We acknowledge with respect the Lәkwәŋәn and WSÁNEĆ peoples on whose traditional territory the property stands and the Songhees and Xwsepsum (Esquimalt) Nations whose historical relationships with the land continue to this day.
RE: 2612-2628 Richmond Road
Zoning Amendment and Development Permit Application
Dear Mayor Alto, Council and Staff,
We are excited to present our proposal to redevelop the lands at 2612-2628 Richmond Road to deliver new rental housing in the North Jubilee neighbourhood. This letter summarizes key components of our proposal for a 6-storey, purpose-built rental apartment with 101 homes, ranging from studios to three-bedroom homes, accompanied by a neighbourhood-serving corner retail space with a landscaped patio and pedestrian boulevard—featuring upgraded landscaping and situated alongside a new bike lane.
Located at the corner of Richmond Road and Carrick Street—within walking distance of the Royal Jubilee Hospital and a range of local services and amenities—the site is ideally positioned to deliver much-needed new rental housing. Its proximity to one of the City’s key employment hubs makes it well-suited to support anticipated urban growth while offering a range of housing options to meet the City’s diverse needs.
Aligned with both current and emerging policy objectives, the proposed development showcases a thoughtfully designed architectural form that responds appropriately to its scale while delivering highly livable homes. The project is designed to meet Step Code 4 standards for long-term sustainability, and prioritizes multi-modal transportation options to promote environmentally responsible mobility.
While we recognize the proposed scale and design represent a shift from the existing site conditions, this proposal presents a meaningful opportunity to bring forward highquality, contemporary rental development in a high-employment zone that reflects the City’s evolving policy direction toward responsible urban growth.
We look forward to sharing more information about the proposal throughout this document—a thoughtfully integrated development that will deliver lasting housing benefits, support sustainable growth and enhance the vibrancy of the North Jubilee neighbourhood.
Dan Kwak Development Manager Aryze Developments
ARYZE PHILOSOPHY
We foster a strong vision for what a city can be— and act on it . Driven by data, expertise and alignment in our shared values, we achieve what we do through collaboration, teamwork and partnerships.
As a Certified B Corp, Aryze meets rigorous standards for creating positive impact—through how we govern, support our team, engage with communities and care for the environment. In short, we balance purpose and profit.
We’re city-building for the better.
A healthy city needs quality housing options across the spectrum, including varying forms of tenure. We build a range of home types, in order to allow new households to form, young families to grow and downsizers to stay in their community.
We are a close, cohesive team that will always strive to make a personal and significant impact on our built environment. Creative architecture and intelligent design add value to the urban fabric that makes our city more interesting, diverse and fun.
Community discussions are a valued benefit to our process. Members of the community are an excellent repository of the aspirations, needs and challenges of the neighbourhoods we work within and engagement is critical to the success of our projects.
Building something just for the sake of building isn’t good enough. Proprietary data sets inform our decisions, and help us understand how people in urban areas interact with the built environment.
Every Aryze home is created with its neighbourhood in mind.
PROJECT TEAM
At Aryze, we foster a strong vision for what a city can be—and act on it. Driven by data, expertise and alignment in our shared values, we achieve what we do through collaboration, teamwork and partnerships. As a dedicated local team of home builders, urban planners and urbanists—all deeply committed to increasing the quality of homes throughout Victoria—we use forward-thinking design to build thoughtful homes that enrich the existing community while providing more housing choice in established neighbourhoods with room to grow.
aryze.ca
FaulknerBrowns design process is always evolving, recalibrating, adapting and revitalising. We believe that the key to long-lasting architecture is the ability to not only adapt to change, but to actively reimagine the human experience. Our purpose is to create buildings and places that function as catalysts for sustainable communities and generate a clear sense of belonging. To achieve this we combine our enthusiasm and respect for everyday life with data and knowledge accumulated from decades of experience.
faulknerbrowns.com
Durante Kreuk is an award winning landscape architectural firm with over thirty years experience in the private and public realm design and development. Our broad perspective and diverse thinking is the key to creating a wide range of sustainable, people-focused urban places. We multiply our thinking through a style of collaboration that nurtures the freedom to explore, push boundaries and ourselves. Over the years our firm has developed a keen sense of clarity and practicality, which helps us reliably deliver the most challenging and unique solutions.
