Renewal Nanaimo: 2002 recommends a height limit of 7 stories for the Downtown crescent. Some units will be less. Sufficient density to encourage a population for a thriving center may be accommodated within that limit.

We recommend against high-rise towers for the simple reason they do not guarantee higher densities. In any event, according to the recent RDN workshops on the UCB there is no pressure for greater densities up to 2026. An example of high-rise/density misconception is the 22 stories, 22 units, Eugenia Tower on English Bay in Vancouver that replaced the venerable 48 unit Huntingdon Apartment building: in the pursuit of higher densities!

Furthermore while providing a view for a very few residents' high rises block the view, especially if they are lined-up on the waterfront, for the rest of the city's population. Isolated, they present a view all around but once their neighbours are erected the effect is no view, with each resident looking into the living room of their neighbour.

As the IBEX becomes a residential block.

Thus in order to encourage a thriving residential neighborhood we suggest DCC's be re-enacted to provide funds for local, amenities. Parking at a rate of 0.75 per unit would be located underground. Excess and visitor parking would be taken up by contiguous parking garages paid for out of DCC's.

Replacing conventional statistical zoning, building envelopes should describe buildings, height and imaginary building envelopes IBEX's to describe the shape, size and street frontage of all building within the prescribed area. An excellent example of what we are driving at is Anchor Point, on the North end of Burrard Bridge in Vancouver, BC.

The amenity of a pleasant public realm is a critical part of this proposal. So far as articulating public urban space, it is incumbent on the planning authority to set up the IBEX to direct building fronts in whatever configuration it deems appropriate to facilitate this purpose.

Usage restrictions should control noise, odor and congestion only and should be specifically spelled out. Social housing of say 5-10% should also be factored in. Other than that any use applies so long as it is appended to residential accommodation.

Strong emphasis should be put on re-instating DCC's. An experienced developers understand the value. Within the residential context DCC's should be applied to enhancing the amenity of the public realm. RENEW NANAIMO: 2002 sees public urban space as critical to the success of the medium density residential areas surrounding the downtown culture park. When all is said and done, urban design is essentially the creation of amenable public urban spaces.

Other than the above, then, building regulations should be minimal but strictly enforced. Building form should be regulated only with regard to the articulation, and enhancement, of public realm: street, squares, parks etc.

References
THE CANADIAN CITY: St. John's to Victoria. A critical commentary.
Roger Kemble. Harvest. Montreal. 1989. ISBN 0-88772-222-9.