Exploring Civic Redevelopment

The District of Central Saanich's new municipal facilities will be built on Hovey Road across from Centennial Park with plans to include a recreation centre operated by the Peninsula Recreation Commission (PRC).  

The three-storey building will house Central Saanich’s police station, fire station 2, municipal hall and the recreation centre. Designed by HCMA, the building’s architecture was well received by the community.  

Council selected the Hovey Road concept after considering a range of options, financial plans, community feedback, and how the project complements the District’s Official Community Plan and Saanichton Village Design Plan.  

There was strong community support for replacing the municipal facilities, and the Hovey Road concept was the most popular of the four options. Residents valued the inclusion of recreation amenities, gathering spaces, and the preservation of village and rural character.

The PRC is exploring a 10,000 square foot dry space recreation centre, which would be located on the first floor, and could potentially include a weight room, an arts studio, and flexible multi-purpose spaces for programs ranging from children’s activities to fitness classes. The cost of building and operating the centre would be funded by the PRC, pending approval by the Capital Regional District (CRD) Board. The PRC, which operates the Panorama Recreation Centre in North Saanich and Greenglade Community Centre in Sidney, has been looking for a dedicated space in Central Saanich to accommodate a growing need for more recreation spaces and programs.

The 4-acre site on the corner of Mt. Newton Cross Road and Wallace Drive, the current site of the municipal building, will be reimagined with a mix of commercial spaces, housing and community amenities. The priorities for the site identified by residents include: housing with a focus on families and seniors, greenspaces, a plaza, eateries and small-scale commercial, medical/dental and childcare. The District will publish a public call for proposals for development of 1903 Mt Newton seeking medical offices and other amenities to be included. The proposals will be evaluated by Council for fit with the community.

Quotes 
Ryan Windsor, Mayor of Central Saanich

“This isn’t just a facility, it’s revitalizing our community for generations to come. I would like to thank those who shared their time and input on the concepts that were before Council. We listened to the community and I am really pleased with what we are able to accomplish in terms of bringing more services and housing to the Village core and finding a financial model that is going to benefit residents.”

Niall Paltiel, Chair of the Peninsula Recreation Commission

“We’re excited to work with the District of Central Saanich on the possibility of bringing a new recreation centre to the community. This project would help us reach more people across the peninsula and provide programs where they’re needed most. With new spaces for fitness, arts, and community activities, we hope to offer residents of Central Saanich more opportunities to stay active, connect, and have fun.”  

Central Saanich Council has released background information and reports on the Civic Redevelopment Project. 

Some content has been withheld due to sensitive areas, including police services, proprietary business information, third-party data, and ongoing negotiations related to land values. 

This release is intended to ensure public transparency while safeguarding the District's legal and financial interests. As the reports span several years, project details may have shifted, affecting the accuracy of earlier information.  In the past, Freedom of Information Requests led to some information being withheld for legal reasons, although summaries were provided. 

More information may be added as the project progresses.

Council appreciates the public’s patience and welcomes ongoing feedback.

Reports added June 2025 to the Documents folder on this site include:

• Feasibility Study (Land Analysis) 2023
• Concept Design Report (2025)
• Building Assessment Report (2025)
  
  
  
   

On behalf of Central Saanich Council, I would like to address questions from some members of the community about the necessity of the civic redevelopment project to replace our District facilities. 

We have known for many years that replacing the existing Municipal Hall, Police Station, Fire Station 2, and Municipal Yard is essential for the long-term health and sustainability of our community. Our current facilities have reached the end of their useful lives. The buildings have safety, seismic and accessibility deficiencies and consistently require expensive repairs while being inefficient to operate and not fully meeting the needs of our operations and residents.  

Preliminary analysis has shown that developing new facilities will be both a better return on investment and less disruptive to operations than a renovation/expansion. Based on community feedback, we are seeking costing on options including redevelopment at Hovey (options with and without recreation space) and at Mount Newton Cross Road, as well as a comprehensive study of our current building. The District has studied various scenarios, consulted with residents, and been fiscally responsible over many years to ensure this project will not be a burden on taxpayers and will make the best use of community assets. A new building will ensure uninterrupted essential services and support to the community during emergencies, while being accessible, customer-service oriented, energy efficient, and meet post-seismic standards. New facilities will also create more space for community amenities, such as housing, recreation spaces, daycare facilities, and commercial or medical offices.   

