05
We acknowledge with respect the Lekweŋen and WSÁNEĆ peoples, known today as the Songhees, Esquimalt, Tsartlip, Pauquachin, Tsawout and Tseycum Nations, on whose traditional territory we live and work.
From the Desk of Aryze
Aryze Principals (left to right): Luke Mari, Katherine Davies and Matty Jardine.
Welcome to the fifth issue of the Aryze Annual. It’s hard to believe we have been doing this since 2020; more than 200 cumulative pages of stories, team highlights and project overviews (you name it!) documenting our journey as a growing team on a mission to demystify the development and construction industry while delivering diverse housing in neighbourhoods with room to grow.
Since then, we’ve gone from a team of 20 to a team of almost 60, ranging from a sophisticated group of project managers, site supervisors, construction coordinators and safety officers across more than ten active sites this year; experienced development managers overseeing highly complex infill projects; a full in-house marketing and sales team nurturing our customer experience; a progressive and proactive safety department; and a highfunctioning accounting team ensuring everything runs without a hitch.
This moment feels significant to celebrate, as we are about to embark on the next generation of Aryze.
We’ve been spending the last year deeply analyzing who we are and who we want to be as an organization, and in turn, looking introspectively and asking ourselves: how can we work with discipline to get there?
For starters, we are in the process of obtaining our B Corp Certification, which essentially verifies our team’s ongoing commitment to pushing the standard of how a development and construction company can operate in regards to governance, environment, employees, community and customers, while deliberately setting measurable targets for the future. This process has taken nearly a year to complete, but the accountability and transparency it provides is invaluable.
From a safety standpoint, this year we received our Certificate of Recognition (COR), a voluntary program that encourages companies to exceed standard workplace safety requirements. Our team is the cornerstone of who we are and a rigorous safety program ensures we put our people first—both on-site and in-office.
When it comes to projects, you’ll start noticing an evolution over the next few years as we continue to scale. We’re about to start construction on our very first tower and the partnerships we are building present opportunities to collaborate for greater impact. We have more horsepower than ever before and we are laser-focused on using that power for good.
This momentum has brought selfawareness to the influence and impact that our work can generate. We take risks and have a willingness to fail with vulnerability. Afterall, learning isn’t free. But we also embrace this role with empathy and compromise—seeking common ground with our neighbours and facing the tough conversations head-on. We care because we live here, too.
In 2025, you’re going to find us in a new office, just across the bridge from Downtown Victoria. While we’re excited for the move, we are so grateful for the home we’ve had in Fairfield since the early days of Aryze, where we worked out of a garage and kept the space heater nearby for good measure.
Every sunset brings a new dawn. So as we close this chapter and open the next, we hope you’ll join us to push boundaries. We’re city-building for the better.
Katherine Davies
VP OF OPERATIONS
Our Projects
a. Pearl Block—Oaklands
b. Project Albero—Victoria West
c. Rhodo—Fairfield/Gonzales
d. Ross Terrace—Hillside/Quadra
e. Rotunda—James Bay
f. Centro—Hillside/Quadra
g. Norma—Royal Oak
h. 1502 Admirals—Songhees Nation
i. Journal in Jubilee—South Jubilee j. Wisteria Row—Gonzales
k. Samuel Flats—Victoria West
l. Company Apartments—North Park
ESQUIMALT
ROYAL OAK
HILLSIDE/QUADRA
JAMES BAY
OAKLANDS
a b c d e g f h i j k l
SOUTH
GONZALES FAIRFIELD
JUBILEE
VICTORIA WEST
NORTH PARK
City-building for the better
AS BUILDERS
Our in-house construction team—and dedicated network of trade partners— are built on a foundation of quality and performance. As infill specialists, we have the expertise to deliver even the most complex projects with thoughtful construction strategy, which is reflected in every millimeter of our process.
AS DEVELOPERS
Building just for the sake of building isn’t good enough—we seek to be drivers of urban change. Using data, we understand how people interact with the built environment. Together with some of Canada’s most acclaimed architects, we then translate incredible designs into new homes that make our city more diverse, interesting and fun.
AS ADVOCATES
Healthy cities need housing choice for all incomes and demographics. A thoughtful, compact approach to the built environment promotes thriving and resilient communities—and enriched natural environments—for current and future generations. We’re invested because it’s our home, too.
Infill development
If we’re going to tackle our climate targets, we need cities that build upon established neighbourhoods with room to grow; ones where you can walk or ride from your home to your favourite coffee shop, park, gym, grocery store, barber and then back to the café—all in the same day. That’s why we focus exclusively on infill development and supporting the 15-minute city lifestyle. Compact neighbourhoods help prevent urban sprawl so the edges of our communities aren’t bleeding into the beautiful green spaces of Vancouver Island.
We believe in significantly reducing our dependence on cars—and are therefore designing buildings for people. Our urban infill projects are built in established, amenity-rich neighbourhoods which prioritize cycling, transit and walking, fostering more vibrant, peoplecentred environments.
Car-lite lifestyle
A healthy city needs quality housing options across the spectrum— including varying forms of tenure— for all incomes and demographics. We build a range of housing types to allow new households to form, young families to grow and downsizers to stay in their community. We also believe housing is a human right. Attainable housing improves outcomes associated with mental health, sustainability, economic development and our city’s prosperity for decades to come. We aim to keep affordability at all levels in mind as we work to address our community’s diverse needs and the housing crisis at large.
Diverse housing choice
Data-informed design
Building something just for the sake of building isn’t good enough. We use data to inform our decisions, as it helps us understand how people in urban areas interact with the built environment. By using a series of proprietary aggregated data sets, called Aryze Analytics, we’re able to identify the appropriate housing needs and tailor our projects accordingly.
Investing in the public realm
Placemaking, art and public infrastructure promote inviting and inclusive spaces that foster community interaction, improve quality of life and enhance social connections. By doing this, we can cultivate a sense of belonging, promote active lifestyles and contribute to the overall vitality and well-being of our neighbourhoods for future generations.
We’re a dedicated team of homebuilders, developers and urban planners, all deeply committed to increasing the quality of homes and communities across Greater Victoria and beyond. We build homes at all points along the housing continuum—purpose-built rentals, apartments, market condos and townhomes and transitional housing in partnership with local non-profits.
