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Wilson Crescent “Micro Plan” October 2018

Schedule A

Wilson Crescent “Micro” Plan 2 October 2018

Table of Contents

1. INTRODUCTION ............................................................................................................... 3

PLAN PURPOSE .............................................................................................................................. 3

PLAN AREA ................................................................................................................................... 3

PUBLIC INPUT ................................................................................................................................ 4

2. PLANNING CONTEXT........................................................................................................ 5

OFFICIAL COMMUNITY PLAN (OCP) .................................................................................................. 5

CURRENT ZONING .......................................................................................................................... 5

HERITAGE VALUES .......................................................................................................................... 6

3. EXISTING CONDITIONS | DEVELOPMENT ISSUES ............................................................... 7

LAND USE ..................................................................................................................................... 7

EXISTING RENTAL HOUSING ............................................................................................................. 9

FLOOD HAZARD ............................................................................................................................. 9

ENVIRONMENT ............................................................................................................................ 11

FUTURE IMPROVEMENTS TO WILSON SLOUGH .................................................................................. 12

SERVICING AND INFRASTRUCTURE ................................................................................................... 13

ROADS ....................................................................................................................................... 14

4. WILSON CRESCENT AREA GUIDELINES ............................................................................ 16

List of Figures

Figure 1 Plan Area .................................................................................................................... 3

Figure 2 Current Zoning .......................................................................................................... 5

Figure 3 Overview- Current Zoning Bylaw Regulations ....................................................... 6

Figure 4 Current Housing Units By Zone* ............................................................................. 8

Figure 5 Wilson Crescent Land Use 2018 ............................................................................. 8

Figure 6 Flood Hazard – Primary and Secondary Floodways ........................................... 10

Figure 7 Flood Hazard Conditional Densification Areas .................................................... 10

Figure 8 Environmentally Sensitive Areas (ESAs) ............................................................... 11

Figure 9 Riparian Assessment Areas (DPA 1) ..................................................................... 11

Figure 10 Existing Servicing Infrastructure ............................................................................ 13


1. Introduction

The Wilson Creek neighbourhood is a residential area close to Downtown Squamish that

has a number of unique characteristics and challenges for future infill growth. The

neighbourhood is a quiet and relatively sheltered area away from primary roads, yet is

located adjacent to elementary and secondary schools, recreational trails and within

walking distance of the Downtown. The neighbourhood contains a mix of housing types –

single family, duplex, townhouse and apartments – with both older and newer buildings.

Although the area has been zoned for multiple dwelling units for several decades, the

predominant land use is single family homes, many of which are located on larger lots

that are now becoming attractive for infill redevelopment.

There has been limited upgrade of the internal one-way road system, which is lacking a

safe pedestrian/bike route or sufficient street lights. On-street parking currently

dominates much of the streetscape.

Plan Purpose

The intent of the Wilson Crescent “Micro

Plan” is to review the development issues

and future development potential in the

area, within the context of resident views

on changes to the neighbourhood. The

plan provides a series of guidelines to be

used by staff and Council in evaluating

future development applications and

priorities for infrastructure upgrades. The

guidelines also provide early direction to

future developers on the issues and

expectations in the neighbourhood.

Plan Area

The plan area is located west of Buckley

Avenue and encompasses the Wilson

Crescent “loop” and McNamee Place as

shown on Figure 1. The Wilson Crescent

plan area is part of the broader Dentville

neighbourhood.

Figure 1 Plan Area


Public Input

The District of Squamish completed a public engagement process in preparing the

guidelines for the Wilson Crescent neighbourhood, intended to build on the extensive

public process that took place during the overall OCP update in 2016/17. The public

consultation for the Wilson Crescent plan consisted of a mail out to residents/property

owners, a web page on the District website, an online survey and a public open house

held in May 2018. The Open House provided background information and requested

response on specific issues.

The District received extensive input from residents, with some 85 survey responses and

more than 40 attendees at the Open House. Input received consisted of a very wide

range of comments and opinions, but clearly indicating a preference from many owners

to maintain the current single family character. Considerable concern was noted

regarding the impact of higher buildings on immediately adjacent single dwelling units.

However, other respondents supported new development and additional density,

indicating the significant demand for new housing in Squamish. Many comments were

also received regarding the lack of pedestrian safety and the need for a neighbourhood

“focal point” or gathering space. Although the school is nearby, there is need for some

type of open space internally within the neighbourhood.


