TOWN OF OSOYOOS SOUTHEAST MEADOWLARK PLAN IMPLEMENTATION PROJECT

Transcription

1 TOWN OF OSOYOOS SOUTHEAST MEADOWLARK PLAN IMPLEMENTATION PROJECT PHASE I Unifying Architectural and Urban Design Guidelines and Innovative Housing Models November 2011

2 Southeast Meadowlark Plan Implementation Project INDEX Introduction 1 Guiding Principals 1 Land Ownership 2 Opportunities and Challenges 3 Land Use Concepts o Option A 5 o Option B 7 Landscape Plan 9 Design Concepts 11 Green Building Concepts 18 Smart Growth 21 Housing Symposium 22 Public Open House 24 Appendix 1 Option A Overview i Appendix 2 Option B Overview ii Appendix 3 Building Type Plans iii Appendix 4 Landscape Plans x Appendix 5 Richter Property xii Alternate Options

3 Southeast Meadowlark Plan Implementation Project Page 1 Introduction The South Meadowlark Plan area covers approximately 16.2 ha of land. The neighbourhood is located west of Highway 97, bounded on the north by 74 th Avenue, on the east by the extension of Meadowlark Drive, and on the south by 62 nd Avenue. The Southeast Meadowlark Area Plan was adopted on April 6 th, 2010, and is in the process of being designated for medium residential use on an incremental basis. Guiding Principles The following detailed guiding principals were established for the development of the Southeast Meadowlark Community: To create an inclusive medium density neighbourhood, offering approximately 270 units, at a minimum overall density of 30 units per developable hectare; To respect the Town s Façade Guidelines (a blend of Santa Fe/Southwest building motifs into a dry climate architectural theme to suit the local context); To provide a range of housing types throughout the plan area, across development phases, including 3-storey multi-family apartments, town houses, four-plexes, and narrow frontage single family and duplex dwellings; To examine alternate energies and green design aspects for possible incorporation into the community and individual homes where feasible. To grade building heights down towards the pond and southwards towards Wren Place; To reserve a public park around Kettle Pond, providing public shoreline access and connections to the future sidewalk and street system; and To incorporate smart growth urban design concepts.

4 Southeast Meadowlark Plan Implementation Project Page 2 Land Ownership Within the Plan area, there are twenty-four properties owned by twenty-four property owners. At the outset, the Town of Osoyoos, Planning and Development Services identified twelve (12) properties that would continue in their current use in the long term. These included the northerly ha of the Town owned Richter property recently rezoned for a new fire hall, the commercial property at the northwest corner of the intersection of Highway 97 and 74 th Avenue, the Reflections Guesthouse bed & breakfast and an adjacent residence on Meadowlark Road, the existing enclave of single family residences on Wren Place, and the easterly portion of the Osoyoos Baptist Church property. During the public consultation process associated with the Housing Symposium, an owner of the 7003 Meadowlark Drive residence requested that the property be shown for townhouse development. The property would be suitable 2 four-plexes. Based on a review of existing uses, the varying size and configurations of the properties, and the number of property owners, blocks of lands were identified to recognize potential opportunities for land assembly, and a road plan was developed to maximize the development opportunities of the properties, provide views to and over the pond, and connect to a pedestrian trail system through the Southeast Meadowlark community. In order to create a cohesive mixed use community and to manage density within the plan area to meet the requirements of the Southeast Meadowlark Plan and the Agricultural Land Commission (ALC), five precincts were identified. Within each precinct a mix of housing types and an overall density was identified. This will provide a mechanism for the Town to measure and monitor development of each precinct to meet the Plan s density objectives, and satisfy the ALC s requirements as development occurs. CONTEXT MAP SHOWING EXISITNG CONDITIONS OF SITE