We foster a strong vision for what a city can be—and act on it.
aryze.ca/whatwedo
Life at the Centre of Everything
Centro, our purpose-built rental apartment building in the core of Quadra Village was completed in spring 2024. Offering a refreshed rental experience with modern design, pet- and familyfriendly homes—and next door to essential amenities—the building invites a wide range of lifestyles and demographics. We caught up with new Centro residents Jessica and Omar, who moved from Mexico City to Victoria two years ago to pursue their careers and enjoy a slower pace of life on the Island.
Tell us a bit about yourselves—what do you do for work and what brought you to Victoria?
JESSICA OMAR
I’m a Solar Design Engineer working in the renewable energy industry with a local electrical contractor. We moved here from Mexico City two years ago. Jessica provoked the move as she enrolled in a post-grad marketing program at Camosun College. We decided to move as the pandemic was winding down and without pets or children, we felt free to change it up. We thought, why not? We were drawn in by the weather, proximity to the ocean and to the business hub of Vancouver. This place offered many more opportunities for both of us than staying in Mexico.
I work in marketing remotely for an all-female B Corp organization called Profit Reimagined. We partner with women founders to support their business and financial growth.
Where were you living in Victoria before Centro and what provoked your recent move?
Where can you be found when not at work or home?
JESSICA
We were living in a basement suite near Uptown. It was close to Camosun, which was convenient while I completed my program. When I graduated, we decided it was time to move and we wanted to find something closer to downtown and Omar’s work. We value a walkable lifestyle and living in a vibrant neighbourhood.
I’m a swimmer and I often go to Crystal Pool, which is just an eight minute walk (or three minute scooter ride) from home. Being so close to the pool is a huge bonus in living here. We also love going to the IMAX or Cineplex to see movies.
JESSICA
As I work from home, I take lots of breaks out in the neighbourhood to get some sun or grab a coffee. I love walking to the beach or a nearby park to relax. We also love going to the festivals and events in the city— there’s so much going on, especially in the summer.
OMAR
What are your favourite things about Quadra Village?
There are so many different personalities and lots of interesting cultures here. Even though I work from home, I like to get out during the day to see how people express themselves—it’s nice to see so many faces, colours and opinions. We love going to Caffe Fantastico and Part & Parcel and it’s so great to be next door to the grocery store!
It’s a unique neighbourhood because it’s not entirely commercial or residential, it’s an interesting mix of both. We considered living in Chinatown before moving here, but it felt too busy for us. We love that Quadra Village is a family-oriented neighbourhood that generally feels quiet and safe, while also easily connecting us to the rest of the city.
JESSICA
OMAR
Jessica and Omar are regulars at Caffe Fantastico— just down the street from Centro.
What has been your experience as renters in Victoria?
As immigrants, it was challenging to find a place to rent in Victoria the first time without local references, but we were so lucky to find our previous landlord who helped us out. Renting is perfect for us right now, as we’re still waiting for our permanent residency and we’re open to moving again for our careers. We love the security that living in a purpose-built rental gives us, as we don’t have to worry about being evicted and uprooted before we’re ready.
How do you two get around the city?
All ways! We don’t own a car, but sometimes we use the car share that came with the building, or rent a car for longer distances. Otherwise, I ride my electric scooter—I get to use the bike lanes, which are awesome in the city.
I agree with Jessica, for the past few years, we’ve been most motivated by our professional development. We’re open to change and moving if new opportunities arise. Renting has been convenient for this—it gives us the flexibility to be open to change and makes the most sense for us right now.
Sometimes we take transit, but I mostly walk. Recently, we walked all the way to Beacon Hill down Quadra Street—it’s so easy to get to such beautiful places.
Where do you see yourselves living in the future?
We have a dream to own a tiny house on land somewhere, ideally close to Victoria—we’d be happy to start small and go from there! We love the YouTube show Living Big in a Tiny House. You need to check it out!
JESSICA
JESSICA & OMAR OMAR
JESSICA OMAR
Experience life at the centre of everything in an amenity-rich neighbourhood, just 2 km from Downtown Victoria.
Construction
“Our construction team is the heart of what we do in an increasingly demanding industry. Their dedication to craft and unwavering commitment to quality ensure that every project we deliver is top-notch. It’s their hard work and passion that propel us to exciting new horizons.”
–Matty
Jardine, Principal of Construction
Aryze’s in-house Construction team is building something special—and it’s not just homes. The department has nearly doubled in size, which has bolstered our capacity to take on large, challenging projects that push the boundaries of what’s possible. With our progressive construction technologies and methodologies—and dedicated on-site teams—we consistently reach completion on-time and on-budget.
Next year will see the highest volume of construction activity in Aryze’s history. Matty Jardine, our Principal of Construction, and Damian Clow, our Director of Construction, are committed to building a focused and effective team to meet this upcoming demand. “In addition to a technical skill set, we look for people who have an approachability and willingness to learn,” said Damian. He and Matty believe that our projects are only
as successful as each person behind them, and therefore, prioritize creating a positive work environment and upholding high standards of conduct and quality control through each step in the construction process—setting Aryze apart in the industry.
It also comes down to the people themselves. We’ve always been on a mission to gather the best people, and Aryze today is just that: a group of educated, experienced and skilled professionals working to create a new type of company. With that in mind, we want to introduce you to a few members of the Construction team who have been foundational to the success of our projects this year. We asked them a few questions to dig a little deeper than their hard hats and hi-vis—meet Wade, Hameed, Michael and Liam
Bet you didn’t know:
I love drinking loose-leaf tea, particularly chai. I’m also really into road biking, and encouraging my kids (10 and 12 years old) to join me on rides.
Best local spot to grab a bite: The pain au chocolat at GoodSide Pastry House on Fort Street is incredible.
Bet you didn’t know: I was the night chef at Pagliacci’s restaurant for 10 years, and I once cooked for Sir Ian McKellen, the actor who played Gandalf.
Best meal after a long day: After a long, hard day at work there is nothing better than not having to cook and just ordering some pizza— either from Virtuous Pie or Local Pizza.
Wade Whitlock Liam Kirchner
Michael Hollier Hameed Opere
Bet you didn’t know: I’m from Lagos, Nigeria, and I read a lot about foreign policy in my spare time.
