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2612-2628 Richmond

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Location

2612-2628 Richmond Rd

Type

Apartments

Tenure

Purpose-Built Rental

Status

In Development

The proposed development at 2612–2628 Richmond Road is a 6-storey, purpose-built rental community in North Jubilee. Currently in the planning approval process, this thoughtfully designed building aims to offer 101 rental homes—ranging from studios to three-bedroom suites—alongside a neighbourhood-serving retail space, complete with a landscaped patio and welcoming pedestrian boulevard. Set beside a new bike lane and enhanced streetscape, this project aims to bring vibrant, connected living to this evolving community.

Project Team

Aryze

Faulkner Browns

Durante Kreuk

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Site Context


Situated within the North Jubilee neighbourhood, the site benefits from a fine grained urban fabric composed of residential and mixed-use buildings surrounding the Royal Jubilee Hospital, with convenient access to nearby amenities that support daily life. This area also functions as a key junction linking the adjacent municipalities of Saanich and Oak Bay.

The area is characterized by a mix of single-detached homes, low-rise residential buildings, institutional uses like the Royal Jubilee Hospital and small-scale commercial spaces along major corridors. Richmond Road serves as a key secondary arterial, connecting residential areas with employment zones and urban villages. In response to expected growth, North Jubilee is evolving to support more diverse housing. This site offers a strategic opportunity for a 6-storey, purpose-built rental building that fits the corridor’s emerging scale, provides a transition to lower-density housing and enhances the pedestrian experience along Richmond Road.

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In response to the anticipated urban growth along this corridor, the North Jubilee neighbourhood is evolving to support more diverse and compact forms of housing.

Area Context

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Legend
  • Subject Site

  1. Royal Jubilee Hospital
  2. Lansdowne Middle School
  3. Kings Park
  4. Oaklands Park
  5. Bowker Creek Greenway
  6. Haultain Street Greenway
  7. St. Patrick’s Elementary School
  8. Commercial Plaza at Fort & Foul Bay
  9. Oak Bay Recreation Centre
  10. Oak Bay High School

Project Pillars

Massing & Design Approach


Our design approach is grounded in response to the scale and rhythm found in the built forms and the fabric of the residential neighbourhood while it adopts an efficient and progressive design appropriate for its scale and make a respectful transition in perception and experience of this transformative architecture.

This design strategy explores how we can shape a new 6-storey built form to sit as a positive addition to Richmond Road whilst establishing purposeful relationships to neighbours. Our approach is formulated by four key steps;

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Project at a Glance

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Number of Storeys

6 Storeys

Height

20.2m

Site Area

29,600 sf

Floor Area

67,943 sf

FSR

2.30

Site Coverage

40%

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Front Setback

5.5m

Rear Setback

9.5m

Side Setback

4.5m

Side Setback

3.5m

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Number of Homes

101 Homes

Studio

22 Homes

One Bedroom

52 Homes

Two Bedroom

22 Homes

Three Bedroom

5 Homes

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Car Parking Stalls

26

Long-Term Bike Parking

119

Short-Term Bike Parking

10

Residential Tenure

Market Rental

Affordable Homes

11

Renderings

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View from Richmond Road looking south west

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Neighbourhood commercial space on the corner of Carrick Street and Richmond Road

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Building view along Richmond Road looking north

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Site Plan & Landscape Design

The site planning for this development has been carefully shaped to balance the building’s massing with the site’s physical constraints, while thoughtfully addressing both development requirements and broader objectives the proposal can achieve.

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Retail Space & Outdoor Patio

A key element of the proposal is the repositioning of the retail space to make it more accessible and inviting to the neighbourhood. Approximately 650 square feet of ground-floor retail is proposed at the corner of Richmond Road and Carrick Street, paired with a generous outdoor patio. Enhanced with street furniture, a green canopy and landscaped planters, this space offers a sheltered and welcoming gathering place, buffered from the activity of Richmond Road.

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Ground Floor Suites

Ground-level residential units are oriented toward the street to reinforce a continuous and active residential frontage along pedestrian pathways. A landscaped setback with trees, shrubs and private patios creates a soft transition between public and private realms—offering privacy for residents, visual interest through the seasons and improved pedestrian safety through passive surveillance.

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Residential Entrance

The main residential entrance is located on the quieter Carrick Street frontage, allowing a clear distinction between residential and commercial access. This placement also offers direct and convenient access to the proposed car-share parking and drop-off zone on Carrick Street.

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Parking

Vehicular access is provided from Carrick Street, leading to a discreetly located parking area on the interior of the site. To protect the privacy of adjacent properties and mitigate noise and light spill, a tall cedar hedge and mid-sized trees are proposed along the west and south site boundaries. Across the site, where hardscape is not required, soft landscaping and planting areas have been prioritized to maximize greenery and ecological benefit.

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Rainwater Management

The landscape strategy includes approximately 8,320 square feet of planted and permeable surfaces, supporting an infiltration gallery located beneath the parking area. This system is designed to meet the City’s rainwater management targets—reducing pressure on municipal infrastructure, improving site resilience and minimizing stormwater impacts to nearby Bowker Creek.

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Richmond & Carrick Boulevards

Streetscape upgrades are proposed for both Richmond Road and Carrick Street to enhance the pedestrian experience. Along Richmond Road, a 2.44-metre road dedication allows for a widened sidewalk, a 2.5-metre protected bike lane and a treed boulevard, improving safety and connectivity. Carrick Street will see a similar treatment, with a continuous, landscaped boulevard that includes native and adaptive plantings. In both locations, planting zones are designed to provide adequate soil volume to support healthy and sustainable tree growth over time.

Mobility Context

The subject site is located within a well-connected, walkable neighbourhood that supports a range of transportation options. Its proximity to frequent transit routes, cycling infrastructure and pedestrian access to everyday essentials makes it an ideal site for a car-lite lifestyle.

Mobility Context

The proposed development is located in a highly accessible, multi-modal transportation area that supports walking, cycling, and transit. Within a 5–10 minute walk, future residents can access daily needs like groceries, parks, medical services, and the Royal Jubilee Hospital.

Traffic and Parking Management

The Transportation Impact Assessment completed by Bunt & Associates concludes that the proposed development will generate minimal vehicle traffic—estimated at approximately 28 trips during the PM peak hour, or roughly one vehicle every two minutes.

Transportation Demand Management

To support the reduced parking supply and promote a car-lite lifestyle, the Transportation Demand Management plan includes a range of targeted measures. A dedicated Modo car-share vehicle will be provided, complete with an on-street EV charging space.

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Legend
  • Subject Site

  • Bus Stop

  • Car Share

  • AAA Protected Lanes

  • Painted Bike Lane

  • AAA Shared-Use Street / Pathways

These strategies collectively aim to reduce private vehicle ownership, reinforce sustainable travel habits and support the project’s alignment with Victoria’s mobility and sustainability goals.

Development Timeline

Step 1

Pre-Design Consultation

Step 2

Design Development

Step 3

Rezoning/DP Application

Step 4

Municipal Staff Review

Step 5

Advisory Design Panel

Step 6

Committee of the Whole

Register Now

We are committed to being good neighbours and having honest, open dialogues within the communities where we do our work.

We are available to discuss project details with neighbours and stakeholders to build trust and shared vision for the project.

Register to learn more about the proposal and stay informed throughout the approval process or get in touch with us directly at community@aryze.ca.