Attachment 7 - DEVELOPMENT PERMIT AREA GUIDELINES -REVIEW

October 17, 2023Pages 294–3003 sections

A detailed evaluation of the 10 Erskine Lane project proposal against the Mixed Residential Development Permit Area design guidelines.

1 CALL TO ORDER- Mayor Tobias called the meeting to order at 7:58 p.m.

Application Number: 3060-20-2022/18Address: 10 Erskine Lane (formerly parts of 1950 and 2000 West Park Lane)Reviewer: Jeff Chow, Senior PlannerDate: January 19, 2023

DEVELOPMENT PERMIT AREA GUIDELINES - REVIEW

Field	Information
Application Number:	3060-20-2022/18
Address and Legal Description	2000 West Park Lane (part of 1950 West Park Lane) Rem. Lot 3, Plan 4206 Except Part in Plan VIP61887 – Section 93 Esquimalt District
Reviewer:	Jeff Chow, Senior Planner
Date:	January 19, 2023

Page 294–300

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.	Ground floor units have individual front yards and entrances facing the street
ii. The exterior design and finish of new developments should be compatible with, and complementary to, existing housing in the neighbourhood.	The exterior design and finish of new development will be consistent with other new housing in the neighbourhood.
iii. 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, and bring in elements of wood, stone and a natural colour palette. Natural materials are preferred.	The cementitious building materials and stone cladding elements are durable and of high quality, reflecting the natural surroundings of View Royal and a “West Coast” design character. The colours in the building perspectives are neutral and would be compatible with other development in the neighbourhood.
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 buildings will have windows and balconies overlooking the street.
vi. Direct access to private outdoor space, some of it covered, should be provided for all units.	Each unit will have access to its own sheltered balcony or patio.
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.	Street level units have individual front doors that are directly accessible and visible from the street.
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.	The facade utlizes consistent materials, windows, articulation and roof treatments. The facades are articulated to minimize the mass of the buildings.
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.	The building entrance is visible from the street. The front door will have weather cover.
x. Garage doors should not dominate the front elevation.	The garage access is at the rear of the building.

Public and Pedestrian Realm

Guidelines	Proposal
i. Streetscape design should incorporate treatments that enhance the pedestrian experience and create a sense of local identity.	The streetscape will be consistent with other new development across the street and a new sidewalk from the site to Watkiss Way will provide a consistent pedestrian sidewalk experience
ii. Streetscapes should incorporate a continuous planting of irrigated deciduous street trees on both sides of the street where possible.	Trees on either side of the street will be newly installed to contribute to the streetscape
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).	Buildings are designed with windows overlooking the common driveway and rear yards of units. The site has one main entrance.

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.	The building is located the midpoint of the site slope to minimize differences above and below grade
ii. Residential development should be oriented towards the street, except where natural features (slopes, rocks, vegetation) prevent this configuration.	The development is oriented towards the street
iii. Massing and siting of infill housing shall respect established neighborhood patterns, including setbacks.	The massing will be consistent with other new development on the street. This project will be closer to the road to be more connected with the streetscape.
iv. Create visual interest by providing variations in height, rooflines, massing.	Visual interest would be provided through variations in roof heights and building massing.
v. Attempt to maintain important public views to natural areas and scenic vistas through careful siting, building design and landscaping.	n/a
vi. Building siting and placement of balconies, decks and windows should limit overlook and shadowing impacts on neighbours.	The building steps down and incorporated privacy screens to limit overlook of the abutting property.
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.	The building’s size, form and massing will reduce massing impacts by stepping the building away from adjacent townhouses.

Landscaping

Page 294–300

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.	Extensive site grading and the provision of underground parking means that most of the existing trees cannot be retained. Instead, one natural green space area adjacent to the Galloping Goose are preserved at the rear to preserve a integrate with offsite green space
ii. Utilize native species wherever possible in site landscaping. Invasive or nuisance species (e.g. 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.	Landscaping consists of a combination of native and ornamental plant species for seasonal interest. Ornamental tree species have been chosen for seasonal interest and their suitability to the site. No lawn is proposed.
iii. Space for private or communal gardening and the use of native plants, edible plants, berry bushes and fruit trees in landscaping is encouraged.	There is limited green space on site – the southwest corner is intended to be a more natural area
iv. Use a combination of soft and hard landscape elements to create functional and visually appealing private and semi-private outdoor space.	The front yard landscaping s are varied to create functional and visually appealing private and semi-private outdoor space.
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).	The transition from public to private space is defined by formal landscaping.
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 along the frontage will help provide a sense of enclosure
vii. Low-rise apartments should consider the inclusion of common gathering areas with age-appropriate features and sited in such a way as to maximize exposure to sunlight.	A viewing deck is proposed inthesouj
viii. Landscape design strategies should be incorporated that minimize stormwater runoff and promote the natural infiltration and cleaning of runoff.	There are limited opportunities for onsite infiltration due to the extent of building and surface parking.
ix. Landscaping should incorporate an automatic irrigation system.	Specified in landscape plan.
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.	Specified in landscape plan.

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.	Parking is primarily underground and concealed. Surface paring spaces are sunken below street level.
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.	n/a – no surface parking
iii. The visual appeal of surface parking areas should be enhanced with landscaping, screening and decorative materials.	Surface parking will be screened and located below street level
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.	There is one central driveway.
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.	The building entrance is at street level and accessible to all residents and visitors..
vii. [No entry in source]
viii. Sidewalks should be provided on public streets.	Sidewalks will be provided on the site frontage.
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	Provided.
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.	Garbage and recycling will be in the rear parking area. One hydro transformer is shown on the site plans (including landscape and servicing). Please indicate on the plans if there is any rooftop mechanical equipment. Visible equipment such as air conditioners and heat pump components should be screened

Lighting

Guidelines	Proposal
i. Building and site lighting should be sufficient to ensure pedestrian and motorist safety.	Lighting study to be provided at building permit stage. Fixture styles are provided.
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.	The development permit will require that lighting fixtures will be “dark skies” friendly.
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.	TBD
iv. Light fixtures should be consistent with the general design character of the building.	An exterior lighting design has not been provided

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.	The design provides passive surveillance and good site lines.

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”.	None indicated.
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.	Step Code 2 is now required for Part 3 (complex, e.g. commercial or multi family) buildings.
iii. Incorporation of resource and energy efficiency into the siting, design, construction and maintenance of buildings and structures is highly encouraged.	None provided
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.	No sign is proposed

Page 294–300

Extracted from: 2023 10 17 Council Agenda - Agenda - Pdf