5 Southeast Meadowlark Plan Implementation Project Page 3 Opportunities and Challenges The southeast Meadowlark area provides a unique opportunity to create a vibrant medium density residential community, but not without its challenges. Opportunities Kettle Pond and the surrounding topography provide a focus for the neighbourhood, and an interesting and inviting central park amenity; Limited existing development within the plan area provides the opportunity to plan for new residential development; The comprehensive development concept guidelines will provide a unique opportunity to create a medium density neighbourhood that will be a show piece of urban design excellence. Challenges Existing designated low-density residential, commercial and institutional land uses that will remain in the long term (the Fire Station site, Osoyoos Baptist Church, Wren Place single family enclave, Phoenix Auto Industrial Parts building, Reflections Guesthouse and the residence on Meadowlark Drive) present design and land use compatibility challenges; The proximity to agricultural lands (that are part of the Agricultural Land Reserve) requires the provision of a 30 metre agricultural buffer zone along the westerly border of

6 Southeast Meadowlark Plan Implementation Project Page 4 the plan area. This buffer will be provided as the lands within the plan area immediately adjacent to the lands to remain in the ALR (Agricultural Land Reserve) are developed for residential uses. Multiple ownership in the area introduces the challenge of providing reasonable development opportunities for owners, while creating an interesting and cohesive land use plan for the new community; Existing irregular lot sizes and configurations create a challenge to ensure that parcels are developable; and Highway access and internal road access present a challenge. 62 nd Avenue will continue to be the main controlled intersection providing access into the neighbourhood from the south end of the property. 74 th Avenue will become a fire emergency controlled intersection once the fire station is built and will be the main entry from the north end of the property. Because of the size and central location of Kettle Pond, there is no opportunity to provide vehicular road access between the north and south ends of the neighbourhood, within the neighbourhood boundary.

7 Southeast Meadowlark Plan Implementation Project Page 5 PRECINCT B Land Use Concepts Two land use concepts were developed. Both use the same road layout, the same five precincts, and both focusing on Kettle Pond as the central amenity feature. PRECINCT A Option A Land Use This concept is the lower density approach, incorporating more ground oriented, fee simple housing ownership opportunities (36%), while potentially achieving an overall density of 28 Units per hectare. The land use plan centres on Kettle Pond as the visual focus of the Plan area. A public park system including shorelines paths, and a north-south pedestrian oriented spine that connects the north, central and south neighbourhoods. The north part of the plan area also includes a traffic circle that provides views across Kettle Pond, and a key pedestrian access to the park area and pedestrian system surrounding the pond. The northeast corner (Precinct A) includes a two storey apartment, small lot single detached dwellings and duplex units. The northwest area (Precinct B) consists of single family dwellings, with carriage houses backing on to 74 th Avenue, back-to-back duplexes with units fronting on to both Meadowlark Drive and an internal road, as well as town house units with shared pod parking. In keeping with the guiding principles, the area surrounding Kettle Pond (Precinct C) is low density. Proposed development includes small lot and duplex infill at the south end of Wren Place, four-plexes and duplexes northwest of the pond, and duplexes on the south side of the pond. The land use summary includes the Reflections Guesthouse. The precincts south of the pond (Precinct D) include a block of three storey apartment buildings, a block of small lot single PRECINCT D PRECINCT E PRECINCT C

8 Southeast Meadowlark Plan Implementation Project Page 6 detached dwellings, and a block of four plexes. The area bordering on 62 nd Avenue (Precinct E) includes a series of four plexes with parking and access from the rear. Community gardens have been incorporated into the agricultural buffer on the southwesterly boundary of the plan area. This plan includes mortgage helpers in the form of carriage houses that have been proposed for six single family dwellings backing on to 74 th Avenue in Precinct B. As well, by taking advantage of contours on the south and north side of the pond, duplexes have been proposed that include walkout basement suites that look out over the pond in Precinct C. A summary of the unit and building breakdowns and densities are attached as Appendix 1 Plan Overview This land use concept provides 293 new residential dwelling units, at an overall density of 28 units per hectare. Unit type overview o Unit breakdown Single family detached dwelling units (existing) 7 o Carriage houses 6 Small lot single detached dwellings 22 Duplexes o Side-by-side 28 (14 duplexes) o Back-to-back 20 (10 duplexes) o Basement suites 10 Town houses 28 Apartments o 4-plex 68 (19 4-plexes) o Apartment building 104 (3 buildings) Total 293 SITE PLAN OF OPTION A