dkl.bc.ca
Aryze Developments
Norma, Victoria BC
FaulknerBrowns – Architect
Durante Kreuk – Landscape Architect
Broadway Corridor Housing, Vancouver BC Olympic Village, Vancouver BC
AREA CONTEXT
SITE CONTEXT
Located at the corner of Richmond Road and Carrick Street, the site at 2612–2628 Richmond Road comprises four existing properties—three singlefamily homes and one mixed-use commercial building—all fronting Richmond Road. Situated within the North Jubilee neighbourhood, the site benefits from a fine-grained urban fabric composed of residential and mixed-use buildings surrounding the Royal Jubilee Hospital, with convenient access to nearby amenities that support daily life. This area also functions as a key junction linking the adjacent municipalities of Saanich and Oak Bay.
The prevailing land use pattern in the area features small-lot single-detached homes interspersed with low-rise multiunit residential buildings, institutional facilities with the Royal Jubilee Hospital and modest-scale commercial uses along key arterial corridors such as Fort Street and portions of Bay Street. Richmond Road itself operates as a vital secondary arterial, characterized by a more varied and intensified built form that bridges the lower-density residential interiors with nearby employment zones and urban villages.
In response to the anticipated urban growth along this corridor, the North Jubilee neighbourhood is evolving to support more diverse and compact forms of housing. The site presents a strategic opportunity for midrise, mixed-use infill development that thoughtfully integrates with its surroundings. This proposal introduces a 6-storey purpose-built rental building designed to align with the corridor’s emerging scale, while offering a sensitive transition to the residential interior and reinforcing a pedestrian-oriented streetscape along Richmond Road.
Saanich
Victoria Oak Bay
View looking south, highlighting 4-6 storey buildings along Richmond Rd
POLICY CONTEXT
This proposal thoughtfully advances the City’s housing and growth objectives by introducing a mid-rise, purpose-built rental building in a strategically located, well-connected neighbourhood.
This proposal thoughtfully advances the City’s housing and growth objectives by introducing a mid-rise, purpose-built rental building in a strategically located, well-connected neighbourhood.
Under the current Official Community Plan (OCP 2012), the site is designated as Traditional Residential, which supports a range of ground-oriented housing forms—from single-detached dwellings to low-rise multi-unit and mixed-use buildings. This designation allows for a density of up to 1.1 Floor Space Ratio (FSR) and a maximum building height of three storeys, supporting the City’s goals around missing middle housing.
The site also falls within the Jubilee Strategic Directions, a neighbourhoodlevel growth framework that recognizes the Royal Jubilee Hospital as a regionally significant employment hub and seeks to enhance the surrounding Urban Villages at Jubilee, Stadacona, Oak Bay Avenue, and Fort/Foul Bay. Key planning objectives include encouraging multifamily and commercial development within walking distance of Fort Street, improving land use transitions, protecting the Bowker Creek watershed, and enhancing pedestrian, cycling, and streetscape conditions.
While the current proposal—featuring a six-storey building with an FSR of 2.30— exceeds the existing zoning parameters, it is firmly aligned with the broader intent of both the Jubilee Strategic Directions and key City planning principles. The site’s prominent location and policy context offer a strong rationale for supporting a mid-rise, mixed-use development that delivers familyfriendly, purpose-built rental housing while providing a thoughtful transition to the surrounding lower-density neighbourhood.
Looking ahead, the proposal also aligns with the City’s emerging policy direction as outlined in the forthcoming 2025 OCP update. The updated framework emphasizes compact, transit-oriented growth in well-connected, strategically positioned locations. Richmond Road has been identified as part of the Transit
Priority Network and portions of the corridor—including this site—are designated as a Priority Growth Area. Within this designation, new policies support intensified infill development of up to six storeys and 2.60 FSR specifically for delivering secure, longterm rental housing.
This forward-looking vision supports the introduction of diverse, highquality rental homes—offering a meaningful opportunity to contribute to the neighbourhood’s evolution with an inclusive, resilient, and sustainable housing option that aligns with both current and future City objectives.
WHY A 6-STOREY RENTAL APARTMENT?
With homeownership increasingly out of reach due to rising costs outpacing local incomes, Purpose-Built Rental (PBR) housing has become a critical alternative—offering long-term, stable housing in desirable neighbourhoods without the burdens of ownership. Rental living provides numerous advantages, including predictable monthly payments, no maintenance costs, no property taxes, and the flexibility of mobility without the need for a down payment.
