While council could agree the corner of Bowker Avenue and Cadboro Bay Road needs a redesign – and was identified in the 1996 version of the official community plan as a potential development site – views differ on massing and visual impact.
Sitting as Committee of the Whole, Oak Bay council agreed to rehash an Abstract Developments proposal to build a four-storey, mixed-use building at the corner.
“I find the setback on the bottom level is good, but the second level looming,” said Coun. Hazel Braithwaite. “It makes it seem a lot bigger in the massing.”
Though Coun. Kevin Murdoch said he liked the design and materials (brick, wood and glazed), he agreed the appearance of the four-storey building seemed too large.
The design is a ‘V’ with commercial fronting on Cadboro Bay Road and a townhouse look to the residential units on Bowker Avenue.
Murdoch’s major concern, akin to Braithwaite’s with the looming, was the plan to build right up to lot line.
“Most designs you see are set back,” he said.
The architect said the design creates a village feel and connectivity with pedestrians.
“We fit the building to the site and this is the way that it works and it works quite well,” said Greg Damant, of Cascadia Architects.
Coun. Michelle Kirby, who chaired the meeting, agreed the street-side location creates and interest and connectivity that doesn’t exist now in the neighbourhood.
“It makes the street more interesting,” said Kirby, who lives nearby and also applauded the proposed cash influx for road safety improvements. “This is our opportunity as a neighbourhood to see an improvement to that intersection … we may actually be able to afford that.”
Abstract would contribute $50,000 toward upgrading the intersection of Cadboro Bay Road and Bowker Avenue as well as an estimated $128,600 worth of physical upgrades along Cadboro Bay Road – widening the sidewalk for pedestrian traffic and recessing on-street parking, to accommodate a future bike lane.
Coun. Tara Ney also sees opportunity for a problem corner and creation of a vibrant, liveable village centre.
“It’s dense but I’m not convinced yet it’s too dense,” said Ney, who credited Abstract for the proactive approach with neighbours. “You’ve built this project with them and I think that’s a good practice.”
Mayor Nils Jensen said he’d like to see a table of lot coverage comparisons for with other larger buildings in the community.
“I don’t think we’re going to make any decisions tonight given the complexity of this,” Jensen correctly predicted.
Committee deferred its motion to deal with the project, opting to discuss the proposal during its Monday meeting, Jan. 23 at 7 p.m. at municipal hall, 2167 Oak Bay Ave.
Find the agenda at www.oakbay.ca.