Attachment 6 - Review of Commercial Development Permit Guidelines
Evaluation of how the project revisions align with municipal design and landscaping guidelines.
A. Development Permit Area Guidelines
The proposal is in accordance with the relevant guidelines of the Commercial Development Permit Area Guidelines, which are addressed follows:
1. Design Character
a. The building would address the public realm and contribute to a safe and comfortable pedestrian friendly streetscape. The design is human-scaled with clean West Coast Contemporary lines that balance function and form. For example: the building footprint plays on the angle of the lot lines to the road to create a landscape plane pockets of open spaces that allow for different programming – active, passive, public and private areas. b. Materials would be durable, high quality and should reflect the natural surroundings of View Royal and a “West Coast” design character; bringing in elements of durable fiber-cement siding, wood post & beam accents, and a natural colour palette. c. The main entrances would be clearly visible from streets and internal vehicle and pedestrian circulation routes. Entrances would be emphasized with lighting, architectural detailing, colour, special paving. Weather protection would be provided at entrances. d. Long blank walls would be avoided. Public frontages would present a consistent and visually appealing design through use of materials, windows, articulation and roof treatments. e. Unsightly roof elements, including mechanical equipment and vents, would be screened by the roof. f. Signage would be consistent with the overall design of the building. g. The building would incorporate substantial amounts of glazing along pedestrian routes. h. There are several outdoor gathering places for employees and patrons including covered areas, open areas and a picnic table.
2. Siting, Height, and Massing
a. The buildings would be positioned to frame public streets and internal circulation routes. b. The development would respect the scale and general development pattern of adjacent land uses. c. The second storey of the building would be stepped back from Wilfert Road and the shed roof would be angled on the elevation facing Island Highway to create variations in height and roofline. The massing of the building is based on an arrangement of overlapping rectangles that would create cantilevered sections for visual interest and provide cover at the ground level. d. The building would be oriented to maximize sunlight exposure on pedestrian routes.
3. Landscaping
a. The proposed area of development does not contain any mature trees, vegetation and natural features due to historic clearing done on the site. Extensive landscaping would be provided to establish greenery. b. Landscaping would contribute to a pedestrian-friendly streetscape by including street trees, decorative paving and an ornamented rock pit feature to add interest and define the pedestrian realm. c. Native species would be predominant in site landscaping. Plants are chosen for seasonal interest and compatibility with the local climate. d. Drought-tolerant plant species are proposed. e. Landscaping would incorporate an automatic low volume underground irrigation system. f. Tree species of sufficient height and canopy spread would be used to provide shade and improve the visual appearance of parking areas. g. A rock pit, bio-swale and rain garden would be incorporated into the landscape design to minimize storm water runoff, and would promote the natural infiltration and cleaning of runoff. h. 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.
4. Parking, Access, and Circulation
a. Pedestrian and cycling access routes are designed to provide easy and convenient access to transit services, cycling routes, trails and sidewalks. b. Access and circulation would be safe and convenient for pedestrians, cyclists, people with reduced mobility and vehicles. c. Safe and direct pedestrian access from parking areas to building entrances would be provided. d. Pedestrian routes and crossing areas would be defined with textured paving materials, patterns and colour. e. Surface parking areas would be located in internal parking courts, and would incorporate substantial landscaping and trees in planting islands to increase permeability, provide shade and improve the visual appearance of parking areas. f. On-site surface parking would incorporate permeable rock pit to provide detention and increase permeability, and natural infiltration. g. Servicing and loading areas would be located in a manner that does not negatively impact the pedestrian realm. h. Bicycle parking for visitors would be provided at an accessible location near the primary entrance and located so as to ensure passive surveillance.
5. Safety
a. The development is 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 two storey building would be situated to provide clear oversight of exterior spaces. The rear of the site would be secured with visually permeable fencing.
6. Other
a. Incorporation of green building strategies such as the use of low VOC and low toxicity materials and in the building design and construction is proposed. b. Incorporation of resource and energy efficiency into the siting, design, construction and maintenance of buildings and structures is through the use of energy saving such as a heat pump and motion activated lighting.
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