Development Permit Area Guidelines - Review

January 15, 2019Pages 179–1853 sections

A staff review document assessing the 242-244 Island Highway development against municipal Mixed Residential guidelines.

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Application Number: 3060-20-2018/01242-244 Island HighwayReviewer: Jeff Chow, Senior PlannerDate: December 5, 2018

DEVELOPMENT PERMIT AREA GUIDELINES -REVIEW


Application Number:	3060-20-2018/01
Address and Legal Description	242-244 Island Highway Remainder Lots 34 & 35, Section 3, Plan 3738 Except Parts in Plans EPP8968 and EP9053
Reviewer:	Jeff Chow, Senior Planner
Date:	December 5, 2018

Page 179–185

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.	The building addresses the street and the entrance lobby extends toward t
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 uses light coloured board and batten cementitious siding, horizontal wood look cementitious siding, and light wood corrugated metal siding. Corrugated metal siding is not commonly used in newer residential construction in the larger neighbourhood and should be reconsidered.
iii. Buildings should express a unified architectural concept that expresses both variation and consistency.	The rectilinear forms comprising the building create a transition between the commercial and adjacent residential buildings.
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 building materials appear 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 and a light colour palette.
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 four storey building will have multiple levels of residential units with windows and balconies overlooking the public realm.
vi. Direct access to private outdoor space, some of it covered, should be provided for all units.	Direct access to private outdoor space would be provided for all units.
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.	The three ground floor units on the side lane have front doors directly accessible to 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.	All facades of residential buildings would be well designed, with consistent use of materials, windows, articulation and roof treatments
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.	Residential entrances would be visible from the street due to site constraints. Weather protection would be incorporated at the building entrance.
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.	The boulevard has already been upgraded in the Island Highway Project. The development would provide additional greenspace adjacent to the sidewalk.
ii. Streetscape should incorporate a continuous planting of irrigated deciduous street trees on both sides of the street where possible.	Street trees will be provided along the St. Giles Street frontage.
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.	The Island Highway corner will be modified to increase the turning radius. Existing concrete already extends across the throat of the side lane.
iv. Site and building design should incorporate the basic principles of Crime Prevention through Environmental Design (CPTED).	Site and building design incorporate the basic principles of CPTED by providing oversight of the three frontages of the site with balconies and large windows.

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 design works with topography the site to provide access to underground parking with a minimum of excavation
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.	n/a
iv. Create visual interest by providing variations in height, rooflines, massing.	Visual interest would be provided variations in height, rooflines, massing, siting and grade changes and visually splitting the building with the exterior staircase.
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 site is separated from adjacent residences by transportation corridors and is lower in elevation.
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 balconies step back up the building to reduce massing impacts and provide visual interest.

Landscaping

Page 179–185

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.	Several mature trees on the site must be removed for this type of denser development. The existing suburban development did not have any natural features remaining.
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.	Ornamental tree species have been chosen for their suitability near buildings with underground parking. Native species are part of the planting palette for shrubs and groundcover.
iii. Space for private or communal gardening and the use of native plants, edible plants, berry bushes and fruit trees in landscaping is encouraged.	The setting is not conducive to private or communal gardening. Native plants are part of the understorey plant palette.
iv. Use a combination of soft and hard landscape elements to create functional and visually appealing private and semi-private outdoor space.	Soft and hard landscape elements including privacy screens would be provided.
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 the driveway entrance and natural topography.
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.	A cedar hedge was planted in front of the property along Island Highway. The hedge will be removed to create a more open streetscape.
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.	n/a
viii. Landscape design strategies should be incorporated that minimize stormwater runoff, and promotes the natural infiltration and cleaning of runoff.	There are few opportunities for onside infiltration dues to the underground parking and the number of utilities adjacent to the site.
ix. Landscaping should incorporate an automatic irrigation system.	Noted on the 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.	Noted on the 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 would be underground save for 9 surface parking spaces.
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.	Having an underground parking and underbuilding parking precludes the opportunity to have permeable paving within the building footprint
iii. The visual appeal surface parking areas should be enhanced with landscaping, screening and decorative materials.	Surface parking areas would be screened with landscaping shrubs.
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.	The 37-unit development will be serviced by one 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.	Driveways, pathways and entrances are all fully accessible.
vii.
viii. Sidewalks should be provided on public streets.	Road design will meet municipal standards.
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	n/a
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 storage, vents and meters will not be visible from the road.

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 should be 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.	This should be noted on the civil engineering plan.
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.	This should be noted on the civil engineering plan.
iv. Light fixtures should be consistent with the general design character of the building.	An exterior lighting concept is 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”.
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.
iii. Incorporation of resource and energy efficiency into the siting, design, construction and maintenance of buildings and structures is highly encouraged.	Sustainability Checklist is 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.

Page 179–185

Extracted from: 2019 01 15 Council Agenda - Agenda - Pdf