2. Planning Context

The Official Community Plan (OCP), zoning and other designations applicable to the

Wilson Crescent neighbourhood are outlined in the following sections.

Official Community Plan (OCP)

The OCP designates the Wilson Crescent neighbourhood as Residential, which provides for

a wide range of diverse housing types with a focus on medium-density housing to address

what is known as the “missing middle” housing forms. These housing forms include

duplex, townhouse, triplex and stacked units. OCP policies support increased density in

all Squamish neighbourhoods. No specific density is established in the OCP, but policies

are intended to increase the proportion and size range of attached multifamily housing.

Residential infill that contributes to compact neighbourhoods and maximizes efficient use

of municipal transportation systems and infrastructure is also supported. The Wilson

Crescent neighbourhood, with its current mix of housing, provides an example of housing

diversity, although overall density is lower than is common in new developments today.

Current Zoning

The current zoning in the

neighbourhood is a mix of

residential zones, predominantly

Residential Multiple Unit One (RM-

1), Residential Multiple Unit Two

(RM-2) and Residential Multiple

Unit Three (RM-3), with a few Small-

Lot Residential zoned properties

(RS-3 ) properties as shown on

Figure 2. One vacant R-4 zoned

parcel is also located on McNamee

Place.

The key provisions of the existing

zones are shown in Figure 3 table.

As shown, density ranges from 0.6

FAR to 1.0 FAR for the three existing

zones. These densities are typical of

multifamily housing from the past

decades. For new development

today, density is often at least 25%

higher for the same housing forms.

Figure 2 Current Zoning


Heritage Values

As one of the early settled neighbourhoods in

Squamish, there are a number of homes in the

Wilson Crescent neighbourhood identified in the

1993 heritage inventory for the District of

Squamish1 as having heritage value. Two notable

examples include the

Barnfield/Merchant

House (1020 Wilson

Crescent) built in

1910 as the Squamish

Indian Band school,

later to become the

first dairy in

Squamish.2 The

McCormack home

(1114 Wilson Crescent) was built in the 1920’s.

While the District’s OCP policies do not mandate

preservation of buildings with heritage value, the

Wilson Crescent guidelines support retention of

these buildings with any redevelopment, with

potential additional density as an incentive.

1 Correspondence from Eric Anderson, 2018

2 Personal correspondence from resident

Figure 3 Overview- Current Zoning Bylaw Regulations

RM-1 RM-2 RM-3

Housing types* Townhouse,

duplex

Townhouse,

duplex

Apartment

Maximum height 10.68m 10.68m 15.0m

Maximum density 0.6 FAR 0.8 FAR 1.0 FAR

Maximum lot coverage 33% 40% 50%

* Note: all zones permit lodging and rooming house, child care facility. RM-1 zone

also allows community care and assisted living facilities.

Renovated home on Wilson Crescent is an example of retaining heritage qualities


3. Existing Conditions | Development Issues

Land Use

Currently, the Wilson Crescent neighbourhood consists of a mix of single family dwellings

of various ages (older through to new), apartments and townhouses (Wilson Village,

Tantalus Manor and Strathmore Lodge) and more recent townhouse developments (the

Current on Wilson Crescent and Arbutus Grove on Buckley Avenue). Although the

majority of parcels in the neighbourhood have been zoned RM-1 for several decades,

most of the lots in this zone are

currently used for single family

homes. Under the current zoning

bylaw, single dwelling units are no

longer permitted in the RM-1

zone. Density on some of the

older multifamily properties is

generally lower than would likely

be built today, and most have

surface parking lots rather than

ground level parking within the

building. Older multifamily

developments and other homes

are generally not built to current flood protection standards.

The following Figure 3 table and Figure 4 graph outline current land uses by zone. As

shown, there are 38 parcels in use for single dwelling units, with 41 units representing just

13% of total housing units in the neighbourhood. By comparison, the number of multiple

dwelling units is considerably higher, with 264 units representing 87 % of housing units in

the neighbourhood. The multifamily units are a mix of apartments and townhouses,

including both rental and strata units.

Much of the neighbourhood has a semi-rural character with large lots and open views.