One important goal of this project is ensuring that 1903 Mount Newton Cross Road, the largest site in Saanichton Village and current home to our municipal building, becomes a cornerstone of our community. The vision of mixed-use development in the village has been established over many years and through significant community consultation (Infill and Densification Project, Saanichton Village Design Plan and Official Community Plan). This site provides an incredible opportunity to help achieve that vision, creating community connection with a place for residents to live, attend local shops and services, and enjoy public outdoor space that’s accessible and welcoming.   

I appreciate the patience residents have shown as we navigate the complexities and land matters of this project, including the purchase of Lot A Hovey Road through expropriation. This was a difficult and significant council decision that we made after significant analysis. Now that this and other important project milestones are complete, detailed project concepts and the comprehensive study of our existing building will help Council and the community work together to ensure we are on the right track as we finalize our plans to redevelop these facilities.   

Council and our staff are committed to being transparent, open and available to you. On February 28, the District published our 2025 Financial Plan, including our approach to financing the project. We are pleased to share the civic redevelopment financing envisions no additional increases to property taxes, as it is included in our current asset management plan, and we look forward to sharing the concepts and detailed financials in May.   

Please take the time to learn more and share your thoughts as we make progress on this project and continue engagement opportunities. Significant information and an ability to subscribe to project updates is available at LetsTalkCentralSaanich.ca/CivicRedevelopment. Together, we can build a community that meets our needs today and for future generations.  

Ryan Windsor, Mayor  
On behalf of Central Saanich Council 

With key initial project milestones achieved, such as the acquisition of Hovey Road Lot A and hiring an architectural firm, the District is moving on to creating concepts and detailed financial plans for the community to weigh in on this spring. 

Happening Now 

Share your input on 1903 Mount Newton ‘Design Principles’
Council wants to hear from residents on the direction for the future of 1903 Mt Newton Cross Road, the largest site in Saanichton Village. This site can help shape our community for decades, and it’s important we have a shared vision. 
Take a quick survey to share your input! 
https://www.surveymonkey.com/r/1903MtNewton

Architectural firm designing concepts for public input
HCMA, an architecture and design firm, has been hired to design concepts that will include municipal offices, fire and police facilities, as well as community/recreation space. Notable projects include Victoria Fire Station No. 1, Saanich Fire Station No. 2, təməsew̓txʷ Aquatic and Community Centre in New Westminster, and Whistler Public Library.  

Happening Soon  

Come chat with Council to share your ideas
Join us Saturday, February 22, at 2:00 pm for Coffee with Council in Room A, Cultural Centre 1209 Clarke Road. 

Concepts to be developed for public input in April 2025 
HCMA, the architects on the project, will provide completed drawings and ‘Class D’ cost estimates for three options:

• Civic facility at Hovey Rd
• Civic facility at Hovey Rd, including recreation facilities
• Civic facility at 1903 Mount Newton 

Comprehensive external report on state of the facility
The District has more than 20 studies and reports spanning two decades on 1903 Mt Newton. An updated report with detail on the condition of the hall, police station and fire station 2, including required renovations to meet seismic, post-disaster, accessibility, fire suppression, building code, and energy standards. 

Please stay engaged on this exciting project! Community input will help Council determine the best way to redevelop these facilities with minimal impact on taxpayers. 

The District is committed to continue engaging with the community. In the first phase of engagement, residents asked for more information about the project and the District is taking steps to ensure the community is well informed.

Project updates:
Public input sought on 1903 Mount Newton Design Principles. Council wants to hear directly from residents on its direction for the future of 1903 Mt Newton Cross Road, the largest site in Saanichton Village. This site is a significant community asset and its important Council and the community have a shared vision for its future. How do you think this community asset should be developed eventually? 

Come chat with Council to share your ideas

• Saturday, January 25, 10:00 am-noon – New Years Open House at 1903 Mt Newton Cross Rd
• Saturday, February 22, 2:00 pm – Coffee with Council in Room A, Cultural Centre (location of Library),1209 Clarke Road.

Architectural firm hired December 11, 2024. HCMA has been hired to design concepts, which will be presented to the community in April. The concepts will include municipal offices, fire and police facilities, as well as community/recreation space. HCMA is a Vancouver-based architecture and design firm with offices in Edmonton and Victoria. Some notable HCMA projects include Victoria Fire Station No. 1, Saanich Fire Station No. 2, təməsew̓txʷ Aquatic and Community Centre in New Westminster, and Whistler Public Library. This recommendation complies with the District’s Purchasing Policy and awards the highest evaluated and scored submission.

