Town of View Royal Sustainability Checklist
A completed sustainability checklist for the proposed development at 14, 14A Helmcken Road and 6 Camden Avenue, detailing environmental and social impacts.
| 3.9 Is the proposed development within a ten-minute walk (approximately 800 metres) from: | Selection | Comments: |
|---|---|---|
|
2 minute walk to Eagle Creek Village 1-4 minute walk to bus stops, including high frequency bus stop. 10 minute walk to View Royal Elementary 20 minute walk to Spectrum 10 minute walk to VGH 10 minute walk to Knockham Hill Park 10 minute walk to Galloping Goose Trail 20 minute walk to E & N Regional Trail |
4. Natural Environment
| Question | Selection | Describe |
|---|---|---|
| 4.1 Is the proposed development in an environment development permit area? | No | Not in an EDPA |
| 4.2 Was an environmental assessment of the property completed prior to the commencement of design work? | Yes | When and by whom? A preliminary assessment was completed prior to purchase of the lands. |
4.3 Are any of the following environmental features present on the property?
b) Has the preservation and/or enhancement of any the areas listed above been incorporated in the proposed project? |
Describe: Significant trees addressed in arborist report, trees along Camden and Helmcken boulevards to be retained where possible. No Grasslands No Riparian areas Not adjacent to harbour or inlet No wildlife habitat (Existing single family lots) No wildlife corridors (bounded on two sides by streets and adjacent occupied residential lots with fences on interior lot lines) |
4.4 Provision of natural green space and trees on site (includes retention of existing trees).
a) Amount of green space in square feet: 392 m2
b) Amount of usable, open space in square feet: 720 m2
c) Number and percentage of existing trees to be retained on site: Described in arborist report.
d) Number of trees removed: [Not specified]
e) Number of trees to be planted: [Not specified]
f) Names of native species being planted: [Not specified]
| Question | Selection | List and describe: |
|---|---|---|
| 4.5 Are there any significant existing environmental features that are to be maintained or enhanced on the site (e.g., tree and/or shrub preservation, or day-lighting of a stream)? | No |
5. Social Sustainability
| Question | Selection | Details |
|---|---|---|
| 5.1 Anticipated price range of units (note the price ranges for both commercial and residential units, if applicable) | Not yet confirmed, units expected to start $465,000-479,000. | |
| b) Average price per square foot of cost and expected sale: | Information not yet confirmed. | |
| 5.2 Does the proposed development include non-market housing units (affordable housing)? As this project is boutique in size, all the units will be sold as attainable market homes. Unit designs with 1, 2 and 3 bedrooms are designed to accommodate varying demographics |
No | a) Number of units: [Not specified] b) As a percentage of total units: [Not specified] c) Ownership: rental, co-op, freehold [Not specified] d) Target population mix: seniors/family/singles [Not specified] |
| 5.3 Does the project include rental housing units of specific size? No rental housing is included in this project. |
No | Number of units: [Not specified] Average rent for a one-bedroom unit $ Average rent for a two-bedroom unit $ |
| 5.4 Does the project design incorporate Crime Prevention Through Environmental Design (CPTED5) principles? | Yes | List and describe: Natural Surveillance: Side, rear and front yards are overlooked by residential suites. There are no hidden areas that don’t have windows overlooking them. Internal paths are well illuminated at night and will not be occluded by landscaping. Fencing enclosing the yard along the South West yard is chain link or semi open cedar fencing to provide a signal of privacy while allowing surveillance. Suites along Helmcken provide casual surveillance of the sidewalk and street front, as well as the front yards and porches of these suites. Natural Access Control: Well delineated and illuminated paths (Ramp and stairs) from the street to the front door of the project. Both routes lead to a position at the front door which is also visible from adjacent suites. No other paths leading in to the site, side yards are fenced off from the streets. Seating area in the Camden yard is reachable from the area near the front door, so it is not encouraging the public to use the space. It is not directly connected to the municipal side walk. Entrances to Helmcken Road frontages are again, well illuminated and delineated paths that lead directly to a locked front door. Territorial Reinforcement: Project will have fencing along two sides and will use well maintained landscaping as a signal of private vs public spaces along Helmcken and Camden. Maintenance of common outdoor landscaped spaces will help to indicate that the areas are in use as private outdoor spaces. Private patios will be partially or fully enclosed with guard rails and fences. Walkways, landscaping and lighting is designed to direct the public to acceptable routes to the public front entrance. Suites with front doors on Helmcken will have front porches with private areas screened with guard rails and be raised up from the elevation of the sidewalk along the street. Activity Support: Outdoor areas will have specific intent and will be well illuminated and maintained to reinforce that use. This includes the shelter near the main entrance, the landscaped open space to the South West and the individual private porches and patios at the ground floor suites. Maintenance: While maintaining the property and the grounds will be the responsibility of the strata once established, the project will be constructed of durable materials with robust and low maintenance landscaping, to aid in maintenance in the coming years. |
