Attachment 25: DEVELOPMENT PERMIT AREA GUIDELINES - REVIEW

December 13, 2016Pages 73–793 sections

Staff analysis of the development proposal against the Neighbourhood Mixed Use Development Permit Area guidelines.

6.4.3.a Development Permit No. 2016/13 - 450 Six Mile Road - "Pacific Lakeside"

Reviewer: Jeff Chow, Senior PlannerDate: November 2, 2016Requirement: Buildings should avoid long blank wallsRequirement: Retain mature trees (Garry oaks)

DEVELOPMENT PERMIT AREA GUIDELINES -REVIEW


Application Number:	Development Permit 2016/13
Address:	450 Six Mile Road
Legal Description:	Lot 2, Sections 6 and 103, Esquimalt District, Plan VIP78337
Applicant:	Joe Newell Architect
Description:	Four storey 51- unit apartment and three storey nine-unit apartment, both with underground parking
Plan Details:	Joe Newell Architect, October 7, 2016 Westbrook Consulting Ltd., October 7, 2016 LADR Landscape Architects, October 7, 2016
Reviewer:	Jeff Chow, Senior Planner
Date:	November 2, 2016

Page 73–79

DEVELOPMENT PERMIT AREA: NEIGHBOURHOOD MIXED USE

Design Character, All Developments

Guidelines	Proposal
i. Buildings should address the public realm and contribute to a safe and comfortable pedestrian-friendly streetscape.	Building entrances would be visible from the street
ii. Materials should be of durable, high quality material and should reflect the natural surroundings of View Royal and a “West Coast” design character; bringing in elements of wood, stone and a natural colour palette. Natural materials are preferred.	Fibre cement siding Elements of wood and natural colour palette. ** Note: Other buildings in Lakeside Village Comprehensive Development facing feature stained cedar and similar colours should be considered. Black or very dark trim around doors and windows is also recommended to provide a visual consistency.
iii. Building design should promote “eyes on the street” for natural surveillance of the public realm through the provision of entrances, windows, patios, porches and decks facing public streets and spaces.	Good oversight of public spaces would be provided.
iv. Main entrances should be clearly identified in the streetscape. Entrances may be emphasized with lighting, architectural detailing, colour, special paving, landscaping or other defining features. Weather protection should be incorporated into the entrances of multi-unit buildings.	Main entrances are clearly visible from the street and would have landscape design features and weather protection.
v. Long blank walls should be avoided. Public frontages should present a consistent and visually appealing design through use of materials, windows, articulation and roof treatments.	Long blanks walls would be avoided through window arrangements, massing and articulated building footprints.
vi. Unsightly roof elements, including mechanical equipment and vents, should be enclosed by roof parapets or other forms of solid screening.	Rooftop mechanical equipment would be screened.
vii. Signage should be consistent with the overall design of buildings and should be oriented to pedestrians and cyclists, rather than motorists.	Proposed signs should be provided
viii. Design details such as street lighting standards and street furniture should be of a consistent design and contribute to an attractive streetscape.	To be provided
ix. Containers for garbage and recycling should be stored in a safe and convenient location and screened from view.	Placed at rear of building

Design Character, Commercial/Residential Mixed-Use

Guidelines	Proposal
i. Incorporate weather protection along public sidewalks with awnings, canopies or other features.	n/a
ii. Developments should include areas for outdoor seating.	n/a
iii. Small, distinctive commercial units are preferred to long, uninterrupted commercial façades.	n/a
iv. Provide distinction between ground floor commercial and upper levels of residential development through variation in materials, massing, architectural detailing or other elements.	n/a

Design Character, Residential

Guidelines	Proposal
i. Ground floor units in townhouses and low-rise apartments 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.	While ground floor apartment units will not have separate entrances it is appropriate in this location and ample patio spaces would have suitable screening.
ii. Direct access to private outdoor space, some of it covered, should be provided to as many units as possible.	Provided

Siting, Height and Massing, All Developments

Guidelines	Proposal
i. New developments should respect the scale and general development pattern of the adjacent use.	Consistent the comprehensive development concept
ii. Create visual interest by providing variations in height, rooflines and massing.	Shed roof extensions create variations in the roofline
iii. 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.	Top floor of Building A is set back
iv. Residential units and balconies should not protrude further than the commercial façade below.	n/a
v. Buildings should be located to maximize sunlight exposure to residential units, balconies and on-site common areas or outdoor seating areas.	Building footprints are designed to minimize shading impacts; also aby stepping back the top floor of Building A
vi. Building siting and placement of balconies, decks and windows should limit overlook and shadowing impact on neighbours.	Balconies are reasonable in overlook and shadow impacts