Figure 4 Current Housing Units By Zone*

* Number do not include any secondary suites

Figure 5 Wilson Crescent Land Use 2018

Zone Uses Parcels

Zoned Current Use Units

RS-3 Residential Small Lot (250 m2)

5 Single detached residential* 5 SF

R-4 Residential 1 Vacant 0

RM-1 Multiple Unit Residential 1 (Low Density)

36

Single detached residential* (33 parcels)

33 SF

Multi-unit (3 parcels) 79 MF

RM-2 Multiple Unit Residential 2 (Medium Density)

8

Multi-unit (5 parcels)

93 MF

Single detached (3 parcels)

3 SF

RM-3 Multiple Unit Residential 3 (Apartment)

2 Multi-unit 82 MF

CD-78 Transitional housing 1 Assisted Living, shelter 10 MF

Totals 53 Total

305 Total 41 SF (13%)

264 MF (87%)

5

33

0

79

93

82

10

0 50 100

RS-3 (Residential Small Lot)

R-4 (Residential)

RM-1 (Low Density/Townhouse)

RM-2 (Medium …

RM-3 (Apartment)

CD-78

Multifamily

Single family


Existing Rental Housing

The Wilson Crescent neighbourhood contains a large supply of rental housing, important

to the overall Squamish community as well as the local neighbourhood. Of the 53 total

parcels, five properties contain non-stratified multiple-unit development, most of which

are rental homes (others are individually owned). These five properties account for

approximately 160 dwelling units, half of

all homes in the Wilson Crescent

neighbourhood.

While four properties each have a single

owner, one property (approximately 24

dwellings) has multiple owners with

individual shares of the property. Some

owners reside in the building while others

appear to be investors under a numbered company owning multiple units each. None of

the five non-strata rental parcels have a housing agreement in place. With any future

redevelopment of rental housing properties, OCP policies regarding replacement housing

apply and the District will typically seek to secure affordable rental housing formally

through a Housing Agreement (covenant).

Flood Hazard

The entire Wilson Crescent neighbourhood is within the Squamish flood hazard area. Any

new construction must meet the flood construction level (FCL) and other requirements of

the District Floodplain Management Bylaw. Effectively this means that the first storey of

new buildings will be used for non-habitable uses such as parking and/or storage, with

living space on upper floors. Some lands on the perimeter of the neighbourhood, and the

Wilson Crescent, McNamee Place and Buckley Avenue roadways are also designated as

Secondary Floodways as shown on Figure 6. These floodways are critical for conveying

floodwaters in the event of a dike breach. Properties designated as secondary floodways

must obtain a Development Permit in accordance with DPA 2 guidelines. A small area at

the north end of the neighbourhood is also within a Conditional Densification Area as

shown on Figure 7. Additional measures may be required with any future redevelopment

of these properties, and development potential may be affected, subject to site-specific

assessment during any future application process.

Rental housing is an important land use in the neighbourhood


Figure 6 Flood Hazard – Primary and Secondary Floodways

Figure 7 Flood Hazard Conditional Densification Areas


Environment

The lands on the perimeter of the

Wilson Crescent neighbourhood are

designated as high and medium

environmentally sensitive areas (ESAs)

as shown on Figure 8, reflecting the t

Wilson Slough watercourse to the

north and Squamish estuary to the

west.

The lands adjacent to the ESAs are also

within a Riparian Assessment Area as

shown on Figure 9, meaning that a

Development Permit application under

OCP DPA No.1 (Protection of the

Natural Environment) must be

submitted prior to any new

development. In general, new

development must be modified to

avoid impacts on riparian areas and/or

provide approved habitat

compensation in accordance with the

DPA guidelines.3

3 https://squamish.civicweb.net/filepro/document/157587/BYL2500%20Schedule%20A.pdf

Figure 8 Environmentally Sensitive Areas (ESAs)

Figure 9 Riparian Assessment Areas (DPA 1)

https://squamish.civicweb.net/filepro/document/157587/BYL2500%20Schedule%20A.pdf


Future Improvements to Wilson Slough

The Wilson Slough and surrounding treed/riparian area is not well managed at present –

vehicles are parked in the treed/riparian zone, and garbage appears to be dumped in this

area. The Squamish Streamkeepers,

Squamish Trails Society and other local

groups have advised they have

cleaned up the riparian areas and the

slough itself on many occasions, and

note concerns with debris blocking the

culvert on the west side of Buckley

Avenue, preventing adult salmon from

accessing the top west end of Wilson

Slough.4

This area, however, has the potential

to become an important

neighbourhood amenity as well as a

much improved riparian area. Most of

the riparian area is Crown land and

there is opportunity to work with

Federal and Provincial agencies and

community groups to establish a

protected riparian zone, establish

curbs/managed parking, and restore

riparian plantings. This could

potentially include a trail with

interpretive signage (subject to design

and agency approvals). In the long

term, it may be possible to extend a

trail to Buckley Avenue if

redevelopment takes place on the

church site (38647 Buckley Avenue)