| 5.5 Does the project incorporate features to enhance adaptability and accessibility within and outside of the proposed housing units for people with disabilities (e.g. wider door openings, reinforced walls in bathrooms for future installation of grab bars, ground-oriented entrances)? | Yes | List and describe: Project is designed to be accessible and will accommodate several accessible suites. |
| 5.6 Actions proposed (indoor and outdoor) to mitigate noise from external sources such as traffic, railways, industry, commercial uses, patrons, etc. | Describe: Continuous exterior insulation, robust windows and doors, will help to mitigate the noise from Helmcken which is the primary source of noise in this neighbourhood. |
|
| 5.7 Does the project enhance local identity and character (e.g. through architectural style, landscaping, colours)? | Describe: The architectural style is such that it will enhance the local character which along this side of Helmcken has been allowed to deteriorate as the single family dwellings approach the end of their usefulness. This project utilizes attractive forms, natural materials and subtle colours to provide a refreshed appearance to the street scape. Hopefully triggering additional similarly scaled projects between this site and the highway to the South. |
5.8 Describe the existing neighbourhood character (e.g. historic, single family, mixed use, etc.) and how the proposed development will enhance the adjacent neighbourhood. The existing neighbourhood is dominated by post and prewar bungalows as well as the very recent Eagle Creek commercial and residential development across Helmcken. There is another new multi-family development on the corner of Burnside and Helmcken. The character is a mix of older homes and new multi-family developments. The project proposes a small scale multi family development, that acts as a transition from the small scale single-family dwellings to the South and East and the very large multi-family developments to the West and North.
| Question | Selection | Describe |
|---|---|---|
| 5.9 Does the project contain a mix of uses (e.g. residential, commercial) and/or introduce a new community-serving land use type to the neighbourhood (e.g. new housing-form, commercial service)? | No | Describe: The project is a residential use only. It does provide a mix of units (1, 2 and 3 bedroom suites as well as accessible suites) |
| 5.10 Does the project contribute to heritage revitalization through the reuse, relocation or rehabilitation of an existing structure or feature? | No | Describe: No, there are no such elements on the property |
| 5.11 Does the project involve provincial designation of a heritage building/features/trees? | No | Describe: No, there are no such elements on the property |
5.12 Are there any public amenities provided by, and maintained, with the development (check all that apply):
- Public art
- Child care facility
- Walking/bike trails
- Public Washrooms
- Drinking Fountains
- Other, describe: [Not specified]
| Question | Selection | Describe |
|---|---|---|
| 5.13 How does the development create or enhance local food production and food securing? | No | |
| 5.14 Does the development incorporate space for public gathering and activities (e.g. courtyards, communal gardens, play areas, benches, shaded areas)? | Yes | Describe: Outdoor public seating and gathering area for residents, as well as a dog friendly space for resident dogs. A roof top patio is also available for residents to gather or seek direct sunshine |
5.15 How does the proposed development enhance the streetscape? Describe. The project enhances the street scape through an attractive design that is an improvement over the small non descript single family dwellings that currently exist, as well as the unkempt yard which will be replaced with well maintained landscaping. In addition the street trees which front the site on two sides will be maintained. Ground floor dwellings along Helmcken will have connections to the municipal side walk and the design intent is for this elevation to appear as brownstone style townhouses. The uppermost floor will be set back from the street to enhance this perception.
5.16 How have residents and community stakeholders been involved in the planning and design process? Describe in detail: Residents have been engaged for over a year, primarily through direct communication with the applicant, as well as regular written updates and input requests that were delivered to each home and building in the immediate area. In addition the applicant has had meetings with neighbours that were interested in meeting.
| Question | Selection | Describe |
|---|---|---|
| 5.17 Is there something unique or innovative about your project that has not been addressed in this checklist (e.g., creation of a new zone, other descriptors)? | No | |
| 5.18 Do any of the Town of View Royal policies or regulations currently prevent you from implementing sustainable initiatives? | No |
Any general comments or additions you would like to make to any of these questions (beyond the space provided) or those questions unasked that you feel are important, are most welcome and should be typed on separate sheets (with parallel numbers to note their specific references) then attached to this Checklist. Thank you very much!