Mixed Residential DPA Policy Review

September 6, 2022Pages 97–1005 sections

A staff review checklist evaluating the proposed development at 167, 169, and 171 Island Highway against Development Permit Area guidelines.

1 CALL TO ORDER

167, 169, & 171 Island HighwayAugust 31, 2022

Guidelines	Proposal
English Ivy, Broom) should not be used. Plants should be chosen for seasonal interest and compatibility with the local climate. Large expanses of lawn are not encouraged.
iii. Space for private or communal gardening and the use of native plants, edible plants, berry bushes and fruit trees in landscaping is encouraged.	Communal pavilion provide outdoor space for residents, and on-site walking path provides green space.
iv. Use a combination of soft and hard landscape elements to create functional and visually appealing private and semi-private outdoor space.	Hard and soft landscaping provided throughout the site using a mixture of lighting, garden beds and raised planters, and a rain garden.
v. Define the transition from public to private space with hard and/or soft landscape elements such as low hedging, low solid or a combination of permeable/transparent fencing (such as wrought iron above a solid base).	Public to private space is defined by fencing surrounding the subject property. This is supplemented by landscaping and buffering elements to reduce visual appearance of fence.
vi. Landscaping of townhouse and apartment developments should contribute to a pedestrian-friendly streetscape, by providing street trees and other plantings to soften building edges, provide visual interest and establish a sense of pedestrian enclosure.	Street trees provided and landscaping surround permitter of property will reduce visual site of building to create separation of public and private space.
vii. Low-rise apartment should consider the inclusion of common gathering areas with age-appropriate features, and sited in such a way as to maximize exposure to sunlight.	Outdoor pavilion provided for communal gathering space.
viii. Landscape design strategies should be incorporated that minimize stormwater runoff, and promotes the natural infiltration and cleaning of runoff.	Rain garden provided to help alleviate demand of on-site stormwater management system.
ix. Landscaping should incorporate an automatic irrigation system.	Complete with irrigation system.
x. 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.	Yes, work will be completed to this standard.

Page 97–100

Parking, Access and Circulation

Guidelines	Proposal
i. Residential parking for townhouse and low-rise apartments should be located underground wherever possible. Residential surface parking shall be limited to detached and semi-detached dwellings.	All required parking below ground, visitor parking is located above ground at front entrance to building.
ii. Residential surface parking should incorporate permeable features such as pavers, pervious asphalt or concrete or reinforced paving/grass to increase permeability. Gravel driveways or parking areas are not permitted.	“Special pavement” material provided by applicant, to be permeable parking stalls.
iii. The visual appeal surface parking areas should enhanced with landscaping, screening and decorative materials.	Surface parking is screen by some landscaping from road right of way.
iv. Shared driveways are encouraged, where appropriate, to reduce impervious surfaces, preserve existing vegetation, provide larger areas for landscaping and limit the number of driveways crossing public sidewalks.	N/A
v. Access to small lot residential lots should be through the lane, where a lane exists.	N/A
vi. Driveways, pathways and entrances on low-rise apartment sites should be accessible to all residents and visitors.	Yes, all pathways and driveways are accessible. Front entrance provide direction connection to visitor parking, and interior elevator provides access to underground parking.
vii.
viii. Sidewalks should be provided on public streets.	To be reinstalled post development.
ix. In apartment developments, sheltered bicycle parking for visitors should be provided at an accessible location near the primary entrance and located so as to ensure passive surveillance	Bicycle storage provided underground via a bicycle storage area, equipped with floor and wall mounted stalls. Additional stalls provided for EV shared bicycles.
x. Locate and screen off-site parking areas, garbage and recycling storage, vents, meters and transformers so as to minimize their visual impact on the public realm and neighboring properties.	Parking located underground. Garbage/recycling located underground in separate refuse room.

Page 97–100

Lighting

Guidelines	Proposal
i. Building and site lighting should be sufficient to ensure pedestrian and motorist safety.	Electrical plan show ample lighting on-site, not to interfere with residents’ enjoyment of personal space, or impact surrounding properties.
ii. Outdoor lighting should 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.	Confirmed.
iii. Where pole-mounted lighting is necessary, light standard luminaries shall be no more than 40,000 lumens and mounted on poles no more than 5 metres high.	Confirmed.
iv. Light fixtures should be consistent with the general design character of the building.	Yes, lighting is provided as an accent to the building and provides wayfinding on-site.

Page 97–100

Safety

Guidelines	Proposal
i. All developments should be 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.	Balconies, patios, and windows provide natural policing, lighting and fencing provide hard prevention and deterrence.

Page 97–100

Other

Guidelines	Proposal
i. Implementation of “adaptable design standards” in residential development is encouraged to accommodate individuals with mobility challenges, and to facilitate “aging in place”.	N/A
ii. Incorporation of Green Building strategies such as Leadership in Energy and Environmental Design (LEED®) or Built Green standards in the design and construction all buildings is highly encouraged.	N/A – Building to be minimum Step Code 2 or as required at time of Building Permit (possibility of Step Code 3 as of January 2023).
iii. Incorporation of resource and energy efficiency into the siting, design, construction and maintenance of buildings and structures is highly encouraged.	Step Code 2 Minimum.
iv. Where used, all signage should be architecturally compatible with the style, composition, materials, colours and details of the buildings, with no internal illumination, and method of installation hidden.	Confirmed – front entrance signage design is compatible with proposed design of building and site. No internal illumination proposed. Wall mounted metal on cement.

Page 97–100

Extracted from: 2022 09 06 Council Agenda - Agenda - Pdf