4 Personal correspondence from J.Cooley (Squamish Streamkeepers Co-Chair), June 2018

Parking is common along the Wilson Slough riparian area

Potential future trail located on Crown land at Wilson Slough


Servicing and Infrastructure

As an older Squamish neighbourhood, the Wilson Crescent area has a number of potential

deficiencies in the water, sanitary sewer and drainage infrastructure. New developments

will need to undertake water and sewer modeling to identify any upgrades required

(either individually or jointly for a larger service area). Typical to this part of Squamish,

the area is low-lying with a high water table and stormwater management plans to

manage on-site and off-site drainage are required prior to any new development.

Existing services in the neighbourhood are shown on Figure 10.

Figure 10 Existing Servicing Infrastructure


District Initiatives

Some planned District initiatives will assist in servicing upgrades for this neighbourhood,

including:

Water system upgrades for 2018 and beyond will improve fire flows in most of the

area, however, these upgrades may be phased over several years;

A new stormwater management initiative is planned within the next few years as

one of the first priorities of the Integrated Stormwater Management Plan. This

will involve an inventory of available data and infrastructure, establishing

catchment areas and identifying potential measures to improve drainage in this

large and complex drainage area; and

The Buckley lift station (sanitary sewer) that services much of the neighbourhood

is being replaced in 2018.

Roads

The current narrow road right of way, lack of pedestrian facilities, unmanaged/ extensive

street parking, and difficult intersections with Buckley Avenue were the key concerns

raised by area residents during public consultation. Some of these issues will be improved

incrementally with future development, but District initiatives/funding may be required to

create more immediate improvements to the neighbourhood roads and pedestrian

safety.

With any new development, frontage improvements to District bylaw standards will be

required (typically include curb, gutter, sidewalk, street lighting and underground

services). Currently, the Wilson Crescent right of way is approximately 10m in width (but

varies throughout the neighbourhood). Due to the established pattern of development, it

is unlikely that additional right of way can be acquired to achieve a more typical 20 metre

right of way for a two-way road. The one-way road system is therefore proposed to

remain, but improvements can be made to create a safer environment for pedestrians

and better management of on-street parking. The future road configuration will likely

involve a shared pathway/sidewalk on one side of the street and pods of street parking on

the opposite side, with landscape islands between. With any redevelopment of sites at

the north end of McNamee Place, construction of a more adequate roadway will be a key

issue.

The concept of a rear vehicle lane or a rear pedestrian route running east-west parallel to

the two arms of Wilson Crescent was considered during preparation of this plan, but was

not pursued due to existing building locations, the lengthy period of time involved in

acquiring the right of way, and poor intersection safety (for vehicles) at Buckley Avenue.

For these reasons, a mid-block walkway is being recommended as a better solution to

improve pedestrian movement in the neighbourhood. The mid-block trail could


potentially link up with

the Wilson Slough trail,

creating much

improved active

transportation routes.

Typical roadside parking on Wilson Crescent

Wide intersection Wilson Crescent/Buckley does not slow traffic

Future landscape improvements at intersections can slow traffic, improve pedestrian safety and neighbourhood appearance (conceptual image only)


4. Wilson Crescent Area Guidelines

Based on the review of planning and infrastructure issues in the Wilson Crescent

neighbourhood, a number of planning principles have been developed to guide future

development. The following guidelines reflect comments received from residents,

property owners, District of Squamish Council and the Advisory Design Panel, and will be

used to evaluate new development applications. The guidelines are also influenced by

community planning principles and the overall growth management policies of the

District’s Official Community Plan. The main intent of the guidelines is to guide modest

changes in housing types and density, with a focus on careful integration of new

development within the existing mixed-use residential neighbourhood. To implement

these policies and guidelines, some amendments to the RM-1 Zone are recommended to

allow for additional infill housing forms. For more significant changes to land use or

density, the rezoning process will be required.

