~ Development Permit Areas No.3 I 4 I 5 I 6 I 7 I 8

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1 Schedule E: Frm & Character Develpment Permit Areas N.3, 4, 5, 6, 7, 8 I:\ Schedule E Frm and Character ~ Develpment Permit Areas N.3 I 4 I 5 I 6 I 7 I 8 Std00019 March 2015 LEGEND Descriptin - DPA 3 Upper Gibsns Cmmercial Area - DPA 4 Multi-Family Land Uses - DPA 5 Gibsns Landing - DPA 6 Service Cmmercial / Light Industrial D DPA 7 Live I Wrk - DPA 8 Intensive Residential D Twn Bundary Disclaimer: This infrmatin has been cmpiled by the Twn f Gibsns using data derived frm a number f surces with varying levels f accuracy. The Twn disclaims all respnsibility fr the accuracy f this infrmatin _ 750 1,000 Meters Bundaries f Develpment Permit Areas are apprximatins. Smart Plan Page 86

2 16.5 Multi-unit Residential Develpment Permit Area N. 4 Purpse The Multi-unit Residential Develpment Permit Area is designated under Sectin 919.1(1)(f) f the Lcal Gvernment Act t guide the frm and character f multi-unit develpment. Area The Multi-unit Develpment Permit Area is shwn as Develpment Permit Area N. 4 n Schedule E. NOTE: These guidelines d nt apply t single-detached r duplex hmes. Justificatin The bjective f the Multi-unit Residential Develpment Permit Area designatin is t ensure that a high standard f design, landscaping and building frm is implemented fr any multi-unit residential develpment. The guidelines are aimed at ensuring that new develpment is apprpriate t its surrundings, and is cmpatible with surrunding uses r neighburhd character. The Develpment Permit guidelines are als intended t ensure that multi-unit residential develpment is attractive fr future residents. Guidelines Character: General Design Guidelines Multi-unit develpments shuld reflect the fllwing design elements which are key cmpnents cntributing t the frm and character f develpment which creates the Gibsns character: Develpment shuld prmte a small twn character by encuraging architecture, landscape design and envirnmental settings that respect the surrunding cntext. Public street edges which are characterized by lw (less than 3.5 feet high), neighburly fences, cmbined with extensive landscape materials at the private edge. Residences riented twards the street with well-defined and welcming entries at the street edge. Cnstructin materials shuld reflect the West Cast Design and Setting. Each building shuld appear unique r easily distinguishable frm neighburing buildings. Simple exterir detailing with earth-tne clurs and primary clurs nly as accents. Buildings shuld be riented t maximize slar expsure while minimizing shadw impacts n adjacent buildings and cmmn areas. Cmmn building elements which include: pitched rf line drmers prches lw building prfiles, simple residences, set well back frm the radway and nestled int the landscape Changes in the building facades and the massing f buildings add a human scale and visual richness t the develpment. Lng, unbrken building lines and rflines are t be avided. New develpments shuld create visual interest by prviding variatins in building height and massing as fllws: The inclusin f elements such as bay windws, drmers, prches and crss gables help mitigate the visual impact f larger buildings. Steeper rf pitches and stepping dwn f rf lines t vary the height and rflines f buildings is recmmended. Smart Plan Page 110

3 Offsetting and mdulating wall lines alng the building elevatin t allw smaller building sectins t stand ut. The verall building ftprints n the site shall be mdulated t avid mntny and repetitin and t avid wall-like massing. Building Scale and Massing T cmpliment adjacent single-detached neighburhds and reduce impacts f building massing, the fllwing guidelines shall apply: Larger develpments shuld be separated int smaller grups r clusters f units t prmte a sense f belnging and neighburliness and t maintain a residential scale and image. Twnhmes shuld be designed in clusters f 25 units r less based n a single entry pint. Apartment-style develpments based n a single entry shuld have 60 units r less. Very large single buildings mre than 70metres in length, r twnhmes with mre than six jined units are t be avided. Respect fr the existing streetscape Smart Plan Page 111

