Victoria's Dockside Lands

[Koz]

It's been over a decade in the making, but now the Dockside Lands in Victoria West (across the harbour from downtown) are becoming a reality.

The City has narrowed down the proponents to two firms, Windmill/VanCity and Westbank Corporation, to develop the site over 6-10 years. A triple-bottom-line approach has been taken as the developments must be socially responsible, economically viable and environmentally sound, incorporating a mixed use of services, residential units and commercial space.

The image below shows the Dockside lands. To the top-left you'll see another undeveloped tract of land, but that's a seperate development and not a part of Dockside. Dockside extends from the bottom left of the image to top right.
http://docksidegreen.ca/database/img_41a635e2c350d.jpg?1101411810

Below are the two proposals. Based completely on aesthetics, which would you prefer to see?


Westbank Corporation www.westbankcorp.com (no info about Dockside on their website unfortunately.

http://members.shaw.ca/michal/photos/westbank_1.jpg


http://members.shaw.ca/michal/photos/westbank_2.jpg


http://members.shaw.ca/michal/photos/westbank_3.jpg


Windmill/VanCity www.docksidegreen.ca


http://docksidegreen.ca/database/img_41ac27af3a98f.jpg


http://docksidegreen.ca/database/img_41ac27a79c40e.jpg


(Note, the blue office building is already built)
http://docksidegreen.ca/database/img_41ac276e15fa3.jpg

[lowcostgeography]

i went with the westbank one since there are no cars in their renderings. it seems like that would be a more pleasent place to be. the other projections are way cooler though.

[Tri-City Guy]

koz - A decision is being made within a matter of days isn't it. Had a look at both proposals but I'd probably prefer the Windmill / Van City proposal. Be nice to see this area developed, especially since I'm transfering to UVic this summer so I can watch the development take shape.

[Koz]

You coming to UVic? What are you taking up there, I'm heading back this January for a couple more semesters before I wrap things up.

Anyways, yes, the decision on the proposal comes December 16th, and tomorrow a public session is being held at City Hall which I plan to attend.

I chose Westbank aesthetically, but the Windmill proposal vastly outdoes Westbank's in terms of environmental design. Westbank, however, is developing several extraordinary condos in Victoria so their development would be welcome by most.

I live in Vic West, minutes from this site, and have been waiting over a decade from the first talks on the subject, and finally after several failed attempts Victoria has a development concept that could potentially make Dockside a World-first (100% LEED platinum triple-bottom-line development).

[Koz]

This is what Westbank is currently developing in town, so you can see their level of quality is fairly high (in fact both developments are in Vic West, and each is 100m or less from Dockside)

http://skyscraperpage.com/gallery/data/533/1186shutters_model_2.jpg


http://www.westbankcorp.com/images/Parc-full1.jpg

[mr.x]

both good, but i prefer Westbank.

[jada]

Westbank!

The second proposal will create a dark block between the two buildings. I dont like how they buildings face each other so closely like that. And its a wall, like a mini modern View Towers.

The Westbank renderings are very sketchy, but I hope it goes through!

[Koz]

The public meeting is today. After work I plan to attend so I'll have the skinny for those interested.

Should be a good ol' Victorian ruckus!

[Koz]

Well, nothing really new to bring back to the table.

The only real news is that the Windmill proposal's architecture is only indicative of the massing and not the final aesthetics. That wasn't clear in their RFP documentation. If the architecture will indeed change to reflect comments from the community then we may indeed see a full LEED Platinum development that excels architecturally, not just environmentally. The proponents also said "Dockside Green" (Windmill proposal) would be a North American first.

[Koz]

In case anyone's interested, Windmill's proposal won.

[Tri-City Guy]

KOZ - thanks for getting back with the results of that. At least I picked the winner but both bids looked pretty good. As for UVic I was looking to transfer but I just found out if I do that it will take me a year longer than just completing in Ontario. BC doesn't offer 3 year BA programs like Eastern Canada. So, I'm gonna tough it out and return when I'm done. BC is paying my education so I have to come back anyway. Unfortunately, it will be later rather than sooner. Still, Waterloo is a good uni so I just grin and bear Kitchener for one more year. Two more winters.....urghhhh Oh, we just got 30cm of snow in KW. Its times like this when I wish I was in Victoria. Still to save a year of my life to get the same result - its probably worth it. At least I don't have weed at my disposal here like I did in Kits - lol KW brings out the wholesome in me...ie I'm bored stiff! Another year and I'll be mennonite!

[Koz]

BC is paying for your education? That must be nice :)

[Tri-City Guy]

Well in the Visa sense ie pay later. They'll get their pound of flesh back don't you worry. I'll have to go back and teach there no doubt. Prince George here I come! Yippie!!!! LOL

[Tri-City Guy]

koz - When do they start construction on these? Any activity yet?