Despite the growing demand, Greater Victoria’s rental stock has not kept pace. Much of it was built in the 1960s and ’70s under the federal MURB (MultiUnit Residential Building) program, which ended in the early 1980s. Since then, rental construction has
stagnated—adding only 604 new PBR homes between 1980 and 2011, while the region’s population grew by over 20,000. This supply-demand imbalance has led to an acute housing shortage. Addressing this requires bold action: building more modern rental homes, especially in transit-connected, walkable urban areas.
To that end, the City of Victoria published clear policy analysis demonstrating why secured rental developments typically require five to six storeys to be financially viable. Unlike condo projects, rental developments generate lower revenue and slower payback over a longer time horizon, making them more dependent on achieving sufficient density to secure financing. Four-storey forms, while viable for ownership housing, often fail to generate the scale needed to cover land and construction costs for rental. When looking at infill development sites such as these, adding height—rather than increasing building footprint—offers the necessary floor area for projecting a sufficient revenue to keep the project viable and delivering a high-quality rental housing.
In this context, our six-storey rental proposal responds directly to the City’s evidence-based guidance and emerging policy direction. It strikes the right balance between financial viability, urban design and delivering secure, long-term rental housing that contributes to a more inclusive, resilient and complete community.
PROJECT PILLARS
Our proposal has been developed with consideration of four project pillars—the defining objectives that guide our approach.
Creating a Neighbourhood Corner
Thoughtfully-Crafted Rental Housing
Sustainable Transportation Support
Timeless Architecture
Creating a Neighbourhood Corner
As part of this development we are seizing the opportunity to replace the existing commercial unit with a thoughtfully designed public realm that contributes meaningfully to the neighbourhood. At the corner of the site, the proposal includes a smallformat retail space—under 1,000
square feet—intentionally sized to support local businesses such as a café or convenience store. This space opens onto a generous outdoor patio shaded by a tree canopy and buffered from Richmond Road by landscaping. Designed with street furniture and a welcoming atmosphere, the patio invites
neighbours to gather, connect and enjoy the space as a vibrant community hub. In recognition of its importance to the overall vision we also intend to collaborate with a local artist to bring added character and identity to this corner—celebrating it as a unique and meaningful part of the development.
Thoughtfully-Crafted Rental Housing
To meet the growing demand for modern rental housing in this neighbourhood, the building will be thoughtfully designed and constructed using contemporary building technologies and durable materials to ensure long-term performance and timeless appeal. Each unit will feature a carefully considered
layout that prioritizes efficient, livable space with ample natural light and ventilation. Homes will include in-suite laundry, energy-efficient heating and cooling systems, and private balconies for every unit. Residents will also benefit from well-appointed amenities, including a rooftop terrace, secure parcel lockers,
a digital entry system and a high-quality bicycle parking facility.
Sustainable Transportation Support
The site’s proximity to a major employment hub and nearby urban amenities aligns with the City’s policy direction to reduce car dependence in key growth areas by promoting sustainable transportation options such as walking, cycling and transit. This proposal supports that vision through
an enhanced pedestrian experience, including treed boulevards and active ground-floor residential frontages that contribute to street vibrancy and safety. The addition of a new bike lane on Richmond Road, along with secure bicycle parking and an onsite maintenance station, will further
encourage cycling. 26 offsite parking is being provided. To minimize traffic impacts on the existing neighbourhood, the project also incorporates transportation demand management strategies such as a car-share program that support a car-lite lifestyle.
Timeless Architecture
As cities evolve, a natural balance emerges between iconic buildings that define a skyline and the background architecture that shapes the everyday character of a place. Our approach to this development embraces the latter—delivering a timeless yet distinctive mid-rise form that enhances
the street through active residential use and thoughtful urban design. The building’s composition, materiality, and relationship to the public realm are intentionally crafted to contribute to the evolving landscape of Richmond Road, reinforcing its identity as a vibrant, livable corridor. This proposal
is designed to support the rhythms of daily life and foster a strong sense of community for future residents.
