Architect Design Rationale and Guidelines Analysis - 9 Erskine Lane
A letter and table from Thuja architecture studio Ltd providing the project description and analyzing compliance with municipal design guidelines.
Feb 23, 2021
Town Planner View Royal Town Hall 45 View Royal Avenue Victoria, BC, V9B 1A6
Dear Planning Department,
RE: 9 Erskine Lane Development Permit
Please find attached the application for Development permit for a mixed-use, multi-family development consisting of four 5-storey apartment buildings with 336 market rental units. The proposed project is located within the Hospital Neighbourhood, just to the southwest, and within easy walking distance of Victoria General Hospital (VGH). The developelment will add population density in the immediate vicinity of VGH, supporting the development of the ‘Hospital Neighbourhood Centre’ as described in the OCP.
The buildings have a bold west-coast design, combining cedar and stone-coloured cement-fiber board paneling, and finished with a dramatic butterfly roofline. The siting of the buildings on the lot has been planned to maximize retention of the existing urban forest. The landscaping has been designed both to facilitate pedestrian access throughout the site, and to allow residents and the public to gather and enjoy the park-like setting. With their high-quality design and landscaping, the buildings will act as a positive visual landmark for the neighborhood, adding aesthetic appeal and diversity to the nearby VGH complex.
The proposed project is in direct keeping with the OCP. The development’s location, nearby a major employer (VGH), as well as a node of multiple transport networks, will encourage commuting by foot, bicycle and public transport. This infill project will also provide efficient use of land, and more choice of accommodation for people with various budgets. The increased local population base, combined with the pedestrian-friendly landscaping, will help create a vibrant community centre in the area, rather than a park-and-ride commuter stop.
A. Form and Character
The form and character of the development is consistent with the development permit guidelines for this area by providing a varying scale throughout the development by way of varying building massing and form typologies. The buildings utilize similar high-quality materials to create a cohesive development, although the juxtaposition and variation of these materials creates visual interest and eliminates any monotony. The design and finish of the proposed buildings is compatible with the existing neighbourhood through the use of complementary colours and materials, in a natural ‘west-coast’ palette. The buildings have clearly defined entry points, enhanced with an architecturally significant sloped canopy to identify their location. The buildings also have and plentiful balconies and windows overlooking the sidewalks and open areas to engage the public realm and increase public safety through ‘natural surveillance.’
B. Signage
The signage for the development will be located directly on the building facade to identify the building. Lighting will be directed to only illuminate the signage when required. All signage will be consistent with the architectural style of the development.
C. Siting, Landscaping and Screening
The project will create a pedestrian-friendly landscape that is both safe and enjoyable. The building footprints have been minimized to retain the maximum number of mature trees onsite and around the perimeter of the property. New sidewalks will be built along Watkiss Way and Erskine Lane, as well as infrastructure upgrades at their intersection. The location of the buildings on site allows for generous green spaces, as well as outdoor amenity areas such as courtyards, walkways, a playground and dog run. The building placement addresses neighbouring sites, solar paths and view corridors along the site, access to the development and vehicular movement within the site. Sidewalks are separated from the road by landscaped buffers to increase pedestrian safety. Vehicle entrances to parking lots and underground parkades are clearly marked and centralized to just locations, so that there is limited vehicle passage within the site itself.
All landscape and screening has been designed by a registered Landscape Architect. Since the majority of the native urban forest will be preserved there is limited new landscaping, which does incorporate appropriate plant species and locations for the area of the development. The refuse service area and mechanical services will be hidden by landscaping, to mitigate impacts on public view and noise pollution. The design and layout of the proposed development incorporates elements of natural surveillance, access control, territorial reinforcement and maintenance.
D. Lighting
All lighting will be full cut off luminaries. The building will have soffit lighting that operates on a solar activated lens, and provides a warm glow to the underside of the roof line. Lighting will be provided at the entry canopies of the apartment by way of solar activated soffit lighting. The parking area will be lit with full cut off light standards providing security and safety at night.