Concepts to be developed for April 2025. The architects will provide completed drawings and ‘Class D’ cost estimates for three options:

1. Civic facility at Hovey Rd.
2. Civic facility at Hovey Rd, including recreation facilities
3. Civic facility at 1903 Mount Newton

Comprehensive external report to be complete for the spring. An updated report collating, updating and building on previous studies will detail the condition of the existing hall, police station and fire station 2, including the level of renovation required to meet seismic, post-disaster, accessibility, fire suppression, building code, and energy standards.

Key initial project milestones have now been achieved, such as the acquisition of Hovey and hiring an architectural firm. As we move forward together, we have the time and certainty needed to thoroughly evaluate our options. This ensures we remain on track as Council and the community work together to decide the best way to redevelop these facilities. 

In an effort to ensure the community's questions are answered, the District has published a FAQ document for the second time to note the recent questions staff and Council have been receiving. 

FAQs - Nov 2024

FAQs - July 204 

If you have further questions, please email municipalhall@csaanich.ca and staff will be happy to get back to you.

We want to say thank you to all those who have participated in the first phase of the Civic Redevelopment engagement process.
We are grateful to those who listened, learned and shared input and feedback on this multi-faceted project. Your input helps staff and Council make informed decisions, and will shape future concepts.

What did we hear?  

• What We Heard Report, October 2024
• Staff Report - October 7, 2024, Regular Council Meeting

How can you get involved: Subscribe for project updates and get involved in early 2025 when draft concepts and financial estimates are ready!

The District of Central Saanich has begun the process of purchasing ‘Lot A, Hovey Road’ for the full appraised price of $4.64M. This is significant milestone in the District’s civic redevelopment project, which is a comprehensive plan to update aging District facilities to ensure they meet the current and future needs of Central Saanich’s growing community. The project includes plans for the District’s municipal services, including police and fire, to move to a new site on Hovey Road and reimagine the current site at 1903 Mt Newton Cross Rd in the heart of Saanichton Village. 

Purchase Price for ‘Lot A’

In April 2024 the District issued a Notice of Expropriation for ‘Lot A’, which is key to the civic redevelopment project, both financially and from a land-use perspective. Before taking the significant step to expropriate, the District first made multiple attempts to purchase the property for more than the appraised value at the time of $3.1 million, but negotiations came to an end without an agreement on a price for the property.

The full appraised price of $4.64M is being paid to the landowner, based on an updated appraisal that was recently completed. The land value has increased due to a recent adjacent land sale, increases in other land prices and changing market conditions. It is anticipated that the $4.64M price may be disputed, which would result in a standard legal process wherein a judge would determine the final market value.

What’s next for this property?

‘Lot A, Hovey Road’ will officially be transferred to the District this summer regardless of a potential challenge to the price. The anticipated project timeline prioritizes time for community engagement and concept development while being efficient to ensure construction cost estimates and financial models are affordable and current. 

July-October 2024 

• Community Engagement 
• Set initial directions for draft concepts and financial models 
• Hire architect and construction manager for Hovey site

Early 2025 

• Develop and share concepts, options and financial strategies with community for feedback 
• Refine concepts 

Mid 2025 

• Voter process (Alternative Approval Process or Referendum), if required for financial borrowing

Main Features of the Facility​

• Two-storeys
• Comprises all civic facility programs for Municipal, Fire, and Police services. 
• Offers 100 surface parking spaces (can be used after hours as park overflow)
• Maintains the same footprint, with or without recreation 
• Community spaces: emergency reception centre (cooling, warming, etc), meeting rooms available for public use.

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Potential design of 3 storey (if recreation included)​

• Three storey design; with ground-level to be 1,000 sq m/10,000 sq ft of recreation space
• Other than recreation, same design as previous Hovey Road concept
• The cost to build and operate recreation space would be managed by an external
  recreation provider

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Use of Land

• Low building on a low-density site within the Urban Containment Boundary.
• Enables the redevelopment of the 1903 Mt Newton for mixed-use purposes. This two-site strategy makes best use of the sites and aligns with the visions of the Official Community Plan and Saanichton Village Design Plan.

Maximized Amenities & Community Space

• Emergency reception centre (cooling, warming, etc)
• Various community meeting room space
• Highest degree of flexibility for interior and exterior expansions for recreation or other uses in the future.
• Allows for most amenities at 1903 Mt Newton including plaza/greenspaces.
• Potential for a 10,000 sq ft recreation facility.

