Council Meeting/Documents/Attachment 17 - DEVELOPMENT PERMIT AREA GUIDELINES - REVIEW

Staff Report

Attachment 17 - DEVELOPMENT PERMIT AREA GUIDELINES - REVIEW

February 2, 2016Pages 49–553 sections

Planning staff evaluation of how the proposed development aligns with View Royal's Mixed Residential guidelines.

8.1.a Development Permit No. 2015/12 - 102 Atkins Road

January 26, 2016Reviewer: Jeff Chow

DEVELOPMENT PERMIT AREA GUIDELINES -REVIEW

Table of application details including 102 Atkins Road

Application Number:	3060-20-2015/12
Address:	102 Atkins Road
Legal Description:	Parcel A (DD L2503) of Lot 6, Section 98, Esquimalt District, Plan 748,
Applicant:	Brian Trenacher, En Enviro Tec
Description:	Nine detached residential units
Plan Details:	Victoria Design (January 25, 2016); Westbrook Consulting Ltd. (July 2, 2015); DE Landscape Solutions (January 26, 2016)
Reviewer:	Jeff Chow
Date:	January 26, 2016

Page 49–55

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 site topography does not allow residential buildings to address the public realm but does provide over sight of the pedestrian streetscape.
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 of new developments would be compatible with, and complementary to, existing housing in the neighbourhood because similar forms and materials would be used
iii. 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, and bring in elements of wood, stone and a natural colour palette. Natural materials are preferred.	iv. The building elevations show 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, stone and a natural 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	While the units would be separated from the Galloping Goose Trail, the presence of residential building nearby will enhance public safety in this area.

Guidelines	Proposal
decks facing public streets and spaces.
vi. Direct access to private outdoor space, some of it covered, should be provided for all units.	Direct access to private outdoor space, some of it covered, would be provided for all units.
Snippet of guideline vii text 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.	n/a
Snippet of guideline viii text 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
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.	ix. Residential entrances would not be visible from the street due to site constraints, but they would be emphasized with architectural detailing, glazing, colour or other defining features. Weather protection would be incorporated into the entrances of multi-unit buildings.
x. Garage doors should not dominate the front elevation.

Public and Pedestrian Realm

Guidelines	Proposal
i. Streetscape design should incorporate treatments that enhance the pedestrian experience and create a sense of local identity.	currently the frontage is overgrown and does not provide separate pedestrian space
ii. Streetscape should incorporate a continuous planting of irrigated deciduous street trees on both sides of the street where possible.	Mature trees in the streetscape are in place.
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.	Improvements to pedestrian crossings and space for landscaping and seating will be investigated in the servicing stage
iv. Site and building design should incorporate the basic principles of Crime Prevention through Environmental Design (CPTED).	Site and building design generally incorporate the basic principles of CPTED.

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.	i. Site design generally responds to the topography and specific conditions of the site. In this case, a rock outcropping, and a small Garry Oak meadow would be removed, as a consequence of the narrow lot constraints. Few mature trees would be removed, however.
ii. Residential development should be oriented towards the street, except where natural features (slopes, rocks, vegetation) prevent this configuration.	Natural features (slopes, rocks, vegetation) prevent the orientation of residential development towards the street.
iii. Massing and siting of infill housing shall respect established neighborhood patterns, including setbacks.	Massing and siting would respect established neighbourhood patterns. Setbacks were established at rezoning because the development will not be very visible to adjacent existing residences.
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.	Natural areas be preserved I site site layout and design in consultation with a certified arborist.
vi. Building siting and placement of balconies, decks and windows should limit overlook and shadowing impacts on neighbours.	No overlook or shadowing impacts are anticipated
Snippet of guideline vii text 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

Guidelines	Proposal
i. Retain mature trees and, wherever possible, established vegetation, especially around natural features (e.g. creeks, ponds, slopes	The site was laid out with the assistance of a certified arborist to maximize tree retention and minimize impacts.

Page 49–55

Guidelines	Proposal
and rocky outcroppings) for visual interest and to limit disruption of natural systems.
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 will 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. Lawn areas have been minimized.
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 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).	Define 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.	n/a
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.	Automatic irrigation system to be provided
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 in plans.

Parking, Access and Circulation

Guidelines	Proposal
Snippet of guideline i text 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.	Complies.
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 incorporates as 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.
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 to be determined by BC Hydro.

Lighting

Guidelines	Proposal
i. Building and site lighting should be sufficient to ensure pedestrian and motorist safety.	Lignt to meet
Snippet of guideline ii text 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.	Partially shielded light fixtures would be dark skies friendly.
Snippet of guideline iii text 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.	Complies.
iv. Light fixtures should be consistent with the general design character of the building.	Residential style lighting will be provided.

Safety

Guidelines	Proposal
Snippet of safety guideline i text i. All developments should be designed for safety and security by incorporating Crime Prevention through Environmental Design (CPTED) 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 provide passive surveillance, good site lines, appropriate lighting, and clear definition of private, semi-private and public space

Other

Guidelines	Proposal
Snippet of guideline i text i. Implementation of "adaptable design standards" in residential development is encouraged to accommodate individuals with mobility challenges, and to facilitate "aging in place".
Snippet of guideline ii text ii. Incorporation of Green Building strategies such as Leadership in Energy and	Not proposed.

Guidelines	Proposal
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.	Site materials such as rock would be reused on site where possible. Layout 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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Document Images

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Snippet of guideline iii text

Extracted from: 2016 02 02 Council Agenda - Pdf