TOWN OF VIEW ROYAL PROJECT SUSTAINABILITY CHECKLIST
Attachment 10 detailing the sustainability evaluation for the proposed development at 9 Erskine Lane across economic, environmental, and social criteria.
PROJECT SUSTAINABILITY CHECKLIST
All new developments in View Royal should be designed to be sustainable. This checklist will be used by Staff and Council as part of your application. If you require further space feel free to attach additional information. If something does not apply simply indicate N/A (Not Applicable).
1. Economic Sustainability
| Key Elements | Yes | No | Description/Explanation |
|---|---|---|---|
| 1. Comment on direct employment opportunities created by this project during construction: a. Number and duration of jobs (full time, part time): 100 b. Types of jobs (e.g.-construction, design): Construction, landscaping, design, engineering, administration |
X | ||
| 2. Will the project provide permanent employment after the project is completed? | X | Describe: property management | |
| 3. Are there any other components of economic sustainability (e.g. suitability of units for live/work opportunities, secondary housing units) advanced by this proposal? | X | List: |
2. Environmental Sustainability-Built Environment
| Key Elements | Yes | No | Description/Explanation |
|---|---|---|---|
| 2.1 Walking distance to current and future transport hubs as marked in the OCP: Distance to bus stop (in metres): or... any trails, greenways, cycling routes (in metres): |
X | List: Walking distance from 9 Erskine Lane to: Bus stop (Watkiss Way at Stoneridge): 190 m Planned Regional Rapid Transit (Hospital Station): 500 m Galloping Goose Trail: 180 m |
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| 2.2 Is the proposed development located within the Town's Urban Containment Boundary (check with View Royal Planning Dept.)? | X | Describe where: 9 Erskine Lane, on edge of OCP designated “Hospital Neighborhood Core” |
2.3 Does the project provide additional support for alternative transportation use? Check all that apply:
- Was a variance granted to provide less parking than required? NO
- Is there on-site bicycle storage? YES
- Are there change rooms? NO. This is a residential apartment building with bathrooms.
- Is there designated parking for car-share spaces, high-occupancy vehicles (e.g., carpool, vanpool)? YES
- Are there means for alternate transport/power supplies? NO. Describe: The hydro/electric capacity provided to the building will ensure these hookups can be installed when/if required.
- If other, describe?
| Key Elements | Yes | No | Description/Explanation |
|---|---|---|---|
| 2.4 Does the development meet or exceed the Town of View Royal Municipal Guidelines for the retention and cleaning of storm-water? | X | Describe: The design will meet the design standards required in View Royal. Detention storage will need to happen in the parkade, and Treatment will happen through surface features | |
| 2.5 Have you considered floodplain mitigation or ocean tidal-storm surges? How would this be managed? | X | Explain: not applicable to site. The site elevation ranges from 20-30m above sea level, so the site itself will not be at risk from sea level rise or storm surge flooding. Even the tsunami inundation maps don’t show the water level coming close to the site. | |
| 2.6 Will site remediation be part of the development process? | X | Explain: no remediation necessary | |
| 2.7 Mitigation of light pollution (e.g., spill lighting, offsite glare and up lighting avoided) | X | Describe: Light pollution will be mitigated through use of full cut-off lighting, avoiding light reflectance, and directing lighting downwards. | |
| 2.8 Will the project provide enhanced waste-diversion facilities such as: on-site recycling or on-site composting? | X | List and Describe: On-site recycling will be provided. |
3. Environmental Sustainability
3.1 Comment on the inclusion of the following water efficiency techniques:
| Item | Yes | No | Description/Explanation |
|---|---|---|---|
| a. Water-efficient-landscaping such as: drought resistant /native plantings; the use of non-potable, or reclaimed water for irrigation; the use of high efficiency irrigation; the use of rainwater cisterns for irrigation and Xeriscapes? | X | a. List and describe: Native and drought resistant plantings will be used. | |
| b. Onsite grey-waste-water treatments? | X | b. List and describe: | |
| c. Indoor water-use-reduction measures (e.g. low consumption fixtures/appliances) that exceed bylaw requirements? | X | c. List and describe: |
| Key Elements | Yes | No | Description/Explanation |
|---|---|---|---|
| 3.2 Comment on the inclusion of any of the following methods to reduce energy use and improve air quality: a. The Energy efficiency ratings of proposed structures and materials used such as: locating buildings to respond to daily sun/shade patterns; high-performance envelopes; passive solar gain; solar shading; natural ventilation; ground heating/cooling; high-efficiency fixtures; consideration of heat-island effects including landscaping, green roofs/walls etc. b. The use of renewable-energy alternatives (e.g. geothermal, solar, off-grid power or water supplies, BC Hydro Green Power). |
X | • All windows will be provided with internal blinds to allow residents to control solar exposure. • Windows on all sides of the building will be operable to allow for natural ventilation within. Additionally, each apartment will have a sliding glass door that opens onto a balcony, providing occupants a large opening for additional ventilation. • The slope of the roof is designed to address solar gain. • Outdoor landscaping includes trees which provide shade in summer. |