Neighbourhood Goals

1. To continue fostering a unique mix of housing that provides additional density forms over time, while respecting the existing scale and character of the neighbourhood.

2. To improve infrastructure in the neighbourhood, particularly to address safety for pedestrians and cyclists and existing deficiencies in other utility services.

3. To improve neighbourhood amenities.

Residential density; Gentle Infill

4. Throughout the areas currently zoned RM-1, a broader mix of infill housing types is supported. This will allow for uses such as clustered small homes, second (or more) additional dwellings, flex units within townhouses, row housing and laneway/carriage homes. (Implementation: Zoning Bylaw amendment)

5. Infill housing, including additional dwelling units on a parcel, may be strata-titled to increase affordable home ownership. (Implementation: Council policy; Zoning Bylaw amendment)

6. In addition to townhouses and duplex uses currently permitted, small-scale apartments to 0.6 FAR are supported in the RM-1 zone. (Implementation: Zoning Bylaw amendment).

Infill housing units can provide additional density while retaining the scale of the neighbourhood


7. Rezoning to support new single dwelling units on conventional lots is not supported. Rezoning to small-lot residential may be considered where additional density is provided over current conditions and the homes are limited in size. (Implementation: Zoning Bylaw amendment).

Lot Consolidations

8. To preserve the scale of the neighbourhood, no more than 2 individual parcels should be consolidated for redevelopment within the RM-1 zone, to a maximum parcel size of 3000 m2 (0.75 acres). (Implementation: Zoning Bylaw amendment)

9. Lot consolidations in the RM-1 zone that create parcels larger than 3000 m2 require rezoning.

Building Scale

10. New development on parcels larger than 3000 m2 shall consist of several individual buildings on the property rather than a single large building.

11. New development should provide permeability through the site and avoid large unbroken blocks of buildings.

Building Heights

12. Buildings should be a maximum of 3 storeys for properties located on Wilson Crescent, east of the bend in the Wilson Crescent loop.

13. Properties currently zoned RM-2 (townhouse) and RM-3 (apartment) west of the bend in the Wilson Crescent loop should be the primary location of higher density housing, particularly for future uses higher than 3 storeys, provided that flood protection and the impact of upper storeys on character of the neighbourhood are addressed. No more than 5 storeys should be supported through the rezoning process.

Heritage Values

14. Where possible, preserve homes with heritage value as identified in the Squamish Heritage Inventory and integrate these homes with the new development. Additional density on the site will be considered if these homes are preserved.

Building mass is less prominent when broken into two buildings with interior courtyard

Additional dwelling units can reflect the character of existing older homes with heritage value


Retain Rental Housing

15. To protect existing rental housing, rental zoning will be established on existing larger rental housing sites.

16. Rezoning or redevelopment of existing rental apartments will be required to demonstrate a net gain in affordable housing, and address tenant displacement and relocation assistance in accordance with OCP policies. (Implementation: OCP Policy 12.8.l)

Neighbourhood Commercial

17. Limited local commercial uses should be considered with additional residential density, provided the commercial use directly benefits the surrounding neighbourhood.

Neighbourhood Amenities + Community Benefits

18. Properties developing under existing zoning and not requesting any variances are not required to provide community amenity contributions (CACs) under District policy, but are encouraged to consider the identified community needs with any redevelopment.

19. All new developments seeking rezoning for additional density will be required to provide community amenity contributions (CACs) in accordance with District policy. Amenities should provide direct benefit to the neighbourhood as much as possible.

20. Priorities for community benefits in the Wilson Crescent neighbourhood (beyond standard bylaw requirements) are:

(a) Purpose built market rental housing;

(b) Secured affordable rental housing (with a Housing Agreement with the District);

(c) A mid-block pedestrian pathway (approximately 3.0m width) in the general vicinity shown in the adjacent sketch;

A future walkway would improve pedestrian circulation; to be acquired or negotiated if rezoning applications are submitted in this area


(d) “Pocket parks” on the parcel frontage and/or adjacent road allowance to create small, informal meeting spaces that are open and inviting to all areas residents, with public access formalized through a covenant with the District (where appropriate);

(e) Shared “pocket parks” between neighbouring properties is encourage to create larger park areas;

(f) Small active parks to provide local play areas;

Pocket parks provide casual meeting and play areas

Parks located between adjoining properties can provide a larger, more useable park area

