Council Meeting/Documents/Attachment 2: Development Permit Rationale and DPA Guidelines Summary - 10 Erskine Lane
Appendix
Attachment 2: Development Permit Rationale and DPA Guidelines Summary - 10 Erskine Lane
October 17, 2023Pages 245–2514 sections
A submission document from Wiser Projects providing the design rationale and a detailed compliance table for a proposed 43-unit apartment building against Mixed Residential Development Permit Area guidelines.
10 Erskine Lane43 residential unitsEleni Gibson, Wiser ProjectsProject targets BC Energy Step Code 3Sidewalk construction included from site to Watkiss Way
Additionally, upper balconies will have privacy screens, and the upper two storeys will be stepped back from the western property edge to minimize overlook into the neighbouring property. These design features were in response to feedback from neighbours gathered during public engagement events in 2021 and 2022, and councillors during the rezoning process, and the result is an improved building with attractive privacy features.
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Conclusion
The proposed project at 10 Erskine Lane offers high quality, residential units in a low-rise apartment with access to a number of amenities, jobs, and services. The form and character and overall site planning/design offer an attractive addition to a growing neighbourhood. We hope that this application provides you with the information needed to approve the Development Permit for this site.
Thank you and please do not hesitate to reach out with any questions or comments.
Eleni Gibson Project Planner, Wiser Projects p. 250.857.6210 e. eleni@wiserprojects.com
cc Moji Shahab, Parsi Development Jeff Chow, Senior Planner, View Royal
Submission Documents
- DPA Design Guidelines Rationale
- Development Permit Application Form (including Building Code Information)
- Certificate of Title
- Site Plan/Architectural Drawings
- Includes context plan, street context elevation, floor plans, sections, elevations, etc.
- Landscape Plan
- Civil/Servicing Plan
- Tree inventory and protection plan (from rezoning)
- Geotechnical Assessment
- Transportation Impact Assessment (from rezoning)
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Appendix A: Form and Character - Mixed Residential Development Permit Area
The following table provides a summary of how the proposed development meets the Mixed Residential DPA guidelines.
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| OCP DESIGN GUIDELINES | 10 ERSKINE LANE |
|---|---|
| JUSTIFICATION | |
| Transition between single detached housing and areas of higher density | The project is a middle-density project with 43 units. It is located next to a 70+ unit townhouse development and across the street from a higher density (300+) unit development. |
| Maintain character of existing neighbourhoods while accommodating population growth | The building’s size acts with the townhouses to provide a transition from the high-density projects across the street. Erskine Lane is also a road in transition with major population growth approved. |
| Incrementally replace aging housing stock | The site currently has two aging single-family homes. These will be replaced by 43 units of high-quality housing. |
| Efficiently use land in an unobtrusive manner | The site design has taken neighbouring uses and grading into account in planning. Trees at the south end of the property are being protected, with tasteful landscaping providing privacy between the new building and the existing neighbours at 14 Erskine Lane. |
| OBJECTIVES | |
| Create opportunities for higher density housing | The density of the lot will increase from 2 units to 43 |
| Ensure small lot single detached housing, duplexes, townhouses, and low-rise apartments; complement existing residential areas in terms of building style, visual character and scale. | This low-rise building will complement and provide a transition between higher density developments across the street, neighbouring townhouses, and single-family homes in the area. |
| Ensure [...] low-rise apartments contribute to a walkable public realm | The development of this site will result in a sidewalk being constructed from the site to the intersection of Erskine Lane and Watkiss Way; and improvements to the connecting trail to the Galloping Goose. The site is also within walking distance of transit, employment, and services. |
| Achieve a high standard of design. | The building has been thoughtfully designed to add density while not overwhelming the site, the street, or neighbours. |
| DESIGN CHARACTER | |
| Address public realm, contribute to positive pedestrian-friendly streetscape. Exterior design and finish should be compatible with, and complementary to, existing housing. Buildings should express a unified architectural concept that expresses both variation and consistency. iv. Materials should be durable and of high quality, reflecting the natural surroundings of View Royal and a “West Coast” design character (elements of wood, stone and a natural colour palette). 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. Direct access to private outdoor space, some of it covered, should be provided for all units. Ground floor units in 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 0.6m above grade to provide privacy for welling units. Facades 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. 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. Garage doors should not dominate the front elevation. |
The building and site design have taken the design character guidelines into account through the following features: • Pedestrian-friendly streetscape (sidewalk, landscaping, ground-level suites) • Attractive exterior materials • Units face the street, including street-level units • All units have private and public outdoor space • Street access for ground-floor units • Visible residential entrances |
| PUBLIC AND PEDESTRIAN REALM | |
| Streetscape design should incorporate treatments that enhance the pedestrian experience and create a sense of local identity. Streetscape should incorporate a continuous planting of irrigated deciduous street trees on both sides of the street where possible. Where possible, corner and bus bulges should be incorporated into the streetscape design to enhance pedestrian crossings and provide space for landscaping and seating. Site and building design should incorporate the basic principles of CPTED. |
The project has taken a mindful approach to the public and pedestrian realm through the following features: • Attractive landscaping including a water feature and addition of trees • Eyes on the street promote CPTED principles |