3.3 Comment on the following methods for sustainable-use (and reuse) of building materials and resources:
| Item | Yes | No | Description/Explanation |
|---|---|---|---|
| a. The management of construction wastes (e.g. reuse of existing buildings or building materials during construction and/or demolition, having remade or recycled content). | X | Rock that is required to be excavated for the underground parking will be reused as part of the landscaping. | |
| b. The use of environmentally-sensitive or recycled construction materials (e.g. high-volume, fly-ash concrete, non-toxic finishing materials). | X | ||
| c. The enhanced durability of construction materials (e.g. wall systems, roof materials). | X | The building siding will be constructed with fiber-cement panels to ensure maximum durability. | |
| d. Is LEED, Built Green or other green standards certification being pursued for this project? | X |
indoor environmental quality:
| Item | Yes | No | Description/Explanation |
|---|---|---|---|
| a. Improved air quality through low-emitting materials (e.g. paint, carpets) and natural ventilation with windows that open. b. Design attempts to maximize exposure to natural light and passive solar heating/ light (i.e. through building orientation). |
X | Windows on all sides of the building will be openable to allow for natural ventilation within. Additionally, each apartment will have a sliding glass door that opens onto a balcony, providing occupants a large opening for additional ventilation. |
| Key Elements | Yes | No | Description/Explanation |
|---|---|---|---|
| 3.5 Does the street/boulevard layout and design encourage walking and cycling, while also providing for personal and commercial vehicle use? | X | Landscaping will be pedestrian focused, with underground parkades to allow for safe and easy walking and biking through the site. Secure bike storage will be provided to residents. Adequate parking spaces for cars will be provided. Sidewalk will be built on Erskine. | |
| 3.6 If new streets or lanes are constructed as part of the development, how are they designed to reduce stormwater runoff? | X | N/A | |
| 3.7 If the property is adjacent to existing parking space, open space, paths or trails, is there a visual and pedestrian connection provided? Is it signed and accessible? | X | Nearby trails and bus routes will be easy to access from the property. |
3.9 Is the proposed development within a ten minute walk (approximately 800 metres) from:
- neighbourhood store or other shopping opportunities
- schools
- community services (e.g., library, community centre)
- child care facility
- health services (e.g., hospital, doctor's office)
- parks or trails
- bus stop
- other alternative transport (park-and-ride, car pool)
- other amenities
Yes: X Comments:
- Quality Foods: 850 m
- Eagle View Elementary: 400 m
- YMCA/YWCA: 950 m
- VG Hospital: 400 m
- Aldersmith Park: 400 m
- Galloping Goose Trail: 180 m
- Bus stop (Watkiss Way at Stoneridge): 190 m
- Planned Regional Rapid Transit (Hospital Station): 500 m
- Tim Hortons: 400 m
4. Natural Environment
| Key Elements | Yes | No | Description/Explanation |
|---|---|---|---|
| 4.1 ls the proposed development in an environment-development permit area? | X | Describe: No | |
| 4.2 Was an environmental assessment of the property completed prior to the commencement of design work? | X | EDI Environmental Dynamics, Oct. 2019 | |
| 4.3 Are any of the following environmental features present on the property? • Significant native and protected trees • Natural grassland areas • Riparian areas: estuaries, wetlands, tidal-creeks • Is it adjacent to Esquimalt Harbour or Portage Inlet? • Wildlife (red or blue, listed species) Wildlife habitat • Wildlife corridors |
X | Describe: The acreage surrounding the existing structure on the lot has many Douglas fir trees, though it is not part of a continuous forest. | |
| b) Has the preservation and/or enhancement of any the areas listed above been incorporated in the proposed project? | X | Explain how: Extensive green space is planned for the project, including native plant species and plantings of various heights (i.e. grasses, shrubs and trees) to provide habitat for birds and other wildlife. |
4.4 Provision of natural green space and trees on site (includes retention of existing trees).
Refer to Landscape Plan for details. a) Amount of green space (area in m2 and ft2): b) Amount of usable, open space (area in m2 and ft2): c) Number and percentage of existing trees to be retained on site: d) Number of trees removed: e) Number of trees to be planted: f) Names of native species being planted:
| Key Elements | Yes | No | Description/Explanation |
|---|---|---|---|
| 4.5 Are there any significant existing environmental features that are to be maintained or enhanced on the site (e.g. tree and/or shrub preservation, or daylighting of a stream)? | X | List and describe: Tree/shrub preservation and/or replanting |
5. Social Sustainability
5.1 Anticipated price range of units (note the price ranges for both commercial and residential units, if applicable)
Average price per square foot of cost and expected sale: The units are residential purpose-built apartments. The rental rates will be set at the time of development and will be priced to match the rental market of View Royal.
