Victoria has some wonderful neighbourhoods, with the Cook Street Village on the east side of Beacon Hill Park being one of the favourites. Cook Street Village is a vibrant community with charming shops, restaurants, coffee houses and full of people of all ages and backgrounds.
Aragon has recently acquired the lands known as the “Pendergast & Cook” site at the corner of Cook Street and Pendergast Street. The site is located at 324-328 Cook Street and 1044-1054 Pendergast Street.
The site is planned to be rezoned for a mixed use commercial and residential building. The project is in very early phases of the development process, starting with initial outreach to the local community for input and discussion.
If you are from the area or interested in the potential development we would love to hear from you!
Please contact Luke Ramsay below with your comments, questions, and feedback.
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The Rezoning and DP submission has been uploaded in the following links below:
Official Community Association Land Use Committee (CALUC) meeting will be held to present the proposed design for comments. It will be at the Cook Street Village Activity Center from 7:30 – 9:00 pm.
In advance of the meeting we have uploaded the presentation here: Dec 7, 2017 CALUC Presentation
Aragon and Cascadia would like to recognize that the Cook Street Village Area sits on the traditional territory of the Lekwungen People.
At this community meeting the Aragon and Cascadia Architecture presented a proposed building design which attempts to address all the feedback collected at community meetings, from email feedback and from the Planning Department at the City of Victoria. As Farifield Neighbourhood Plan Draft Plan has recently been published, the team also used the design guidelines to from the Cook Street Village portion of the plan to create the new design.
The site sits in between two zones of the Official Community Plan (OCP), the west portion of the site is in the “Urban Residential” area of the OCP which allows for an up to 2.0 Floor Area Ratio (FAR) and up to 6 stories, and the East portion of the site sits in the “Large Urban Village” area of the OCP and allows for up to 2.5 FAR and up to 6 Stories. The proposed building conforms to these restrictions and addresses the new restrictions of the Draft area plan. The Draft plan calls for a maximum of 4 stories and a height of 13.5m.
The design presented is 4 stories on the East portion of the site, which sits in the “Cook Street Village” and 4 stories + a mezzanine level on the west portion of the site. The reasoning for the mezzanine level is it allows the building to be pulled an additional 6 feet away from the Cook Street Activity Center building at the top floor, giving more space, light and privacy to the neighbours. The mezzanine level will not be easily seen from the street, as demonstrated by the photos provided, and is not defined as a story by the City of Victoria according to the planning department.
Other features of the building include:
Extensive shadow studies and design rational were presented to those included and will be presented again, along with a further updated design at the CALUC meeting on December 7th.
Some of the comments we heard from the community at this meeting included:
The main area of focus at the Community Meeting held October 26th, were the 4 and 5 storey design concepts of the building. A presentation was given, similar to the meeting on October 12th. In addition, the new landscape Architect, Murdoch de Graff, presented some preliminary design concepts, integrating the chestnut trees, maximizing green space, and creating space both on our site and in the public realm for people to enjoy. Some sketches are included in the photos above. After the presentation the meeting was opened up to a “town hall style” with attendees asking questions and offering comments on the building design.
Some of the feedback received from the public included:
The intention of the second community meeting was to present further development of the project and discuss how comments from the first meeting were addressed in the design progress. Some of the updates to the building included moving the buildings forward to create more setbacks from the Cook Street Activity Center Building, moving the green space from Pendergast Street to the corner, and a reduction in the amount of FSR from 2.5 to 2.2. The architects have also presented 3 different styles for the building, from which feedback was also welcomed. The four storey design attempts to incorporate some of the ‘eclectic’ feel of the Cook Street Village by mixing balcony screens, window placement and an outdoor spiral staircase to the rooftop patios. The five storey design intends to break up the corner building with commercial, from the pure residential building on Pendergast by introducing 2 level townhomes and stepping back the 5th floor. The six storey design uses curved edges as part of the architectural expression, with a large setback on the 6th floor.
The intention of the first meeting was to introduce the site and preliminary proposal to the community and discuss 3 different massing models at 2.5 Floor Space Ratio (FSR). Each of these 3 models would contain 4000-6000 ft2 of commercial space, fronting Cook Street, with condos above and townhomes on Pendergast Street.
The discussion was centered around the 3 models: The four storey mass which would have limited setbacks from the street and the building behind. A five storey options which would step back at the 5th floor and create more room at the street level and between adjacent buildings. As well as a six storey option which would bring more green space to the frontage along Pendergast Street. We encouraged the attendees to provide feedback about what makes Cook Street Village unique as well as their impression of what would work with this site.
Initial introduction to community of development company and architects for potential Cook Street multifamily development.
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