PROJECT AT A GLANCE
Unique Features
• Widened boulevard and sidewalk on Richmond Rd with 2.44m road dedication
• Approx. 640 SF of retail space at grade with a landscaped, outdoor patio
• Bicycle parking facility accommodating cargo bikes, charging for e-bikes and a maintenance station
• Rainwater management with permeable pavers and infiltrated galleries for stormwater control
• Sustainable building design aimed to meet BC Energy STEP 4
MASSING & DESIGN APPROACH
Our design approach is grounded in response to the scale and rhythm found in the built forms and the fabric of the residential neighbourhood while it adopts an efficient and progressive design appropriate for its scale and make a respectful transition in perception and experience of this transformative architecture.
Step 1 Step 2
The design approach began with the neighbours and pedestrians’ perception and experience of the building in mind. The 6-storey building massing is positioned fronting Richmond Rd and Carrick St with setbacks to allow widened, landscaped boulevards and a spacious setback towards the neighbourhood to the west to help making the height transition and reduce shadow impact. The building shape and the floor plate are designed to support an efficient and functional layout of the residential units and the required programs in relation to the servicing streets. The massing elevation facing Carrick St is sculpted with indents to match similar widths of the neighbouring properties and maintain a consistent rhythm of the building face and scale at the pedestrian level.
In further efforts to enhance the perception of the building frontage,the massing elevation is further refined along Richmond Rd—lowering the streetwall to four storeys and setting back the upper two levels - to improve the perception of the height transition. Towards the intersection of Richmond Rd and Carrick St, the building corner further steps down to three storeys and is carved to soften the transition towards the neighbouring properties on Carrick St. This approach also allows more natural light to move around the building and maintains an open, sky-facing streetscape. Overall the massing strives to reach a fine balance of the building’s scale and position in response to the neighbourhood, to the perception of the building scale at grade and to improve pedestrian experience on the right-of-ways.
Our design strategy explores how we can shape a new 6-storey built form to sit as a positive addition to Richmond Road whilst establishing purposeful relationships to neighbours. Our approach is formulated by four key steps;
Next step focuses on the appearance and experience of the building elevations at grade. Along the pedestrian walkways are lined with ground-floor residential suites up to a mezzanine height that corresponds to the similar width and height of the neighbouring houses. This keeps the continuation of the residential fabric along the streets while providing a visual interest and eyes to the streets. At the corner meets the ground-level retail space with the outdoor patio serving as a transition turning around the corner. Looking above vertically, a consistent, modulating elevation of what makes up a building elevation - windows, doors and balconies - follows a simple rhythm that’s easy to read and follow, thus creating a gentler, refined appearance and reducing the visual impact of the building elevation at the street level.
The last step builds on further conditioning the building frontages with a refined landscape design and planting of new trees along the pedestrian boulevards, supplemented with the ground-floor suite terraces as a setback, to provide a respectful transition between the private and public realms. As the tree canopy matures over time, the building will recede into the background and seamlessly integrate as a part of the overall streetscape while reinforcing the landscape character of the surrounding context. The result is a building that feels both grounded and progressive in design that responds appropriately to its proposed scale and contributes meaningfully to the evolving character of the neighbourhood.
Step 3
Step 4
SHADOW STUDIES
The design of the building mass has been carefully considered to minimize its shadow impacts on adjacent properties and the surrounding public realm.
The building’s massing has been thoughtfully designed to minimize shadow impacts on adjacent properties and the surrounding public realm. Through a combination of strategic height setbacks and architectural articulation, the form responds to
both the site’s urban context and solar orientation. Key design elements— including a broken roofline and stepped balconies along Richmond Road and Carrick Street—help to establish a more human-scaled presence. The L-shaped configuration increases the distance
between the building and neighbouring properties, effectively reducing shadowing, particularly in the afternoon and evening, with most shadows falling within the site itself or onto adjacent streets.
The exterior design and material palette build upon a carefully considered composition that responds thoughtfully to the surrounding context. The design strategy centers on two primary themes: the composition and proportion of window openings and balconies, and the tone and texture of the façade materials.
Window openings are vertically oriented to create a tall, elegant expression. A key compositional move is the generous ground floor with increased floor-to-floor height, offering flexibility of use while establishing a strong, classical base to anchor the building at street level. The middle three levels feature a consistent
rhythm of punched window openings with deep reveals, complemented by finely detailed balconies with solid panels set perpendicular to the façade. These elements accentuate the building’s vertical rhythm and introduce a refined architectural language. At the top, the massing steps back to accommodate wide balconies on Level 6, providing both outdoor amenity and visual relief.
