The Quadra McKenzie Plan

The Quadra McKenzie Plan is a long-term plan proposed by Saanich to guide municipal developments for the next 25 years and more. If approved, this plan would allow for massive, disastrous and unwelcome changes to the Saanich we love. Many of our neighbourhoods, maybe yours, would be altered, unrecognizably, forever.

We understand growth must occur and we support this, but Saanich must grow in a careful, thoughtful, well-planned manner. Growth should not include the wholesale degradation of our homes, our neighbourhoods, and ecologically-important areas - this is the Saanich we treasure.

As of Spring 2025, Saanich Council instructed the Planning Department to make revisions to the QMP and return to Council for check-in. We are not confident that significant revisions regarding land use will be offered.

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"The proposed plan is too widespread, too high density and will result in a significant and unnecessary adverse impact. I'm opposed to the Quadra-McKenzie Plan" - Thomas Gunion, 2025, Saanich resident and Director of the Resource and Environmental Planning Program, Simon Fraser University

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Would you want a Six-Storey Building on your Street?

No-one who purchased or rents a home should have a condominium or high-rise building suddenly appear in their backyard or across the street. This would adversely affect the peaceful occupation of our properties (and their values!), remove our privacy, shade our homes and gardens, and degrade our views.

What Areas does the Plan Cover?

Large parts of Saanich...along Quadra Street from the Pat Bay Highway south to the Saanich boundary on Tolmie Avenue, and McKenzie Avenue from the Trans Canada Highway to the University of Victoria. This area is 5.5 km from west to east and 5km from north to south housing 25,500 people.

How Would Zoning and Density Change?

There would be no single-family zoning in any part of this plan. Apartments and "mid-rise" buildings would be allowed - even areas far from main streets. You might have to say "good-bye" to your quiet street. Is this the Saanich you want to live in?

Effects on Wildlife, Environment, and Viewscapes

The proposed large, high-density buildings (some already in development, with architects and engineers on the job) will destroy wildlife corridors and migratory bird patterns. Wildlife corridors between PKOLS (Mount Douglas); Blenkinsop Lake; Beckwith Ponds; Christmas Hill; Swan Lake; and Rithet's Bog; are not protected in the Plan.

We treasure Saanich for the many viewpoints that include PKOLS (Mount Douglas), Mount Tolmie, Christmas Hill, as well as our magnificent tree canopies and open skies. Some views look out to the ocean, Sooke Hills and Little Saanich Mountain. Residents feel connected to nature and the Saanich environment. Multi-storey buildings will disrupt our environment, wildlife corridors, bird flightways, and viewscapes.

Effects on Neighbourhoods and Infrastructure

Large Mid and High-rise condo buildings do not encourage families to move to the area or support our schools. One only has to look to Vancouver to see what densification does to school enrollment.

Apart from two higher-density hubs along McKenzie Avenue - at Quadra Street (currently planned for 18 storeys); and at Shelbourne Street (currently planned for at least one 18-storey tower) - we believe lower buildings: townhouses; co-ops with green spaces; apartments; fit into our community. Saanich is not a major city and we did not move here to live in one.

Just think of year after year of construction - the noise, the increased and disrupted traffic, and other inconveniences. And, how will all the improvements to infrastructure be managed and paid for - roads, bike lanes, water, sewer, emergency, and other services?

Some Facts:

• 25,500 people live in the area affected by the Quadra McKenzie Plan - over 20% of Saanich's population of 117,735.
• These people would be taking the brunt of Saanich's plans for growth, as 40% of the densification of Saanich will be in the new Quadra McKenzie 'Primary Growth Area'.
• Homeowners and other property owners within the new Quadra McKenzie 'Primary Growth Area' would likely suffer devaluation of their properties, as unfettered development on their streets and in their neighbourhoods would reduce privacy and increase noise and congestion.
• Unlike the previous Local Area Plans, the new Quadra McKenzie Plan makes no provisions for ecological concerns, "buffering of parks", park acquisition, gentle growth compatible with existing neighbourhoods, preservation of Saanich's urban tree canopy or existing Heritage Buildings, or recognition of existing wildlife corridors.
• Many areas of natural beauty and ecological importance are now threatened. Those natural areas had been identified in previous Local Area Plans - but are now overridden by the proposed Quadra McKenzie Plan.
• The Quadra McKenzie Plan rides roughshod over existing neighbourhoods - Quadra North, McKenzie West, Quadra McKenzie Centre, Quadra South, Four Corners, Braefoot, Shelbourne McKenzie Centre, and Gordon Head/McKenzie.

The Plan makes no reference to ANY single-family homes. The Plan's many maps only show "Urban or Neighbourhood Townhomes (3 storeys), Neighbourhood Apartments (4 storeys), Mid-Rise buildings (5 to 11 storeys), and High-rise buildings (12 to 18 storeys)". See the proposed Future Land Use Designations below.

Impacted Neighbourhoods

View the complete Quadra McKenzie Plan Draft document.

Future Land Use Designations

This Plan is not 'in the future'. It is happening NOW:

A 12-storey tower, with architectural plans prepared, is already proposed on Quadra Street at Nicholson Street.

An 18-storey tower is planned (by Saanich) for the site of the Nellie McClung Library at McKenzie Avenue at Cedar Hill Road.

Other projects, including two (or three) 6-storey towers in a Garry oak meadow (on top of a Heritage House, to be moved or demolished), in North Quadra, are already in the works. The properties have been surveyed and staked.

Saanich has already hired a consultant group to facilitate "two maximum 18-storey buildings on McKenzie Avenue and Borden Street" on the current Saanich Public Works yard (to be commercial units; offices; and residential with underground parking). Saanich Council plans to utilize the "Alternate Approval Method" (and not by a referendum) to borrow up to $150 million to facilitate this work.

These projects are imminent. They only wait for Saanich Council to approve the Quadra McKenzie Plan as early as late Spring 2025.

Please sign the petition and email mayor and council members with your views.