Attachment 2. Review of Mixed Residential Development Permit Guidelines

Review of Mixed Residential Development Permit Guidelines

Design Character

a. The buildings would have a high quality contemporary West Coast design that authentically reflects the current era. While the low-sloped roofs contribute a modern element, the massing, scale, articulation, building materials, and natural colour palette will add to the residential character along this road. Attachment 3 illustrates the proposed streetscape. b. The buildings address the public realm and contribute to a safe and comfortable human scale pedestrian-friendly streetscape with three storey townhouses partially sunk along the sloping sidewalk frontage. c. The cladding materials used would be durable and high quality fiber cement cladding. The finish would be predominantly board & batten with shingle and horizontal plank accents to add visual texture. d. Unlike older style townhouses such as those across the road, the units along the Island Highway would have individual front doors facing the street to connect with the neighbourhood. The configuration would promote "eyes on the street" for natural surveillance of the public realm through the provision of windows, patios, and decks facing the street. e. There are no garages along the front elevation.

Public & Pedestrian Realm

a. The use of natural stone low walls would enhance the pedestrian experience by defining the public and private areas without blocking out the private yards to maintain a sense of openness. b. All units have direct access to private outdoor spaces such as patios or balconies.

Siting, Height and Massing

a. The design responds to the topography by stepping the buildings with the topography along the sloping frontage (see Attachment 10). b. Units along Island Highway are oriented towards the street. c. The massing and siting is consistent with the Official Community Plan Mixed Residential designation that supports three storey buildings and higher density. Incremental change has happened along this busy section of road and is anticipated to continue over the long term. d. Building siting and the placement of balconies, windows and decks are designed to limit overlook and shadowing onto adjacent properties. e. Variations in massing and rooflines components provide visual interest. f. Buildings are located to maximize sunlight exposure to residential units, balconies and on-site common areas.

Landscaping

a. Mature trees and landscaping along the sloped frontage of 241 Island Highway will be preserved. b. Native species are used in combination with ornamental plants chosen for seasonal interest and compatibility with the local climate (see Attachment 11). c. The selection of plant species suggests a drought tolerance appropriate to expected local conditions. d. An automatic irrigation system will be required. e. Hard and soft landscaping elements are used to define the transition between public and private space.

Parking, Access and Circulation

a. Approximately half of the surface parking spaces incorporate permeable features. b. Surface parking is screened from public view from the road and from adjacent properties. c. A central driveway access to Island Highway is proposed in order to reduce impervious surfaces, reduce sidewalk/driveway crossings (from three to one), and allow more landscaping adjacent to the road. Concerns were expressed in previous Council meetings about the shared two-way left turn lane in the Island Highway median; however, the Traffic Impact Assessment (Attachment 12) anticipates minimal turning movement conflicts and the report has been accepted by the Engineering Department. Engineering staff have the option to consider the requiring a security deposit to retrofit or lengthen the central shared turning lane in the Development Agreement.

Lighting, Safety, and Other

a. Building and site lighting will be sufficient for pedestrian and motorist safety. b. Outdoor lighting will be regulated to control the quantity, quality and direction of night lighting. c. The development is consistent with Crime Prevention Through Environmental Design principles and guidelines with particular attention to passive surveillance, appropriate lighting, clear definition of private, semi-private and public space, and appropriate access control measures.