4 Building Wall Design The general character f the develpment shuld reflect aspects f Gibsns semi-rural castal setting by using natural and typical lcal wall materials including wd siding, wd shingles, stucc, stne and brick. The number f materials used n the building exterir must achieve a balance between achieving visual interest and cmplexity withut verpwering the surrundings. Rf Design The design f the rf f multiple-unit residential dwellings has a majr influence n the verall character f the develpment. The rfscape is a key design feature, which is f critical imprtance t Gibsns, especially areas f lwer Gibsns, because f its ptential t be viewed frm abve (as a result f the varied tpgraphy f Gibsns). The fllwing guidelines shall apply: The rf frm shuld have a slped appearance large areas f flat rf will nt be acceptable in lw r medium density multiple unit residential develpments except in the case f a green (vegetated) rf. The rf frm shuld be mdulated and brken up with drmers, skylights and ther architectural features. A cntinuus unbrken ridge line shuld be avided. Rf lines shuld include steep pitches typical f west cast building frms. Secndary hipped r gabled rfs are preferable t flat rfs r mansard rfs, r segments f pitched rfs applied t the building s edge. Rfing materials may be metal, cedar shakes, cncrete tiles r asphalt shingles. Integratin with Surrunding Areas New develpments shuld reflect elements f the existing neighburhd and the prevailing residential streetscape. This may require recessing f parking areas, creatin f gabled entries r prches, and highlighting individual frnt dr entries t be similar t thse n neighburing lts. Fr larger develpments, this may require separating the units int smaller cmpnents. New residential buildings shuld nt in general, be much larger than the surrunding buildings. A graded transitin in the building height is desired t ensure adjacent prperties are nt cnfrnted with a wall. Additinal setbacks may als be required t achieve this transitin. Rf lines shuld be stepped dwn frm building ends t reduce the apparent mass f the building. The end units f new develpments at rad edges shuld nt be mre than ne t tw stries in height t establish a single-detached residential appearance in multi-unit residences. All lts must have direct access t the larger pedestrian circulatin system via park crridrs, pathways, and/r sidewalks. Develpments n slped prperties shuld be terraced with the natural slpe f the land, and shuld avid the use f high [ver 1.2 m (4 feet)] retaining walls. New develpments shuld be riented t best utilize natural light, suthern expsure, and views f adjacent natural features, and t minimize lss f views and shadws cast n adjacent uses. This may require increased setbacks r terracing f buildings. Smart Plan Page 112

5 Gradual Change in Height Apartment gradient Twnhuse gradient Frnt entrances create a sense f belnging t the neighburhd Smart Plan Page 113

6 Sense f Place; Develpment Identity With the increased density f multi-unit husing; creating a sense f place, f neighburhd, and f privacy within the develpment are imprtance design features. New multi-unit develpments will be reviewed fr features which help create these qualities. The fllwing guidelines apply t new develpments: The design f develpments int smaller areas where residents share smaller parking areas, pathways and ther cmmn areas creates a sense f belnging within a larger develpment. Multi-unit hmes shuld prvide a street rientatin thrugh features such as majr entry pints t prvide a sense f belnging t the neighburhd. Street level landscaping creates privacy within the develpment. Parking areas shuld be recessed t allw the pedestrian entry t predminate. Twnhme prjects n majr arterials may have private rear yards facing the street, but shuld create a streetscape f entrances within the private radway r curtyard area. Amenity Space; Private Areas The lcatin and size f utdr spaces such as patis and balcnies have cnsiderable effect n the sense f privacy. New residential buildings shuld be designed t prvide privacy fr each resident; thrugh windws, private utdr spaces r balcnies, r thrugh changes in grade r elevatin as fllws: An utdr living space f minimum 5 m depth fr twnhuses and minimum size f 37 m2 (400 square feet) is recmmended. Apartments shuld have a minimum 3 m depth terrace r balcny, sufficiently large t create a usable utdr rm. Balcnies shuld be at least half enclsed in rder t give the ccupant privacy, security and weather prtectin. Dwelling units t be clustered in smaller grups t create mre resident interactin and neighburly surveillance. Changes in grade can prvide fr private areas between street edges and the develpment units. BALCONY RECOMMENDED BALCONY RECOMMENDED BALCONY NOT RECOMMENDED Balcnies t create utdr rms Smart Plan Page 114

7 Changes in grade separate the public and private areas Prjects shuld prvide meaningful and apprpriate amenity space areas, and may cnsist f indr r utdr recreatin areas, landscape features such as benches, gardens r plazas, children s play areas, scial meeting rms, r specific recreatins features such as tennis, swimming r walking trails. These cmmn areas cntribute significantly t the quality f life in multi-unit develpments, where private yard areas are nt available fr these activities. Landscaping Landscaping and pen space areas are an essential part f the livability f multi-unit residential develpments, and their integratin int neighburhds. The fllwing guidelines refer t the landscaping surrunding the develpment, and the cmmn areas within the develpment: All Develpment Permit applicatins must prvide a prfessinal landscape plan. Trees shuld be planted and maintained by the prperty wners alng street frntages f new multi-unit develpments t create a mature treed bulevard type f streetscape. (Spacing will vary by species used, hwever, a rule f thumb fr tree spacing is a minimum f 8.0 metres.) This may be supplemented by ther lwer rnamental plantings. Smart Plan Page 115

