Appendix
Attachment 9: Project Sustainability Checklist - 7 Erskine Lane
March 9, 2021Pages 432–4393 sections
A self-assessment checklist evaluating the 7 Erskine Lane project's economic, environmental, and social sustainability features.
30 full/part-time jobs during construction10 Car Charging StationsStep 2 of the B.C. Energy CodeGalloping Goose Trail access
PROJECT SUSTAINABILITY CHECKLIST
All new developments in View Royal should be designed to be sustainable. This checklist will be used by Staff and Council as part of your application. If you require further space feel free to attach additional information. If something does not apply simply indicate N/A (Not Applicable).
1. Economic Sustainability
| Key Elements | Yes | No | Description/Explanation |
|---|---|---|---|
| 1.1 Comment on direct employment opportunities created by this project during construction: | |||
| a. Number and duration of jobs (full time, part time): | ✓ | a. Full-time and part-time: 30 | |
| b. Types of jobs (e.g.- construction, design): Construction, Design Consulting | ✓ | b. Full- time and part-time: Mix | |
| 1.2 Will the project provide permanent employment after the project is completed? | ✓ | Describe: | |
| 1.3 Are there any other components of economic sustainability (e.g. suitability of units for live/work opportunities, secondary housing units) advanced by this proposal? | ✓ | List: |
2. Environmental Sustainability – Built Environment
| Key Elements | Yes | No | Description/Explanation |
|---|---|---|---|
| 2.1 Walking distance to current and future transport-hubs as marked in the OCP: | List: Galloping Goose Trail Access directly across Erskine Lane | ||
| Distance to bus stop (in kilometres): +/- 300m | ✓ | ||
| or... any trails, greenways, cycling routes (in kilometres): <100m | ✓ | ||
| 2.2 Is the proposed development located within the Town’s Urban Containment Boundary (check with View Royal Planning Dept.)? | ✓ | Describe where: Near Highway 1 and Helmcken | |
| 2.3 Does the project provide additional support for alternative transportation use? Check all that apply: | |||
| [ ] Was a variance granted to provide less parking than required? | |||
| [✓] Is there on-site bicycle storage? | |||
| [ ] Are there change rooms? | |||
| [ ] Is there designated parking for car-share spaces, high-occupancy vehicles (e.g., carpool, vanpool)? | |||
| [✓] Are there means for alternate transport/ power supplies? Describe: 10 Car Charging Stations - 4 Now, 6 later | |||
| [ ] If other, describe? __________ | |||
| 2.4 Does the development meet or exceed the Town of View Royal Municipal Guidelines for the retention and cleaning of storm-water? | ✓ | Describe: A treatment plan will be implemented that includes filtering first flush contaminants in landscaped areas and catch basins. Additionally, hydrocarbons will be treated biologically where possible through the use of Inbitex geotextile which will line detention areas. | |
| 2.5 Have you considered floodplain mitigation or ocean tidal-storm surges? How would this be managed? | N/A | Explain: Detention will be provided below ground either within adequately sized rock pits, or chambers, with engineered flow control. | |
| 2.6 Will site remediation be part of the development process? | ✓ | Explain: Yes, the site will be remediated to Provincial standards as per commitments as part of the rezoning of the site. | |
| 2.7 Mitigation of light pollution (e.g., spill lighting , offsite glare and up lighting avoided) | ✓ | Describe: Exterior lighting will be provided and down lighting contained to the property boundaries | |
| 2.8 Will the project provide enhanced waste-diversion facilities such as: on-site recycling or on-site composting? | ✓ | List and Describe: Recycling bins in Garbage Room |
3. Environmental Sustainability
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| Key Elements | Yes | No | Description/Explanation |
|---|---|---|---|
| 3.1 Comment on the inclusion of the following water efficiency techniques: | |||