9 Southeast Meadowlark Plan Implementation Project Page 7 Option B PRECINCT B This concept proposes a higher density approach, incorporating more apartment development and less ground oriented, fee simple housing ownership opportunities (31%), while achieving the overall density of 31 units per gross acre. The land use plan focuses on Kettle Pond. A public park system including shorelines paths and a boardwalk, a bridge over the pond, as well as a north-south pedestrian oriented walkway system that connects the north, central and south neighbourhoods. The north part of the plan area proposes a strong north-south boulevard connection to the Pond. The south part of the plan area continues the walkway system through the centre of the multi-family apartment blocks, south to 62 nd Avenue and east to Highway 97. Traffic circles connect down the path system and provide an open corridor and views down to and across Kettle Pond. PRECINCT A The northeast corner (Precinct A) includes a three storey apartment and duplex units. The northwest area (Precinct B) consists of small lot single family dwellings, with lane access garages. The land use summary includes the Reflections Guesthouse). In keeping with the guiding principles, the area surrounding Kettle Pond (Precinct C) is lower density. Proposed development includes small lot and duplex infill at the south end of Wren Place, four-plexes northwest of the pond, and duplexes on the south side of the pond, and fourplexes to the southeast. The precincts south of the pond include a central block of five three storey apartment buildings (Precinct D) and a block of small lot single detached dwellings with lane garage access, and four-plexes (Precinct E). Community gardens have been incorporated into the landscaping of the south central apartment block. A summary of the unit and building breakdowns and densities are attached as Appendix 2. PRECINCT D PRECINCT C PRECINCT E

10 Southeast Meadowlark Plan Implementation Project Page 8 Plan Overview This land use concept provides 330 dwelling units, for a potential density of 31 units per hectare; Unit type/breakdown overview o Unit breakdown Small lot single detached dwellings 56 Duplexes o Side-by-side 28 (14 duplexes) Town houses 17 Apartments o 4-plex 52 (13 buildings) o Apartment building 176 (6 buildings) Total 330 SITE PLAN OF OPTION B

11 Southeast Meadowlark Plan Implementation Project Page 9 Landscape Plan The landscape design framework for both concept options is based around a primary public system circulation with Kettle Pond as the focal point in the center of the site. In the long term, public access around the pond is desirable. A public pathway along the shoreline is proposed. To maintain continuity of access, a boardwalk connection is proposed adjacent to private properties where shoreline access will be difficult to secure. A boardwalk across the pond will provide a strong north/south link through the site. A comprehensive pedestrian pathway network is advocated throughout the community to allow residents and visitors to move through the site and enjoy a number of public plaza and playground spaces. Retention of sections of existing orchard trees and creation of community garden areas are encouraged to allow residents the opportunity to grow their own food and flowers. Around the pond edge riparian restoration planting buffers are encouraged to enhance habitat and water quality values. Non-motorized boating activities may be possible. A multiuse path is encouraged parallel to the highway on the eastern boundary and along the southern boundary of the site to provide cyclist and pedestrian linkages around the site and linkages to the wider community. In time a pedestrian underpass under the highway could also be considered at the east side of the pond to link the site to the Arena. Investigation of potential connections to the existing trail linkages to the west are also recommended to allow integration of the site within the wider community trail networks. The general landscape character is proposed to reflect the natural character of the Osoyoos area with a predominantly native and drought tolerant species palette. The NK'MIP cultural center provides a useful template. LOCALLY ADAPTED PLANTING SCHEME WITH A HEAVY EMPHASIS ON NATIVE SPECIES AND XERISCAPE MEADOW THEMES

