DEVELOPMENT PERMIT AREA GUIDELINES - REVIEW (Attachment 11)

November 2, 2021Pages 177–1833 sections

A detailed review of how the proposed development at 298 Island Highway aligns with the Neighbourhood Mixed Use design guidelines.

1 CALL TO ORDER

Application Number: Development Permit 2021/10Address: 298 Island HighwayApplicant: Ankenman Marchand ArchitectsProject description: Six-storey 55-unit apartment with ground floor commercial and two levels of underground parking

DEVELOPMENT PERMIT AREA GUIDELINES -REVIEW


Application Number:	Development Permit 2021/10
Address:	298 Island Highway
Legal Description:	Lot 1, Section 8, Esquimalt District, Plan 35505
Applicant:	Ankenman Marchand Architects
Description:	Six storey 55-unit apartment with ground floor commercial and two levels of underground parking
Plan Details:	Architectural - Ankenman Marchand Architects, August 16, 2021 Landscape - Lombard North Group, August 20, 2021
Reviewer:	Jeff Chow, Senior Planner
Date:	September 20, 2021

Page 177–183

DEVELOPMENT PERMIT AREA: NEIGHBOURHOOD MIXED USE

Design Character, All Developments

Guidelines	Proposal
i. Buildings should address the public realm and contribute to a safe and comfortable pedestrian-friendly streetscape.	Building entrances would be visible from the street
ii. Materials should be of durable, high quality material and should reflect the natural surroundings of View Royal and a “West Coast” design character; bringing in elements of wood, stone and a natural colour palette. Natural materials are preferred.	Fibre cement siding is proposed for upper storeys. Extensive glazing at commercial ground level contributes to a high quality streetscape.
iii. Building design should promote “eyes on the street” for natural surveillance of the public realm through the provision of entrances, windows, patios, porches and decks facing public streets and spaces.	Good oversight of public spaces would be provided.
iv. Main entrances should be clearly identified in the streetscape. Entrances may be emphasized with lighting, architectural detailing, colour, special paving, landscaping or other defining features. Weather protection should be incorporated into the entrances of multi-unit buildings.	Main entrances are clearly visible from the street and would incorporate weather protection.
v. Long blank walls should be avoided. Public frontages should present a consistent and visually appealing design through use of materials, windows, articulation and roof treatments.	Long blanks walls would be avoided through window arrangements, massing and articulated building footprints.
vi. Unsightly roof elements, including mechanical equipment and vents, should be enclosed by roof parapets or other forms of solid screening.	Rooftop elements will be screened
vii. Signage should be consistent with the overall design of buildings and should be oriented to pedestrians and cyclists, rather than motorists.	Sign plan provided.
viii. Design details such as street lighting standards and street furniture should be of a consistent design and contribute to an attractive streetscape.	Street lighting standards and street furniture detailed.
ix. Containers for garbage and recycling should be stored in a safe and convenient location and screened from view.	Solid waste and recycling facilities for both residential and commercial are located indoors.

Design Character, Commercial/Residential Mixed-Use

Guidelines	Proposal
i. Incorporate weather protection along public sidewalks with awnings, canopies or other features.	Provided
ii. Developments should include areas for outdoor seating.	Provided
iii. Small, distinctive commercial units are preferred to long, uninterrupted commercial façades.	n/a. One commercial tenant proposed.
iv. Provide distinction between ground floor commercial and upper levels of residential development through variation in materials, massing, architectural detailing or other elements.	Provided

Design Character, Residential

Guidelines	Proposal
i. Ground floor units in townhouses and low-rise apartments 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.	n/a
ii. Direct access to private outdoor space, some of it covered, should be provided to as many units as possible.	Provided

Siting, Height and Massing, All Developments

Guidelines	Proposal
i. New developments should respect the scale and general development pattern of the adjacent use.	Consistent the comprehensive development concept
ii. Create visual interest by providing variations in height, rooflines and massing.	Provided
iii. 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.	Top floor of Building A is set back
iv. Residential units and balconies should not protrude further than the commercial façade below.	Complies
v. Buildings should be located to maximize sunlight exposure to residential units, balconies and on-site common areas or outdoor seating areas.	Provided
vi. Building siting and placement of balconies, decks and windows should limit overlook and shadowing impact on neighbours.	Balconies are reasonable in overlook and shadow impacts for future development in the area. Additional privacy screening provided at the south east end of the six floor common deck.

