We object

Dear Mayor and Councillors

My husband and I are long term residents of Oak Bay. We have noted the increasing number of modern developments requiring variances or rezoning over the past few years, and the many incidences of older houses being torn down or shipped out of the municipality to make way for modern buildings that use every inch of allowable square foot of the lot.

We are not against modest and responsible development that respects existing Oak Bay neighbourhoods, but

to the developer's proposal for 2326 Oak Bay Ave for the following reasons.

- The proposed structure is too big for the lot, over 25% greater than the nearby Clive Building.

- The setbacks are too shallow, making the building too close to neighbours.

- The excavation from property line to property line would destroy the roots of the neighbouring trees including the protected and irreplaceable Garry Oak on 2340 Oak Bay Ave.

- The building does not meet goals of the Oak Bay Official Community Plan.

The neighbourhood tree canopy has steadily decreased over the past decade from ongoing development. This is eroding the beauty of Oak Bay, as well as the habitat for our unique bird life - eagles and owls for example.

Relevant to the Council’s decision regarding 2326 Oak Bay Ave are two of the challenges identified in the Oak Bay Urban Forest Management Strategy, March 2017:

· Redevelopment and Other Forms of Development: Oak Bay’s aging housing stock replacement and the other forms of development to be considered could affect existing trees and space for future tree planting.

· Tree Protection on Public and Private Land: the current Tree Protection Bylaw does not adequately protect trees through the development process, replacement trees are not adequate to compensate for canopy loss and permit fees are insufficient to cover the cost of administration of the permits.

One of the recommendations in the above strategy document to overcome these challenges is “to increase the number of trees protected on private land and strengthen tree protection during development.” The strategy document goes on to provide a thorough argument in support of large trees as follows:

1.4.1 Why should we value large trees in urban areas?

People tend to accept the benefit and value of having large trees in urban parks without question. However, the benefits of large trees can be more controversial or less understood when they are located in streets or yards and come into conflict with other urban infrastructure such as roads, sidewalks, services and buildings. However, excluding large trees from neighbourhoods and streetscapes deprives people of the many benefits large trees provide and greatly reduces the value delivered by the urban forest.

Studies have repeatedly shown that the value returned by a large tree performing well in a streetscape exceeds the cost of maintenance (McPherson, et al., 2003) and, over its lifetime, returns approximately 16 times more value than a small tree. Large trees have longer life expectancy and provide far greater canopy cover per individual tree. Infrastructure conflicts can be avoided or managed through good design that designates appropriate space for each type of infrastructure in the streetscape, and by selecting the right tree for the location. A small tree is the right tree when space is limited but to maximize benefits from the urban forest we must protect or create adequate space for large trees when planning urban infrastructure.

Large street trees, when well-planned and maintained, complement good urban design by contributing to complete streetscapes that function well for pedestrians, cyclists and vehicles. Large trees can provide a continuous canopy that grows tall enough to give clearance, whereas small trees provide fragmented canopy cover that never reaches a height to clear the road space. Trees can be used as landmarks to help with wayfinding and to create a unique sense of place at the street and community level. Trees soften the hard edges of the built form, create dappled light and add varied textures to streets, enhancing their visual appeal. When planted in rows, trees define the edge of pedestrian and roadway space, unify street blocks and create comforting cathedral-like canopies over roads and sidewalks.

In my opinion, this concern should be acknowledged as a priority for the neighbourhood when considering development proposals and the expected loss of the Garry Oak tree on the neighbouring property should preclude the developer's proposal for 2326 Oak Bay Ave being approved.

Thank you for your consideration.

Kristina Stewart