12 Southeast Meadowlark Plan Implementation Project Page 10 Proposed key themes will be: water conservation & recycling with integrated rainwater gardens and encouraging developers to utilize greywater and rainwater recycling and harvesting; use of local plants and materials throughout the site; habitat improvement - both upland, riparian and aquatic areas around the pond; fostering of a sense of community through encouraging social interaction in the many community gardens, public plazas and playgrounds; and encouraging healthy activity and sustainable transportation options with comprehensive pedestrian and bicycle connections into and around the site. privacy landscaping due to intensive development nature BUILT FORM COLOUR AND MATERIAL SELECTION TO COMPLEMENT THE NATURAL LOCAL LANDSCAPE CHARACTER PRECIDENT IMAGES SHOWING SIMILAR PATH SYSTEMS PROPOSED FOR AROUND KETTLE POND

13 Southeast Meadowlark Plan Implementation Project Page 11 Design Concepts The architectural theme had been developed to: Recognize design elements contained in the Town of Osoyoos Façade Guidelines, notably: o Wall corners; o Shade and shadow; o Window openings; o Scale and proportion; o Recesses; o Awnings, canopies and detailing; and o The use of colour within the prescribed colour palette. Provide a variety of building types; Provide building designs and flexibility to allow for an easier integration of affordable suites; and Provide sensitivity of scaling with relation to existing context. Housing Forms A variety of housing forms were investigated, and the following housing types are proposed in Options A and B. Standard Single Detached Unit with Carriage House Single Small Lot Housing Duplex Dwelling Units, side-by-side and back-to-back Town Houses Four-plexes Apartments

14 Southeast Meadowlark Plan Implementation Project Page 12 Standard Size Lot Development Options As work progressed with the precincts in the north part of the plan area, the review indicated that a typical 12.2 m. by 30 m (366 m2). lot configuration would work well within the property constraints. In order to provide flexibility and achieve increased density in the neighbourhood, a number of options were considered. This lot configuration provides the opportunity to develop a standard single detached dwelling with a carriage house, or to subdivide the lot to provide either a back-to-back duplex dwelling or a side-by-side duplex dwelling. SKETCH OF STANDARD HOME AND CARRIAGE HOUSE SKETCH OF DUPLEX ON STANDARD LOT WITH A POSSIBLE WALK-OUT BASEMENT THAT COULD ALSO BE A RENTAL SUITE DIAGRAM SHOWING HOW A STANDARD SIZE LOT CAN BE SUB-DIVIDED TO ALLOW FOR MULTIPLE UNITS

15 Southeast Meadowlark Plan Implementation Project Page 13 Single Detached with Carriage House The carriage house suite would be approximately 48 sq. m. in area (516 sq. ft.). One parking space would be required, and the plan would include a small privacy area that would not interfere with the property owner s use of the back yard. The carriage house/garage would be set back 1.5 m. from the lane for safety and to reduce the sense of massing on the lane. Back-to-back Duplex Dwellings The back-to-back duplex lots are created by dividing the standard lot in half horizontally. These units have been introduced along the westerly boundary, where there are double fronting lots, and the required agricultural setback. This housing form works well, providing both owners with street frontage and a useable front yard, and maintaining similar property values. Side-by-side Duplex Dwellings The side-by-side duplex lots are created by dividing the standard lot in half vertically. These lots have been used in various locations throughout the Plan area. Mortgage Helpers/Rental Market Secondary suites have been proposed in some locations to provide additional dwelling units for rent, and a revenue stream for the owner. The suites both increase density and serve the rental market. For the standard single detached dwellings, a carriage house above a lane access garage at the rear of the property has been proposed. For dwellings on sloped lots a walkout basement suite has been proposed that offers both outside access and views.