Siting, Height and Massing, Commercial and Residential Mixed Use

Guidelines	Proposal
i. Buildings should be clustered on key roads and intersections to create a hub of residential density and services that is pedestrian-oriented and in keeping with the scale of the neighbourhood.	n/a
ii. Buildings should be built to the front property line, articulated with generous areas of clear glass windows and doorway entrances set back into retail units.	n/a

Landscaping, All Developments

Guidelines	Proposal
i. Retain mature trees, vegetation and natural features wherever possible.	Consider retention of four Garry oaks
ii. Landscaping should contribute to a pedestrian-friendly streetscape and may include street trees, planters, decorative paving, seating, and use of other materials or furniture to add interest and define the pedestrian realm.	A walkway to the main entrance of Building A should be provided
iii. Utilize native species wherever possible in site landscaping. Plants should be chosen for seasonal interest and compatibility with the local climate.	Predominantly native, drought tolerant species provided
iv. Drought-tolerant plant species are encouraged	Predominantly native, drought tolerant species provided
v. Landscaping should incorporate an automatic irrigation system.	Provided
vi. A combination of hard and soft landscaping elements should be used to define the transition between public and private space.	Provided
vii. Parking areas visible from streets and adjacent residential buildings should be screened with substantial landscaping. Surface parking areas should incorporate trees in planting islands to increase permeability, provide shade and improve the visual appearance of parking areas.
viii. Landscape design strategies should be incorporated that minimize stormwater runoff, and promotes the natural infiltration and cleaning of runoff.	Rain gardens would provide opportunities for onsite infiltration so that not all runoff would drained away.
ix. 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

Parking, Access and Circulation, All Developments

Page 73–79

Guidelines	Proposal
i. Provide strong and safe linkages to surrounding parks, trails, schools and other neighbourhood destinations.	A walkway to the main entrance of Building A should be provided
ii. Pedestrian and cycling access routes should designed to provide easy and convenient access to transit services, cycling routes, trails and sidewalks.	A walkway to the main entrance of Building A should be provided
iii. Sidewalks should be provided on public streets.	n/a
iv. Access and circulation should be safe and convenient for pedestrians and vehicles.	A walkway to the main entrance of Building A should be provided
v. Parking should be accommodated underground wherever possible.	Provided
vi. Surface parking should be limited to short term commercial or residential visitor parking and should be suitably landscaped to screen parking areas from public roads and pedestrian routes.	Visitor parking to be confirmed
vii. Sheltered bicycle parking for visitors should be provided at an accessible location near the primary entrance and located so as to ensure passive surveillance.	Provided

Parking, Access and Circulation, Commercial and Residential/Commercial Mixed - Use

Guidelines	Proposal
i. If not accommodated underground, commercial parking should be located behind buildings, wherever possible.	n/a
ii. Servicing and loading areas should be located in a manner that does not negatively impact the pedestrian realm.	Servicing and loading is primarily at the rear of the building. A walkway to the main entrance of Building A should be provided

Lighting, All Developments

Guidelines	Proposal
i. Building and site lighting should be sufficient to ensure pedestrian and vehicle safety.	Lighting plan to be provided.
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.	Lighting plan to be provided.
iii. Light fixtures should be consistent with the general design character of the building.	Lighting plan to be provided.
iv. Street lighting standards should be pedestrian scale, while providing sufficient light for automobile traffic.	Lighting plan to be provided.
v. Street light standards should be consistent with street furniture and garbage/ recycling receptacles.	Lighting plan to be provided.
vi. Outdoor electrical outlets should be provided at regular intervals to facilitate the installation of seasonal/decorative outdoor lighting.	To be noted on plans
vii. Where pole mounted lighting is necessary, light standard luminaries should be no more than 40,000 lumens and mounted on poles no more than 5 metres high.	Lighting plan to be provided.

Safety

Guidelines	Proposal
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 development will have good opportunities for passive surveillance. Lighting plan to be provided.

Other

Guidelines	Proposal
i. Implementation of “adaptable design standards” in residential development is encouraged to accommodate individuals with mobility challenges, and to facilitate “aging in place”.	Not proposed
ii. Incorporation of Green Building strategies such as Leadership in Energy and Environmental Design (LEED®) and Built Green standards in the design and construction all buildings is highly encouraged.	High performance building envelop and fixtures; light coloured roof
iii. Incorporation of resource and energy efficiency into the siting, design, construction and maintenance of buildings and structures is highly encouraged.	To be considered

Page 73–79

Extracted from: 2016 12 13 Committee of the Whole Agenda - Agenda - Pdf