Section 3 – Land and Buildings

The University has grown throughout the past 40 years in a pattern where academic buildings are primarily located inside Ring Road or within easy walking distance. Generally, student services, housing and athletics/recreation have developed outside Ring Road. Existing buildings are characterized by heights which are generally well below that of the larger trees on the campus.

The original campus plan envisaged the concentration of science disciplines on the south side of the inner-Ring circle, and Liberal Arts disciplines on the north side. The spatial concentration of faculties has continued to a degree, although important exceptions remain. Today, however, interdisciplinary connections are increasing with few classrooms reserved for exclusive use by a single discipline.

This plan’s emphasis on compact development complements and reinforces the other principles of the plan. The concentration of building sites, both within and outside the Ring Road, is the means by which growth is compatible with the protection of valued natural areas. Compact development assists the preservation of open spaces between building sites and promotes sustainability by concentrating site drainage, energy use, and other impacts of the built environment. It also helps to contain the costs of servicing and infrastructure.

The following goal, principles and policy directions guide the development of buildings and facilities on the campus.

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3.1 Land and Buildings Goal

To evolve a land use and building pattern that supports the University’s academic mission, respects the unique physical environment, encourages lively social interaction, and promotes compact, pedestrian-friendly and sustainable development.

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3.2 Land and Buildings Principles

Nine principles, as set out in Section 1, are the foundation for the policy directions and implementing actions of this plan. Three of these relate to land use and buildings:

Principle 5: The University will manage development carefully, respecting “smart growth” principles and practices as they may be adapted to the University context.

Principle 6: The University commits to incorporate sustainable practices in the planning, construction and operation of buildings and facilities.

Principle 7: The University will continue to plan and design in a way that enhances social interaction at a human scale.

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3.3 Policy Directions – Land and Buildings

There are 30 policy directions pertaining to land and buildings. Wherever the ‘A’ symbol appears, this denotes that there is a corresponding action item in Section 5. The policy directions are organized into eight sub-sections:

Figure 4 sets out the preferred building sites within the area identified as suitable for landscaped areas and buildings as shown in Figure 3.

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3.3.1 Sustainable Development

Figure 4 (53 KB)

“Meeting the needs of the present generation without compromising the ability of future generations to meet their needs,” (Bruntland, 1987) is an often-cited definition of sustainable development. The University has embraced this philosophy and recognizes that current decisions about water usage, site drainage, energy utilization, the selection of building materials, and construction practices have potential impacts for many years to come.

UVic is becoming a centre for teaching and learning about the skills, action and knowledge required for sustainable development. The University assumes a leadership role by practising sustainable development and by ensuring that the knowledge and values of sustainable development are reflected in campus planning and construction practices. Recent buildings on campus, including the Engineering Lab Wing and the Centre for Innovative Teaching, are consistent with LEED silver standards.

The following policy directions provide guidance on the urban design and landscaping matters. Wherever the ‘A’ symbol appears, this denotes that there is a corresponding action item in Section 5.

Policy Directions – Sustainable Development

LB#1 Integration The University will strive to ensure the integration of academic priorities, compact development, and principles of sustainability in the planning and construction of all new facilities.

LB#2 Sustainability Office – ‘A’   The University will continue to provide increasing support to the Sustainability Office within the Department of Facilities Management.

LB#3 Green Guidelines   Decisions on facilities’ siting, site development, building design and materials will respect the “Environmental Guidelines: BC University College and Institute Facilities (1995)” and the “Green Buildings BC” program of the British Columbia Buildings Corporation. Future buildings, including materials, will be designed using the LEED rating system, or Canadian equivalent appraisal system.

LB#4 Environmental Sustainability Features – ‘A’   New facilities will receive special siting and design attention to incorporate environmental sustainability features. Techniques will be used to minimize erosion and sedimentation in site development, improve water efficiency, steward energy use, increase the use of recycled building materials, and reduce the use of non-renewable resources.

LB#5 Sustainability Practices – ‘A’   The University will continue to support sustainability practices, with particular attention on resource conservation, waste reduction, energy utilization, water management and drainage, reporting and enforcement mechanisms.

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3.3.2 Buildings

Currently, the total academic and academic support buildings on campus total approximately 291,250 sq. metres (3,135,000 sq. feet) of building space. Hypothetically, if the University were to grow at an annual rate of 2% for 20 years and the current ratio of building space per student were to be maintained, the academic and academic support building area would need to increase by approximately 74,322 sq. metres (800,000 sq. feet). Additional services and housing would also be required. Due to potential changes in funding, Board policy and other factors, it is impossible to accurately project the enrolment growth in the coming decade.

