Attachment 26. DEVELOPMENT PERMIT AREA GUIDELINES -REVIEW

February 6, 2018Pages 65–713 sections

Staff review of how the proposal meets the design guidelines for Mixed Residential Development Permit Areas.

January 22, 2018West Coast design character

DEVELOPMENT PERMIT AREA GUIDELINES -REVIEW


Application Number:	3060-20-2017/03
Address and Legal Description	1342 Trans Canada Highway PARCEL "B" (DD 31954-W) OF LOT 1, SECTION 9, ESQUIMALT DISTRICT, AND OF SECTION 16, VICTORIA AND ESQUIMALT DISTRICT, PLAN 5734 EXCEPT PLANS 3768 RW AND VIP65339 AMENDED LOT A, SECTION 9, ESQUIMALT DISTRICT, PLAN 1430 EXCEPT PART IN PLANS 3768 RW AND PLAN VIP63707 1352 Trans Canada Highway LOT A, BLOCK 9, SECTION 9, ESQUIMALT DISTRICT, PLAN 1291 EXCEPT PART IN PLAN VIP63707 Closed Road, St. Giles Street
Reviewer:	Jeff Chow, Senior Planner
Date:	January 22, 2018

Page 65–71

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.	Four of the six units on St. Giles Street face the road.
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 and panelling, and horizontal wood siding.
iii. Buildings should express a unified architectural concept that expresses both variation and consistency.	The four buildings that comprise the development have similar architectural detailing but are each configured differently in size and layout to provide variation.
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 elevations show materials would 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 muted 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 development would provide passive oversight of the street and Galloping Goose Regional Trail
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.	Four of the six units on St. Giles Street face the road and are sufficiently far enough away to provide reasonable privacy.
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 has been incorporated at main entrances.
x. Garage doors should not dominate the front elevation.	Block A facing St. Giles Street is articulated to that garages are not prominent.

Public and Pedestrian Realm

Guidelines	Proposal
i. Streetscape design should incorporate treatments that enhance the pedestrian experience and create a sense of local identity.	A walkway should be provided along the St. Giles Street frontage.
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.	n/a
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 St. Giles Street, Galloping Goose Regional Trail, and within the site.

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 generally responds to the topography and specific conditions of the site by terracing the building along the slopes.
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 siting and massing along the street is appropriate for a townhouse complex in a residential neighbourhood.
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 building grouping.
v. Attempt to maintain important public views to natural areas and scenic vistas through careful siting, building design and landscaping.	The site is laid out in blocks to provide views through the site between buildings.
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.	n/a

Landscaping

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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.	The site was previously disturbed and scrubby. Townhouses are space intensive and the site grading work means only a small pocket of trees could be retained.
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.	Native species would be provided as part of site landscaping. Invasive or nuisance species (e.g. English Ivy, Broom) will not be used. Ornamental plant species have been chosen for seasonal interest and compatibility with the local climate. Very little 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.	Space for private or communal gardening and the use of native plants, edible plants, berry bushes and fruit trees in landscaping is available.
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.	The frontage is built to a rural standard with no sidewalk and is currently overgrown. The site frontage improvements will significantly upgrade the pedestrian streetscape by providing a pedestrian walking area and boulevard trees.
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.	The site was designed with minimal impervious surface.
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.	Each townhouse unit will have one enclosed garage to minimize the amount of surface parking.
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.	Residential surface parking would incorporate pavers to increase permeability.
iii. The visual appeal surface parking areas should enhanced with landscaping, screening and decorative materials.	The visual appeal of surface parking areas would be enhanced with landscaping, screening and decorative paving.
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.	Shared driveways have been provided where appropriate.
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.	n/a
vii. [No content provided in original table row]
viii. Sidewalks should be provided on public streets.	Road design to 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. Transformer location has been determined by BC Hydro and will 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 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.	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.	Noted on the civil engineering plan.
iv. Light fixtures should be consistent with the general design character of the building.	Residential style lighting will be 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.	Site design and clustered buildings would provide passive surveillance, good site lines, appropriate lighting, and clear definition of private, semi-private and public space

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".	As a townhouse development, the site is oriented towards larger families. The site and location is not ideal for "aging in place" features.
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.	Not proposed.
iii. Incorporation of resource and energy efficiency into the siting, design, construction and maintenance of buildings and structures is highly encouraged.	Site materials such as rock would be reused on site where possible. Layout is designed to minimize blasting.
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.	n/a

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Extracted from: 2018 02 06 Council Agenda - Agenda - Pdf