OCP Compliance?

To The Mayor & Councillors, June 7, 2017 RE: Proposed Development of 2326 Oak Bay Avenue (‘The Quest’) We are concerned residents who live at 1536 York Place, just north of 2326 Oak Bay Ave. Large & Co., the developer, just presented to the June 6, 2017 ADP meeting concerning their development plans for ‘The Quest’. We believe that this development would not be in keeping with the Official Community Plan (OCP) of June 23, 2014 and we would like to list, by quoting from the new OCP, where we think this is not the case. The building plan calls for high level blasting 10-12 feet deep of the entire lot for underground parking. And there is a large Garry Oak tree located just east of the lot on neighbouring property at 2340 Oak Bay Ave, which will be killed by this blasting. The height of the building is 5 storeys high. The number of luxury condo units are 14 units. Under section 8.3.2, Multi Unit Residential Development Permit Areas, 2326 Oak Bay Avenue falls into this DPA (Development Permit Area). In 8.3.2.2 Justification section, it discusses how Multi Unit Residential development will be “…through the redevelopment of existing multi-unit residential properties.” There currently is only a single-family residential building at 2326 Oak Bay Avenue. In 8.3.2.3 Objectives section, subsection 2. calls to “respect neighbourhood character and streetscapes.” Subsection 4. “provide landscapes that include vegetation and rainwater management” and Subsection 6. “consider the impacts of new construction on adjacent residents.” We do not see how a proposed 5 story building with the use of high level blasting on the entire lot will meet these subsections. In 8.2.3.6 Site Planning and Building Guidelines, subsection 1. calls for “Design and build new development to contribute to the cohesion, visual identify and the quality of the streetscapes”. Subsection 2. states in part, “provide variations in height, massing and rooflines on larger buildings to create visual interest.” “respect the privacy of adjacent properties” “limit shadowing of public outdoor use areas and adjacent residential properties”. Subsection 4. states “Retain large front setbacks where there is substantial green space and trees that contribute to the character of the streetscape”. Again, it does not appear to us that ‘The Quest’ will fall within these guidelines. In 8.2.3.7 Landscape Guidelines, subsection 1. “Design the site layout and building locations to: retain and conserve as much natural vegetation, rock outcrops, existing hydrology, and unique site features as possible, including Garry Oaks, other large trees, and significant vegetation. Respect the existing topography, minimizing the need for cut and fill, major blasting, or tall retaining walls.” This will be impossible to achieve as the entire lot will undergo high level major blasting down to 10-12 feet deep. This high level blasting will also have a major adverse impact on the roots of the adjoining large Garry Oak. In 8.2.3.7 Landscape Guidelines, subsection 2. says in part “maximize the extent of landscaped areas on site with absorbent soils and minimize the amount of impervious surfaces to increase the natural infiltration (absorption) of rainwater and to provide a more natural or landscaped character.” And in 8.2.3.7 Landscape Guidelines, subsection 4. “Design the landscape to retain, and if possible to increase, the tree canopy on the site”. It’s hard to believe that high level blasting on the entire lot with the building of an underground parking level will match either of these subsections. In 8.2.3.7 Landscape Guidelines, subsection 7, “Incorporate outdoor amenities such as benches, courtyards…” In 8.2.3.7 Landscape Guidelines, subsection 9. “Design the front yard landscape to include a significant proportion of vegetation…”. The very size of the proposed building in this small lot limits the number of amenities possible as well as any significant amount of vegetation. For the above reasons, we do not support ‘The Quest’ development proposal for 2326 Oak Bay Avenue. The proposed density and site coverage as set forth in ‘The Quest’ development is not in keeping with the character of Oak Bay or with the OCP. Sincerely,