Attractive & Pedestrian-Friendly Design

• Pedestrian pathways and landscaping to complement Centennial Park.
• Retains the cherry blossom trees on Hovey Road.
• Rain gardens and bioswales and environmental design features.
• Surface parking in the back of building (preserving street view) 

Financial Responsibility

• No new tax increases as a result of any concept.
• Lowest net cost (after land sales and purchases): $45.6M (incl $30% contingency)
• Strongest long-term financial return for the community: Highest return (over 30 years) over other options.
• $33.5M debt – same as other concepts; District is effectively managing its debt.
• Least risk during construction due to lowest use of District reserves.

Support for Economic Development & Housing Options

• By relocating civic functions to Hovey, the 1903 Mt Newton site becomes available for residential (~400 housing units) and commercial redevelopment.
• Conservative estimate of generating $750,000 annually in tax revenue.

Main Features of the Facility​

• 2-Storey Building located at 1903 Mt Newton
• Moves civic operations to the back of the site 
• 93 (combo of surface and underground) parking stalls
• Community spaces: emergency reception centre (cooling, warming, etc), meeting rooms available for public use.
   

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Private development 

• No proposals have been requested (a public process would take place)
• Assumed approximately 250 homes to the site (mix of sizes) and 4-6 storey buildings for this concept
• Emphasis on street design and exterior community space (plaza, greenspace)

Use of Land

• Site within the Urban Containment Boundary and efficient land use.
• Enables the partial redevelopment of the 1903 Mt Newton Cross Road site for
  mixed-use purposes.
• A compact design with underground parking; uses half of the site, freeing up the
  rest for mixed-use development.

Maximized Amenities & Community Spaces

• Emergency reception centre (cooling, warming, etc)
• Various community meeting room space 
• Allows for development of half site for housing, commercial and outdoor spaces.

Attractive & Pedestrian-Friendly Design

• Offers a modern civic presence with improved street frontage and pedestrian
  access.
• No flexibility for future expansion.

Financial Responsibility

• No new tax increases as a result of any concept.
• Most expensive of the three options for net cost: $50.1M (incl $30% contingency).
• Brings in long-term financial return for the community. Less than Concept A but
  more than Concept C.
• $33.5M debt – same as other concepts.The District is effectively managing its debt.

Supports Economic Development & Housing Options

• Enables partial site redevelopment for housing or commercial use.
• Conservative estimate of generating $480,000 annually in tax revenue

Main Features of the Facility

• 1 storey 
• Underground and surface parking 
• Expansion of footprint required (would be a new addition for the Police Station)
• Designed to meet BC Building Code, energy efficiency, accessibilty and seismic standards; as well as post-disaster standards for Police and Fire

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Amenities & Community Spaces

• Community spaces: emergency reception centre (cooling, warming, etc)
• Some meeting rooms available for public use. (less than other options)

Use of Land

• Site within the Urban Containment Boundary, but inefficient use of land.
• The large building footprint and surface parking limit future potential.
• Limited by existing structure and site constraints.
• No new amenities (existing civic functions).

Attractive Design

• Least attractive design as renovation limits architectural flexibility and results in a fragmented site layout and visible surface parking.

Financial Responsibility

• Net cost: $47.4M due to extensive renovations and needed expansion.
• No potential for tax revenue.
• Longest timeline (30–36 months), with highest risk of cost overrun.
• Phased construction disrupts operations and increases complexity. 
• $33.5M debt – same as other concepts. The District is effectively managing its debt.

Supports Economic Development & Housing Options

• No benefits.

Is 1903 Mt Newton Cross Road being used for the future civic building site? 

The District is considering 1903 Mt Newton Cross Road as an option. It is a rare parcel of land (the largest site in the heart of Saanichton Village) and the Official Community Plan and Saanichton Village Design Plan envision a village with more vibrant public spaces for residents to enjoy as they relax or socialize, commercial frontages that beautify and liven the village core, pedestrian and cyclist facilities that encourage active transportation, and multi-level housing to meet the most pressing housing needs in our community. This site plays a critical role in realizing that potential for the future of the Village and entire community. In addition, this site has a high land value and its use can provide an economic benefit to the community, while improving the financial model for the overall project.  It can be zoned for higher density and is a valuable piece of property at over 4 acres in size. 

What will the development of the Mt Newton site look like?

If 1903 Mt Newton is redeveloped, a long list of priorities were determined from the Official Community Plan and Saanichton Village Design Plan, and then input was sought from the community. The top five priorities determined by the community were:

1. Housing
2. Greenspace
3. Restaurant/cafe
4. Medical/dental
5. Childcare

(See the What We Heard reports in Documents)

If development occurs, a rezoning and Public Hearing (property is currently zoned Institutional), followed by a publicly available formal document requesting development proposals (Request for Proposal) will outline the project's requirements, scope, and criteria for selection, and allow any interested parties to submit their proposals detailing how they would meet the project's needs and their proposed solutions. The District would expect a successful proponent to present concepts to the public for input before a sale is finalized. 