E. Parking
The parking within the development consists of three underground parkades, as well as two very small surface lots. Short term bicycle parking is located at bike racks outside, while long term secure bicycle parking is provided within the underground parkade. Handicap and visitor stalls are provided as required, as well as stalls dedicated to electric vehicles. The parkade also houses the electrical and mechanical rooms.
Please reference the attached Development Permit Rationale Table for further project details.
The proposed development conforms to the zoning and development permit bylaws and will positively contribute toward the fulfillment of goals for the Hospital Neighbourhood outlined in the OCP. Should you require and further information or clarification, please do not hesitate to contact me.
Sincerely,
Tanis Frame Architect AIBC, LEED AP
ATTACHMENT 1 – DEVELOPMENT PERMIT AREA: MIXED RESIDENTIAL
| GUIDELINES – DESIGN CHARACTER | HOW IT COMPLIES | HOW IT DOES NOT COMPLY |
|---|---|---|
| i. Residential buildings should address the public realm and contribute to a positive pedestrian-friendly streetscape. | As the topography of and tree retention on the site will not allow for buildings to be oriented toward the street, the proposed landscaping and sidewalks along Watkiss Way and Erskine Lane will contribute in a positive manner. | |
| ii. The exterior design and finish of new developments should be compatible with, and complementary to, existing housing in the neighbourhood. | The design and finish of the proposed buildings is high quality and compatible with the existing neighbourhood through the use of complementary colours and materials. | |
| iii. Buildings should express a unified architectural concept that expresses both variation and consistency. | The building design and concept mixes variation and consistency to create visual interest. | |
| iv. 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. | The development proposes to use materials and a natural colour palette consistent with a “West Coast” design character. | |
| v. 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. | Building A faces Watkiss Way to provide natural surveillance through windows, balconies, etc. | |
| vi. Direct access to private outdoor space, some of it covered, should be provided for all units. | Private balconies/patios will be provided for all units. | |
| vii. 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. | The buildings are not located close to the streets and the topography does not allow for this. Building entrances will be shared for safety and convenience purposes. | |
| viii. 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. | All facades are well designed with consistent use of materials, windows, articulation of roof treatments. | |
| ix. 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 enhanced with an architecturally significant sloped canopy to identify their location. | |
| x. Garage doors should not dominate the front elevation | There are no garage doors on the elevations. | |
| GUIDELINES – PUBLIC AND PEDESTRIAN REALM | HOW IT COMPLIES | HOW IT DOES NOT COMPLY |
| i. Streetscape design should incorporate treatments that enhance the pedestrian experience and create a sense of local identity. | The proposed development will construct new, pedestrian friendly sidewalks along Watkiss Way and Erskine Lane. | |
| ii. Streetscape should incorporate a continuous planting of irrigated deciduous street trees on both sides of the street where possible. | Existing trees will be retained along the perimeter of the subject property. | |
| iii. Where possible, corner and bus bulges should be incorporated into the streetscape design to enhance pedestrian crossings and provide space for landscaping and seating; | We are proposing to pay for the upgrades to the intersection of Watkiss Way and Erskine Lane. Design details pending. | |
| iv. Site and building design should incorporate the basic principles of Crime Prevention Through Environmental Design (CPTED). | The design and layout of the proposed development incorporates elements of natural surveillance, access control, territorial reinforcement and maintenance. | |
| GUIDELINES – SITING, HEIGHT AND MASSING | HOW IT COMPLIES | HOW IT DOES NOT COMPLY |
| i. 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 proposal works with the existing site constraints including the topography and natural vegetation. Building footprints have been minimized to retain mature trees onsite. | |
| ii. Residential development should be oriented towards the street, except where natural features (slopes, rocks, vegetation) prevent this configuration. | Natural features (topography, rock) prevent with the exception of the building along Watkiss Way. | |
| iii. Massing and siting of infill housing shall respect established neighbourhood patterns, including setbacks. | N/A | |
| iv. Create visual interest by providing variations in height, rooflines, massing. | Rooflines and massing are varied to create visual interest. | |
