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Business at YYJ

York Development Update

York Realty, an Edmonton-based commercial real estate developer, is proposing to construct a 115,000 sq. ft. single storey warehouse with an attached parkade and rooftop parking on 7.8 acres of industrial-zoned land at the Victoria International Airport.  This facility represents a long-term lease commitment with Victoria Airport Authority (VAA) and is intended to strengthen YYJ's strategic position as a major transportation and logistics hub.    From the time of development approval, construction is expected to take 15 months to complete.



Development Review Status

As part of Victoria Airport Authority's (VAA) development permit approval process, the proposed development was submitted to the Town of Sidney for review and comment.  Following this 40-day review period, Town of Sidney officials provided VAA and York Realty a list of recommendations which included:

  • Consideration for the redesign of the east elevation of the building to reduce its impact on the Galaran residential neighbourhood
  • Addressing traffic issues in the neighbourhood with infrastructure improvements (in partnership with respective municipalities)
  • Further consultation with the Galaran residential neighbourhood and W̱SÁNEĆ Leadership Council.

Through consultation, feedback and discussions with VAA officials, York Realty has made significant modifications to the design of the building.  This has meant a drastic reduction of the building mass and height, especially facing the Galaran residential neighbourhood.  VAA has begun design work and discussions with the surrounding municipalities with respect to traffic management improvements as well as having further discussions with W̱SÁNEĆ Leadership Council.

Design Modifications

York Realty has carried out extensive re-design of the warehouse.  This has resulted in reducing the building heights to:
  • 11m along the east side facing Galaran Road (50% lower than originally planned).
  • Less than 15m for over 50% of the building's total length.
  • Less than 20m along the west end of the building.

Overall, these changes represent a reduction of the building mass by 26%.





 Building Height 
 VAA Development Guidelines                                         Approved Variance   

19.3m to top of roof - west portion of building and parkade                along McDonald Park Road      

 * For lands zoned Industrial, VAA Development Guidelines allow for building heights in excess of 15m as determined by VAA.   Building heights are to the top of the roof and do not include HVAC, stairwells, and elevator protrusion as per VAA   Development Guidelines.
Lot Coverage
VAA Development Guidelines Approved Variance
 50%  51%
  It is important to note, that for the purposes of this review, VAA considers a building's footprint to be measured from the     outer walls of a building and does not include overhangs or unenclosed structures.
VAA Development Guidelines  Approved Variance
 7.5m - Exterior (Beacon Avenue)  6.0m*
  *The developer has asked for a 1.5m variance on the 7.5m setback along Beacon Avenue but has committed to include     enhanced landscaping and sidewalk installation.  All other setbacks meet VAA Development Guidelines.

 Proposed Development Benefits and Considerations

The proposed benefits and considerations of this project include:

  • $65 million state-of-the-art building.
  • 260 permanent jobs created.
  • Approximately $900,000 in annual property tax revenue for the community and the region.
  • Stimulus for local road infrastructure improvements including a roundabout on Galaran Road at Beacon Avenue.
  • 100kW solar array on the building which will reduce C02 by two tonnes annually.                                                                                                                                                                                                                                                                                                                  

         This equates to


               7,311 km driven            2 acres of forest             680 litres of diesel

  • Commitment and infrastructure in place for future electric vehicle fleet.
  • Traffic flow will be managed and designed to be "off peak" (9:30 am - 11:00 am and 7:30 pm - 9:30 pm).
  • Line-haul trucks will be accessing the site via McDonald Park Road and unloading within the enclosed building structure, greatly reducing potential noise.
  • Public sidewalks will be installed and the entire frontage will have enhance landscaping, improving the overall aesthetic.
  • Minimal exterior lighting to respect proximity to the residential neighbourhood and airport and is Dark Sky compliant.

Traffic Impact

Delivery dispatch schedules have been proposed for off-peak daytime hours (dispatch occurring between 9:30 am - 11:00 am) and avoid the morning  and late afternoon traffic rush to decrease the warehouse's impact on existing traffic levels.  It is important to note that the recently completed Beacon West Traffic Study presented to Sidney Town Council in April, concluded that this development alone did not trigger the need for a roundabout.

Line-haul truck arrivals and departures will be occurring in the late evening only (after 9:00 pm) and will use the access point on McDonald Park Road on the opposite side of the property from the Galaran residential neighbourhood.  Unloading activities will be occurring from within the building structure greatly reducing potential noise.

Road Improvements

Roundabout - Beacon Avenue/Galaran Road Intersection  In accordance with the Beacon West Traffic Study, VAA has committed to working with York Realty, the Town of Sidney, the District of North Saanich, and other stakeholders to plan for the design and construction of a roundabout at the intersection of Galaran Road and Beacon Avenue and for the eventual realignment of Stirling Way to connect to the roundabout.

Highway 17/ Beacon Avenue Intersection  VAA has committed to working with the Town of Sidney, District of North Saanich, Ministry of Transportation and Infrastructure (MOTI), and other stakeholders to address improvements at the Highway 17 and Beacon Avenue intersection.

Warehouse Operator 

York Realty is currently in negotiations for the operation of the warehouse facility and is not at liberty to announce who the operator will be until negotiations are complete. In the interest of providing as accurate information as possible, York Realty can confirm that the warehouse is to be operated as a "last-mile" distribution facility and not as a product fulfillment centre.

A consultation period with the operator and the community will occur pending building design approval.


VAA and York Realty remain open to your feedback and are available to answer any specific questions or concerns you may have.  Due to COVID-19 restrictions, you may reach us by email and arrange a video conference or telephone call.


Meetings will be available until June 30, 2021.  Feedback opportunities will be available throughout the project.