8 Native r hardy landscape species are preferred ver extic species; a mix f cniferus and deciduus species is recmmended t prvide effective landscaping thugh the seasns. Willws, bamb and ther invasive species are nt recmmended. Trees, r a cmbinatin f landscape and architectural features shall be used t define the gateway r entrance t a develpment. Landscaped entrances hwever, shuld be lw-level fr better security at entrances. Clusters f trees, pnds, r ther landscape features shuld be used within the develpment t create a meaningful cmmn area. Central areas r curtyards shuld be usable and inviting t residents as a meeting place, rather than randm plantings f grass and shrubs. Seating areas and apprpriate lighting shuld be prvided within these cmmn areas. Landscaping shuld als create a sense f enclsure and privacy fr these spaces. Large areas f uncharacteristic materials such as bark mulch, gravel, river rck and grund cver are t be avided, and shuld be cmbined with a variety f plant materials. Wherever pssible, natural vegetatin shuld be retained r enhanced as a feature f the develpment. This is particularly imprtant where natural features such as streams r steep slpes are a cmpnent f the develpment. All public and semi-public areas shuld be landscaped, including entrance driveways, areas surrunding parking spaces r structures. Additinal landscaping depth, denser vegetatin and nise barriers such as earth berms shuld be used where a develpment abuts a majr radway. Fencing Fencing design fr multi-unit residential areas shuld prvide privacy t the individual units r develpments withut creating slid walls alng the street edge. The fllwing guidelines respecting fencing and landscape shall apply: Fences alng streets shuld nt prvide a cntinuus wall r high barrier t the street, but shuld be lwer prfile and brken at intervals t prvide pedestrian linkage and views t the street. Any fencing lcated alng a street edge shuld nt exceed a length greater than 20 metres withut a substantive break r jg. Fencing shuld nt exceed a height f 1.2 metres within any part f the required frnt yard setback. Fencing alng the street edge shuld be supplemented with lw prfile landscape plantings. Parking Areas and Vehicle Access Parking and driveways entrances shuld be designed t minimize impact n surrunding uses, the pedestrian character f the street and the internal appearance f the develpment, accrding t the fllwing guidelines: Walkways and surface parking areas shuld be well lit and lcated in an area which is bservable by residents. Entrances t parking garages shuld be lcated in areas visible frm habitable rm windws and well lit. Where pssible, parking areas shuld be lcated in undergrund structures. Small grups f parking spaces thrughut the develpment, lcated near t entry drs are preferable t large, central parking areas. Small, screened parking Smart Plan Page 116

9 Develpments shuld be designed t prevent parking areas, carprts r garages frm dminating the internal pen space areas; parking shuld be recessed frm the main building edges. Parking areas shuld be landscaped and screened, but sufficiently visible t prvide security t residents and vehicles. Distinct, visible visitr parking areas shuld be prvided near the entry t the develpment. Site design shuld prvide fr emergency vehicles, mving vans and service vehicles, and shuld lcate this use t minimize nise impacts n residents and adjacent uses. Signage and Lighting Signage and lighting shall meet the fllwing guidelines: The size, siting and style f signage shall nt be btrusive r present a cluttered image. Entry signs shall be placed at r belw eye level and shall be integrated with landscaping r ther feature. Site lighting f all develpments shuld be designed s that it avids light-spill upn adjining lw density residential lands and f the night sky. Central Recycling Area New develpments are encuraged t prvide residents with Central Recycling Areas suitable fr the dispsal f a variety f materials. Strmwater Management and Drainage Fr develpments in the Upper Gibsns Neighburhd Plan area the fllwing guidelines regarding strmwater management apply: Building fundatins must be chsen and designed such that they d nt require a subsurface cnnectin t the municipal system. They must be designed fr n-site drainage, r day-lighting int the frnting municipal surface cnveyance system. N subsurface habitable flr space (MBE) is permitted because it wuld affect drainage infrastructure requirements and cst. Rf leaders / dwnsputs shall drain t grund surface n-site. N direct piping is permitted t the municipal drainage system. Lt grading shall ensure drainage away frm the building and twards the municipal drainage system, r adjacent greenbelts. Where required, side / rear yard swales shall be prvided t prevent crss lt drainage. Where n-site strmwater detentin is required, bth surface and sub-surface techniques may be used. The prvisin f strmwater detentin des nt reduce the requirement fr Best Management Practices (BMP). Runff must first be treated / managed by BMP techniques prir t entering the detentin facility, accrding t applicable standards under the Subdivisin Bylaw. Smart Plan Page 117