| v. Attempt to maintain important public views to natural areas and scenic vistas | Buildings are sited to retain significant natural vegetation onsite. | |
| vi. Building siting and placement of balconies, decks and windows should limit overlook and shadowing impacts on neighbours. | Building placement and retention of mature trees limits overlook and shadowing. | |
| vii. 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. | The buildings are setback to minimize massing impacts on the street and neighbours. | |
| GUIDELINES – LANDSCAPING | HOW IT COMPLIES | HOW IT DOES NOT COMPLY |
| i. 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. | Site was designed to maximize the retention of trees. | |
| ii. 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 landscaping will include significant retention of native trees and use of native species in new landscaping. | |
| iii. Space for private or communal gardening and the use of native plants, edible plants, berry bushes and fruit trees in landscaping is encouraged. | Retention of existing trees minimizes other areas of new landscaping. | |
| iv. Use a combination of soft and hard landscape elements to create functional and visually appealing private and semi-private outdoor space. | Soft and hard landscaping elements are used within the site design. | |
| 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). | Hedging and walkways are used to define transitions between public and private space. | |
| vi. 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. | Large, mature trees are being retained along the edges of the site to contribute to a pedestrian friendly streetscape. | |
| vii. 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. | Building locations considered common outdoor gathering spaces in sunlit areas. | |
| viii. Landscape design strategies should be incorporated that minimize stormwater runoff, and promotes the natural infiltration and cleaning of runoff. | Retention of the majority of the urban forest onsite and minimizing the building footprints has increased natural infiltration. | |
| ix. Landscaping should incorporate an automatic irrigation system. | An automatic irrigation system will be installed onsite. | |
| 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. | Complies. | |
| GUIDELINES – PARKING, ACCESS AND CIRCULATION | HOW IT COMPLIES | HOW IT DOES NOT COMPLY |
| i. 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. | 90% of the parking will be located under the buildings. | |
| ii. 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. | 90% of the parking will be located under the buildings minimizing impervious surfaces onsite. | |
| iii. The visual appeal surface parking areas should be enhanced with landscaping, screening and decorative materials. | Surface parking areas will incorporate landscape elements. | |
| iv. 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. | All driveways are shared. | |
| v. Access to small lot residential lots should be through the lane, where a lane exists. | N/A | |
| vi. Driveways, pathways and entrances on low-rise apartment sites should be accessible to all residents and visitors. | Complies. | |
| vii. Sidewalks should be provided on public streets. | Sidewalks are being installed on Watkiss Way and Erskine Lane frontage. | |
| viii. 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. | Sheltered bicycle parking is being provided. | |
| ix. 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. | Refuse areas are screened. | |
| GUIDELINES – LIGHTING | HOW IT COMPLIES | HOW IT DOES NOT COMPLY |
| i. Building and site lighting should be sufficient to ensure pedestrian and motorist safety. | Complies. | |
| 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. | Complies. | |
| iii. 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. | Complies. | |
| iv. Light fixtures should be consistent with the general design character of the building. | Complies. | |
| GUIDELINES – SAFETY | HOW IT COMPLIES | HOW IT DOES NOT COMPLY |
| 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. | The design and layout of the proposed development incorporates elements of natural surveillance, access control, territorial reinforcement and maintenance. | |
| GUIDELINES – OTHER | HOW IT COMPLIES | HOW IT DOES NOT COMPLY |
| i. Implementation of “adaptable design standards” in residential development is encouraged to accommodate individuals with mobility challenges, and to facilitate “aging in place”. | Development will meet all Building Code standards for individuals with mobility challenges. | |
| 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. | Buildings meet a minimum Step Two of BCs Step Code. | |
| iii. Incorporation of resource and energy efficiency into the siting, design, construction and maintenance of buildings and structures is highly encouraged. | Buildings meet a minimum Step Two of BCs Step Code. | |
| 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. | Complies. |
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