Attachment 20. Review of Commercial Development Permit Area Guidelines

Review of Commercial Development Permit Area Guidelines

1652 Island Highway – DP2014/07

Based on plans prepared by Omicron AEC and Small & Rossell Landscape Architects dated May 5, 2014 and July 9, 2014

1. Design Character

i. The building would address the public realm and contribute to a safe and comfortable pedestrian friendly streetscape. ii. Materials would be durable, high quality and would reflect the natural surroundings of View Royal and a “West Coast” design character; bringing in elements of cedar siding, and two types of concrete masonry units to provide a natural colour palette as a backdrop for the a white metal cladding and glazed contemporary entry feature. iii. 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 the main entrance. iv. The building is large, and long blank walls would be mitigated by changes in materials, colour, texture, building articulation, and landscaping. Public frontages would present a consistent and visually appealing design through use of materials, windows, articulation and roof treatments. The one challenge is the east elevation of the addition where there is a long blank wall that will be visible from Island Highway (see Attachments 10 & 11). v. Unsightly roof elements, including mechanical equipment and vents, would be screened by the roof. vi. Signage would be consistent with the overall design of the building. vii. Design details such as street light standards and street furniture should be of a consistent design and contribute to an attractive streetscape. viii. Containers for garbage and recycling would be stored in a safe and convenient location and screened from view. ix. The building would incorporate substantial amounts of glazing along pedestrian routes. One challenge is the east elevation of the addition where the wall at the pedestrian level does not have much glazing (see Attachments 10 & 11). x. There are several informal outdoor gathering places for employees including covered and open areas. The types of businesses anticipated for this site are not expected to create demand for outdoor gathering spaces for patrons. xi. This parcel and its frontage is not identified as a priority area for gateway features and provide features that express the natural, heritage, cultural or economic identity of View Royal.

2. Siting, Height, and Massing

i. The building would be positioned to frame public streets and internal circulation routes. ii. The development would complement the scale and general development pattern of adjacent land uses by creating a transition to higher densities envisaged in the Official Community Plan for this area. iii. Visual interest is created by providing variations in height, rooflines and massing. iv. The type of building does not allow for maximization of sunlight exposure on pedestrian routes.

3. Landscaping

i. The proposed area of development does not contain any mature trees, vegetation and natural features due to historic use of the site. Extensive landscaping would be provided at the front of the property to establish greenery. ii. Landscaping would contribute to a pedestrian-friendly streetscape by including street trees, decorative paving and a bioswale to add interest and define the pedestrian realm by creating a separation from Island Highway. iii. Native species would be predominant in site landscaping. Ornamental plantings would be provided for seasonal interest and compatibility with the local climate. iv. Drought-tolerant plant species are proposed. v. Landscaping is intended to incorporate an automatic low volume underground irrigation system. vi. Tree species of sufficient height and canopy spread would be used to provide shade and improve the visual appearance of parking areas. vii. A 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. viii. 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

i. Pedestrian and cycling access routes are designed to provide easy and convenient access to transit services, cycling routes, trails and sidewalks. ii. Access and circulation would be safe and convenient for pedestrians, cyclists, people with reduced mobility and vehicles. iii. Safe and direct pedestrian access from parking areas to building entrances would be provided. iv. Pedestrian routes and crossing areas would be defined with textured paving materials, patterns and colour. v. Surface parking areas would incorporate improved landscaping and trees to increase permeability, provide shade and improve the visual appearance of parking areas. vi. On-site surface parking would incorporate bio-swales and a rain garden to provide detention and increase permeability, and natural infiltration. vii. Servicing and loading areas would be located in a manner that does not negatively impact the pedestrian realm. viii. Bicycle parking for visitors would be provided at an accessible location near the primary entrance and located so as to ensure passive surveillance.

5. Lighting

i. Building and site lighting should be sufficient to ensure pedestrian and vehicle safety. ii. Outdoor lighting would 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. Wording to confirm this should be provided on the plans. iii. On-site lighting standards would be pedestrian scale, while providing sufficient light for automobile traffic. iv. Lighting standards should be consistent with street furniture and garbage/ recycling containers. v. Outdoor electrical outlets should be provided at regular intervals to facilitate the installation of seasonal/decorative outdoor lighting. vi. Where pole mounted lighting is necessary, light standard luminaries would be no more than 40,000 lumens and mounted on poles no more than 5 metres high.

6. Safety

i. Crime Prevention Through Environmental Design principles and guidelines are addressed through the provision of multiple business entrances to provide passive surveillance, appropriate access control measures to the rear of the site, and the elimination of concealed areas.

7. Other

i. 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. ii. Incorporation of resource and energy efficiency into the siting, design, construction and maintenance of buildings and structures is through the use of energy saving measures such as heat pumps, high efficiency gas fired roof top units, reflective roof membrane to reduce heat gain, and LED wall lighting.