Praxis Architects Inc. - RE: 231 HEDDLE AVENUE

RE: 231 HEDDLE AVENUE

Dear Mayor and Council,

The proposed project at 231 Heddle Avenue is comprised of 9 townhouses which have been grouped in 3 separate building clusters. They have been located "on the hill" and "in the valley" in response to the topographical features of the site and have been treated with distinct identities to suit their immediate surroundings.

According to the current Official Community Plan, Schedule L - Land Use Designation, this property is identified as Large Lot Residential which is described as having detached homes with large lots and yards, height up to 2.5 storeys. An amendment to the OCP would be required to allow for the development of townhouses. The property is in the Harbour Neighbourhood, which is comprised of mostly low density residential with some medium density fronting Island Highway. The proposed development responds to the identified demand for ground-oriented housing and could be suitable for a diverse population. The OCP anticipates a mix of residential types on properties outside the Harbour-Helmcken Community Corridor, including townhouses.

The property is currently zoned R-1 Detached Residential (Large Lot). During a preliminary conversation with planning, we understand that rezoning to RT-1 Attached Residential would be the appropriate approach for the proposed redevelopment of this property.

In response to established goals for climate change and greenhouse gas emission reduction, the proposal includes a variety of features. The construction process and the operation of buildings are significant contributors to greenhouse gas emissions. One of the first steps to mitigating these effects are to make efforts to reduce the impact, both short-term and long-term. Some of the proposed features are as follows:

• Efficient construction techniques with minimal waste and compact, simple building forms.
• High-performance building envelopes, including common walls to reduce thermal exposure.
• High quality fenestration to meet or exceed NECB 2011 and a) permit solar gain and b) prevent overheating.
• Super-insulated fibreglass hot water cylinder in each unit (reduced energy consumption).
• LED light fixtures.
• Solar / PV ready infrastructure where appropriate.
• Rough-in for electric car charging stations in each unit.
• Targeting BC Energy Step Code – Step 2 (10% better than code).
• Opportunities to support and encourage use of multimodal transportation system:
  • approximately 150 m to bus stop on Island Highway
  • approximately 1 km to future regional transit node at Island Highway and Highway 1
  • approximately 385 m to E&N Rail Trail for walking and cycling

Based on concepts provided by Civil, it appears that applicable public infrastructure is adequate for the proposed development. Permeable surfaces, a rain garden and storm water detention gallery are being proposed to help manage storm water. Please refer to separate reports included with this submission.

We feel the proposed development will enhance the adjacent neighbourhood by adding quality, ground-oriented housing stock. The existing boulevard greenspace is intended to be maintained, and a single driveway to the development is proposed. This will provide meaningful privacy screening for neighbours directly across the street. Building 1 "on the hill" has been oriented to the south, where it will overlook the forested area north of Bessborough Avenue, instead of into adjacent yards per the existing single family dwelling.

Due to the topographical features of the site, the existing adjacent houses to the north and east along Island Highway are well below the proposed development, including the units "in the valley" as shown in site sections.

Much of the sloping site surrounding the existing knoll will remain unchanged. The south / east area of the property is home to an existing garry oak meadow which will be maintained and enhanced. Significant trees will be retained where possible, however, some trees will be affected by the proposed development. Please refer to the tree protection plan prepared by Talbot Mackenzie and Associates Consulting Arborists, which is included with this package.

The proposal meets the requirements for parking in accordance with Table 5.2. In addition, a traffic impact assessment has been prepared by Watt Consulting Group, and is also included with this package.

This proposal was presented at a neighbourhood meeting which was held November 20, 2017. Out of those who attended, there were some positive comments expressed as well as some concerns. Some of the concerns were regarding increased traffic as well as possible construction period blasting. Attached with this letter please find a copy of the notification for the neighbourhood meeting as well as sign-in sheets from the meeting. The notification was delivered to properties within a 100 m radius.

Trusting this is sufficient for submission requirements,

Sincerely,

Heather Spinney, Architect AIBC Praxis Architects Inc.