GUIDELINES – DESIGN CHARACTER

• Residential buildings should address the public realm and contribute to a positive pedestrian-friendly streetscape.

The development is very small-scale in nature. The buildings are oriented to the street, the setbacks are short and address the street in an 'urban' fashion and the private street connects to public streets with sidewalks.

• The exterior design and finish of new developments should be compatible with, and complementary to, existing housing in the neighbourhood.

The design and finish will blend seamlessly with existing housing in previous phases of the development.

• Buildings should express a unified architectural concept that expresses both variation and consistency;

There are three variations on the style of townhouse and variations of a consistent colour palette in each.

• Materials should be durable and of high quality, reflecting the natural surroundings of View Royal and a “West Coast” design character, and bring in elements of wood, stone and a natural colour palette. Natural materials are preferred.

While 'West Coast' is subjective, the style is consistent with contemporary development in View Royal and of a durable and high quality standard. The colour palette is natural and the materials are largely natural or of a natural look.

• Building design should promote “eyes on the street” for natural surveillance of the public realm through the provision of entrances, windows, patios, balconies, porches and decks facing public streets and spaces.

This is not completely addressed by the guidelines – windows and entrances face the street and the density and shape of the street provide good window sightlines, but there are no real 'porches' to speak of and only a few decks are likely to see the street.

• Direct access to private outdoor space, some of it covered, should be provided for all units.

There is access to private outdoor space for all units.

• Ground floor units in townhouses and multi-unit buildings should have individual front doors that are directly accessible and visible from the street. Ground floor units may be raised up to 0.6 metres (two feet) above grade to provide privacy for dwelling units.

All units have at-grade entrances addressing and visible from the street.

• All facades of residential buildings should be well designed, with consistent use of materials, windows, articulation and roof treatments. On corners and at intersections, both public frontages should present a consistent and visually appealing design.

Design and materials are consistent and visually appealing.

• Residential entrances should be visible from the street and emphasized with architectural detailing, glazing, colour or other defining features. Weather protection should be incorporated into the entrances of multi-unit buildings.

Entrances are covered with peaked eaves and pillars and are recognizable and suitable as entrances.

• Garage doors should not dominate the front elevation.

Efforts have been made to integrate the garage doors to recess them and align with the façade rather than protrude from the buildings in a 'snout house' fashion. Glass windows are incorporated into the doors to increase visual interest, break up the impact of the garage doors, and provide a more appealing garage interior with less need for artificial lighting. They are also single garages rather than double garages, which lessens the impact.

GUIDELINES – PUBLIC AND PEDESTRIAN REALM

The design of public streets, sidewalks and private open spaces should be accessible, safe, comfortable and attractive to pedestrians, cyclists and residents alike, according to the following guidelines:

• Streetscape design should incorporate treatments that enhance the pedestrian experience and create a sense of local identity;

The development is very small-scale in nature; pedestrians have quick access to the sidewalk network on the public portion of the street (Townhouse East on plans) and on Chilco Rd. As per another guideline, sidewalks are only required on public streets.

• Streetscape should incorporate a continuous planting of irrigated deciduous street trees on both sides of the street where possible;

Provided (see landscape plan).

• Where possible, corner and bus bulges should be incorporated into the streetscape design to enhance pedestrian crossings and provide space for landscaping and seating;

Not really applicable due to the scale of development.

• Site and building design should incorporate the basic principles of Crime Prevention Through Environmental Design (CPTED).

There is nothing obvious that could be improved. The density and shape of the street does promote windows facing the street.

GUIDELINES – SITING, HEIGHT AND MASSING

• Site design should respond to the topography and specific conditions of the site, and retain/work with existing grades and natural features such as rock outcroppings, mature trees and sensitive ecosystems such as Garry Oak meadow, riparian areas and shorelines.

The development strikes a balance between providing level lots and blending with the topography. There are retaining walls required over portions of the site, and a retaining wall variance requested. Mature trees are retained in dedicated park areas, but none within the lot itself. A riparian area across the site is being addressed through a separate Environmental Development Permit. There is a sensitive archaeological site on the property which is being fenced with chainlink to outsiders, and fenced on the interior with split-rail.

• Residential development should be oriented towards the street, except where natural features (slopes, rocks, vegetation) prevent this configuration.

Units face the street.

• Massing and siting of infill housing shall respect established neighbourhood patterns, including setbacks.

There are no immediately adjacent, existing housing units. However, the massing is similar to existing single family development in the neighbourhood.

• Create visual interest by providing variations in height, rooflines, massing.

The units are varied enough to provide interest, while meeting other guidelines around consistency.

• Attempt to maintain important public views to natural areas and scenic vistas through careful siting, building design and landscaping.

There are few options for scenic vistas, but the site is surrounded by natural areas. The Trans-Canada Highway Six Mile Rd exit ramp is to the north.

• Building siting and placement of balconies, decks and windows should limit overlook and shadowing impacts on neighbours.

Decks have been placed with this in mind. The housing is oriented such that there is no overlook to adjacent development.

• Buildings over two-storeys should utilize setbacks and/or terracing above the second level to reduce massing impacts on the street and surrounding neighbours, preserve view corridors and provide visual interest.

There are no buildings over two storeys.

GUIDELINES – LANDSCAPING

• Retain mature trees and, wherever possible, established vegetation, especially around natural features (e.g. creeks, ponds, slopes and rocky outcroppings) for visual interest and to limit disruption of natural systems.

There is minimal opportunity on the site for retention; off-site there is an adjacent natural riparian area and natural park space.