[*Jarrod]

the website said it was supposed to be completed by april 2006.

i was just wondering, are both projects going through because someone said that the windmill one won, but the westbank project is going through....

[Koz]

koz - When do they start construction on these? Any activity yet?

Soil remediation is starting this summer with construction starting sometime in 2006. A 10-year buildout is expected, but we all know projects of this size never go as planned.

Jarrod, the westbank proposal lost, although Westbank is developing other buildings in Victoria (perhaps you mixed up their other developments with Dockside?). Windmill is the winner of the dockside development.

[*Jarrod]

okay :) thanks for the info

[Tri-City Guy]

Some NEWS ON DOCKLANDS from todays TIMES COMMUNIST

Docklands price tag $8.5 million
Payment by Windmill Developments and VanCity covers the cost of cleaning up polluted soil on the former industrial property

Malcolm Curtis
Times Colonist


Saturday, May 07, 2005

Windmill Developments and VanCity Enterprises are paying the City of Victoria $8.5 million to acquire the municipally owned Dockside Lands.

The city released the figure this week after it signed a memorandum of understanding late last month with the Windmill-VanCity team.

The document provides a broad outline for the development of 4.85 hectares of municipal land in Victoria West, the biggest project of its type in Victoria's history.

The purchase price offsets money spent by the city to begin cleaning up contaminated soil on the former industrial property. It also defrays marketing and project management expenses, Jack Basey, city planning director, said Friday.

The result is that the city will "break even" on the deal, as was always the intention, Basey said.

The Windmill team, financially backed by an arm of VanCity Credit Union, is planning a $300-million mixed residential, commercial and light-industrial development to roll out over the next decade. The blueprint calls for 860 housing units, about 75,000 square feet of office space and an industrial precinct along Harbour Road.

The city has billed the scheme, dubbed Dockside Green, as an international environmental showcase that also promises social and economic benefits.

It involves complete remediation of the site between Tyee and Harbour roads.

Features include on-site generation of electricity and sewage treatment, recycling of waste water and green, energy-efficient buildings.

Windmill is planning to attain a platinum certification for the project from the LEED (Leadership in Energy and Environmental Design) rating system.

That's the highest level possible under the system, administered by the Canada Green Building Council.

The Planning Institute of B.C., which recently held its annual conference in Victoria, awarded the city a "site planning and design" award for the project.

Basey said the deal with Windmill-VanCity has an overall value of $25 million to the city, including $9.1 million in public amenities and the cost of cleaning up the remaining contamination on the site.

Pathways, a public boat launch, two plazas and a greenway featuring a water course along the spine of the property are among the amenities.

The city has estimated the development will create 600 jobs through retail, industrial and commercial businesses on the site, including a planned boutique hotel.

Windmill-VanCity has recently consolidated its position by acquiring the 1.2-hectare Princess Mary restaurant property that bisects Dockside.

The land was acquired from Ian Maxwell, president of the Ralmax recycling group and owner of Point Hope Shipyard.

Basey said the city decided a proposal by Maxwell to build a six-storey shed for painting boats was incompatible with the rest of Dockside Green.

He said the city is meeting with the businessman to develop a long-term plan for the adjacent Point Hope waterfront site, which is leased from the city.

Meantime, the next step in the Dockside development is the signing of a sales contract in late June and a master development agreement in late July.

That agreement will require Windmill-VanCity to provide the project's public amenities within three years, Basey said.

The developer is already planning its first phase, 100 residential units in eight-storey and five-storey condo towers and 16 townhouses off Tyee Road.

A rezoning process for the property is also underway, with a public hearing to be scheduled at a later date.

[renthefinn]

Notice how the TC slants the article at the end? 8, and 5 storey condo 'towers'? AFAIK the definition of 'tower' is 'A building or part of a building that is exceptionally high in proportion to its width and length.' which hardley describes an 8 storey fatscraper (please Windmill prove me wrong), let alone a 5 storey, monstrously wide, view blocking building (wide not tall).

[Tri-City Guy]

Thats so true but then again fatscrapers are Victoria friendly in the NIMBY sense. I'm waiting for the day when something 30 stories goes up close to the city centre. Height restrictions or not, its probably not far off.

[azzurri.chris]

Can't see the pics from Westbank.

[aastra]

Thats so true but then again fatscrapers are Victoria friendly in the NIMBY sense.

I'd like to suggest that fatscrapers have only aggravated the NIMBY problem in Victoria (and maybe other places, too). When it comes to blocking existing views and casting gloom onto a streetscape, nothing beats a fatscraper. Victoria has been burned by fatscrapers time and time again. The NIMBY crowd is solely responsible for it. It's a mess of their own creation. The tragedy is, they have no idea. You simply can't get through to them. They're convinced they're making some sort of stand on esthetics or livability or something, and that things would somehow be worse if not for their efforts. Nothing could be further from the truth.

[Tri-City Guy]

So true, I totally agree!