, that will help ensure safe travel for those coming to the centre or commuting throughout the region.

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CEDAR HILL ROAD
                                                                                                     * Artistic renderings. Subject to District of Saanich approval. Subject to change.

Moving north along Cedar Hill looking east into University Heights, one can see through the site past the Cedar Hill driveway to the retail High Street beyond.
Parkade access is to the immediate left once onsite. By moving this vehicle driveway access south along Cedar Hill near McKenzie, traffic along Cedar Hill has
been minimized. Also visible in this rendering is the Art Walk proposed along the Cedar Hill sidewalk adjacent University Heights. The Art Walk will animate the
redevelopment’s Cedar Hill elevation, transforming it into a series of interactive dynamic and individually curated sidewalk art galleries with seating areas for
residents and neighbours to interact. It is important to note that the artwork depicted on these renderings are only conceptual and do not in any way present a
final design.

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CEDAR HILL ROAD
                                                                                                      * Artistic renderings. Subject to District of Saanich approval. Subject to change.

Viewed from Cedar Hill closer to the intersection of Arrow Road, looking back towards McKenzie an alternate view of the Art Walk is revealed as is the podium
access. The podium access defines the mid-block public connection that runs east-west from Cedar Hill to Shelbourne through University Heights by way of a
safe and fully accessible pedestrian corridor. The design is such that along the way are publicly accessible kids play structures, green open space, and a fenced
dog park. Vehicular access at this location is limited to the podium for resident pick-up and drop-off, as well as move-in and move-out activity.

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PUBLIC COURTYARD AND PARK
                                                                                                    * Artistic renderings. Subject to District of Saanich approval. Subject to change.

A southern aerial view overlooking the landscaped public courtyard along the east-west pedestrian connection from Cedar Hill through University Heights to
Shelbourne showcasing the kids play structure, green open space, and dog park. The design of the courtyard is vehicle tolerant, not dominant, as the paver stone
shared spaces allow for vehicle circulation to facilitate pick-up and drop-off activity, at the traffic is calmed to respect the pedestrian realm.

Notable design elements include: A unique “bird nest” style playground that will create a unique play experience for children adjacent open green space for both
active and passive play; a fenced-in off-leash dog park for both tenants and the public; a 2-storey fully programmed resident amenity building, located between
the two residential buildings.
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THANK YOU

Wesbild would like to thank our neighbours and residents of the District of Saanich for your comments
and support through our consultation process. Your feedback helped shape the future of University
Heights, and led us to this final concept.

               A HISTORY OF EXCELLENCE...
               Since 1981, Wesbild has been creating livable, environmentally responsible homes, neighbourhoods, and
               community gathering places. A privately held real estate development company, Wesbild specializes in
               master-planned communities, shopping centres, industrial and golf courses. Each Wesbild project has
               one thing in common: it is an inviting, thoughtfully designed place that brings people together.

OUR DESIGN TEAM INCLUDES:

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