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You’re standing in the centre of a parcel of land. It’s about six or seven football fields long from west to east, and a little less than half as wide.

To your east is an estuary called the Esquimalt Lagoon, separated from the Strait of Juan de Fuca by a narrow spit of land. This area is a significant bird habitat, designated by the Government of Canada as a Migratory Bird Sanctuary. You can see why. It’s also noted as a herring spawning area, for its shellfish, and on its outer banks, for its sandy beach.

Image Credit Outer Beach at Esquimalt Lagoon

Within the estuary, sea water mixes with water from several freshwater creeks. One of them is the Selleck Creek, formerly a spawning area for Coho salmon. You notice the creek meanders through the heart of this 47 acre parcel of land that slopes west to east, toward the estuary. The area was logged a long time ago, but today old stands of apple trees, and a variety of other flora greet you.

Looking to the westernmost end of the property you see a tall forest, across the road on the grounds of Royal Roads University. You walk up there and as you do you realize the land slopes a bit more steeply in that area. Standing there, you have a commanding view from your perch about 120 feet higher than the bottom land, next to the estuary.

You walk back down to the estuary, all the while taking in the spectacular views of the Strait of Juan de Fuca, the Olympic Mountains, and of the Victoria skyline just a few miles away.

You notice something is missing. Traffic noise. There doesn’t seem to be any.

Could there be any doubt that a developer would want to, well … ‘develop’ … this pristine oceanside property one day?

This spectacular parcel of land lies in the City of Colwood. It has been zoned for residential development for some time, but remained undeveloped due to a lack of a sewer trunk line to service the area. While septic fields served surrounding areas, concerns over the possibility of septic field pollution of the delicate estuary were enough to keep the area in its natural state.

But once services were within reach, the then existing zoning meant a developer could come along and carve out up to 195 duplex lots - that’s 390 dwelling units. And, under that zoning secondary suites were permitted, so the potential number of living units was much more. A more troublesome prospect was that the old zoning only required 5% of the site be reserved for park. That could put housing very close to the Migratory Bird Sanctuary, and the delicate Esquimalt Lagoon.

Peter Daniel saw it differently. Yes, he is a developer, but one with a different vision. He grew up in the area, and has fond childhood memories of time spent on this special site, crabbing, camping, poaching apples. He understood how special and unique it is, and the development proposal he began to put together grew from that recognition.

His ideas were further shaped by the views and opinions of Colwood residents, obtained through public meetings and many door to door conversations. This informal part of the process took about two years.

Image Credit Looking East to Greenspace at Esquimalt Lagoon

The key to the whole development was Peter’s belief that there needed to be a large buffer between any development and the habitat bordering the estuary. He agreed to give the lower 13 acres to the City of Colwood for green space. In addition, he undertook to do riparian work on the Selleck Creek, rehabilitating it so Coho salmon could return, creating pathways along the Creek, and giving these areas to the municipality.

In all, about 40% of the site is being gifted this way, for public green space. As well, once the development is built out, the developer’s newly constructed presentation centre will be gifted to the municipality as an interpretive centre. Nice touch.

Community concerns included density, loss of views, and increased traffic to the area. As it turned out, Peter’s planned development - ultimately of 563 living units - would become home to no more residents, possibly less, than if developed in accordance with existing zoning. The difference would be that the resident population would be more concentrated on a part of the site, instead of occupying up to 95% of the site. The municipality was prepared to swap density in one area for dedicated park in another.

Image Credit Aquattro Site Plan

As to loss of views, the development proposed four types of structures: two-level townhouses, terraced apartments from four to six floors, low-rise apartments from four to eight storys, and mid-rise apartment to 12 floors. To ensure good sight lines from within the development, the proposal placed the lowest buildings on the lowest side of the site, the tallest on the uppermost area, and the rest stepping up the slope. The municipality capped the mid-rise apartments at 12 floors instead of 15. Three mid-rises are planned, and their backdrop is the high timber on Royal Roads University grounds.

Image Credit Aquattro Model Plan

Turning to traffic, the development is projected to be built out over five to seven years. But more significantly, the traffic engineering report commissioned by the developer estimated that traffic originating from the site at rush hours would be significantly (28%) less than that from a conventional development based on existing zoning. Why? Target market demographics. This development is aimed at affluent professionals and retirees, many of whom won’t need to commute to work.

Another benefit to the municipality follows from the fact these dwelling units will be high end. That means more property tax revenue to Colwood - possibly triple what would otherwise result from a conventional development.

And so, after much public consultation and homework, the proposal wended its way through the formal process with city Council with little difficulty. All in all, Council saw the proposal as a winning solution from all perspectives.

Image Credit Typical Low Rise Condo Apartment

When this development is complete there will be 26 new buildings terracing their way up the slope, complemented by ponds, pathways, streams and gardens. Buildings are designed to naturally enhance the park-like environment, and will have exteriors of stone, composite wood siding, and glass.

That theme is carried through to the interior of the 563 living units. They will vary in size, from 750 square feet to about 2,500, but the general theme is one of spacious luxury. Amenities will include a Club House with lounge, boardroom and kitchen, a guest suite, and a huge amenities centre with gym, lap pool, hot tubs and games room.

All of these buildings will be plugged into an earth-friendly geothermal system, to provide heat in the winter and cooling in the summer. It’s efficient, it’s quiet, and it will make a lower carbon footprint than more conventional heating systems.

The project is Aquattro. It isn’t for everyone – lifestyle here will be more ‘genteel’ than hectic, and those preferring otherwise would be better served in a more urbane environment. But for those who look relish a quieter, gentler lifestyle, one with magnificent views and surrounded by nature and opportunities for recreation, yet just minutes away from Victoria and all it offers, Aquattro is worth a look.

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