A large number of potential building areas were examined to accommodate potential growth. Those shown in Figure 3 are the most appropriate for maintaining the existing compact academic core and enhancing the open space system. In total, these preferred building areas can accommodate more than twice the projected potential building space that would be needed over the next 15 years, if the University enrolment were to grow at an average of 2% per year.

The following policy directions give general guidance on land and building related matters. Wherever the ‘A’ symbol appears, this denotes that there is a corresponding action item in Section 5.

LB#6 LocationAcademic buildings, academic support buildings, housing, student facilities, laboratories and offices will be concentrated within the “Landscaped Areas and Buildings” shown in Figure 3.

LB#7 Compact Development The compactness of the campus will be maintained by the judicious use of specific building sites within or near to Ring Road. This includes the potential for infilling lawn areas, and redeveloping surface parking lots and small, lower scale buildings.

LB#8 Preferred Building Areas Figure 4 identifies the building areas to which planners should give priority. Figure 4 does not mean to depict specific building “footprints” or total building floorspace; it points to the most suitable approximate areas for future development. These sites have been identified because they:

• Infill within a compact area;
   
• Locate new buildings in proximity to existing buildings;
   
• Build on existing parking lots; and
   
• Minimize impact on natural areas.
   

Other spaces within the “Landscaped Areas and Buildings” in Figure 3 may be required to accommodate certain circumstances but any such development will be consistent with the principle of compact growth.

LB#9 Mixed Use   Mixed-use buildings are encouraged. Flexibility will be maintained within all preferred building areas to include non-academic uses, including student and staff services, administration as well as private laboratories and offices.

LB#10 Programming Flexibility   Not all potential sites identified in Figure 4 will be required for development in the foreseeable future. They have been identified to provide flexibility for those who are involved in programming and planning of new facilities.

LB#11 Building Programming – ‘A’   No area shown in Figure 4 is considered to be the domain of a single faculty. In the planning and design of new buildings, the program and campus development committees will give early consideration as to whether spatial proximity to closely related disciplines is a high priority, and whether cross-disciplinary synergy or access by multiple users is relevant to the siting decision. Building sites are not considered to be the domain of a single faculty.

LB#12 Building Footprint   In the planning and design of new buildings, early consideration will be given to accommodating more floorspace within a smaller building “footprint” to enhance compactness and minimize impacts.

LB#13 Building Height   Generally, building heights should not exceed six storeys, but will be considered on a case-by-case basis. The form, mass and design of taller buildings should be complementary to existing buildings. Where a lower structure is planned, the University and its revenue providers will consider the long-term cost-effectiveness of a structure designed to allow subsequent vertical or lateral additions.

LB#14 Sedgewick Building   The single storey Sedgewick Building is an important example of an organic architectural form that is representative of the “West Coast” style of the 1960s and early 1970s. For this reason, it is not currently being considered for redevelopment.

LB#15 Adequate Services – ‘A’   The University will continue to work with the CRD, Oak Bay and Saanich to ensure that sufficient physical infrastructure and protective services are available throughout to accommodate potential growth and change.

LB#16 Impact on Neighbours The University will be a good neighbour to adjacent residential areas by providing landscaping as a visual interface and by limiting noise-generating uses. At the northern perimeter of the campus, future buildings will be planned and designed in consideration of their relationship with nearby neighbours.

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3.3.3 Indoor Athletics and Recreation

There is a wide range of athletic and recreation opportunities for students, faculty, staff and members of the Greater Victoria community. The following policy directions provide guidance on the urban design and landscaping matters. Wherever the ‘A’ symbol appears, this denotes that there is a corresponding action item in Section 5.

Policy Directions – Indoor Athletics and Recreation

LB#17 Retain and Upgrade   Retain and upgrade as required the McKinnon Gym and Ian Stewart Complex.

LB#18 Integration   Integrate additional recreational uses, such as weight rooms and aerobic programs, as part of new residential and mixed use structures. In particular, the co-location of these facilities in the student services area is advised.

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3.3.4 Housing

There are 1,788 bed-units located on the campus, representing approximately 13% of the undergraduate and graduate student body based on a Full-Time Equivalent (FTE) enrolment. UVic’s strategic plan calls for a guaranteed offer of accommodation in residence to all first-year students by 2004. Currently, an additional 596 bed-units are being constructed near existing dormitories and cluster housing.

Expanded on-campus housing complements the University’s Transportation Demand Management Strategy, fosters a sense of community among students, and helps to ease the transition to university life for international students and those living away from home for the first time.

The following policy directions provide guidance on the urban design and landscaping matters. Wherever the ‘A’ symbol appears, this denotes that there is a corresponding action item in Section 5.