Best genre of music on site: I swing between 80s jazz to mid 2000s pop or even a YoYo Ma rendition of Bach, in under ten seconds. But, I’m particularly drawn towards afrobeats and alternative pop—my favorite artist of all time is Frank Ocean.
Bet you didn’t know: Before starting at Aryze I was living in a shockingly small Suzuki van surfing along the east coast of Australia.
Nickname on site: A recent one I can think of is “Cookie Monster.”
Introducing Wisteria Row, a collection of eighteen townhomes located in a highly coveted coastal location in the Gonzales neighbourhood of Victoria.
Building Better Cities ANDrealLyEATINGGOOD PIZzA
JOURNAL & PIZZA REVIEWS
Luke Mari, Principal of Development
A sure way to have a good time in a new city is to have a local expert show you around and—most importantly—tell you all the best places to eat. Well, in the fall of 2023, Katherine and I went on a design and development tour in New York, hosted by our friends at Alloy—one of the city’s leading development and architecture teams. Our minds (and taste buds) were blown.
Building Better Cities— made up of Aryze [Victoria], Milieu [Melbourne], Parabola [Edinburgh] and Alloy [New York City]—is a global collective of like-minded property developers working to improve standards, practices and outcomes within the real estate and development industry. Each year, one of us hosts the group in our hometown to explore the development landscape and share knowledge to support our common goals. Alloy’s turn to host did not disappoint.
On our first day, we headed to Brooklyn’s Gowanus neighbourhood to check out 450 Warren designed by SO-IL, developed by Tankhouse. It’s a multi-home building that’s redefined how private homes can coexist with communal spaces. Honestly, I’ve never seen anything like it before.
My favourite feature was the garden that acts like a hallway, winding its way around the building. Instead of traditional walls in the common spaces, a transparent mesh material lets light and greenery flow throughout the space. It felt so open and connected to nature. I was impressed with how this building balances community living with personal space. Super inspired.
After a group dinner, Katherine (Aryze) and I broke off with the owners of Tankhouse and Milieu for a midnight walk to find pizza. We landed at Baby Luc’s with one minute to spare before closing. We quickly ordered our body weight in pizza and Peroni and sat on a street side patio for hours. The experience was a dream and the pizza was just as good.
Pizza Rating: 8/10
450 WARREN STREET, BROOKLYN
BABY LUC’S PIZZA
The scale of this city is unbelievable— here’s the view from 489 State Street by Alloy, which is part of The Alloy Block, a master plan of five buildings that will offer residential, educational, office, retail and cultural space in Downtown Brooklyn. This building will be home to New York’s first passive house schools, which means the buildings meet the highest standards of energy efficiency. When complete, The Alloy Block will contain offices for 1,000 people, 850 homes, two schools for 800 students and retail spaces. I can’t wait to see it finished.
BEST
Definitely not the “Best” but still a decent option if you’re in a jam.
Pizza Rating: 7/10
489 STATE STREET, BROOKLYN
PIZZA
1 EAGLE STREET, BROOKLYN
This bold stacked design of Eagle + West Apartments by OMA is a mesmerizing addition to the New York skyline. The two high-rise buildings zig-zag through the sky, connected through a shared plinth. These offer 745 rental apartments to a city desperate for more housing—30% of these are reserved as affordable units. It was great to see a rental apartment building designed to prioritize the quality of life for residents through access to vast amenity space (42,000 square feet in total!!), nearby waterfront and homes oriented to maximize light and space. This was an awesome example of urban living done right.
While waiting in line to get the famous John’s Pizza, I ran across the street to get a pie from the famous Joe’s Pizza. The flavour was good, there was a thin layer of cheese and the dough was slightly underproofed which resulted in more flop in the crust than normal for NY style pizza.
Pizza Rating: 8/10
JOE’S PIZZA
300 KENT AVENUE, BROOKLYN
I’m fascinated by the creative transformation of heritage spaces into modern mixed-use buildings—the Domino Sugar Factory, built in 1882, is exactly that. The original facility closed in 2004, and in 2023 it re-opened as a 15-storey, 460,000 square foot office building—now just named the Refinery. To create a new functional space, a glass building was installed inside the shell of the original building. Its facade is maintained while an entirely new building exists within it.
I was struck by how they managed to create a space that honours the building’s history while transforming it into a lively, modern hub. A perfect example of how adaptive reuse can breathe new life into old structures.
Once inside, we crushed five pies of varying types. John’s dough consistency and cook is great. They use a gasfired oven so you get less variability pizza to pizza. The flavours were fantastic, perfect flop and a gorgeous layer of cheese that strings to perfection.
Pizza Rating: 8.5/10
JOHN’S PIZZA
Designed by Heatherwick Studio and MNLA, this artificial island serves as a public park within the Hudson River Park. Giving the effect of a living organism in the water, it’s supported by structures of varying heights (called tulips), which stand on concrete pilings extending into the riverbed. The varied terrain with built in structures for movement, rest and observation encourage a general sense of whimsy and play. It was cool to see so many people, tourists and locals making active use of the space. I want to come back with my kids one day for a free concert in the amphitheatre.
This spot is like the Italian grandmother you never had— warm, slightly charred and always making you feel guilty for not visiting more often. Imagine a crust so thin it could double as a yoga mat for ants, yet somehow still manages to be the perfect blend of crispy and chewy. The mozzarella is like a cloud that’s fallen from heaven, delicately melting into every bite.
Pizza Rating: 9/10
PIER 55 IN HUDSON RIVER PARK, NEW YORK
JULIANA’S: COAL FIRED-NY SIRED
Beyond the amazing pizza and brilliant architecture in NYC, the true highlight of this trip was connecting with such inspiring leaders in urban design and development. The Building Better Cities group has evolved into a supportive community for sharing ideas and resources—and our time together will have a lasting impact on our work back home in Victoria.
We can’t wait to give you the inside scoop about our next design and development tour, led by Parabola. Edinburgh and London, here we come!
One more for the road, it mostly sucked but did have Mozzarella di Bufala.
Pizza Rating: 6/10
AIRPORT PIZZA
Building Better Cities is a global collective of like-minded property developers working to improve standards, practices and outcomes within the industry.
aryze.ca/pearlblock
Pearl Block
A Step Ahead of the Norm
At the core of Saanich, you’ll find Norma—a new purpose-built rental, developed and constructed by Aryze and designed by Erica Sangster and the team at DAU Studio.