A relatively small space can provide a shared playground


(g) Habitat improvements and other possible upgrades to the Wilson Slough riparian area (Crown land) to create a defined road edge (curb), parking spaces, pedestrian trail, removal of invasive species and replanting. This process would require an initial assessment and plan, Development Permit issued by the District and required provincial/federal approvals. This work may be done in partnership with local environmental and trails organizations;

(h) Additional road frontage improvements beyond the development site (i.e. extending sidewalk, curb, gutter and street lights);

(i) Intersection improvements at Wilson Crescent/Buckley Avenue in conjunction with the District of Squamish – i.e. improved sightlines, improved signage, improved pedestrian crossings, landscape islands to better direct traffic;

(j) Servicing studies to identify drainage, water and sewer servicing requirements for a broader area beyond the development site will be considered a neighbourhood amenity;

(k) Preservation of existing heritage values.

Potential location(s) of Wilson Slough trail

Landscape islands can direct and slow traffic and provide a community amenity


Servicing, Roads and Pedestrian Safety

21. A modified approach to road development is supported in this neighbourhood given the narrow existing right of way widths. With new development applications, road upgrades will generally consist of:

(a) a single lane of one-way traffic on Wilson Crescent;

(b) a paved multi-use path/sidewalk to accommodate pedestrians and cyclists, located on one side of each road;

(c) defined parking “pods” on the opposite side to the multi-use path, with landscape islands between parking areas where possible;

(d) curb, gutter, streetlights and stormwater management as per District bylaws.

Development Permit Guidelines: Fit With Existing Neighbourhood

22. OCP Development Permit Area guidelines (DPA 3 – Universal Guidelines) apply to all new multi-family residential development in Squamish, including the Wilson Crescent neighbourhood. Some of the more relevant DPA 3 guidelines are highlighted below, as well as new guidelines specific to the Wilson Crescent neighbourhood:

(a) Create a welcoming streetscape with new development, with detailed windows, doors and low fencing on the street edge. Reduced front setbacks may be considered where this is achieved;

(b) Create visually distinct entrances for individual units (OCP 36.10.e);

(c) Provide appropriate and sensitive transitions between different scales of buildings (OCP 36.11.c);

Future parking pods to provide safer, more organized streetscape

Townhouse units with window and door details creating attractive streetscape


(d) Upper storeys above the second storey to be stepped back to reduce building massing (OCP 36.10.b and c);

(e) New development should minimize overlooking of adjacent properties through careful placement of windows and outdoor spaces such as patios and balconies;

(f) New development should be sensitive to existing grades on adjacent parcels and avoid abrupt changes in grade;

(g) Provide publicly accessible landscaping to create “parkettes” at the street edge with benches/seating areas;

(h) Open space within new developments should be situated in an area that is adjacent to public rights of way and/or adjacent properties to allow for opportunities to share open spaces within the community;

(i) Provide internal pedestrian pathways or sidewalks which connect to each unit. Public pedestrian mid-block connections are encouraged (OCP 36.5.g);

(j) Increased interior sideyards to be provided (beyond the current 4.57m zoning bylaw setback requirement) where new 3-storey or higher buildings are proposed adjacent to lower density/height uses;

Step back upper storeys to reduce massing of new buildings

Seating areas create an active streetscape


(k) Wherever possible parking should be located at the rear of the site to retain a traditional streetscape; interior courtyards should not be dominated by parking;

(l) New construction within 300 metres of rail lines shall provide a “save harmless” covenant to the District, and be constructed using strategies outlined in “Guidelines for New Development in Proximity to Railway” prepared by CN Rail as much as possible.

Variances

23. Variances of zoning bylaw regulations for building height, gross floor area (FAR), building setbacks or parking are not supported except where:

(a) there is a demonstrated need for the variance in order to permit reasonable use of the property;

(b) the variance does not appear to establish a precedent for other properties, but responds to unusual site conditions that cannot be accommodated within bylaw requirements;

(c) the variance will result in development that is compatible in the context of surrounding uses;

(d) any proposed variance to parking standards is compensated by provision of a shared parking area/parking lot that creates more flexibile use and sharing of of parking spaces; and

(e) the original intent of the bylaw requirement or standard is not compromised.

Parking at rear retains front entrances along the street

Courtyards should be landscaped and not dominated by parking

w } o ] Ç - squamish cres… · figure 4 current housing units by zone*..... 8 figure 5 wilson...

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