GMC Projects is proposing to replace two existing buildings at 900 Esquimalt Road and 900 Carlton Terrace. These structures are nearing the end of their lifespans, and our plan is to replace them with a diverse mix of rental and for-sale housing. Our vision is designed to ensure that existing and future residents and visitors to Esquimalt will experience an inspired architectural form containing a significant amount of new housing, vibrant commercial services, and dramatically expanded public spaces and infrastructure including a new community dog park.

The development includes a 26-storey mixed-used building with 24 stories of residential condominiums (176 homes) above the two-storey commercial/amenity podium and an 8-storey mixed-use building with 6 stories of rental housing (96 homes) above the commercial/amenity podium. In total, it will provide 272 new homes.

This high-profile location along Esquimalt Road is ready for urban renewal, and for a new and exciting era – as the community continues to grow, evolve, and mature, so too should its built environment. The North Side of Esquimalt Road, where this site is located, is envisioned for high density mixed-use development. Our proposal aligns with Esquimalt’s official community plan (OCP) and responds directly to several of its policies including Anticipated Housing Need, Affordable Housing, Family and Child Friendly Housing, Cycling Infrastructure, Community Amenities, Commercial Policies and Public Transit.

GMC Projects has voluntarily put a Tenant Assistance Policy in place for residential tenants and is actively working with tenants to support their transition to new housing, including the option to return to live in the new rental building. We are also actively working with our commercial tenants to help them plan for the future, which may include returning to our new commercial space to assist in finding temporary or permanent relocation space nearby with the opportunity for them to eventually return after construction, provided that is their goal. The reality is that this might not work or be of interest for all. However, some tenants have expressed that intention, such as Spice Valley.

This development will offer 272 new homes ranging from one bedroom to three-bedroom, split into 176 homes for sale and 96 rental apartments. The proposal results in a housing replacement ratio of 17-to-1, or 17x the existing housing density, while providing 6 new secured rental homes for each one that currently exists on the site (a 6-to-1 replacement ratio).

Condo – 176 new homes for strata ownership

22 Junior One Bed (445 sf)

58 One Bed (585-633 sf)

86 Two Bed (727-912 sf)

10 Three Bed (990-1,290 sf)

Rental – 96 new rental homes

36 Junior One Bed (445 sf)

30 One Bed (455-565 sf)

30 Two Bed (609-936 sf)

There are a variety of benefits for the broader neighbourhood. The redesign of this prominent corner on Esquimalt Road with investments in the public realm will make it safer for walking and cycling, provided increased housing to support population growth which in turn supports business and provides new vibrancy to this area of Esquimalt. Further there are significant publicly accessible shared spaces for gathering and improving community connectivity and infrastructure. In addition, the significant new supply of housing will create greater choice and help stabilize demand and pricing.

A significant public benefits package for the development with an estimated value of over $4 million includes:

• $1,000,000 contribution to affordability-Details of this program are still to be finalized with the Township of Esquimalt.

• More than 10,000 sf or 26.5% of the site is dedicated to privately owned but publicly accessible spaces This includes but is not limited to two public plazas anchoring either end of the development along Esquimalt Road.

• Public Dog Park – a 3,000 sf space designed for both people with and without pets is being provided to the public on private land, at no capital or operating cost to the Township and taxpayers.

• 3.5m Statutory Right-of-Way on Esquimalt Rd to provide a safer and expanded public space for public use

• Architecturally designed and enhanced transit stop -T4 Type Bus Shelter- to enable rapid bus service on Esquimalt Road as part of BC Transit’s future service planned for this route.

• Permanent protected bike lane infrastructure – preventing taxpayers via the Township from incurring the planned expense of bike infrastructure in front of the properties.

• Street and boulevard enhancements – through new landscaping, paving and architecturally designed public spaces including built-in seating, lighting, and weather protection via glass awning.

• Enhanced green space for residents/families - on-site outdoor play area as part of the rooftop outdoor space.

• Visitor and commercial parking EV chargers – additional charging above what is required to help the travelling public who currently and will in the future drive an electric vehicle.

• Modo car share for community use – at least one Modo vehicle for use by community members who hold Modo memberships, expanding capacity for alternative transportation methods.

• An estimated increase in annual property taxes of over 900% (more than $750,000 in new tax revenue) to support current and expanded services within the community for all residents of Esquimalt.

• Creation of onsite recreation spaces will reduce potential demand on existing municipal facilities.

This proposal centers on creating community within the resident population of these buildings as well as with the surrounding neighbourhood and broader community. With over 26% of the site proposed as secured publicly accessible space where there is none today, the proposal creates a dramatic increase in both the quantity of space available for the public to gather but also the quality to ensure a vibrancy for the community. The public dog park, plazas, expanded boulevards, bike lanes and commercial spaces will naturally connect neighbours through a more walkable and friendly street experience and add to the vibrancy of this commercial area. Through the contribution of a $1M to affordability, likely provided on-site through reduced rents in the rental building, we further add to the diversity of family types and income levels that will be able to call this amenity rich community, home.

Within the buildings, there are multiple amenities that will provide opportunities for residents to foster social connection and develop a sense of community. These include:

• Two-storey indoor great room overlooking the Inner Harbour and adjacent rooftop with socialization/lounge space, full kitchen, dining and games area and washrooms.

• Outdoor rooftop oasis with lush landscaping, multiple BBQ’s, dining, socialization and play spaces for a wide range of groups including urban agriculture for gardening all overlooking the Inner Harbour and Olympic mountains.

• Gym and fitness centre with adjacent yoga studio

• Dog lounge and dog wash for those with pets which is adjacent and opens up into the community dog park.

• Sound-proof music room

• 290 bicycle parking stalls with bike repair lounge. 272 indoor (132 at-grade) and 18 visitor.

• Craft/maker room, media room or other use

• Paddle board and kayak storage

• On-site car and bike wash

Assuming a successful Development and Variance Permit application, construction would be estimated to begin in 2025 and would likely be continuous for the next 2.5-3 years.

Through independent study by WATT consulting, a comprehensive transportation demand management plan has been developed for this project to ensure sufficient infrastructure and promotion of alternative transportation options while providing enough parking to accommodate the residential and commercial needs of the condominium and rental building’s residents and tenants. There are 231 parking stalls (four more than required) planned and 290 bicycle stalls, including 28 oversized cargo bike stalls and bike racks for public use. A commercial loading zone and car share are also being proposed.

Above ground parking has been purposely designed for adaptability - to plan for the future. As transportation demands change, this parking could be converted to additional commercial or residential space. If this parking was placed below ground there would be no adaptability opportunities apart from storage. Above ground parking will be visibly screened behind glass and the building mural.

There are still two full levels of underground parking.

Should GMC Projects secure municipal approvals, it is likely that a marketing campaign will begin by late 2024 or early 2025. The best way to stay informed about project updates is to register for our newsletter at www.900esquimalt.com.

Founded in 1999, GMC has completed several projects in the region and beyond and has become known for creating high quality, award winning communities. Lead by an incredible team with properties and developments in Greater Victoria, Vancouver, Seattle and Winnipeg, GMC has built our portfolio by taking on projects that transform and enhance living and working environments, and foster a sense of community and diversity. To see our full story and portfolio visit www.gmcprojects.com

Visit our project website at www.900esquimalt.com or contact our development Manager Richard Gill rgill@gmcprojects.com to learn more.

Send Esquimalt Council an email at council@esquimalt.ca to share your thoughts on this proposal. There will also be an opportunity for the public to give feedback in person at a future Council meeting.