• Utilize native species wherever possible in site landscaping. Invasive or nuisance species (e.g. English Ivy, Broom) should not be used. Plants should be chosen for seasonal interest and compatibility with the local climate. Large expanses of lawn are not encouraged.

The landscape plan addresses this sufficiently; while native species are not all used (eg Japanese Maples, azaleas) they are compatible with the climate, attractive, and consistent with the landscaping required at 2319 Chilco (townhouses).

• Space for private or communal gardening and the use of native plants, edible plants, berry bushes and fruit trees in landscaping is encouraged.

There have not been private garden beds provided in the landscape plan, but there is space for that in the common property should the strata permit it in the future. Private garden beds would in most cases constitute a DP exemption.

• Use a combination of soft and hard landscape elements to create functional and visually appealing private and semi-private outdoor space.

This has been accomplished through the professional landscape plan.

• Define the transition from public to private space with hard and/or soft landscape elements such as low hedging, low solid or a combination of permeable/transparent fencing (such as wrought iron above a solid base).

Black rubberized chain link fencing is being used to define the private and public spaces.

• Landscaping of townhouse and apartment developments should contribute to a pedestrian-friendly streetscape, by providing street trees and other plantings to soften building edges, provide visual interest and establish a sense of pedestrian enclosure.

Limited opportunity given the small scale nature of the street, but landscaping provided provides interest. Pedestrian enclosure is not really applicable.

• Low-rise apartment should consider the inclusion of common gathering areas with age-appropriate features, and sited in such a way as to maximize exposure to sunlight.

Not applicable.

• Landscape design strategies should be incorporated that minimize stormwater runoff, and promotes the natural infiltration and cleaning of runoff.

Priority is to protect excessive runoff to creek; a sediment and erosion control plan is provided.

• Landscaping should incorporate an automatic irrigation system.

Will be provided.

• All landscaping work and plant material shall conform to the most recent edition of the British Columbia Landscape Standard published by the British Columbia Society of Landscape Architects.

Done.

GUIDELINES – PARKING, ACCESS AND CIRCULATION

• Residential parking for townhouse and low-rise apartments should be located underground wherever possible. Residential surface parking shall be limited to detached and semi-detached dwellings.

Not applicable – surface parking only.

• Residential surface parking should incorporate permeable features such as pavers, pervious asphalt or concrete or reinforced paving/grass to increase permeability. Gravel driveways or parking areas are not permitted.

Parking is exposed aggregate. This guideline is not being met and it could be recommended that driveways are switched to permeable pavers.

• The visual appeal surface parking areas should enhanced with landscaping, screening and decorative materials.

Limited space in which to do this on-site. Visitor parking areas are placed at the end of the street and angled to minimize visual impact for the overall development.

• Shared driveways are encouraged, where appropriate, to reduce impervious surfaces, preserve existing vegetation, provide larger areas for landscaping and limit the number of driveways crossing public sidewalks.

Setbacks are short enough that most driveway space is also parking area, so a true shared driveway which minimizes width to one manoeuvering aisle is not really possible.

• Access to small lot residential lots should be through the lane, where a lane exists.

Not applicable.

• Driveways, pathways and entrances on low-rise apartment sites should be accessible to all residents and visitors.

Not applicable.

• Sidewalks should be provided on public streets.

Not applicable.

• In apartment developments, sheltered bicycle parking for visitors should be provided at an accessible location near the primary entrance and located so as to ensure passive surveillance.

Not applicable.

• Locate and screen off-site parking areas, garbage and recycling storage, vents, meters and transformers so as to minimize their visual impact on the public realm and neighbouring properties.

Done where possible. Two transformers will be required to be screened by vegetation while maintaining maintenance access.

GUIDELINES – LIGHTING

• Building and site lighting should be sufficient to ensure pedestrian and motorist safety.

Lighting provided is consistent with the adjacent neighbourhoods.

• Outdoor lighting should be regulated to control the quantity, quality and direction of night lighting. Lighting fixtures that are “dark skies” friendly to limit light pollution at night are encouraged.

Lighting is down-facing as per the surrounding neighbourhood.

• Where pole-mounted lighting is necessary, light standard luminaries shall be no more than 40,000 lumens and mounted on poles no more than 5 metres high.

Provided.

• Light fixtures should be consistent with the general design character of the building.

Not really applicable but all street lighting is consistent.

GUIDELINES – SAFETY

• All developments should be designed for safety and security by incorporating Crime Prevention Through Environmental Design principles and guidelines with particular attention to passive surveillance, good site lines, appropriate lighting, clear definition of private, semi-private and public space, and appropriate access control measures.

Small scale nature of the development has limited ability to design around CPTED, but the higher density, shape of the street, lighting and ample windows will provide a sense of safety.

GUIDELINES – OTHER

• Implementation of “adaptable design standards” in residential development is encouraged to accommodate individuals with mobility challenges, and to facilitate “aging in place”.

The at-grade entrances will be of a great advantage for stair-averse people and people with disabilities or mobility issues.

• Incorporation of Green Building strategies such as Leadership in Energy and Environmental Design (LEED®) or Built Green standards in the design and construction all buildings is highly encouraged.

Limona Construction follows 'Built Green' standards.

• Incorporation of resource and energy efficiency into the siting, design, construction and maintenance of buildings and structures is highly encouraged.

Built Green standards would address these issues.

• Where used, all signage should be architecturally compatible with the style, composition, materials, colours and details of the buildings, with no internal illumination, and method of installation hidden.

No signage, not applicable.