An architectural diagram depicts the 18-storey massing of a proposal to redevelop 3468 Tillicum Road, where currently a strip mall is located that is home to Mr. Tubbs Ice Cream Parlour and other retailers. The project has a density vision for over 400 units. Maxcellent Group.
Strip mall home to Mr. Tubbs and Marble Arch could be redeveloped into 18-storey mixed-use tower
Mike Kozakowski, Citified.ca
Published March 13, 2025
A Saanich strip mall home to popular local businesses Marble Arch Fish & Chips and Mr. Tubbs Ice Cream Parlor, could be in-store for redevelopment into a mixed-use highrise tower, Citified has learned.
A proposal to deliver more than 400 residences in an 18-storey complex (see profile) with a ground floor comprised of retail spaces has been submitted to the District of Saanich for 3468 Tillicum Road, where a number of retailers operate from within a single-storey retail plaza. A Shell gas station adjacent to the strip mall and fronting Burnside Road, is not included in the project scope.
Proponent Maxcellent Group – formerly overseeing the development and construction management of a two building, five-storey apartment complex on an adjacent parcel formerly the location of Playtime Bingo – is seeking rezoning approvals and a development permit from the District.
In response to the thin, rectangular property dimension, the submitted architectural design from Vancouver-based Mallen Gowing Berzins Architecture is nearly as tall as it is wide, featuring large, glass-clad balconies, and varying setbacks that for the most part reach from top to bottom of the envisioned 18-storey massing.
Parking for the project is planned within an underground parkade.
The 18-storey height would deliver the first building of its size to the Tillicum area of Saanich, and if approved, would join a growing list of highrise towers approved or moving through the approvals process throughout the municipality. In the immediate vicinity of the proposal, however, are lowrise buildings.
Elsewhere in the municipality, the tallest buildings approved within Saanich include a trio of towers up to 24-storeys tall at the former Mayfair Lanes property on Tolmie Avenue between Oak and Douglas streets, a 24-storey tower coming to Uptown Shopping Centre, and an 18-storey tower at the Nellie McClung library site on McKenzie Avenue at Cedar Hill Road that will deliver BC Housing-backed affordable rentals along with a new library branch.
Meanwhile, construction is well underway at the former site of Playtime Bingo immediately south of the 3468 Tillicum Road proposal, where Odyssey, a two-building purpose-built rental project from development partners Ovis Group, Stratosphere Properties and Ironclad Developments, will add over 200 homes to the Tillicum neighbourhood in 2026. C
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