| a. Water-efficient-landscaping such as: drought-resistant /native plantings; the use of non-potable, or reclaimed water for irrigation; the use of high efficiency irrigation; the use of rainwater cisterns for irrigation and Xeriscapes? | ✓ | a. List and describe: All the plants selected for the site are native or adaptive species. All plants will require irrigation during establishment, but are drought tolerant once established. The landscape is to be irrigated by a high efficiency irrigation system. See Additional comments page for plant list | |
| b. Onsite grey-waste-water treatments? | ✓ | b. List and describe: | |
| c. Indoor water-use-reduction measures (e.g. low consumption fixtures/appliances) that exceed bylaw requirements? | ✓ | c. List and describe: | |
| 3.2 Comment on the inclusion of any of the following methods to reduce energy use and improve air quality: | |||
| a. The Energy efficiency ratings of proposed structures and materials used such as: locating buildings to respond to daily sun/shade patterns; high-performance envelopes; passive solar gain; solar shading; natural ventilation; ground heating/cooling; high- efficiency fixtures; consideration of heat-island effects including landscaping, green roofs/walls etc. | ✓ | Natural ventilation through operable windows, heat recovery ventilators for fresh air, on-demand hot water heating, LED light fixtures throughout, landscaping over underground parking, green space in parking islands and high performance building envelope meeting Step 2 of the B.C. Energy Code. | |
| b. The use of renewable-energy alternatives (e.g. geothermal, solar, off-grid power or water supplies, BC Hydro Green Power). | ✓ | ✓ | Roof designed to accommodate future solar panels for future EV car charging stations. |
| 3.3 Comment on the following methods for sustainable-use (and reuse) of building materials and resources: | |||
| a. The management of construction wastes (e.g. reuse of existing buildings or building materials during construction and/or demolition, having remade or recycled content): | ✓ | Very little of the existing building can be recycled. Metals including metal siding will be recycled. | |
| b. The use of environmentally-sensitive or recycled construction materials (e.g. high-volume, fly-ash concrete, non-toxic finishing materials3): | ✓ | Exterior cladding materials selected that are highly durable and long lasting with reduced maintenance to avoid building materials going to landfill due to lifespan and/or maintenance. | |
| c. The enhanced durability of construction materials (e.g. wall systems, roof materials): | ✓ | ✓ | |
| d. Is LEEDS, Built Green or other green standards certification being pursued for this project? | ✓ | Step 2 of the B.C. Energy Code to be achieved. | |
| 3.4 Comment on the inclusion of any strategies to improve indoor environmental quality: | |||
| a. Improved air quality through low-emitting materials (e.g. paint, carpets) and natural ventilation with windows that open. | ✓ | Natural ventilation through operable windows | |
| b. Design attempts to maximize exposure to natural light and passive solar heating/ light (i.e. through building orientation). | ✓ | The windows for each unit are large and will allow ample amount of natural sunlight into each major room. | |
| 3.5 Does the street/boulevard layout and design encourage walking and cycling, while also providing for personal and commercial vehicle use? | ✓ | The development is located at the end of a no-through road with minimal traffic, and nearby connections to major routes including the Trans Canada Highway, and Helmcken Road which provide for convenient vehicular access. There is also a direct connection to the Galloping Goose Trail that will encourage walking and cycling. | |
| 3.6 If new streets or lanes are constructed as part of the development, how are they designed to reduce storm- water runoff? | N/A | ||
| 3.7 If the property is adjacent to existing parking space, open space, paths or trails, is there a visual and pedestrian connection provided? Is it signed and accessible? | ✓ | The property is adjacent to the Galloping Goose trail which is signed and there is clear visual and pedestrian connection to the trail. | |
| 3.9 Is the proposed development within a ten-minute walk (approximately 800 metres) from: | ✓ | Comments: | |
| [✓] neighbourhood store or other shopping opportunities | +· 800m to Helmcken Market, | ||
