Short Street, Saanich, BC

Short Street is a small L-shaped street of mostly single-family residential lots in the centre of a commercial corridor in Saanich. It is a remnant residential enclave, with easy access to major bus routes, the Galloping Goose regional trail, and commercial retail services.
 
Redevelopment of Short Street has been under consideration for several years. In 1999, the Planning Department completed the Short Street Action Plan which examines redevelopment possibilities. It recommends mixed-use commercial with residential designed within a “commercial mews,” a narrow pedestrian-dominated street concept with low traffic volumes, minimum road right-of-way and on-street parking. It sets out urban design guidelines through a development permit area.  In addition, the Regional Growth Strategy, adopted in 2003, identifies the area as a “major centre” and supports increased residential density.
 
In 2002, Council endorsed an application to consolidate three lots. Since that time, the applicant secured additional land adjacent to the site, and chose to reconfigure the development (see Figure 1). In July 2004 Council approved the rezoning and issued a development permit for a mixed-use commercial/residential development with innovative transportation demand management conditions. It is the first development permit issued since the Action Plan was adopted by Council.  No construction has yet taken place. 

Land Use and Urban Design 

The residential/commercial development is comprised of a five-storey “U”-shaped building on a 4584 m² lot. There will be 326 m² of ground-floor commercial space, adding to a Phase 1 commercial development on the north corner of the parcel that has been recently completed. The remainder of the building (7303 m²) will be composed of 72 residential dwelling units.
 
The mixed use development supports the policies of the Official Community Plan and Regional Growth Strategy by placing residential uses amid commercial services, employment opportunities, and by providing multiple transportation choices. This reduces reliance on the automobile, and results in more liveable neighbourhoods. Increased residential density is appropriate in this “major centre.”