What is happening with the Municipal Yard redevelopment?

The Municipal Yard, at 1703 Keating Cross Road is also past its useful life; the main building was built in 1973 and no longer functions efficiently as operations have long outgrown the building. In addition, the building has seismic and accessibility deficiencies and does not meet post-disaster standards. 

The site is larger than is needed and is ‘industrial’ designated land, which is currently in high demand and of high value. The property has more land than required and unused market potential. We are looking at the best way forward to complete the redevelopment of the Municipal Yard with the optimal financial outcome for taxpayers. The District is looking at rezoning it ‘light industrial’ (I-1 instead of the current I-2 zoning) as it is a suitable use, and there are synergies with other adjacent lands, including the Butler pit, which are seeking a light industrial zoning, as well. This will enable the District to complete a comprehensive analysis of the west section of the Keating Business District, and, if the area was to transition to light industrial, a coordinated installation of site servicing, storm water management, road access and frontage improvements, active transportation enhancements, and overall site design could be planned. 

What land options were considered for the municipal facility site?

The District looked at all District-owned land, as well as other parcels. This included, but was not limited to Fire Station 1 on Keating; Municipal Yard site on Keating and Municipal Hall, Police and Fire Station on Mount Newton. It was critical to find land in the Urban Containment Boundary, in the Saanichton area for emergency response, and of affordable land value. (The Urban Containment Boundary ensures development is focused in areas that make sense for the community. It helps protect and enhance the rural and small town character of the community. (About 18% of the land in Central Saanich is in the boundary.)

A summary of this land analysis ("Feasibility Study") is available under Documents.

What will this project cost tax payers? Do we have room to take out more debt?

The District has set out to ensure the Civic Redevelopment project has minimal impact on taxpayers. This was one of the main reasons the lot on Hovey Road was acquired—it is much more affordable to build on bare land outside the Village core than to rebuild at 1903 Mt Newton. Because 1903 Mt Newton Cross Road is prime real estate in the heart of Saanichton, if it is rezoned from Institutional to a combined commercial and residential use, it will have significant land value and therefore the sale of this property will offset a substantial amount of the project cost.

Financial strategy: Because this project was identified as coming due almost 20 years ago, we are in a strong financial position based on the following actions over the past decade. In 2017 the District implemented an Asset Management Plan (updated 2022) and adopted financial strategies to increase funding to targeted levels for future replacement of our aging infrastructure, which includes the facilities in discussion. An "Infrastructure and Debt Levy" was added to taxes and will contribute towards the funding required. It is forecasted that the annual funding in 2027 from this plan could fund about $20M of debt for the facilities. The District has the capacity to take out more debt, however, depending on the District’s future debt requirements, obtaining $20M of debt may require elector approval. 

The District will be actively exploring opportunities around capital reserves, District-owned land, partnerships, grants and more. Property taxes will be a piece of the puzzle, but we plan for it to be a small piece. The full financial details of the project will be determined alongside concepts and shared in early 2025.

• 2006: District begins to review options for the Municipal Hall redevelopment, which included the Fire and Police Stations.
• 2009: Fire Station rebuild prioritized at the new location at 1512 Keating Cross Road; it was completed in 2013. Seismic review and property condition assessments completed.
• 2012: Open house held to present redevelopment plans for 1903 Mt Newton.
• 2014: Council considers options for 1903 Mt Newton Cross Road, including the sale of approximately 3 acres for market residential and mixed-use commercial. Council directs an expedited repayment of Fire Station #1 debt and postpones further work on redevelopment of the Municipal Hall site until the Fire Hall debt closer to being paid off.
• 2021: A feasibility study for replacement or renewal was identified in the District’s 2021-2022 Strategic Priorities.
• 2023: District begins a study for the replacement or renewal of key municipal facilities: the Municipal Hall including Police Services and Fire Hall #2 and the Municipal Works Yard. The approach is based on the principles of ensuring the project has the lowest financial impact as possible on the District, and utilizing District properties to their full potential for the community, consistent with recent plans, such as the Official Community Plan.
• 2024: Preliminary financial estimates developed; Hovey Road Lot A acquired; community engagement in summer/fall 2024.
• 2025: Community engagement on redevelopment mixed-use principles for 1903 Mt Newton Cross Road (in whole or part). Concepts and financial plan to be shared with the community.