Attachment 4 - Design Rationale
Detailed document explaining the site context, proposal objectives, and residential unit mix for the townhouse project.
DESIGN RATIONALE - 289 ISLAND HIGHWAY, VIEW ROYAL
The Site:
This proposed site consists of two sites, each currently with a single-family home, surrounded by the same residential typology. It is located at the Helmcken neighbourhood on the east facing corner of Eltham Road and Helmcken Road. The site is bordered by Eltham Road, on the south-west and Helmcken Road on the north-west, that connects the ocean front with View Royal Elementary school and Helmcken Central Park.
The Context:
To the immediate north and south, there are single family buildings. At the junction of Helmcken road and Island Highway on the south-east corner is a three-story commercial use building. To the east, is an upcoming mixed use the Royale project. On the west side is one-story residential building and the Salvation Army Thrift store. Across Helmcken Road to the west on the south side, there is an undeveloped site. The site is also in close proximity to the ocean front, parks and schools.
The Proposal:
Consistent with View Royal’s OCP and to ensure activation of the pedestrian streetscape, we are proposing a residential townhomes development with unit entries at grade.
There is one level of underground parking. This is proposed to be accessed via a convenient in and out access from Eltham Road. The project also proposes some improvement along Eltham Road with pedestrian walkways with green buffers and street parking for the visitors of the residential complex.
A large, landscaped buffer is introduced between the Helmcken Road and the property fronting onto it with a high hedge and large trees, to ensure adequate buffering across the busy street.
Residential Uses:
The proposal consists of eight different layouts of three-bedroom townhomes style units designed over 3 levels. Each unit has a separate entrance, balconies, and private rooftop decks. Fifteen of the units have private patios facing the inner yard. This variety is intended to appeal to all socio-economic demographics as much as possible.
Common Amenities:
Ample bicycle storage, EV charging stations and the like are implemented into the parkade design and ample storage room has been reserved for other activities desired from future residents like kayak storage, etc.
Massing:
The proposed development is split into two parts with a common linear courtyard in the middle. The massing has been very intentionally designed so the building in its entirety reads as 3 stories of residential. This form of terracing also ensures no overlooking, privacy nor overshadowing will occur between the proposal and the adjacent single family residential units.
Summary:
It is anticipated that the building design will be highly enjoyed by the building's ultimate users, and the public and will be harmonious at the same time distinct from the surrounding context.