This rental building is not the norm in rental construction; it is the first net-zero ready rental building in the district, designed with thoughtful consideration of the surrounding ecosystem and the diverse natural environment of Normandy Creek, which runs along the back of the site.
It goes without saying that infill development naturally lends itself to more sustainable outcomes— efficient use of land, multi-modal connectivity and proximity to existing amenities, among others. But, achieving such a high level of energy efficiency goes beyond current standards and charts the path for the future of the construction industry in BC.
What is Step Code 4?
Total Energy Consumption of Step 3 and Step 4 Over the Lifespan of a Building
STEP 3 ENERGY CONSUMPTION OVER LIFESPAN (MW h )
ENERGY SAVINGS OVER THE LIFESPAN* OF A STEP 4 BUILDING
*Lifespan defined as 60 years
Step Code 4 for Part 3 wood-frame residential buildings represents the highest achievable standard for this building type and classifies the building as net-zero ready. This means the building is efficient enough to offset its energy use with renewable energy sources, ultimately allowing it to generate as much energy as it consumes over time.
STEP 4
Step 4 buildings also improve residents’ health and comfort, as excellent ventilation and temperature management are critical components to constructing and achieving the Step 4 standard of energy efficiency.
As of 2032, Step Code 4 will be the baseline requirement for new Part 3 wood-frame residential buildings, such as Norma. By achieving this standard ahead of policy changes, we are building capacity among our inhouse construction team, local trades, suppliers and consultants while tangibly delivering on climate-action objectives that are achievable today.
High-end vapour barrier products on the exterior (in lieu of Tyvek). Layer of air barrier installed in the roofing assembly. More efficient mechanical systems (80% heat recovery ventilation efficiency).
Centralized mechanical systems to reduce the amount of penetrations on the exterior envelope. Thorough checklists created and administered to review all penetrations and critical detailing (roof, balconies, windows and foundations) on the exterior of the building, including for sequencing with framing conditions to compartmentalize. Mid-construction air tightness testing.
To further these objectives, Norma includes specific products, such as enhanced exterior insulation, triple-pane windows and solar panels on the roof.
“Norma is equal parts beauty and responsibility. While consideration of climate and ecology could be a design limitation, in this project it inspired a new and exciting architectural approach. Norma pushes the sustainability boundary while creating a community of highly livable and neighbourly homes.”
–Erica Sangster, Principal Architect, DAU Studio
We know that new buildings must become highly efficient and shift to renewable energy to meet our region’s emissions reduction targets.
While these Step Code requirements may not come into effect until 2032, we need to construct the best buildings possible, now. When we commit to building the most efficient homes we can, we are making informed decisions that we can celebrate today, tomorrow and well into the future.
In late 2024, Norma will welcome new residents to the Royal Oak neighbourhood, providing a space for eco-conscious citizens who believe home is sweeter when you don’t have to use the heater
;)
Accounting
Our Accounting team is the backbone of our operations at Aryze— quietly executing complex monthly functions that bring our projects to life, and with it, much needed housing to our city.
The tight-knit team of six supports the company’s growth, both near- and long-term. Rachel Parry, our dedicated Controller, has been with Aryze for seven years and is currently working towards becoming a Chartered Professional Accountant (CPA). Rachel’s journey to becoming an accountant began in high school, a decision that led her to Western University and ultimately to Aryze.
As the Accounting team lead, Rachel has played an instrumental role in building the department and shaping its dynamic. She has worked tirelessly to create a welcoming environment, inspired by the leadership she wished for at the beginning of her career. Her efforts ensure that new team members feel supported and valued, fostering a positive and inclusive workplace that is built on a foundation of trust.
Rachel’s favourite part of her job is diving into the books—always striving for perfection in reporting and analysis. She finds solace in the uninterrupted focus that a career in accounting provides, while balanced with the social and collaborative
atmosphere of the office at Aryze. This blend of meticulous attention to detail and engaging team interactions always keeps things interesting and fulfilling.
The current accounting team at Aryze is a cohesive unit, characterized by curiosity and a willingness to ask questions and learn something new. This approach has cultivated a light-hearted and positive work environment with a commitment to excellence where high standards and tight processes are maintained. The team’s growth reflects Aryze’s expansion—taking on larger projects and transitioning from custom homes to large-scale infill developments, including purpose-built rental and market buildings.
The team, consisting of Rachel, Carla, Alisha, Yamuna, Dijo and Fatima, oversee accounts payable (AP), accounts receivable (AR), reporting and projections. They weave through every department, acting as a central hub to the company’s intricate web. Without their diligence and proactive nature, the organization wouldn’t be where it is today. So the next time you think to applaud a member of our team, remember the Accounting department—the unsung heroes of our success!
Accounting team (left to right): Carla, Yamuna, Rachel, Alisha, Fatima and Dijo.
Rachel is a founding member of Aryze’s sought-after cookie club. Now with three members, she is always accepting new applications.
ONE SMART COOKIE
FREEMAN FABRICATION
Freeman Fabrication is a custom metal fabrication shop and design team located in Shawnigan Lake, BC, serving the Greater Victoria area. Led by Bronté Freeman, their portfolio ranges from large-scale gates and railings to home furnishings and everything in between. At Aryze, we’ve had the pleasure of collaborating with their team to create architecturally significant exterior pieces for our Rhodo and Centro projects—with even more exciting work on the horizon.
Freeman Fabrication team (left to right): Bronté, Mel and Nic.
We visited the fabrication shop and chatted with Bronté about her journey into the trades, her experiences building a strong, cohesive team and her plans for growing the business.
INTERVIEW WITH Bronté Freeman
Your recent move to a new 3,800 square foot shop Shawnigan Lake in December 2023 was a big change for you—what’s been your experience in the new space and how has it changed the work you can take on?
This new shop has opened many opportunities for us; it has made it possible to grow the business in a direction I’m excited about. I love custom fabrication, but this year I want to focus more on creating products with the team. By products, I mean furniture and architectural pieces like planters, privacy screens, fire bowls and fire pits— basically a product line to help people transform their homes and outdoor spaces. This goal led to us getting a new press brake and CNC machine, allowing us to do more in-house and have complete control over the quality of the final product. We’re now a fully independent shop, which is something we’re proud to offer our clients.