| [✓] schools | +- 900m to Eagle Creek Village | ||
| [✓] community services (e.g., library, community centre) | +- 900m to Eagle View Elementary | ||
| [ ] child care facility | +- 900m to YMCA at Eagle Creek | ||
| [✓] health services (e.g., hospital, doctor’s office) | +- 300m | ||
| [✓] parks or trails | +- 800m to Victoria General Hospital | ||
| [✓] bus stop | +- 900m to Helmcken Centennial Park | ||
| [✓] other alternative transport (park-and-ride, car pool) | and < 100m to Galloping Goose | ||
| [ ] other amenities | +- 900m to Helmcken Park & Ride |
4. Natural Environment
| Key Elements | Yes | No | Description/Explanation |
|---|---|---|---|
| 4.1 Is the proposed development in an environment-development permit area? | ✓ | Describe: | |
| 4.2 Was an environmental assessment of the property completed prior to the commencement of design work? | ✓ | When and by whom? See additional comments page. | |
| 4.3 Are any of the following environmental features present on the property? | Describe: | ||
| [ ] Significant native and protected trees | |||
| [ ] Natural grassland areas | |||
| [ ] Riparian areas: estuaries, wetlands, tidal-creeks | |||
| [ ] Is it adjacent to Esquimalt Harbour or Portage Inlet | |||
| [ ] Wildlife (red or blue, listed species) | |||
| [ ] Wildlife habitat | |||
| [ ] Wildlife corridors | |||
| b) Has the preservation and/or enhancement of any the areas listed above been incorporated in the proposed project? | N/A | Explain how: | |
| 4.4 Provision of natural green space and trees on site (includes retention of existing trees). | |||
| a) Amount of green space (area in m² and ft²): | 1282m² / 21,335 ft² | ||
| b) Amount of usable, open space (area in m² and ft²): | 1740m² / 18,734 ft² | ||
| c) Number and percentage of existing trees to be retained on site: | 5 trees retained (42% of existing trees) | ||
| d) Number of trees removed: | 7 trees removed | ||
| e) Number of trees to be planted: | 48 trees planted (+ 3 offisite) | ||
| f) Names of native species being planted: | Acer circinatum, Psudotsuga menziesii, Mahonia nervosa, Blechnum spicant, Polystichum munitum, Fragaria chiloensis | ||
| 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)? | ✓ | List and describe: |
5. Social Sustainability
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| Key Elements | Yes | No | Description/Explanation |
|---|---|---|---|
| 5.1 Anticipated price range of units (note the price ranges for both commercial and residential units, if applicable) | Market Dependent - $360k - 820K | ||
| Average price per square foot of cost and expected sale: | TBD // Estimated $500 per sq. ft. | ||
| 5.2 Does the proposed development include non-market housing units (affordable housing)? | ✓ | a) Number of units: | |
| b) As a percentage of total units: | |||
| ✓ | c) Ownership: rental, co-op, freehold | ||
| d) Target population mix: seniors/family/singles? | |||
| 5.3 Does the project include rental housing units of specific size? | ✓ | Number of units: __________ | |
| ✓ | Average rent for a one-bedroom unit $ __________ /month | ||
| Average rent for a two-bedroom unit $ __________ /month | |||
| 5.4 Does the project design incorporate Crime Prevention Through Environmental Design (CPTED) principles? | ✓ | List and describe: Landscaping is open and easily viewed through with a lot of oversight from the suites and lit with down-lighting. Majority of parking is gated and there are clear sight lines to all paths and walkways. | |
| 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)? | ✓ | List and describe: Public corridors are wider than typical developments to allow passing and turnaround, all suite entry doors have extra room on latch side from both sides of the door. All common areas will be fully accessible and blocking will be provided in all washrooms for future grab bars. | |
| 5.6 Actions proposed (indoor and outdoor) to mitigate noise from external sources such as traffic, railways, industry, commercial uses, patrons, etc. | ✓ | Describe: Building set back from property line closest to the highway so that the natural grade on the east side will block much of the highway noise without fencing being required. All assemblies will have high noise abatement including double walls for the elevator. | |