The material expression varies across the vertical sections of the building to enrich the façade through texture, tone, and light. The ground floor is clad in a warm, subtly textured GFRC panel,
offering a durable and tactile base.
The middle section is wrapped in bold, corrugated fibre cement panels that interact with sunlight to create depth and shadow. The upper levels feature grooved fibre cement panels with a rilled finish, adding a sense of refinement and lightness to the stepped-back volume.
The interplay of well-proportioned openings and purposefully selected materials results in a building that reveals increasing visual interest upon closer approach, where texture and detail become defining features of its architectural character.
Accent Colour (Railings, Windows and Doors)
Fibre-cement Panels (Textured Finish)
GFRC Panels (Smooth Finish)
SITE PLAN & LANDSCAPE DESIGN
The site planning for this development has been carefully shaped to balance the building’s massing with the site’s physical constraints, while thoughtfully addressing both development requirements and broader objectives the proposal can achieve.
A key element of the proposal is the repositioning of the retail space to make it more accessible and inviting to the neighbourhood. Approximately 650 square feet of ground-floor retail is proposed at the corner of Richmond Road and Carrick Street, paired with a generous outdoor patio. Enhanced with street furniture, a green canopy and landscaped planters, this space offers a sheltered and welcoming gathering place, buffered from the activity of Richmond Road.
shrubs and private patios creates a soft transition between public and private realms—offering privacy for residents, visual interest through the seasons and improved pedestrian safety through passive surveillance.
of the site. To protect the privacy of adjacent properties and mitigate noise and light spill, a tall cedar hedge and mid-sized trees are proposed along the west and south site boundaries. Across the site, where hardscape is not required, soft landscaping and planting areas have been prioritized to maximize greenery and ecological benefit.
Residential Entrance
The main residential entrance is located on the quieter Carrick Street frontage, allowing a clear distinction between residential and commercial access. This placement also offers direct and convenient access to the proposed car-share parking and drop-off zone on Carrick Street.
Ground-level residential units are oriented toward the street to reinforce a continuous and active residential frontage along pedestrian pathways. A landscaped setback with trees,
Parking
Vehicular access is provided from Carrick Street, leading to a discreetly located parking area on the interior
The landscape strategy includes approximately 8,320 square feet of planted and permeable surfaces, supporting an infiltration gallery located beneath the parking area. This system is designed to meet the City’s rainwater management targets—reducing pressure on municipal infrastructure, improving site resilience and minimizing stormwater impacts to nearby Bowker Creek.
Streetscape upgrades are proposed for both Richmond Road and Carrick Street to enhance the pedestrian experience. Along Richmond Road, a 2.44-metre road dedication allows for a widened sidewalk, a 2.5-metre protected bike
lane and a treed boulevard, improving safety and connectivity. Carrick Street will see a similar treatment, with a continuous, landscaped boulevard that includes native and adaptive plantings. In both locations, planting zones are designed to provide adequate soil volume to support healthy and sustainable tree growth over time.
Retail Space & Outdoor Patio
Rainwater Management
Ground Floor Suites
Richmond & Carrick Boulevards
MOBILITY CONTEXT
The subject site is located within a well-connected, walkable neighbourhood that supports a range of transportation options. Its proximity to frequent transit routes, cycling infrastructure and pedestrian access to everyday essentials makes it an ideal site for a car-lite lifestyle.
The proposed development is located in a highly accessible, multi-modal transportation area that supports walking, cycling, and transit. Within a 5–10 minute walk, future residents can access daily needs like groceries, parks, medical services, and the Royal Jubilee Hospital. The site is served by several BC Transit routes, including the frequent #14 and local #8 on Richmond Rd, with connections to UVic, Downtown, and surrounding neighbourhoods. The cycling network includes painted bike lanes on Richmond and Shelbourne, protected lanes on Fort Street, and the nearby Haultain shareduse bikeway. Additionally, the project benefits from proximity to Victoria’s Greenways Network such as Bowker Creek Greenway and the Haultain Greenway, which prioritize walking and Mobility Context
biking on low-volume streets. Improved Sidewalks on both sides of area roads ensure walkability, and these combined networks align with the City’s sustainable mobility goals, supporting reduced car dependency and enhancing accessibility for residents.
the additional site traffic. As such, no roadway upgrades or traffic control changes are required.