Who were your influences to enter this line of work? Did you always know you wanted to work in trades?
I come from a large family of trade workers and growing up I spent a lot of time tinkering in my dad’s tire shop and my uncles’ automotive shops, so I’ve always been comfortable around machinery and working with my hands. My parents, who own a family-run bakery/café in Ontario, immersed me in an entrepreneurial environment from a young age. They have been my greatest inspiration and support in building my own business.
My family never discouraged my relentless interest in their new tools and projects. Whether it was driving in the tow truck to do a repair with my dad, or watching my uncles restore their vintage vehicles, I was always there eager to fetch a wrench when needed. I hadn’t entirely considered a trade for myself as a career until I returned home from university and helped my uncle Dwayne in his garage with a welding project, where I was immediately captivated. Dwayne, who some might see as a character out of Duck Dynasty, recognized my talent and encouraged me to pursue welding further. He was so supportive of me and I really have him to thank for starting my journey into the trades. He sadly passed away this January and while he is missed, it’s important for me to celebrate how much he contributed to the person I am and the business I run today.
What training did you need to get to where you are today and how did you transition from school to starting your own business?
I first graduated from Camosun College with my Welder Level C and after just 4-5 months working in the field, I was craving creative independence. Through the Women in Trades Training at Camosun College (check it out!), I had the opportunity to go back to school to get my Red Seal, with the goal to find work in a smaller shop where I could learn more about fabrication.
I always knew I wanted to do my own thing. So as soon as I could, I started making small furniture pieces and selling them on Saturdays at the Moss Street Market. The pieces were live edge wood and metal—before I found my style of clean, tight lines that I still stand by today. I didn’t sell much, but I handed out hundreds of business cards and made a ton of connections that still come through— people who remember me and now are looking for a custom piece for their home. Those connections were crucial for networking and building my business. Later, I moved into a larger (but still small) space and hired my first employee, Mel, who is still on the team. This space was critical for the growth of our business. We not only had a space to meet with clients and to create, but the building owner, Bill Hooson, quickly went from just a landlord to a patient mentor—himself having over 35 years of fabrication experience. It was sad to leave that space at the time because we had made some amazing connections in the Rock Bay trades community, but I knew that we needed a larger space in order to scale our business. Bill still comes up to visit often.
You started your business as an independent craftsperson and now you’re a team of three. What’s it been like to build and manage the team?
When building our team and work environment, I knew I wanted to offer mentorship and opportunities to people often overlooked in the trade industry— mainly women and non-binary folks. Right now, our team is all women: myself, Mel and Nic (plus our shop dogs, Gerri and Arlo). Both my staff also did their training at Camosun College and found out about our shop through the Women in Trades Training. They’re both talented welders and maintain the same standard of quality that our brand stands behind.
Having people I can trust has allowed me to focus on other aspects of the business I otherwise wouldn’t have time for. The team is in a good place right now; we work independently, everyone knows their role and we’re all dedicated to our craft and quality.
Your work and the products you make seem to leave a lasting impression on your customers and clientele— what do you do differently?
We really pride ourselves on open communication and sticking to our deadlines. We attract a clientele expecting a high level of detail and quality, and with that comes the responsibility to deliver— we take that very seriously. I believe this doesn’t go unnoticed with the designers, architects and builders we’re working with. We’re proud of this business standard that attracts teams like Aryze who hold the same values in their operations. We’re committed to going beyond the limits of what someone may expect, both through the way we conduct ourselves and what we can create.
The Women in Trades Training initiative at Camosun College is part of a long-term strategy to match women’s skills to the needs of BC’s workplace.
VICTORIA THROUGH THE LENS
Confessions of a Developer
TED x EDITORIAL
Luke Mari, Principal of Development
A neighbourhood of single-family bungalows and young leafy trees. Lining the streets are kids (of all ages) pedaling to the corner store for their weekly dose of 5¢ candies. Does this image evoke anything for you? It should.
For a long time, this has been the ideal of what makes a neighbourhood great. As a society, we’ve cherished this and fought to protect it above all else. But, our effort to protect this ideal has inadvertently stripped away the very essence that makes these neighbourhoods special.
After all, it’s not the pitch of a roof or the spindle on a porch that gives our neighbourhoods character—it’s the characters themselves. The truth is, our province’s fleeing families (and dwindling kid population) are inextricably linked to our policy decisions.
For those who know me, I like to go on some fairly lengthy Twitter* rants. As a developer, I bet you’re all anticipating what I’m going to say next: restrictive zoning—and lack of multi-family housing—has driven away the very people who make a community what it is. And… well, yes. But it’s not the whole story.
My confession as a developer is that housing alone is not enough.
It’s true that the type of housing we build plays a role in determining the types of characters we get and data tells us what’s working—and what’s not. But why should we care so much about children anyway? As a parent of three, I’d actually appreciate some kid-free time. But when it comes to design, I like to think of children as fascinating design surrogates. After all, what’s good for a kid is generally good for everybody else—like safe streets, green space, clean air, a place to call home and the freedom to be themselves.
This is why I like to use “kid generation scores,” or “housing-induced fertility,” to monitor the health and outcomes of our neighbourhoods.
NUMBER
Let me explain: between 2016 and 2021 in Victoria, we added 3,475 units and gained 580 children. That equates to one new child per six new dwellings. In high-rise towers, it can take as many as 28 units to generate one child, whereas groundoriented buildings can produce one child per 1.26 units.
Zooming out to the West Shore—where we have seen tons of construction—7,685 new units were added, resulting in the addition of 2,075 kids. That means one net new kid was generated per 3.7 new dwellings. While they added a lot of kids, this increase came at the expense of urban sprawl, which has its own set of issues.
Proportion
In Saanich and Oak Bay (which make up 81% of the core municipalities) 1,540 new units were added. Despite this, they lost 450 children. Let that sink in. That means one net kid was lost for every three new dwellings and almost half of these kids were lost from new apartment construction, which suggests new development is driving some displacement. Not great.
So what does this all tell us? That housing alone is not enough.
