Staff Report
ATTACHMENT 11 - DEVELOPMENT PERMIT AREA GUIDELINES - REVIEW
September 6, 2022Pages 94–963 sections
A planning department review documenting the project's compliance with mixed residential development permit area guidelines.
August 31, 2022Reviewer: Stirling Scory, Community PlannerApplication Number: 3060-20-2022-02Project utilizes 5th storey stepbacks to reduce massing
ATTACHMENT 11
Page 94–96
DEVELOPMENT PERMIT AREA GUIDELINES - REVIEW
| Application Number: | 3060-20-2022-02 |
| Address: | 167, 169, 171 Island Highway |
| Reviewer: | Stirling Scory, Community Planner |
| Date: | August 31, 2022 |
Page 94–96
DEVELOPMENT PERMIT AREA: MIXED RESIDENTIAL
Design Character
| Guidelines | Proposal |
|---|---|
| i. Residential buildings should address the public realm and contribute to a positive pedestrian-friendly streetscape. | Building is oriented to the road right-of-way. |
| ii. The exterior design and finish of new developments should be compatible with, and complementary to, existing housing in the neighbourhood. | The location is next to a park and adjacent to a historic use in the community. The exterior makes use of natural earth colours (tan) and metal wood soffits to blend. Substantial landscaping on-site will buffer site from surrounding uses. |
| iii. Buildings should express a unified architectural concept that expresses both variation and consistency. | Building has consistent massing and rooflines that provide consistent visual appearance, with attention to detail on providing a prominent front entrance. |
| iv. Materials should be durable and of high quality, reflecting the natural surroundings of View Royal and a “West Coast” design character, and bring in elements of wood, stone and a natural colour palette. Natural materials are preferred. | Cementitious materials, metal, and brick veneer materials are use, in addition to metal that appears as wood (soffit), which all provide durable design. Colours and landscaping together bring together a ‘west coast’ design. |
| v. Building design should promote “eyes on the street” for natural surveillance of the public realm through the provision of entrances, windows, patios, balconies, porches and decks facing public streets and spaces. | The building will have balconies, windows, and a pavilion overlooking the street. |
| vi. Direct access to private outdoor space, some of it covered, should be provided for all units. | Each ground floor unit has a patio, and multiple building entrances surround the building that connect to an on-site path. Direct access to Portage Park is available via the rear of the property. |
| vii. Ground floor units in townhouses and multi-unit buildings should have individual front doors that are directly accessible and visible from the street. Ground floor units may be raised up to 0.6 metres (two feet) above grade to provide privacy for dwelling units. | Each ground floor unit has a patio that is connected to on-site grounds and walking path. |
| viii. All facades of residential buildings should be well designed, with consistent use of materials, windows, articulation and roof treatments. On corners and at intersections, both public frontages should present a consistent and visually appealing design. | Building is squared to the road and uses mixture of materials to differentiate between front building façade and side building facades. Articulation of building starting on 5th storey reduces massing and appearance of single wall face. |
| ix. Residential entrances should be visible from the street and emphasized with architectural detailing, glazing, colour or other defining features. Weather protection should be incorporated into the entrances of multi-unit buildings. | Front entrance is design to be visually accessible, making it clear where the entrance to the building is on site. |
| x. Garage doors should not dominate the front elevation. | N/A |
Public and Pedestrian Realm
| Guidelines | Proposal |
|---|---|
| i. Streetscape design should incorporate treatments that enhance the pedestrian experience and create a sense of local identity. | Residential address sign, a pathway leading from the road, and substantial landscaping improve the streetscape, and provide wayfinding onto the site. |
| ii. Streetscape should incorporate a continuous planting of irrigated deciduous street trees on both sides of the street where possible. | Planting of additional trees and ground cover in front yard along road. |
| iii. Where possible, corner and bus bulges should be incorporated into the streetscape design to enhance pedestrian crossings and provide space for landscaping and seating. | N/A |
| iv. Site and building design should incorporate the basic principles of Crime Prevention through Environmental Design (CPTED). | Lighting provided on site, and patios, balconies, and windows help provide active policing of the area. Fencing along the side and rear lot boundaries help with security. |
Siting, Height and Massing
| Guidelines | Proposal |
|---|---|
| i. Site design should respond to the topography and specific conditions of the site, and retain/work with existing grades and natural features such as rock outcroppings, mature trees and sensitive ecosystems such as Garry Oak meadow, riparian areas and shorelines. | Site keeps pre and post development grading consistent, to reduce artificial building height. Entirety of site excavated for development. |
| ii. Residential development should be oriented towards the street, except where natural features (slopes, rocks, vegetation) prevent this configuration. | Building entrance is oriented towards street and provide unique building materials and articulation, to differentiate from remainder of building. |
| iii. Massing and siting of infill housing shall respect established neighborhood patterns, including setbacks. | 5th storey stepback of building reduces massing and appearance of single wall face. |
| iv. Create visual interest by providing variations in height, rooflines, massing. | Articulation of the 5th storey stepback, patios, and balconies break up wall faces. Combined with mixture of building materials and large setback, appearance of building should be well suited to site, and not have visual impact on Portage Park. |
| v. Attempt to maintain important public views to natural areas and scenic vistas through careful siting, building design and landscaping. | Public views are maintained, persons in Portage Park should not feel they are being looked down upon by residents in proposed development. |
| vi. Building siting and placement of balconies, decks and windows should limit overlook and shadowing impacts on neighbours. | Siting is within required setbacks; however, balconies require variance on side yard. Shadow impacts are not a concern on park. |
| vii. Buildings over two-storeys should utilize setbacks and/or terracing above the second level to reduce massing impacts on the street and surrounding neighbours, preserve view corridors and provide visual interest. | Stepback of the 5th storey and articulation provided by balconies reduce massing. |
Landscaping
| Guidelines | Proposal |
|---|---|
| i. Retain mature trees and, wherever possible, established vegetation, especially around natural features (e.g. creeks, ponds, slopes and rocky outcroppings) for visual interest and to limit disruption of natural systems. | N/A – all trees removed from site. |
| ii. Utilize native species wherever possible in site landscaping. Invasive or nuisance species (e.g. | Some native species utilized in proposed landscaping. |
Page 94–96
Extracted from: 2022 09 06 Council Agenda - Agenda - Pdf