Attachment 8 Form and Character of Development (Guideline Review)

DEVELOPMENT PERMIT AREA: MIXED RESIDENTIAL - REVIEW

GUIDELINES — DESIGN CHARACTER

i. The site topography does not allow residential buildings to address the public realm and contribute to a positive pedestrian-friendly streetscape.

ii. The exterior design and finish of new developments would be compatible with, and complementary to, existing housing in the neighbourhood because similar forms and materials would be used.

iii. Buildings would express a unified architectural concept that expresses both variation and consistency.

iv. The building elevations show materials appear 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. Specifications should be provided.

v. While the units would be separated from the Galloping Goose Trail, the presence of residential building nearby will enhance public safety in this area.

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

vii. Ground floor unit guidelines: n/a to this site.

viii. All facades of residential buildings would be well designed, with consistent use of materials, windows, articulation and roof treatments.

ix. Residential entrances would not be visible from the street due to site constraints, but they would be emphasized with architectural detailing, glazing, colour or other defining features. Weather protection would be incorporated into the entrances of multi-unit buildings.

x. Garage doors would not dominate the front elevation.

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 would incorporate treatments that enhance the pedestrian experience and create a sense of local identity — currently the frontage is overgrown and does not provide separate pedestrian space;
Streetscape would incorporate a continuous planting of irrigated deciduous street trees on both sides of the street as required by bylaw;
Improvements to pedestrian crossings and space for landscaping and seating will be investigated in the servicing stage;
Site and building design generally incorporate the basic principles of Crime Prevention Through Environmental Design (CPTED).

GUIDELINES — SITING, HEIGHT AND MASSING

i. Site design generally responds to the topography and specific conditions of the site. In this case, a rock outcropping, and a small Garry Oak meadow would be removed, as a consequence of the narrow lot constraints. Few mature trees would be removed, however.

ii. Unfortunately, natural features (slopes, rocks, vegetation) prevent the orientation of residential development towards the street this configuration.

iii. Massing and siting would respect established neighbourhood patterns, including setbacks because the development will not be very visible to adjacent existing residences.

iv. Visual interest would be provided variations in height, rooflines, massing, siting and grade changes.

v. Natural areas and scenic vistas would be preserved through careful siting, building design and landscaping.

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

vii. Buildings over two-storeys: n/a to this site.

GUIDELINES — LANDSCAPING

i. The site was laid out with the assistance of a certified arborist to maximize tree retention and minimize impacts.

ii. Native species wherever possible in site landscaping. Invasive or nuisance species (e.g. English Ivy, Broom) should not be used. Ornamental plant species have been chosen for seasonal interest and compatibility with the local climate. Large expanses of lawn are not encouraged.

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

iv. A combination of soft and hard landscape elements would create functional and visually appealing private and semi-private outdoor space.

v. 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).

vi. Landscaping would 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.

vii. Low-rise apartment: n/a.

viii. Landscape design strategies would be incorporated that minimize stormwater runoff, and promote the natural infiltration and cleaning of runoff.

ix. Landscaping incorporates an automatic irrigation system.

x. 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.

GUIDELINES — PARKING, ACCESS AND CIRCULATION

i. Residential surface parking acceptable for the detached dwellings.

ii. Residential surface parking would incorporate permeable features such as pavers, pervious asphalt or concrete or reinforced paving/grass to increase permeability.

iii. The visual appeal of surface parking areas would be enhanced with landscaping, screening and decorative materials.

iv. Shared driveways are not possible given the separation between buildings.

v. Access to small lot residential lots: n/a/

vi. Driveways, pathways and entrances on low-rise apartment sites: n/a.

vii. Sidewalks will be provided along the site frontage on Fagan Place.

viii. Sheltered bicycle parking apartment developments: n/a.

ix. Locate and screen off-site parking areas, vents, meters and transformers so as to minimize their visual impact on the public realm and neighbouring properties. Garbage and recycling storage areas will be within each building.

GUIDELINES — LIGHTING

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

ii. 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.

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

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

GUIDELINES — SAFETY

i. 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.

GUIDELINES — OTHER

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

ii. 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.

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

iv. 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.