Each of these areas added new homes, but none achieved a slam dunk in creating balanced neighbourhoods or demographics. There is no building type that seems to be the “magic bullet,” and there are downsides—and ultimately negative impacts—of our current development
patterns, which concentrate density like a fire hose in only a few select locations.
So what’s the missing link? As Italian Politician Giuseppe Mazzini once said, “The past is the light that illuminates the future.” Sometimes, we must look backward to go forward.
Historically, we built our cities with all necessary services in close proximity. We had to. Without modern transportation speeds, we didn’t have much of a choice. If we needed to get from point A to point B, we used public transit (like the streetcar) to get around. Neighbourhoods were designed around these networks.
Sounds nice, right? Well, in 1948, we got rid of it all.
Map of streetcar routes in Victoria prior to 1948.
With the streetcar gone, at least we still had zoning that enabled a variety of land uses. But, in 1982, we got rid of that, too. We took a bold step locally and downzoned almost all our residential areas to get rid of neighbourhood-level commercial spaces and multi-family housing, which generates the population intensity needed to support the small commercial spaces in the first place.
Take James Bay for example, a cherished Victoria neighbourhood that still shows remnants of its past, which significantly enhances neighbourhood quality. Something as simple as the corner store can do so much. But on that day in 1982, neighbourhood amenities like those shown above were essentially deemed illegal.
40 years later, we still feel the impacts of this decision to downzone. The ‘great neighbourhoods of the past’ had mixeduse spaces—a critical but often overlooked element, which serves as the missing link.
Today we are fighting to reestablish this neighbourhood ecosystem by designing 15-minute cities—the holy grail for urban planners, where all essential services are within a 15-minute walk or bike ride.
Remember those kids? Our trusty design surrogates? Well, they aren’t biking in the streets to get ice cream anymore, because over 80% are now growing up in low amenity areas.
When it comes to amenity metrics, you can measure all kinds of things. We once mapped Vancouver’s splash pads to kid generation scores, but you could measure parks, public pools—or, my personal favourite—cafés. If you can’t tell by now I spend a lot of time thinking about this: the “amenity richness” of a block, neighbourhood, city… and we’ve dreamt up some wild things along the way.
Like the “Twin Towers of Gonzales,” a boardwalk and brewery at Willows Beach, a public pool, climbing tower, pickleball and tennis courts at Beacon Hill Park and a drive-in hotel at Clover Point… which didn’t make us many friends.
But we also dreamt of a floating dock in the Gorge Waterway, which we built. The pilot was so successful that the City expanded their dock infrastructure and has named the area Gorge Marine Park.
Without these urban amenities, we end up with a regional amenity map that is quite starkly separating the have and the have-nots. This fragmentation of services means more time is spent traveling in cars, which leads to the need for
extensive infrastructure, like a bridge from Downtown Victoria to Colwood. That’s why from here on out, I’m going to talk a lot more about Third Spaces.*
In sociology, the concept of the Third Space delineates social environments distinct from the traditional realms of home (First Space) and the workplace (Second Space). Third Spaces encompass a variety of locales such as cafés, community centers, corner stores… you get the idea. Third Spaces play a crucial role in fostering civil society, democracy, engagement and a profound sense of belonging.
Close your eyes and think about the defining Third Spaces of your childhood. What did they mean to you? How did they
*Ray Oldenburg, American Sociologist, coined the term “Third Places.” However, I have put my spin on it and call them “Third Spaces.”
In 2020, we unveiled Project Albero—a floating swim dock anchored just off Banfield Park in the Gorge Waterway.
We’ve made a tremendous amount of progress on residential housing reforms, which is fantastic. My next focus is the reintegration of Third Spaces into our neighbourhoods: civic spaces, cafés, splash pads and more. For the sake of our children— and the quality of our communities— we need to legalize the complete neighbourhood again.
help you in cultivating community and defining who you are today? Mine was the 7-Eleven parking lot in Gordon Head, but as a kid, you work with what you’ve got.
We’ve made a tremendous amount of progress on residential housing reforms, which is fantastic. My next focus is the reintegration of Third Spaces into our neighbourhoods: civic spaces, cafés, splash pads and more. For the sake of our children—and the quality of our communities—we need to legalize the complete neighbourhood again.
As for me? It’s back to Twitter to advocate for more Third Spaces and I won’t stop until a Ferris wheel gets built somewhere. Because as we all know, what’s good for kids is good for everyone else and Ferris wheels bring out the kid in all of us.
Luke Mari first presented these ideas at TEDxVictoria 2024.
Photo Credit: Antaya Schneider
a
in motion
Paying it Forward
Since 2019, Aryze has partnered with the Canadian charity One Degree Forward. This charity is dedicated to improving the lives of rural Cambodian villagers and students by providing essential necessities such as clean drinking water and sanitation facilities, while also advancing educational opportunities by building schools and funding teaching programs.
Katherine Davies, VP of Operations
Five years ago, we funded and coordinated the construction of a new school in the village of Samrong. Today, the school serves over 240 students, ranging in age from 4–14 and is staffed by six teachers, a tailor and security guard. At the end of 2023, One Degree Forward acquired a new property in the village, allowing us to return for five days and engage with the community members, students and teachers to understand their needs while we began making plans for an additional facility.
Sa is the main contact on the ground in Cambodia. She acts in all functions—Principal, Program Manager, Administrator—getting things done at an impressive pace with passion. Sa grew up half a mile from the Samrong School. As a child, she commuted by bike for hours each way to attend school daily. She is fiercely committed to giving back to her community through poverty reduction and education.
FIELD NOTES BY
The first day on the ground at Samrong School was a huge success! The front of the property looked amazing and we discovered we have way more room at the back than initially thought. With this in mind, we came up with a plan to construct three new classrooms near the existing school. These classrooms will include a sewing room, washroom and a computer skills room. In the future, we plan to move these facilities to larger rooms at the back of the property. We’ll also be moving the playground towards the back of the site (the kids are REALLY into volleyball) and hopefully adding a play structure. For the new property, our main focus will be to clear the site, add a road to the back, dig two wells, bring in power and start planting trees. All of this needs to be done before the rainy season hits!
Teacher wish list
F
On the second day, we visited the other village we support, which houses Krov School. Our focus in this community is to ensure access to clean water and provide a daily lunch program for around 50 children. This village initially housed an HIV hospice for families and later became home to a spectrum of displaced people. It’s just a few minutes away from Angkor Archaeological Park, a UNESCOprotected site and one of Southeast Asia’s most important archaeological locations. Krov School serves over 70 students and is staffed by four teachers, one cook and a program manager.
