How massive is the proposed building?
Neighbourhood Aerial Photos
To get an idea how intrusive a 4 storey building will be in this single family neighbourhood, a Commercial Drone operator with appropriate licences, home owner permissions, etc., flew to the boundary of various properties and took the following photos.
These photos were taken at 7 m, 11 m & 15 m (23’, 36’ & 49’) above the deck the operator was standing on.
The ground level for the proposed overdevelopment is 2 m to 3 m (7’ to 10’) higher again and the building height is 14.32 m (47’) meaning the 15 m shots will be eye level with someone standing in a 4th floor apartment, the 11 m shots are eye level for a 3rd story occupant and the 7 m shots are eye level for a 2nd story occupant.
Please note that Recreational Drone operators aren’t permitted to fly in Oak Bay as it is too close to the helipads at Royal Jubilee and Ogden Point. The OBUC were not able to tell us of the qualifications of the drone operator that took the shots that they used at one of their open houses.
The limited plans on the OBUC web site offer some scale drawings and artist's impressions of the building.
Look at these renderings with a critical eye. They are from the perspective of someone standing 20' to 30' above the ground (6 m to 9 m above the ground). The buildings would appear larger if drawn from the perspective of someone at ground level.
Continuing the theme of "Lies, damn lies and statistics", or in this case "Lies, damn lies & perspectives" the person walking into the building on the right ride of the image (below) would be 6'5" or 1.95 m tall (using the scale in front of the character). This is done to make the buildings appear smaller.
In another case of "Lies, damn lies & perspectives" on the last page of the document linked above, the OBUC have managed to 'shrink' the existing church building so that the new building looks smaller. We added the white line so you can see how much the church has shrunk.
Comparison to another project
Here are some photos of a 4 storey project at the corner of Admirals Rd and George Rd, Victoria to give you an idea of how big a 4 storey building really is.
Admittedly the proposed Oak Bay project does not have a peaked roof behind the dormer peaks, which adds a bit to the bulk. OBUC have elected a flat roof to maximize building height.
The OBUC are planning over 50,000 sq.ft. of buildings on approximately 40,000 sq.ft. of land (for comparison many of the adjacent homes on 6,000 - 10,000 sq.ft. lots have homes of 1,500-3,000 sq.ft.
This project would be in the order of 5 times (500%) the single family density in the area).