16 Southeast Meadowlark Plan Implementation Project Page 14 Single Small Lot Housing Small lots were developed that would minimize land requirements and provide a two or three bedroom family dwelling unit with a back yard amenity space and parking. In order to decrease the total lot area as a first step some of the existing required setbacks were reviewed and reduced. Front yards were decreased from 4.5m to 3 m. and side yards from 1.5 mto 1.2 m. Typical housing sizes were examined to determine the optimal width and depth of a dwelling unit. Additional limiting factors included the width needed to provide two parking spaces and the width needed to accommodate two bedrooms side by side with a minimum bedroom width of 3m. A small lot size and configuration of 9 m. by 26.6 m. was developed. The unit sizes for small lot dwelling units for 2 bedroom to 3 bedroom units plus den range from 134 to 185 sq. m. (1440 to 1995 square feet). For the small lot developments, proper detailing and a greater amount of articulation to the facades was critical. This is because, with a greater density of building massing in a smaller area, tightly packed buildings can end up feeling monotonous, uniform and over bearing. By following the existing Façade Guidelines, the building mass was articulated by pushing and pulling parts of the dwelling units forward and back to give strong shadow lines and interest to the elevation. Multiple colours were introduces to accentuate the different masses so that the elevation becomes a play of interlocking volumes. The use of some wood detailing, canopies and decks add to the detailing of the built form. While the flat roof best suits the design guidelines, sloped roofs have also been included for economic reasons. ELEVATION STUDIES OF A TYPICAL STREET SCAPE FOR THE SMALL LOT HOUSING HOUSE GRAVEL PARKING PAD LOT CONFIGURATIONS FOR SMALL LOT HOUSING HOUSE GARAGE

17 Southeast Meadowlark Plan Implementation Project Page 15 Town Houses Very similar to the small lot housing, the significant difference with the town house development was first a further lot size reduction by the elimination of side yards. Many of the same assumptions and spatial requirements for the single small lot housing units were used for the town house lots. One other significant difference between the single small lot housing and the town house units is how parking can be dealt with. The compact and independent character of town house developments allowed a number of additional parking options to be considered, including the provision of a large central parking area, and parking pods. Developers may also look at providing individual parking at the rear of each townhouse lot. A typical town house lot of 7 m. by 25 m. was developed. Unit configurations similar to the single small lot housing units were developed that include a variety of plan types ranging from 2 to 3 bedroom units plus den, ranging in sizes from 134 to 185 sq. m. (1440 to 1995 square feet). Detailing of the town house facades, where buildings are grouped together without any physical breaks, was even more important with these units. SKETCH OF TOWN HOUSE CLUSTER HOUSE LOT CONFIGURATION FOR TOWN HOME

18 Southeast Meadowlark Plan Implementation Project Page 16 Four-plexes These housing blocks are designed with individual and separate entrances for each main and upper floor unit. With direct connection to the exterior these 2 bedroom units offer individual control and privacy with front and rear communal yards, and could therefore be developed for either fee simple or strata ownership. The housing blocks are articulated to maintain the small scale, single family character of the community. The four-plexes can be built as stand-alone buildings or grouped to form a larger complex. Parking would be provided in a central, on-grade lot through strata ownership. The proposed area of a main floor two bedroom unit is 108 sq. m. (1162 sq, ft.), and for an upper floor unit is 117 sq. m. (1259 sq, ft.). SKETCH OF FOUR-PLEXES CLUSTERED TOGETHER

19 Southeast Meadowlark Plan Implementation Project Page 17 Apartments The central theme of the design concept for the apartment blocks draws from the local environs and climate. The goal is to control the scale and massing of the apartment blocks while making a strong and direct connection to the immediate landscape. Entry points are located at each end and at the middle of the apartment block to provide close proximity access to each unit and to foster a sense of intimacy and community within each floor of six unit pods. The central access is a roofed but open air arcade to accentuate the connection to the environs and the semi-arid climate. The exterior facades are articulated to maintain the scale of the Santa Fe design model, as well as surrounding single family residential development. Unit sizes range from 88 sq. m. (946 sq. ft.) for a two bedroom unit to 109 sq. m. (1176 sq. ft.) for a two storey one bedroom plus den/bedroom) SKETCH OF APARTMENT BUILDING SHOWING BOTH A TWO STOREY AND A THREE STOREY WITH LOFT AREA IN CENTRAL SECTION ELEVATION SKETCH OF A MORE MODERN VERSION OF THE TWO STOREY CONFIGURATION