During our visit, we spent time with the students and gathered a wishlist from the teachers, which included requests for paving the floors, painting the walls and establishing a Wi-Fi connection. Our top priority was water testing and conducting a systems assessment with Water for Cambodia, an organization that builds and installs biosand water filters and household units to produce clean drinking water from contaminated sources.
- Computer for designing lesson plans
J- Printer
- WI-FI
- Paved floors
- eXTra water system supplies (for farming)
- Extra bathroom for teachers and volunteers
- Painted walls
e h y z
- Dining table AND chairs
- Office table
- Roof (extended)
- Extra whiteboard
WATER INFRASTRUCTURE
There are three wells on the school site. Two of them are still operational with good inflow, but the third well isn’t in use due to poor inflow and water quality.
One concern is that the well with the highest inflow is filtered, but it might not meet drinkable standards. The second well, which has decent inflow, is used for agricultural purposes and might be the source for the kitchen and filtered drinking water. Unfortunately, the filter system that would bring the water to drinkable standards had just broken down.
After visiting the schools, it was clear that we needed to get the existing water filtration systems up and running again. We also realized the importance of determining our baseline water capacity in anticipation of possible building and program expansions. Implementing a routine testing and maintenance program to ensure consistent, safe and drinkable water at the schools became a top priority.
Together with Water for Cambodia, we assessed the current systems and developed a maintenance plan. We also created a future development plan for Samrong School, considering both classroom and program additions.
3
We spent the day planning with Sa, our Program Manager. The initial builder estimates came in higher than we anticipated, so we needed to rethink the construction methodology to reduce costs, while ensuring operating expenses don’t increase significantly with the added infrastructure.
After a long day of planning and talking to builders, we left with a focused scope for the new infrastructure—all of which can be completed within budget.
day 4
The fourth day was busy, but fulfilling. We did two rice runs for the community, with each child taking home a four kilogram bag of rice. The bags were 110 pounds each, so we definitely got our workout in! I also ran an art class with the kids and we brought their artwork home to display a few pieces in our office. The theme was “my favourite thing,” and it was heartwarming to see what the kids came up with. There were lots of hugs and playing throughout the day. It was sweltering, but really awesome overall.
day 5 C
Murray Nunns, Founder of One Degree Forward Canada.
The final day of the trip was emotional. The community had organized a ceremony to dedicate Samrong School as Goodman Academy—an honour to Aryze’s late cofounder, Ryan Goodman. Over 400 people attended, including a group of Buddhists who came to offer a blessing.
The care and thoughtfulness that each community member put into the ceremony was truly astonishing. Seeing the new plaque adorned with “Goodman Academy” alongside Ryan’s photo was a special moment that I will never forget. Ryan was incredibly passionate about our work with One Degree Forward and believed deeply in the potential of Samrong School to impact this deserving community and the betterment of their futures.
After five fulfilling days, we left Cambodia with a long checklist to bring the teachers’ wish list to life and clarity on our goals for infrastructure improvements. I’m excited to see the progress at the schools in the coming years, which will significantly impact the students, their families and the community as a whole.
Ryan Goodman
IN LOVING MEMORY
1981–2022
As the connective tissue between the heart and soul of Aryze, Ryan’s passion for urbanism and design was only outshone by his passion to make a difference in our city. He leaves a lasting legacy that will continue to propel our team forward with purpose.
VICTORIA THROUGH THE LENS MACKENZIE DUNCAN
A New Generation of Philanthropists
GUEST EDITORIAL
Victoria Foundation
Since 1936, the Victoria Foundation has been managing charitable gifts to create permanent, income-earning funds that support hundreds of charities each year. They grant over $2 million a month and to-date have distributed more than $340 million to support charities locally and across Canada.
is a proud sponsor of Victoria Foundation’s Vital Signs, an annual community check-up that measures the vitality of our region, identifies concerns and supports action on issues critical to our quality of life. A fund held by the Victoria Foundation—the Carole and Clint Forster Foundation— also supported the Anawim Women’s House, which was built by Aryze and completed in 2023.
In an era of spiked living costs and frequent crowdfunding to directly support friends and family in need, philanthropy for community causes can seem inaccessible and overwhelming. Our culture of constant busyness makes the prospect of even figuring out where to start quite daunting. The Victoria Foundation saw this challenge and responded with the innovative Gadsden Initiative as a way to balance
emerging donors’ desire to contribute with the time-constricted realities of their day-to-day lives. Its collaborative learning experience fosters a new type of effective philanthropy—and with it, a fresh generation of inspired and engaged community leaders.
The initiative’s unique structure invites members to join together and help shape a new era of philanthropy in the Capital Region. Gadsden members have three years to contribute $5,000 to their personal donor-advised fund, which is then matched by Victoria Foundation. Donations are permanently invested, with a portion of the returns made available for granting to the Canadian charities of the member’s choosing each year. The $10,000 total is enough to create a fully established fund, enabling members to support the community through annual grant-making.
As a structured yet flexible program, the Gadsden Initiative involves collaborative core information sessions that cover topics such as values discovery, pooled granting, trust-based philanthropy and trends in philanthropy. The program also supports members in building relationships with community and working together to take action on solutions that enrich our region; for example, ‘Meet the Community’ sessions connect members to local non-profits to learn more about key local initiatives. Past sessions were held at Foundry Victoria, the Mustard Seed Food Security Distribution Centre and Power to Be. Members are also invited to Victoria Foundation events like the
Aryze
Youth Year End Celebration and Vital Signs launch. Gadsden Initiative’s framework ensures that contributions are impactful and that members have a clear understanding of the difference they are making in the community.
At the time of writing, there were 86 Gadsden members and 52 funds. Most of the Gadsden Initiative members are individuals or couples—and people can join at any time throughout the year. Since 2019, more than $28,000 has been granted to charities in the Greater Victoria region through the program. The Gadsden Initiative was named after Burges Gadsden, who ran the soup kitchen in 1936 at the Sunshine Inn on Pandora—Victoria Foundation’s birthplace. He knew this community would be improved by an organization with a solid source of funds to support charities across all sectors.