The Transportation Impact Assessment completed by Bunt & Associates concludes that the proposed development will generate minimal vehicle traffic—estimated at approximately 28 trips during the PM peak hour, or roughly one vehicle every two minutes. The nearby intersection at Richmond Road and Carrick Street currently operates at a high Level of Service (LOS A) and is projected to remain within acceptable performance thresholds (LOS C or better) even with
The proposal includes 26 off-street parking spaces, which represents a variance from the City’s Zoning Bylaw. However, this reduced supply is considered appropriate based on several key factors. First, the site is located in a walkable, well-connected neighbourhood with strong access to transit and cycling infrastructure. Second, as a purpose-built rental building, parking availability can be transparently communicated to prospective tenants, enabling the property management team to attract residents who do not depend on private vehicles. Additionally, the unit mix— predominantly smaller suites under 70 m²—is aligned with lower car ownership trends, allowing available parking to be prioritized for larger units more likely to require vehicle access.
These strategies collectively aim to reduce private vehicle ownership, reinforce sustainable travel habits, and support the project’s alignment with Victoria’s mobility and sustainability goals.
To further understand potential impacts on local parking, a survey of surrounding streets—including Carrick Street—was conducted and revealed a peak on-street occupancy of just 37%, indicating adequate capacity in the area. Nevertheless, the project includes a comprehensive Transportation Demand Management (TDM) strategy to proactively mitigate any potential parking overflow. These measures are designed to reduce reliance on private vehicles, promote active and shared transportation options, and ensure the development integrates responsibly into the neighbourhood without adding pressure to local street parking.
Transportation Demand Management
To support the reduced parking supply and promote a car-lite lifestyle, the Transportation Demand Management plan includes a range of targeted measures. A dedicated Modo car-share vehicle will be provided, complete with an on-street EV charging space. The project also offers 129 long- and short-term bicycle parking spaces, with infrastructure to accommodate e-bikes and cargo bikes, including charging stations. A secure, well-lit
bike storage facility with on-site repair amenities will further support cycling as a primary mode of transportation. Residents will receive transportation information packages highlighting local transit options, bike routes and walkable connections. Additionally, transit pass subsidies may be considered to further encourage public transit use. Collectively, these strategies are designed to reduce reliance on private vehicles, foster sustainable travel habits, and advance the project’s alignment with the City of Victoria’s broader mobility and climate goals.
COMMUNITY ENGAGEMENT
DEVELOPMENT PROCESS
At Aryze, we are committed to being good neighbours and fostering honest, open dialogue in the communities where we work. We believe in building trust and a shared vision through transparent communication and meaningful engagement across multiple channels. Our aim is to create a welcoming atmosphere where people feel comfortable sharing their ideas, aspirations and concerns—and to ensure those values are reflected in the final outcome of the project.
As part of this commitment, we partnered with the North Jubilee Neighbourhood Association to host
an introductory community meeting on March 18, 2025, where we shared the early concept and vision for the project. This meeting offered a valuable opportunity for open conversation and constructive feedback that has helped shape the proposal. In addition to the March session, we also hosted our official Community Association Land Use Committee (CALUC) meeting on June 3, 2025, to further present the proposal and hear additional input from residents. Outside of these formal engagements, our team has continued connecting with neighbours individually to deepen our understanding of the community and further inform our approach.
As an essential part of the development process, Aryze takes its responsibility to existing tenants seriously. We are committed to supporting residents through relocation by following—and in certain cases, exceeding—the City of Victoria’s Tenant Assistance Policy (TAP), which outlines requirements for fair compensation, clear communication, and assistance in securing alternative housing. Our team will continue to engage with tenants throughout the entire process— keeping individuals well informed, understanding their personalized needs, and offering meaningful, tailored support in relocation.
We see the submission of our first planning application as an important step in fostering a collaborative process between Aryze, the community and the City. We look forward to continuing constructive dialogue with all stakeholders as we work toward delivering high-quality rental housing and the community improvements outlined in this letter—contributing meaningfully to Victoria’s broader vision for thoughtful, sustainable growth.
