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Intensive Residential Development Permit Area Guidelines Checklist
Pursuant with Section 8.8 of the Official Community Plan, residential developments in certain
zones of above a certain density will be assessed against the form and character guidelines
established by Council and summarised below.
This checklist is to be prepared by the architect of record for the project to demonstrate the
proposed design was developed in accordance with the form and character guidelines. Please
assess and describe the compliance of the proposed design of the project with respect to the
Key Guideline Concepts and with the Form and Character Guidelines.
Description of the Key Guideline Concepts should be suitable for File Managers to quote in
Development Permit Application Reports to Council. For the Form and Character Guidelines,
clearly describe how the proposed design complies with each of the listed guidelines, or
describes why a guideline is not complied with or why it is inapplicable.
This checklist is to accompany Development Permit Applications.
8.8.1 Key Guideline Concepts Describe how this project and the design complies
1. Neighbourhood cohesiveness and
connectivity should be maintained
through the design of varied yet
compatible buildings, in materials used
and in architectural styles, in landscapes
and in recreational areas, and by
facilitating a range of transportation
choices.
2. A vibrant street presence is to be
maintained through a variety of housing
styles, by maintaining street parking and
by directing garage structures and
offstreet parking to the rear of a
property accessible by a lane.
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Guidelines
8.8.1 A Building Design, Massing and Siting
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. The existing neighbourhood should,
where appropriate, provide a design
reference for new development to
reinforce neighbourhood stability. Unity,
symmetry, and proportion should be the
guiding principles of any architectural
vernacular.
2. Attention should be paid to general
architectural style and detailing, scale,
finishing materials, character and
materials of facades and roof treatment
and treatment of entranceways.
3. Provide visual variety along streetscapes
by varying individual unit designs. Avoid
significant repetition either within a row
of houses, or between adjacent rows of
houses. Identical designs should not be
repeated within three adjacent
properties.
4. Buildings should front abutting streets.
Main entrances should face the street,
be clearly visible, and be directly
accessed from the public sidewalk.
Entrances should reinforce proximity to
grade level and should avoid two-storey
features.
5. The use of porches or verandas to define
entries and create exterior living space is
encouraged.
6. Building setbacks from roadways will
generally be less than is typical of lower
density residential development. As
much as possible, entries and main living
spaces should be elevated by
approximately 1 meter from the fronting
street grade to ensure privacy can be
maintained.
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Building Design, Massing and Siting (Con’t)
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
7. The presence of garage doors along
roadways should be minimized in order
to enhance the pedestrian experience.
Where front facing garage doors are
unavoidable, the impact of garage doors
on the public realm will be mitigated by:
a) designing residential units with
enough width to include attractive
entrances and windows between
garages;
b) recessing garage doors a minimum of
0.6 metres (2 ft.) behind the main
building façade;
c) providing interior spaces that overlook
the street;
d) limiting the width of the garage door
to no more than 50% of the building
width, as seen from the fronting road.
Where severe grade limitation allows
the garage to be located within the
basement level, this maximum width
limitation need not apply; and
e) separating and orienting unit
entrances to the street.
8. Buildings should be designed and located
on a site to:
a) preserve and incorporate natural
features or views;
b) minimize impacts on natural features
and agricultural lands; and
c) accommodate natural grades to
ensure minimal grading is required.
9. Developments adjacent to treed slopes,
ravines and watercourses must respect
natural vegetation, use natural
landscaping to retain soils on the site
and may require additional setbacks as
established by agencies having
jurisdiction. Creeks and ravines are
encouraged to be retained in their
natural state. Buildings and structures
should be integrated into natural slopes
and other significant features.
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Building Design, Massing and Siting (Con’t)
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
10. New developments are encouraged to
incorporate Low Impact Development
(LID) techniques into their site planning.
Consider employing techniques such as
rain gardens, vegetated swales,
separation of impervious surfaces,
installing below surface infiltration beds
and tree box filters, and redirecting
water from drain pipes into vegetated
areas.
8.8.1 B Landscaping and Open Space
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. Recreation space should be provided
within a 2 to 5 minutes walking distance
of a residence. This is equivalent to
desirable maximum distance of 200
meters to an absolute maximum of 400
meters.
2. The design of recreational spaces should
reflect the anticipated needs of the
residential population and should have
sun exposure year-round.
3. Recreation areas should be easily
observed by nearby residences and
should be sited so as to not conflict with
the enjoyment of private outdoor space.