Since 2019, more than $28,000 has been granted to charities in the Greater Victoria region through the program.
One example of this new type of philanthropy comes from The Green Tithe Group—a Gadsden Initiative fund holder. These 13 millennial friends found themselves discussing their concerns and wanted to explore pooling their money to create meaningful change.
“[While we have] a wide variety of career paths within the group and a diversity of family dynamics, we are all quite environmentally sensitive,” explains Kelsi Langdon, a member of
the Gadsden Initiative’s Green Tithe Group. “I’m not the only one having climate anxieties. As part of this group, we have the same aim—we want to protect the environment for our futures.”
For Langdon and her friends, Gadsden Initiative’s design works well and helps them “look at their lives in a collective way.” Their group designated two people to attend sessions and report back. “Victoria Foundation has been really accommodating. They invite all of us to the events.” Green Tithe has an established statement of purpose and a minimum annual donation is required to qualify for a vote.
The Gadsden Initiative caters to individual emerging philanthropists and also welcomes groups, families and anyone interested in making a difference. It accommodates varying levels of income and commitment, ensuring philanthropy is accessible and impactful. By pooling funds to reach endowment levels, members like those in the Green Tithe Group can provide sustained support for their causes, making a measurable difference in their communities.
The Gadsden Initiative represents a significant shift in how philanthropy is perceived and practiced in the Capital Region. It supports emerging donors to engage in meaningful philanthropy, ensuring they can see the tangible effects of their contributions. Gadsden members join a movement that addresses immediate community needs and prepares the ground for long-term, sustainable impact.
“Gadsden creates an inclusivity that is not always associated with philanthropy. We want to shift away from the idea of philanthropy as exclusive. There are a lot of ways that you can contribute.”
Caitlin McDonagh, a self-taught visual artist, leaves her vibrant mark across public spaces throughout Victoria. Her distinctive, illustrative murals draw inspiration from folklore, symbolism and the delicate interplay between humanity and the natural world.
Growing up in Esquimalt, Caitlin always loved making art. Her high school years at Esquimalt High were pivotal, as she spent countless hours in the art room developing her unique style. For the past decade, Caitlin has been a full-time artist, balancing a personal studio practice with public art projects.
Caitlin never imagined her work would reach such a large scale. In 2018, she was invited to create her first large mural for Concrete Canvas, a project by the City of Victoria’s Art in Public Places program in Rock Bay. This opportunity highlighted her ability to transform overlooked public spaces into captivating art, highlighting the powerful impact murals can have in sparking meaningful conversations and fostering connections among viewers.
Caitlin completed a large-scale mural at Centro, Aryze’s rental building in Quadra Village. She used imagery inspired by local nature and the amenities of the neighbourhood.
Caitlin is drawn to public art projects that connect her with the community, particularly those related to social services, housing and local non-profits— she’s created murals in collaboration with Pacifica Housing, Our Place and MU and Méres avec Pouvoir among other organizations. Her work often involves extensive interaction with residents and organizers, fostering a collective sense of ownership and pride in the final piece.
Notably, Caitlin was involved in creating the murals at Aryze’s Tiny Homes Village— a transitional housing initiative with 30 homes made from repurposed shipping containers. Alongside local artists Kay Gallivan and Lydia Beauregard, Caitlin collaborated closely with residents to
design the internal sections of the murals. Together, they incorporated imagery and symbols into the art that resonated deeply with those experiencing it firsthand.
This year, Caitlin has taken on several exciting projects. She recently finished a 37 foot long mural in the 6th-floor corridor at Centro, Aryze’s new purpose-built rental apartment building in Quadra Village. Additionally, she is working on a canvas project for the Bridging Care Program at Royal Jubilee Hospital—a program providing transitional support to people who might otherwise need to be hospitalized for psychiatric care. Next up, she’s preparing for public murals in Market Square downtown and Esquimalt—coming full circle to where her art practice first began.
In many of her mural projects, Caitlin takes on essential logistics, including securing funding, obtaining permits, managing permissions and overseeing work site operations. While these aspects of public art may not always be front and centre, they are crucial for ensuring the success of each project. Caitlin advocates for a more inclusive approach where artists are actively involved in discussions about the location, purpose and execution of public art. Too often, they are sidelined in these processes, despite their deep understanding of community needs and urban environments where art can have the greatest impact.
At Tiny Homes Village, the internal murals were designed with feedback from the residents themselves.
The muralists at Tiny Homes Village (left to right): Kay Gallivan, Lydia Beauregard and Caitlin McDonagh.
“Every
“Murals pull art out of the exclusive gallery setting, making it accessible to all,” Caitlin says. She’s seen first-hand how the presence of art can shift a social environment. “Every time I’ve been a part of a mural project, the people living with the artwork feel very excited to be in proximity to it—it lets them know that someone cares about them and the space they inhabit.” She realizes that not everyone loves the art she makes, but that’s okay. Ultimately, art invites critique and conversation—and that’s what makes it interesting.
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A quarterly newsletter with valuable insights about urban development and housing in Greater Victoria—plus updates about Aryze’s work in city-building for the better.
PHOTOGRAPHY CREDITS
Opening Image —James Jones
From the Desk of Aryze —Liza Couse
City-Building for the Better—Eli Meadow Ramraj, Ema Peter, James Jones, Liza Couse, Mackenzie Duncan
Life at the Centre of Everything—Liza Couse, James Jones
Pearl Block—Ema Peter
A Step Ahead of the Norm—Cristina Gareau
Accounting—Liza Couse
Freeman Fabrication—Liza Couse
Confessions of a Developer—Mackenzie Duncan
Paying it Forward—Eli Meadow Ramraj
A New Generation of Philanthropists—Cristina Gareau, Ben Farris
Caitlin McDonagh—Liza Couse, James Jones, Eli Meadow Ramraj
Victoria Through the Lens—Guy Ferguson, Jennilee Marigomen, Mackenzie Duncan, Aaron Bergunder
Photography Credits—Jennilee Marigomen
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info@aryze.ca
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Aryze Annual is a publication created by our in-house Marketing & Communications team:
Melanie Ransome—Director of Marketing & Communications
Liza Couse—Manager of Marketing & Communications
Kathleen Sato—Senior Graphic Designer