Siting, Height and Massing, Commercial and Residential Mixed Use

Guidelines	Proposal
i. Buildings should be clustered on key roads and intersections to create a hub of residential density and services that is pedestrian-oriented and in keeping with the scale of the neighbourhood.	Provided
ii. Buildings should be built to the front property line, articulated with generous areas of clear glass windows and doorway entrances set back into retail units.	Provided

Landscaping, All Developments

Guidelines	Proposal
i. Retain mature trees, vegetation and natural features wherever possible.	Arborist report with recommendations to mitigate construction impacts on trees located on adjacent properties has been provided.
ii. Landscaping should contribute to a pedestrian-friendly streetscape and may include street trees, planters, decorative paving, seating, and use of other materials or furniture to add interest and define the pedestrian realm.	Urban style landscaping features provided
iii. Utilize native species wherever possible in site landscaping. Plants should be chosen for seasonal interest and compatibility with the local climate.	Mix of native and ornamental shrub and ground cover species provided
iv. Drought-tolerant plant species are encouraged	Drought tolerant native species provided
v. Landscaping should incorporate an automatic irrigation system.	Provided
vi. A combination of hard and soft landscaping elements should be used to define the transition between public and private space.	Provided
vii. Parking areas visible from streets and adjacent residential buildings should be screened with substantial landscaping. Surface parking areas should incorporate trees in planting islands to increase permeability, provide shade and improve the visual appearance of parking areas.	Provided. There are 19 surface spaces but no opportunity for trees because there is underground parking below.
viii. Landscape design strategies should be incorporated that minimize stormwater runoff, and promotes the natural infiltration and cleaning of runoff.	Storm water management plan to be provided and indicate if it employs landscape design strategies. Sustainability Checklist indicates rain barrel – show location
ix. 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 landscape plan

Parking, Access and Circulation, All Developments

Page 177–183

Guidelines	Proposal
i. Provide strong and safe linkages to surrounding parks, trails, schools and other neighbourhood destinations.	Provided
ii. Pedestrian and cycling access routes should designed to provide easy and convenient access to transit services, cycling routes, trails and sidewalks.	Provided
iii. Sidewalks should be provided on public streets.	Provided
iv. Access and circulation should be safe and convenient for pedestrians and vehicles.	Provided
v. Parking should be accommodated underground wherever possible.	Provided
vi. Surface parking should be limited to short term commercial or residential visitor parking and should be suitably landscaped to screen parking areas from public roads and pedestrian routes.	Provided. Covenant to permit residential visitor use of commercial spaces during non business hours is recommended.
vii. 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

Parking, Access and Circulation, Commercial and Residential/Commercial Mixed - Use

Guidelines	Proposal
i. If not accommodated underground, commercial parking should be located behind buildings, wherever possible.	Provided
ii. Servicing and loading areas should be located in a manner that does not negatively impact the pedestrian realm.	Provided

Lighting, All Developments

Guidelines	Proposal
i. Building and site lighting should be sufficient to ensure pedestrian and vehicle safety.	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.	Provided
iii. Light fixtures should be consistent with the general design character of the building.	Provided
iv. Street lighting standards should be pedestrian scale, while providing sufficient light for automobile traffic.	Provided
v. Street light standards should be consistent with street furniture and garbage/ recycling receptacles.	Provided
vi. Outdoor electrical outlets should be provided at regular intervals to facilitate the installation of seasonal/decorative outdoor lighting.	To be noted on plans
vii. Where pole mounted lighting is necessary, light standard luminaries should be no more than 40,000 lumens and mounted on poles no more than 5 metres high.	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 development will have good opportunities for passive surveillance. Lighting plan provided.

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”.	To be addressed at building permit stage.
ii. Incorporation of Green Building strategies such as Leadership in Energy and Environmental Design (LEED®) and Built Green standards in the design and construction all buildings is highly encouraged.	See sustainability checklist
iii. Incorporation of resource and energy efficiency into the siting, design, construction and maintenance of buildings and structures is highly encouraged.	See sustainability checklist

Page 177–183

Extracted from: 2021 11 02 Council Agenda - Agenda - Pdf