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Landscaping and Open Space (Con’t)
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
4. Whenever possible, measures should be
taken to retain existing trees and
vegetation on the development site.
5. Street trees should be required as a
component of all new development.
6. Simplicity in landscape materials is
desirable and should be encouraged for
screening purposes. Landscaping should
provide definition for pedestrian
corridors, delineate private or semi-
private space from public space, and
provide adequate screening for private
outdoor space. The scale and location of
planting material should be consistent
with the scale massing of adjacent
buildings and seek to complement them.
7. Landscaping should:
a) provide definition for pedestrian
corridors;
b) delineate private and semi private
space from public space;
c) provide adequate screening between
private outdoor spaces;
d) present a pleasing street image;
e) provide suitable buffering between
public road and privacy areas;
f) soften the transition between
adjacent land uses;
g) provide a buffer between residential
and nonresidential land uses; and
h) create interesting views and focal
points into and out of the site.
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Landscaping and Open Space (Con’t)
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
8. Energy efficiency and conservation
should be considered in the design of
landscaped areas and in the selection of
plant material. This can be accomplished
through:
a) The use of native and/or drought-
resistant species;
b) designing the landscaping to moderate
the effect of wind;
c) providing shade in summer;
d) allow daylight into buildings; and
e) allow natural drainage to occur
throughout the site.
8.8.1 C. Safety
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. Design developments to maximize
opportunities for natural surveillance,
allowing people to easily view what is
happening around them during the
course of everyday activities. Crime
Prevention through Environmental
Design principles and techniques are
encouraged.
8.8.1 D. Fencing
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. Front and exterior side yard landscape
screens or fences are encouraged as a
means of defining public and private
space. Notwithstanding the
requirements of the Zoning Bylaw,
fences in front yards should be reduced
somewhat in height from the maximum
permitted.
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Fencing
(Con/t)
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
2. Fences that are adjacent to a street
should be somewhat transparent (such
as a picket type) rather than solid board,
and should be in combination with
landscaping along the street edge.
3. Chain link fences are to be avoided, and
are discouraged along street frontages.
4. Any fencing should be provided in
combination with landscaping on the
street side.
8.8.1 E. Vehicle Access, Parking &
Circulation
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. On public roads parking is to be
accommodated on streets and to the
rear of residences accessed by a lane,
where possible. Where parking garages
are oriented towards the street, the
garage width should not exceed 50% of
the total building width.
2. On private roads, parking is to be
accommodated within garages/carports
and driveways or discrete parking areas.
Parking garages should not exceed 50%
of the building width nor project
forward. Parking areas should
accommodate alternative uses such as
play areas. This is best achieved with the
use of alternative materials to those
used on roadways. As much as possible
visitor parking or common parking areas
should be several small sites rather than
a few larger sites
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Vehicle Access, Parking & Circulation
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
3. Public roads and lanes should:
a) provide efficient circulation for service
vehicles and encourage vehicles to
maintain appropriate speed through
physical design.
b) provide sufficient access for
emergency response vehicles to all
buildings on a site.
c) conform to the existing grades as
closely as possible and be aligned to
run parallel to natural contours to
ensure minimal disruption of slopes
and vegetation.
d) encourage pedestrian connections to
adjacent properties.
4. Private Roads should provide efficient
circulation, encourage appropriate
speed through physical design, and
accommodate pedestrian use through
the use of alternative paving materials,
such as patterned concrete or paving
stones, or with grade changes.
5. Parking should be accommodated on-
site within garages or discrete parking
areas and to the rear of residences
accessed by a lane, where possible.
6. Consider the use of permeable parking
pavers or shallow concrete swales with
rolled edges as an alternative treatment
for surface drainage.
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8.8.1 F. Lighting
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. Street lighting is required on public
streets and should be provided for all
private streets within a development.
2. Lighting is to be pedestrian focused and
as such should be located at a maximum
height of 4 meters and at lesser intervals
than standard davit streetlights.
3. Care should be taken to ensure that
lighting does not pose a nuisance to
adjacent residences, pedestrians, or
motorists by way of glare.
8.8.1 G. Universally Accessible Design
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. Whenever possible, pedestrian access
for all areas of a site should be designed
to be accessible to disabled persons.
Careful consideration should be given to
the proximity of pathways to private
space, ensuring sufficient separation to
avoid conflicts.
Project Information
To be completed by the Architect on record for this project:
File Number ________________________
Date prepared: _______________________
Architect ________________________ ___________________________
Print Name Signature