20 Southeast Meadowlark Plan Implementation Project Page 18 Green Building Concepts and Alternative Energy Systems The possibility of introducing sustainable systems and design principles was discussed during the development of the plan, but in keeping with the Town s objective to maintain a realistic and feasible concept, these recommendations were not incorporated into the design. There are a variety of systems and design principles that should be reviewed further if the Town wishes to pursue green design concepts for the development area. Many of these options come with a high, upfront cost, and the Town should investigate funding available for some options through the provincial government and other organizations interested in furthering environmental design principals. One alternative energy system that has seen a great deal of growth and development is geothermal energy. This is the principal of tapping into the earth s crust to harness the latent energy stored. With a constant temperature of between 10 to 15 degrees celcius below the surface this energy can be used to both heat a home in the winter and to cool or absorb the heat coming from a house in the summer. While typically this process is installed for individual buildings it has been implemented at a larger scale to provide heating and cooling for entire communities. The benefit of such a system to the Town is twofold. Firstly, it provides an environmentally sensitive and energy efficient heating and cooling system for the community. Secondly, a community wide geothermal system can become a revenue opportunity with the owner and manager of the system acting as the energy supplier and retailer to the community. Some of the draw backs of such a system include the significant upfront costs with the possibility of a 15 to 20 year payback period and that with several different developers it will be difficult to co-ordinate a horizontal geothermal piping grid layout which crosses from one work site to another. If each contractor has to drill a separate vertical pipe system the cost may be prohibitive. The Town may want to take the initiative and provide a mechanism via bonusing to incorporate horizontal piping along with the in-ground services (water, sewer) throughout the public areas. The Town should also look to implement other community wide requirements in order to secure funding from government or other organizations. Regulations requiring roof orientations that

21 Southeast Meadowlark Plan Implementation Project Page 19 optimize solar gain, augmented water usage restrictions for homes through the use of high efficiency appliances (toilets, etc), required energy conserving systems such as high efficiency furnaces and the use of heat exchangers are some examples that need to be explored in conjunction with research into available grant opportunities. There are a wide range of resources and organizations that provide funding for these types of developments, including the Government of Canada with grants including the ecoenergy for Renewable Initiative and Capitol Cost Allowance for renewable energy, BC Hydro, CMHC, RBC Energy Loan, SolarBC Incentive, Terasen Gas, Green Municipal Fund and Live Smart BC. While there are regulations that the Town can implement to push innovation and its green agenda, proposed changes to the B.C. Building Code will begin to require builders to provide improved building design and better building construction through the use of more energy efficient and environmentally friendly building materials and improved construction techniques. Allowing for the future addition of both solar water heating and solar power will also become a requirement for new buildings. The updated building code will also require installation of higher insulation values, and more efficient mechanical and electrical systems. The construction industry as a whole has undergone a radical reworking as it pushes to become more sustainable in its use of renewable resources, and more efficient in how it produces building and construction products. While these changes are coming they are not currently the standard. As a result it is suggested that the Town push to have some of these conditions a part of any future development. In this way they would be progressive and on the leading edge of the coming changes. Some of the easier aspects that could be required are: 1. Require hard surface products that are made with resource sensitive materials i.e. recycled or reformulated. 2. Require and promote pedestrian and cycle modes of movement. 3. Require roofing materials that reflect heat to avoid heat islands. 4. Require open-grid pavers for walkways and patios to allow drainage and avoid creating a heat island effect.

22 Southeast Meadowlark Plan Implementation Project Page Promote vegetation for shading. 6. Require that site lighting and building lighting be designed to avoid light trespass or over lighting areas. 7. Require efficient toilets, showers, and wash machines. 8. Require energy efficient furnaces, hot water heaters, and appliances. 9. Require higher thermal values for building envelopes with increased insulation. 10. Require high efficiency window and door selection. 11. Require selection of materials produced by conservation processes i.e. certified wood. 12. Manage construction waste for separation and re-use of materials. 13. Require the selection of materials and products produced locally (within a 300 km radius). 14. Require the use of rapidly renewable products i.e. bamboo flooring that is produced form a plant type that rapidly reproduces itself lending to its use as a building product. Developers should be encouraged to explore these options as well as more complex items such as solar powered mechanical systems. In order to aggressively encourage the incorporation of leading edge green building concepts and alternative energy systems in the development of the Southeast Meadowlark Plan area, the Town should explore ways to incentivize developers through tax breaks, reduced permit fees and/or grants and priority permit processing.