| SITING, HEIGHT, AND MASSING | |
| Site design should respond to 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. Residential development should be oriented towards the street, except where the natural features prevent this configuration. Massing and siting of infill housing shall respect established neighbourhood patterns, including setbacks. Create visual interest by providing variations in height, rooflines, massing. Attempt to maintain important public views to natural areas and scenic vistas through careful siting, building design and landscaping. Building siting and placement of balconies, decks and windows should limit overlook and shadowing impacts on neighbours. 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. |
The building has been designed to be mindful of neighbouring uses and site topography through the following features: • The site utilizes the slope of the site to hide parking under and behind the building, and the building is oriented towards the street • The siting, mass and height were adjusted through the rezoning process to reduce impacts on neighbours • The building is stepped back above the 3rd floor which creates visual interest • The landscaping provides visual interest on the street • Care has been taken to ensure privacy for both current and future residents |
| LANDSCAPING | |
| Retain mature trees and, wherever possible, established vegetation, especially around natural features for visual interest and to limit disruption of natural systems. Utilize native species wherever possible in site landscaping. Invasive or nuisance species should not be used. Plants should be chosen for seasonal interest and compatibility with local climate. Large expanses of lawn are not encouraged. Space for private or communal gardening and the use of native plants, edible plants, berry bushes and fruit trees in landscaping is encouraged. Use a combination of soft and hard landscape elements to create functional and visually appealing private and semi-private outdoor space. 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. Landscaping of 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. 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. Landscape design strategies should be incorporated that minimize stormwater runoff, and promotes the natural infiltration and cleaning of runoff. Landscaping should incorporate an automatic irrigation system. All landscape work and plant material shall conform to the most recent edition of the BC Landscape Standard. |
The project meets landscaping guidelines through the following features: • Existing trees are maintained at the back of property and will contribute to the private amenity area for residents • Native species will be used for the landscaping of the boulevard • Both soft and hard landscaping features, as well as a water feature, are present in both the public and private realm • The patios of the ground-floor units are distinctly defined by landscaping feature such as fences/hedges and changing in pavers/landscape materials • Trees and soft edges along the sidewalk provide a pedestrian-friendly landscape • Several common outdoor gathering areas are included for residents, including a wood deck at the back of the property, a seating area on the NW corner, and an outdoor patio which can be accessed from the common gym. • Common area in front has good sun exposure • Automatic irrigation system will be incorporated into Building Permit designs |
| PARKING, ACCESS AND CIRCULATION | |
| 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. Residential surface parking should incorporate permeable features such as pavers, pervious asphalt or concrete or reinforced paving/grass to increase permeability. The visual appearance of surface parking areas should be enhanced with landscaping, screening and decorative materials. Shared driveways are encouraged where appropriate. Driveways, pathways and entrances on low-rise apartment sites should be accessible to all residents and visitors. Sidewalks should be provided on public streets. Sheltered bicycle parking for visitors should be provided at an accessible location near the primary entrance and located so as to ensure passive surveillance. 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 neighbouring properties. |
The project meets parking/circulation targets though the following: • Over half the project parking is underground, with the remainder surface parking located behind the building. • Site topography and landscaping will ensure surface parking is screened from the public realm • Permeable surfaces have not been considered, both for upfront capital costs and ongoing maintenance. This will help keep costs of units down. • The parking has one entrance from the street • The elevator descends to the parking level, ensuring it is accessible to all residents and visitors • Visitor bicycle parking is located at the front entrance |
| LIGHTING | |
| Lighting will be addressed at the building permit stage. Guidelines will be considered. | |
| SAFETY | |
| Design for safety and security by incorporating Crime Prevention Through Environmental Design (CPTED) 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. | The building/site design provides safety and security through the following features: • Ground-oriented units and street-oriented building that provides eyes on the street • A public-facing amenity area (indoor and outdoor) which will activate the street |
| OTHER | |
| Implementation of “adaptable design standards” in residential development is encouraged to accommodate individuals with mobility challenges, and to facilitate “aging in place”. Incorporation of Green Building strategies in design and construction is highly encouraged. Incorporation of resource and energy efficiency into the siting, design, construction and maintenance of buildings and structures is highly encouraged. Where used, all signage should be architecturally compatible with the style, composition, materials and details of the buildings, with no internal illumination, and method of installation hidden. |
The project targets the guidelines in the following ways: • Adaptable and/or universal design features will be explored during the building permit stage • The project is targeting BC Energy Step Code 3 (and will meet Step Code 2), which results in a significant increase in efficiency compared to the BC Building Code |
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Extracted from: 2023 10 17 Council Agenda - Agenda - Pdf