In a perfect transit world, you don't have lots of buses sitting around at an exchange. They are in and out quick.

The developer may indeed be serious, but IMO tone-deaf proposals like this don't help move the densification argument forward.

I support densification, but it really does have to be proposed as a realistic project in an area that either already is seeing densification, or as a large scale project that fits (height wise) into what's already in place.

Trying to overcome the limitations of a tiny land lot by reaching for the sky, in what is essentially a very low-rise neighborhood seems more than a bit optimistic to say the least.

In short, Royal Oak (and any area like it in the CRD) is never going to become the West End of Vancouver ... so developers have to propose projects that don't anticipate (pretend?) they're constructing the start of the next West End.

The area has all of that already, just horizontal density versus vertical density.

Saanich approved the 11-storey Marsen project just up the road from this site and the building footprint is huge, and still reaches 11-storeys. Further south you have a 10-storey proposal that is also sited with a very large footprint.