Council Meeting/Documents/Attachment 2 - Form and Character - Mixed Residential Development Permit Area (Table 3: DPA Analysis)
Appendix
Attachment 2 - Form and Character - Mixed Residential Development Permit Area (Table 3: DPA Analysis)
October 17, 2023Pages 305–3113 sections
A detailed analysis evaluating a proposed 43-unit residential development against Official Community Plan (OCP) design guidelines for mixed residential areas.
Address: 10 Erskine LaneProject Scope: 43-unit middle-density development replacing two aging single-family homesDensity: Increases from 2 units to 43 unitsSustainability Targets: Targeting BC Energy Step Code 3 (meeting Step Code 2)Parking: Over half of the project parking is located undergroundPublic Realm: Construction of a sidewalk to the intersection of Erskine Lane and Watkiss Way and trail improvements to the Galloping Goose
| which is justified based on its proximity to services and amenities. | |
|---|---|
| Policy HS 1.10 Affordability through design | The smaller unit sizes and economy of multi-family buildings will make these units more attainable than single family homes. |
| Objective HS-2 Promote a more sustainable settlement pattern by encouraging the location of new compact housing near amenities, services and transit in the Change Areas, and within existing residential areas inside the urban containment boundary as targeted infill development. | The location of this project provides residents the option to walk, cycle, or transit to many of their needs, and avoids the ecological impact of greenfield development. |
| Policy HS2.2 Infill housing | This project targets a range of demographics and is close to parks, schools, and other community amenities. Young/small families would benefit from the project’s 2-bedroom units. |
| OCP – Natural Environment, Energy and Climate Change | |
| Objective NE2: Achieve a balance between the living biological environment and the non-living built-form of the community. | This project is sensitive infill and reduces the impacts on local ecology. |
| Policy NE2.11 Urban Growth Boundary | This site is within the Urban Growth Boundary. |
| Policy NE4.9 Alternative Transportation | Residents of this site will easily be able to walk, cycle, or transit. |
| OCP – Economic Development | |
| Policy ED3.1 Local Employees: Ensure an adequate match between housing stock and the housing needs of local employees | The units in this project would benefit a range of types of workers, who may find employment in nearby Victoria General Hospital; retail; and public service sectors. |
| Community Climate Action Plan (2012) | |
| Policy 2.4.1: Increase Density – Intensity; Decrease Distance between Residential and Employment Areas; | This project is providing a gentle increase in density on a residential street, without changing the character of the street. It is within easy walking and cycling distance to employment and services. |
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Form and Character - Mixed Residential Development Permit Area
Table 3: DPA Analysis
| 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. |
GUIDELINES
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| CATEGORY | OCP DESIGN GUIDELINES | 10 ERSKINE LANE |
|---|---|---|
| DESIGN CHARACTER | Address public realm, contribute to positive pedestrian-friendly streetscape. | 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 |
| 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 dwelling 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. | ||
| PUBLIC AND PEDESTRIAN REALM | Streetscape design should incorporate treatments that enhance the pedestrian experience and create a sense of local identity. | 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 |
| 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. | ||
| 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. | 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 |
| 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. | ||
| LANDSCAPING | Retain mature trees and, wherever possible, established vegetation, especially around natural features for visual interest and to limit disruption of natural systems. | 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 |
| 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. | ||
| 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. | The project meets parking/circulation targets through 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 |
| 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. | ||
| 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 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”. | 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 |
| 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. |
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Extracted from: 2023 10 17 Council Agenda - Agenda - Pdf