23 Southeast Meadowlark Plan Implementation Project Page 21 Smart Growth Smart growth focuses on public policies and planning guidelines that will create denser, walkable, mixed use neighbourhoods. The proposed land use concepts support the following Smart Growth goals; Preserve open space, farmland, natural beauty, and critical environmental areas; Build compact communities; Build walkable neighbourhoods; Create housing opportunities and choices; Foster distinctive, attractive communities with a strong sense of place; Make development decisions predictable, fair and cost effective. Specifically, these goals will be achieved through the following urban design elements that will be implemented through the development of Intensive Residential Development Permit Area (IRDPA) guidelines and new intensive residential zoning that will incorporate the following urban design elements: Sidewalks and reduced street widths, garages to the rear of the dwellings, and dwellings close to the street/sidewalks create a more walkable neighbourhood, with eyes on the street for safety, and a pedestrian network that promotes a more active lifestyle and health benefits; The concepts offer a variety of housing types, styles, prices, and smaller lots and homes to provide more choice and create a more diverse, visually appealing community serving more buyers, and allowing them to move within the neighbourhood. Small lot homes and lots also offer lower maintenance and care costs;

24 Southeast Meadowlark Plan Implementation Project Page 22 Densification of development creates a compact neighbourhood, and reduces the housing footprint; The park system in and around Kettle Pond, the planned open spaces, trails, bike paths, community gardens and playgrounds offer the opportunity for recreation, community interaction, nature study, and environmental education; The Plans offers connectivity throughout the neighbourhood through a central open space corridor that makes it easy to get to all areas of the neighbourhood, is safe for children to navigate and results in less traffic congestion by offering an alternate route. Sustainability The concepts support sustainability initiatives through new urban development that will; introduce higher average gross housing densities than those that previously existed or would be developed under existing zoning bylaw regulations; restore a degraded pond; and incorporate practices that mitigate the impact of stormwater runoff. Housing Symposium On April 28 th, 2011, the Osoyoos Planning Department held a Housing Symposium to present the draft urban design concepts and housing models to government housing agencies and interested developers. Representatives from CMHC, BC Housing, Habitat for Humanity and MacDonald Realty attended the presentation. The Mayor and some members of Council were also available for the latter part of the discussion. An overview of the meeting notes is attached as Appendix 3. A Comment Sheet was provided and a number of responses were received. Copies of the Comments Sheets are attached in Appendix 4.

25 Southeast Meadowlark Plan Implementation Project Page 23 In summary, the comments regarding improvements to the plan included: Better idea of costs and price points, rental vs. ownership; Perhaps the site can sustain a higher density; Consider opportunities for incorporating mixed use residential-commercial uses and TOD (Transit-oriented Development) design elements; Consider a more radical approach all green elements including a district energy program etc. Aim to create a model community. In response: To develop a better idea of costs and price points, discussions should be undertaken with the local development community. To better understand rental vs. ownership please refer to Appendices 1 and 2. In response to comments regarding whether the site can sustain a higher density, there could be opportunities for increased density should the Town decide to consider apartment building heights over three storeys. Mixed use residential-commercial uses and TOD (Transit-oriented Development) design elements were not included in the terms of reference for the land use concepts. The opportunity to develop some community oriented commercial at grade would provide local convenience commercial that residents could walk to, reducing the necessity for residents to drive elsewhere to secure incidental needs, and provide some local employment opportunities. As well, the provision of easily accessible, convenient transit would lead to decreased automobile use. A more radical approach such as all green elements including a district energy program can be investigated, and implemented to create a model community.