| Key Elements | Yes | No | Description/Explanation |
|---|---|---|---|
| 5.2 Does the proposed development include non-market housing units (affordable housing)? | X | a) Number of units: b) As a percentage of total units: c) Ownership: rental, co-op, freehold d) Target population mix: seniors/ family/singles? |
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| 5.3 Does the project include rental housing units of specific size? | X | Number of units: 372 Includes one and two-bedroom units |
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| 5.4 Does the project design incorporate Crime Prevention Through Environmental Design (CPTED) principles? | X | List and describe: CPTED principles include natural surveillance (of entrances/public spaces) which is facilitated here through clear definition of private and public realms (via landscaping, and clearly defined entrances) as well as multiple windows overlooking the open amenity areas. CPTED also includes lighting to prevent dark spaces and ‘blinding’ lights to optimize visual awareness, which is followed by the proposed lighting plan. | |
| 5.5 Does the project incorporate features to enhance adaptability and accessibility within and outside of the proposed housing units for people with disabilities (e.g. wider door openings, reinforced walls in bathrooms for future installation of grab bars, ground-oriented entrances)? | X | List and describe: Project includes accessible parking spaces, ground-oriented entrances and elevators. | |
| 5.6 Actions proposed (indoor and outdoor) to mitigate noise from external sources such as traffic, railways, industry, commercial uses, patrons, etc. | X | Describe: Landscaping will include the use of trees to soften road noise. |
5.7 Does the project enhance local identity and character (e.g. through architectural style, landscaping, colours)?
Yes: X Describe: The project will provide site-identity though landmark buildings in a west-coast architectural style, using a colours reflecting the natural world (wood/stone palate). Landscaping will provide a park-like natural setting.
5.8 Describe the existing neighbourhood character (e.g. historic, single family, mixed use, etc.) and how the proposed development will enhance the adjacent neighbourhood:
Existing neighboring buildings include three-storey townhomes and an auto-mechanic. The adjacent lot to the rear has been cleared and zoned for a commercial centre adjacent to the hospital. The proposed project fits the neighborhood scale, and will add population density close to the proposed commercial center, giving it vibrancy and life.
| Key Elements | Yes | No | Description/Explanation |
|---|---|---|---|
| 5.9 Does the project contain a mix of uses (e.g. residential, commercial) and/or introduce a new community-serving land use type to the neighbourhood (e.g. new housing-form, commercial service)? | X | Describe: | |
| 5.10 Does the project contribute to heritage revitalization through the reuse, relocation or rehabilitation of an existing structure or feature? | X | Describe: | |
| 5.11 Does the project involve provincial designation of a heritage building/features/trees? | X | Describe: |
5.12 Are there any public amenities provided by, and maintained, with the development (check all that apply):
- Public art
- Child care facility
- Walking/bike trails
- Public Washrooms
- Drinking Fountains
- Other, Describe:
| Key Elements | Yes | No | Description/Explanation |
|---|---|---|---|
| 5.13 How does the development create or enhance local food production and food securing? | X | Describe: N/A | |
| 5.14 Does the development incorporate space for public gathering and activities (e.g. courtyards, communal gardens, play areas, benches, shaded areas)? | X | Describe: The Landscaping will include public amenity areas such as green spaces, courtyards, benches, shaded areas, community gardens, etc. |
5.15 How does the proposed development enhance the streetscape? Describe:
Landscaping will provide green areas and trees along the street, as well as pedestrian walkways. A new sidewalk will be built along Erskine giving way to pedestrians and eliminating Hospital parking occurring currently.
5.16 How have residents and community stakeholders been involved in the planning and design process?
Describe: Two open houses have been held to allow for public and neighbours input. The feedback has been incorporated and considered through:
- The development of a landscape plan that will include many trees, natural rock, amenity space and walkways.
- The completion of a transportation impact assessment to understand the community concerns about traffic flow and number of trips.
- Looking at alternative options for excavation that may lessen noise and vibration.
| Key Elements | Yes | No | Description/Explanation |
|---|---|---|---|
| 5.17 Is there something unique or innovative about your project that has not been addressed in this checklist (e.g., creation of a new zone, other descriptors)? | X | Describe: The project location is ideally suited for increased density, being located within a neighborhood core, and a multi-model transportation hub. In order to make best use of compact housing in this ideal location a variance will be requested to increase building height. | |
| 5.18 Do any of the Town of View Royal policies or regulations currently prevent you from implementing sustainable initiatives? | X | Describe: |
Additional Comments:
From the View Royal Overall Community Plan (OCP): “In accordance with RGS Objective 3.2, the policies in OCP Part 3 encourage affordability in the development of both market and non-market housing.
These include the following policies: …HS1.8 to support collaborations and partnerships with other levels of government and non-market housing providers, HS1.9 to encourage innovative approaches residential infill, and HS1.10 to facility “affordability by design”, i.e. adjusting development standards to reduce construction costs.”
The target of the proposed project is to increase the diversity and affordability of housing options by providing rental apartments at fixed market rates, which is a type of affordable housing. As recognized by the OCP, in order to provide affordable housing, the apartments must be constructed on a strict budget, hence why further sustainable initiatives have not been pursued beyond the ones described in the previous pages.