Policy Directions – Housing

LB#19 Student Housing – Short Term   In the immediate future, new residences will be provided by infill construction in the main student housing area.

LB#20 Student Housing – Long Term   In the future, further infill opportunities will be explored, along with the possibility of locating some residential units in sites such as mixed-use buildings, parking lots and the use of the CJVI Property.

LB#21 Faculty Housing – ‘A’   The University will examine the issues associated with faculty accommodation, including the possibility of on-campus faculty housing.

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3.3.5 Student and Staff Services – Village Centre

There are more than 18,580 sq. metres (200,000 sq. feet) of student-related facilities, including food services, health care, book sales and common use areas, throughout the campus.

The consultation process revealed considerable support for a concentration of student services and related facilities in the area near the Bookstore, the Student Union Building and the Graduate Student Centre. This area is already the major terminus for buses and Campus Security Services, and it is located within easy walking distance to the student residences.

The following policy directions provide guidance on the urban design and landscaping matters. Wherever the ‘A’ symbol appears, this denotes that there is a corresponding action item in Section 5.

Policy Directions – Student and Staff Services

LB#22 Village Centre The area centered at Finnerty Road and Ring Road has potential for further infill and new development as a “Village Centre”. This area is identified in Figure 3. A mixture of small shops, services, recreation and entertainment facilities, activity offices, meeting rooms and eating areas will enhance the area as a centre of university life and provide services that help reduce vehicle travel.

LB#23 Relationship to Commercial Centres The type and scale of commercial development in the Village Centre will be sensitive to the types of shops and services in Cadboro Bay, University Heights, and Shelbourne Plaza.

LB#24 Transportation HubThe Village Centre will continue to operate as the primary public transportation hub of the University.

LB#25 Planning and Design Study – ‘A’ Further study will be given to developing an attractive, cohesive, pedestrian-friendly environment in the Village Centre through measures such as traffic calming, landscaping and pedestrian-only areas.

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3.3.6 The CJVI Property

The primary area reserved for future development is the CJVI site. This 12.4 ha (30.7 acre) property of open-space land adjoins Cedar Hill Cross Road at the southeast corner of the campus. The property is surrounded by residential neighborhoods on one side and by South Woods on the other side. In view of the moratorium on natural areas, the timing of permanent development of this property may be advanced.

The following policy directions provide guidance on the urban design and landscaping matters. Wherever the ‘A’ symbol appears, this denotes that there is a corresponding action item in Section 5.

Policy Directions – CJVI Property

LB#26 Potential Uses The CJVI Property has potential for temporary uses and permanent development, including academic expansion, faculty and student housing, sports and recreational facilities, parking, and any special opportunity uses that may arise.

LB#27 Master Planning Study – ‘A’ Prior to any permanent development taking place, a master plan for the CJVI Property will be prepared with these caveats:

• The plan will be guided by the vision and principles of this plan, as it may be amended from time to time.
   
• Permanent development will provide landscaping and visual buffering to minimize its impact on nearby neighbours and on the adjoining forested areas of the University.
   
• Creative thought must be given to the best way to provide links and connections from these lands to other areas of the campus.

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3.3.7 The Southwest Quadrant – ‘A’

The southwestern quadrant inside Ring Road will accommodate additional buildings. It is also an important view corridor from the Henderson Road entry and may be needed as an additional drop-off area as parking lots within Ring Road are redeveloped for other purposes.

The following policy direction provides guidance on the urban design and landscaping matters. Wherever the ‘A’ symbol appears, this denotes that there is a corresponding action item in Section 5.

LB#28 An area plan and design guidelines will be prepared for the Southwest Quadrant. This refers to an area inside Ring Road between the MacLaurin Building/Parking Lot E and the west edge of the Cunningham Woods.

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3.3.8 Monitoring and Long-Term Planning

It is not the purpose of this plan to define an optimal size for UVic; the extent of growth will be determined by public policy, university funding, demographic trends, and Board policy. Nevertheless, the University must carefully and constantly review the impact that growth is having on the campus. Beyond a certain point, growth may risk compromising the principles of this plan.

The following policy directions provide guidance on the urban design and landscaping matters. Wherever the ‘A’ symbol appears, this denotes that there is a corresponding action item in Section 5.

Policy Directions – Monitoring and Long-Term Planning

LB#29 Monitoring – ‘A’ The Campus Development Committee will monitor carefully the effects of change on the campus, impacts on nearby neighbours and the broader community, and the relationship between continued construction and the principles of this plan. The CDC will make recommendations for future modifications to the Campus Plan.

LB#30 Acquiring Land – ‘A’ The University will consider donations or selective purchases of land, in the vicinity of the campus and at other locations, as may be necessary for long-term growth.