26 Southeast Meadowlark Plan Implementation Project Page 24 Public Open House On May 9, 2011, the Osoyoos Planning Department held a public meeting to present and discuss the housing concepts and housing models with the invited public. Staff advised that as a result of this meeting, an additional property owner indicated a desire to redevelop their property for townhouses. The concept plans have been amended to include this property for redevelopment and shows two scenarios, one with 4 town homes and a second more dense option with 2 four-plexes. In addition, staff advised that many community members expressed concerns with toddler parks being so close to the pond. In response, the number of playgrounds would be reduced to one play area south of the pond and one play area north of the pond in each concept plan. The play areas have also been moved further from the pond in order to also protect the riparian area and public shoreline access. The scope of this project does not facilitate the detailed research required in the design of a riparian area around Kettle Pond. When the Town is in a position to consider reclamation of the pond, the appropriate research and planning should be undertaken to design the riparian area surrounding the pond. This may result in the development of an implementation plan that varies from the proposed design concepts. With the changing market and overbuilding of condominium developments across BC, some concerns have also been raised with respect to the number of apartment style condominiums units in the project. It is crucial that there be a good balance of apartment style development in the area in order to reach the density that is required as set out in the guiding principals. In order to ensure diversity of building types there is some flexibility built in to the Site Plan Options. With the Richter property specifically, the apartment building initially shown was a two story development. By decreasing the foot print but increasing the amount of stories to three, area could be freed up to allow other types of developments to occur. Similarly across the project in some cases two storey apartment buildings have been shown. But as an alternate strategy, during the design process it was decided that four stories would be too high, it might

27 Southeast Meadowlark Plan Implementation Project Page 25 prove to be a plausible option if it means this will both free up more land for alternate building types but still allow for the density requirement to be reached. In this way, smaller fee simple homes may be developed in the short term while land is reserved for higher density projects that may be built at a later date when the market shifts once again.

28 Southeast Meadowlark Plan Implementation Project P a g e i Appendix 1 - Option A Overview

29 Southeast Meadowlark Plan Implementation Project P a g e ii Appendix 2 - Option B Overview

30 Southeast Meadowlark Plan Implementation Project P a g e iii Appendix 3 Building Type Plans SMALL LOTS SINGLE DETACHED DWELLING UNIT TOWNHOUSE CLUSTER TWO BEDROOM UNIT THREE BEDROOM UNIT SECOND FLOOR MAIN FLOOR SECOND FLOOR MAIN FLOOR

31 Southeast Meadowlark Plan Implementation Project P a g e iv THREE BEDROOM UNIT AND DEN / ROOF TOP TERRACE THIRD FLOOR / ROOF DECK SECOND FLOOR MAIN FLOOR

32 Southeast Meadowlark Plan Implementation Project P a g e v STANDARD LOT SIZE A) SINGLE DETACHED DWELLING UNIT WITH CARRIAGE HOUSE MAIN FLOOR SECOND FLOOR

33 Southeast Meadowlark Plan Implementation Project P a g e vi B) SIDE-BY-SIDE DUPLEX SIDE BY SIDE DUPLEX BASEMENT FLOOR SIDE BY SIDE DUPLEX MAIN FLOOR SIDE BY SIDE DUPLEX SECOND FLOOR

34 Southeast Meadowlark Plan Implementation Project P a g e vii C) BACK-TO-BACK DUPLEX BACK TO BACK DUPLEX MAIN FLOOR BACK TO BACK DUPLEX SECOND FLOOR

35 Southeast Meadowlark Plan Implementation Project P a g e viii APARTMENTS TWO AND THREE STOREY APARTMENT BUILDINGS AND FOUR PLEXES FOUR PLEX MAIN FLOOR FOUR PLEX SECOND FLOOR

36 Southeast Meadowlark Plan Implementation Project P a g e ix TYPICAL APARTMENT BUILDING MAIN FLOOR TYPICAL APARTMENT BUILDING THIRD FLOOR TYPICAL APARTMENT BUILDING SECOND FLOOR

37 Southeast Meadowlark Plan Implementation Project P a g e x Appendix 4 Landscape Plans

38 Southeast Meadowlark Plan Implementation Project P a g e xi

39 Southeast Meadowlark Plan Implementation Project P a g e xii Appendix 5 Richter Property Alternate Options RICHTER PROPERTY ALTERNATE OPTION A RICHTER PROPERTY ALTERNATE OPTION B