Review of Neighbourhood Mixed-Use Development Permit Area Guidelines (Attachment 46)

Attachment 46. Review of Neighbourhood Mixed-Use Development Permit Area Guidelines Schedule P of the Official Community Plan

Development Permit 2013/04 – 33 Helmcken Road (Eagle Creek Village Phase One)

GUIDELINES – DESIGN CHARACTER, ALL DEVELOPMENTS

i. Buildings would address the public realm by being located near the street and contribute to a safe and comfortable pedestrian-friendly streetscape.

ii. Materials and finishes such as cementitious siding and cultured stone would be of durable, good quality and would reflect the natural surroundings of View Royal. Building 3/4 will have a strong "West Coast" design character.

iii. The Building design would promote "eyes on the street" for natural surveillance of the public realm both on and offsite through the provision of entrances, windows, patios, porches and decks facing public streets and spaces. This is not possible along the Watkiss Way frontage of Building 6 where substantial landscaping is proposed; however there is reasonable drive-by traffic to provide the eyes on the street because the shopping centre entre entrance, Victoria General Hospital emergency entrance, and two transit stops are situated along this frontage.

iv. Main entrances would be clearly identified in the streetscape. Entrances would be emphasized with lighting, architectural detailing, colour, special paving, landscaping or other defining features. Weather protection would be incorporated into the entrances of multi-unit buildings.

v. Long blank walls would be avoided along public frontages by presenting a consistent and visually appealing design through use of materials, windows, articulation and roof treatments. Along the Watkiss Way frontage, substantial landscaping would buffer the length of Building 6, and the mass would be mitigated with raised parapets and cornice detailing.

vi. Unsightly roof elements, including mechanical equipment and vents, would be enclosed by roof parapets or other forms of solid screening. The roof of Building 2, which would be immediately adjacent and visible to apartment residents of Building 3, would be clear of rooftop mechanical equipment.

vii. Signage would be consistent with the overall design of buildings and would be oriented to pedestrians and cyclists, rather than motorists.

viii. Design details such as street lighting standards and street furniture would be of a consistent design and contribute to an attractive streetscape.

ix. Containers for garbage and recycling would be stored in a safe and convenient location and screened from view. Enclosure designs have been provided.

GUIDELINES – DESIGN CHARACTER, COMMERCIAL/RESIDENTIAL MIXED-USE

i. Weather protection such as awnings, canopies, roof projections and other features would be provided at building entrances.

ii. Outdoor seating would be scattered through the site at major building entrances and several focal points.

iii. The site has been laid out as an enclosed plaza to avoid long, uninterrupted commercial façades.

iv. Ground floor commercial and upper levels of residential development would be distinguished through variation in materials, massing, architectural detailing, and colour. Commercial buildings would feature cultured stone and flat roofs, whereas the apartment building would use horizontal and board and batten siding and gable roofs appropriate for residential architecture.

GUIDELINES – DESIGN CHARACTER, RESIDENTIAL

i. There are no ground floor residential units in this phase so those guidelines do not apply.

ii. Direct access to private outdoor balconies would be provided to as many units as possible. Apartment balconies would have weather protection, including on those on the top floor.

GUIDELINES – SITING, HEIGHT AND MASSING, ALL DEVELOPMENTS

i. New developments would respect the scale and general development pattern of the adjacent use.

ii. Visual interest will be provided by through variations in height, rooflines and massing.

iii. A number of adjacent residents are concerned with the shading impacts of Building 3/4, but a transition in height from a four storey apartment to a two storey building on an adjacent property is appropriate, particularly when the main floor elevation of the apartment is lower than that of the adjacent two storey dwellings (see Attachments 22 and 41). At this end of the apartment building, there are only bedroom windows (and no upper floor balconies) overlooking the adjacent property.

iv. Residential units and balconies would not protrude further than the commercial façade below.

v. Buildings would be located to maximize sunlight exposure to residential units, balconies and on-site common areas or outdoor seating areas.

vi. Building siting and placement of balconies, decks and windows would limit overlook and shadowing impact on neighbours.

GUIDELINES – SITING, HEIGHT AND MASSING, COMMERCIAL AND RESIDENTIAL MIXED USE

i. Buildings would 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.

ii. On Helmcken Road, buildings would be built towards the front property line, articulated with generous areas of clear glass windows and doorway entrances of which most would be set back into retail units. Walkways are proposed to be wide enough to accommodate door swings. The Watkiss Way frontage features rain gardens and landscaping so buildings cannot be located close to the road.

GUIDELINES – LANDSCAPING, ALL DEVELOPMENTS

i. The 1.58 ha north part of the site with mature trees, vegetation and other natural features will be retained and a covenant has been registered to require the transfer of this land to the Town before Phase 2.

ii. Both on- and off-site landscaping would contribute to a pedestrian-friendly streetscape and would include street trees and use of other materials or furniture to add interest and define the pedestrian realm.

iii. Native species would be utilised wherever appropriate in site landscaping. Plants have been selected for seasonal interest and compatibility with the local climate.

iv. Drought-tolerant plant species are proposed in appropriate locations (i.e. outside of rain gardens).

v. Landscaping would incorporate automatic irrigation systems.

vi. A combination of hard and soft landscaping elements would be used to define the transition between public and private space, including planting and fencing.

vii. Parking areas visible from streets and adjacent residential buildings would be screened with substantial landscaping. Surface parking areas would incorporate trees in planting islands to increase permeability, provide shade and improve the visual appearance of parking areas.

viii. Landscape design strategies are proposed to be incorporated to minimize storm water runoff, and promote the natural infiltration and cleaning of runoff.

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.

GUIDELINES – PARKING, ACCESS AND CIRCULATION, ALL DEVELOPMENTS

i. Strong and safe linkages would be provided to Victoria General Hospital, surrounding parks, trails, and other neighbourhood destinations.

ii. Pedestrian and cycling access routes have been designed to provide easy and convenient access to transit services, cycling routes, trails and sidewalks. A custom stair and ramp has been designed for access to and from the transit stop on Watkiss Way.

iii. Wide sidewalks would be provided on public streets abutting the site.

iv. Access and circulation would be safe and convenient for pedestrians and vehicles. Designated pedestrian crossings of driveways and parking areas would be provided on site.

v. Parking would be accommodated underground as well as at grade.