A Home for the Future 2.0

Do you have it in Grey?

The fourplex proposed for 149 First Avenue West passed another hurdle. At the October 23,2024 meeting, Council authorized staff to issue a Development Permit to start the ball rolling. This is good news, however, the process for this project to reach this stage requires investigation.

As I mentioned in a previous article, the project was referred to the Advisory Planning Commission (the "APC") for comment on parking, siting of the building and compatibility with the Town's Interim Residential Guidelines (the "Guidelines"). In his report to Council at the October 23 meeting, the Director of Planning stated that the APC did not recommend any changes to parking or the siting of the building but recommended a larger roof overhang and a change of exterior colour, even though the fourplex was proposed to be white and the Guidelines state that white (as well as grey or earth tones) work well.

In the ensuing discussion, Council noted that the aim of the Guidelines is, in part, to preserve natural features, screen parking spaces, locate parking in the rear; and that none of these seemed to be considered by the APC. This would appear to be in reference to Council's input at the prior meeting regarding parking and the number of trees required to be removed to obtain parking spaces. In response, the Director stated that there will always be compromises and trade offs in applying the Guidelines.

In the Application for the Development Permit, the fourplex is shown in the colour white which, as mentioned, is compatible with the Guidelines. However Council had a concern that the mass of the building will be emphasized if the fourplex is bright white and suggested that a subdued shade of white be used.

By the way of background, the Province introduced housing initiatives (Bill 44) that required local governments to permit higher density as a method of increasing housing stock. The Guidelines were created by the Town in response to Bill 44 to "provide guidelines for low to medium density housing" with the "aim to prioritize pedestrian friendly environments, ensuring that residential areas are pleasant, interesting, and conducive to active transportation." This is an admirable goal. But, as is often the case, the devil is in the details. The Guidelines address such things as parking, site access, landscaping, roof design, colours and materials, and in some cases provide specific "recommendations". It is not inconceivable that the cost of a project in town will be increased as a result of the recommendations in the Guidelines. In addition to the actual cost, the apparent micro-managing of projects by staff and council adds to the time within which a project can be delivered. One can only wonder, whether a developer wishing to provide much needed housing will choose to build in a neighbouring municipality rather than Qualicum Beach. And at the end of the day, does a future occupant of the housing care if it is white, grey, earth tones, blue or green?

And do not think of something like this if you plan on building in Qualicum Beach:

Jim Noel

October 24 2024

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