– by Barry Mathias Photos by nuttycake.com –
Historically Central Saanich was a farming area, but over the years there has been a gradual change. The Agricultural Land Reserve (ALR) now covers approximately 60 percent of the district, and is mainly hobby farms, with a few small working farms and vineyards. The municipality embraces both the qualities of Sidney, with its centres of urban development, and of North Saanich with its rural ambiance.
There are three major development areas: Brentwood Bay, Saanichton and Keating Cross Road. “We have a clearly defined ‘Urban Settlement Area’ in Central Saanich,” said Bruce Greig, Director of Planning and Building Services. “Our bylaws include strong policies to focus growth within the existing urban areas. The Council is against ‘development spread’ into rural or agricultural lands.”
In this way the Council is attempting to provide housing for older people and for workers, while maintaining the rural idyll that identifies Central Saanich. “There is a need for more rental accommodation,” said Ryan Windsor, Mayor of Central Saanich. He referred to the proposed five-storey development in Saanichton, which will provide 48 rental units. “This is an all-rental development, and the first one in Saanichton. It was strongly supported at the Public Meeting.”
“The proposed development will be a combination of a five storey and a three storey building,” said Eric Barker of Eric Barker Architect Inc. “The stepped effect will help to maintain the village atmosphere, with underground parking also on two levels.” He explained that the relatively small, two bedroom, two bathroom units were aimed at older people who lived locally and who wished to downsize, yet stay in the locality that they enjoy. “These rental units are not so much aimed at the ‘workers housing’ market,” said Eric Barker.
He confirmed that work was expected to start in May and be completed in about a year. “There has been little development in Saanichton since some original building in the 1970s and 80s,” he said.
His firm is also involved with a 25-unit development at the corner of West Saanich and Keating Cross Roads, in the area of Sassy’s Restaurant and Butterfly Gardens. “These are two storey, three bedroom townhouses,” Erik Barker said, “of about 1,500-1,600 square feet. These are modest buildings with surface parking, and selling for about $400k. They are aimed at attracting working people with families.”
“There will be blocks with two to four units per block, and the aim is to create a concept of farm housing on a rural landscape.” He agreed that there was no real emphasis on ‘green’ technology, in the sense of increased energy efficiency or solar panels. The aim was to create housing that complimented the rural environment, and was affordable.
To improve the housing stock, Central Saanich introduced a new building act in December 2014 that focused on better ventilation exhaust and supply of air. The aim was to produce a continuous flow of air through the dwelling unit to eradicate mold and mildew, and required fans in kitchens and bathrooms.
Bruce Greig was very helpful in providing the recent statistics from the Building Department. “In Central Saanich we quite consistently see permits for between 60 and 70 new dwellings per year. 2014 was very busy; we issued permits for 99 dwellings.” These included 33 townhouses and 24 new condos (in a mixed-use commercial/residential building). There were also six new houses with secondary suites (12 dwellings) and eight new secondary suites added to existing houses. He said, “The 24 condos and 25 of the townhouses would be priced significantly less than the $500k average price for residential property.”
Over the past three and a half years the Council have undertaken a Residential Densification Study, which has actively engaged the community. It was clear that, among other things, there was a preference for small house lots and cluster housing, and one-level living accommodation for seniors.
“The housing policies in the Official Community Plan (OCP) bylaw of Central Saanich provide general support for rezoning applications that would add more housing,” said Bruce Greig, “particularly more affordable housing, near the village centres of Saanichton and Brentwood Bay,” where they would be close to services, jobs and transit.
Natalie Brown, the personnel officer at Benson Industries Ltd confirmed: “half of our workforce of 30, live locally.” She considered it a major element in maintaining long-term employees.
The 10 unit development at Keating Cross Road, near the elementary school, is particularly interesting. “These are freehold, small, single family homes, selling for about $350k. Two units are 1,100 square feet,” said Grant Rogers, owner of the Marker Group. “This development is aimed at the under-35 age group, where both parents might be working, and where they want to simplify their lives; affordability is not necessarily the main issue, they want smaller properties.” He said he would not call them ‘worker housing’, “I prefer the term ‘worker family housing’.”
“This site is ideal for young families with close access to school and buses,” said Grant Rogers. He stressed the importance of freehold: “strata is frowned on by younger buyers, who are not interested in complicating their lives.” He explained that the development is on bare land, once owned by the Department of Transportation. “With no redevelopment issues we were able to keep the prices lower.”
Grant Rogers explained that incorporating ‘green’ elements into housing design was something that everyone pays lip service to. But, when it comes to it, “people are not prepared to pay extra.” However, he referred to the Sidney Pier Building, where the Marker Group dedicated the Shaw Ocean Discovery Centre: “We incorporated geo-thermal technology into this building which has almost maximum efficiency.”
His company is also developing the Dunmora Estates on McPhail Rd. Where, apart from the original mansion, eight luxury properties each on 2.5 acre lots are being built at a selling price of between $1.35M and $1.85M.
“Records of house sales for Central Saanich show a total of 154 single family dwellings (SFD),” said Patrick Achtzner, ranked as a top Realtor with DFH Real Estate Ltd. He said that current statistics indicated “a fairly balanced market regarding SFD.” He noted that figures suggest “a buyers’ market regarding condominiums and those for town houses suggest a sellers’ market. This is similar to what we experienced last year.”
Patrick Achtzner referred to the Canora Mews development in North Saanich: “Approximately 40 houses built last year, sold out in record breaking time … and proved there was a demand for new construction at affordable prices.” He agreed that new buyers are looking for affordable housing that is smaller, and “require less maintenance, allowing more family/vacation time.”
“We are a new Council,” said Mayor Ryan Windsor. He referred to a desire to embrace green concepts in housing with smaller, more energy efficient buildings and the phasing out of lawns. “They may be aesthetically pleasing, but younger buyers don’t want them, and they are arguably not good for the environment with summer watering.”
Central Saanich is promoting a variety of housing, is avoiding urban sprawl and maintaining its prized rural ambiance. It aims to attract young families and light industry, to enable its older residents to remain, to improve its building stock, and yet reduce its carbon footprint by focusing on established urban centres for further development.