| 5.7 Does the project enhance local identity and character (e.g. through architectural style, landscaping, colours)? | ✓ | Describe: Massing and positioning on the site carefully considered to enhance Erskine and contribute positively to the neighbourhood. | |
| 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. | Neighbourhood is currently a mix of single family residential and townhomes. The large site to the immediate west is in the process of being rezoned and it’s anticipated new zoning will likely permit something similar in density and height, and perhaps even more intensive use. Erskine Lane will be upgraded with parking added to the cul-de-sac in addition to the number of parking stalls required by zoning for the development. | ||
| 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)? | ✓ | Describe: | |
| 5.10 Does the project contribute to heritage revitalization through the reuse, relocation or rehabilitation of an existing structure or feature? | ✓ | Describe: | |
| 5.11 Does the project involve provincial designation of a heritage building/features/trees? | ✓ | Describe: | |
| 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 | |||
| [X] Other, Describe: Erskine Lane street improvements beyond street frontage including an improved cul-de-sac with parking for the neighbourhood. | |||
| 5.13 How does the development create or enhance local food production and food securing? | ✓ | Describe: | |
| 5.14 Does the development incorporate space for public gathering and activities (e.g. courtyards, communal gardens, play areas, benches, shaded areas)? | ✓ | Describe: Significant communal green space is included on the east portion of the upper site for use of the residents and guests | |
| 5.15 How does the proposed development enhance the streetscape? Describe: | Building faces Erskine to address the street and steps back and steps at the corners to provide a massing appropriate to the street. | ||
| 5.16 How have residents and community stakeholders been involved in the planning and design process? Describe in detail: | Immediate neighbours to the East and West have been contacted. | ||
| 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)? | ✓ | Describe: | |
| 5.18 Do any of the Town of View Royal policies or regulations currently prevent you from implementing sustainable initiatives? | ✓ | Describe: |
Additional Comments:
Native plants include Acer circinatum (Vine Maple), Pseudotsuga menziesii (Douglas Fir), Mahonia nervosa (Low Oregon Grape), Blechnum spicant (Deer Fern), Polystichum munitum (Sword Fern), Fragaria chiloensis (Coastal Strawberry).
Adaptive plants include Acer rubrum (Red Maple), Cercidiphyllum japonicum (Katsura Tree), Cercis canadensis (Eastern Redbud), Cornus (Dogwood), Pinus flexilis (Limber Pine), Rhododendron (Rhododendron), Taxus x media 'Hicksii' (Hicks Yew), Azalea japonica (Azalea), Hebe 'Autumn Glory' (Autumn Glory Hebe), Hydrangea macrophylla (Hydrangea), Lavandula officinalis (English Lavender), Calamagrostis x acutiflora (Feather Reed Grass), Helictotrichon sempervirens (Blue Oat Grass), Oxalis oregana (Wood Sorrel).
4.2)
- DRAFT- PSI, OSI & REMEDIATION PLAN - 7 Erskine Lane, View Royal, BC, prepared by Islander Engineering Ltd, dated April 2018
- Preliminary Site Investigation Stage 1 Report - 7 Erskine Lane, View Royal, BC., prepared by Wittich Environmental Services Ltd., dated March 1, 2016;
- Site Risk Classification Report, dated April 6, 2018;
- Site Profile Application, dated April 6, 2018;
- Commitment letter from owner, April 26, 2018;
- Notice of Migration, dated April 6, 2018;
- Notice of Independent Remediation, dated April 6, 2018; and,
- Soil Removal Application to Town of View Royal, dated April 9, 2018.
- Scenario 5 Release Request - Rezoning and Development Permit Application Approved Professional Opinion Letter for 7 Erskine Lane, View Royal, PIO: 018-361-790
All of the above documents and reports were provided as part of the rezoning process. Some have also been included with this DP application and any not included will be provided upon request.
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Extracted from: 2021 03 09 Committee of the Whole Agenda - Agenda - Pdf