STREAMLINING APPLICATION PROCESS - Delta

COUN SHOP

STREAMLINING APPLICATION PROCESSNORTH DELTA DEVELOPMENT PERMIT AREA FOR INTENSIVE RESIDENTIAL DEVELOPMENT

(ND14)

Date: Monday, June 18, 2012

Location: Annacis Room

Time: 4:00 - 4:30 pm

Presentation by : Thomas Leathem, Director of Community Planning & Development

Background Materials : Memorandum from the Director of Community Planning and Development dated June 13, 2012.

The Corporation of Delta Community Planning & Development

To:

From:

Date:

Subject:

File No.:

CC:

MEMORANDUM

Mayor & Council

Thomas Leathem, Director of Community Planning & Development

June 13, 2012

Streamlining Application Process -North Delta Development Permit Area for Intensive Residential Development (ND14)

P12-07

George V. Harvie, Chief Administrative Officer

At the May 7,2012 Council Workshop, Council directed staff to provide recommendations to reduce the scope of the review process for applications for Development Permits in the ND14 Development Permit Area for Intensive Residential Development.

A copy of a presentation (Attachment A) and a draft Council Report (Attachment B), which summarizes the procedures, achievements and challenges associated with the application of the ND14 Development Permit Area Guidelines for Intensive Residential Development is provided. The presentation and draft Council Report provide recommendations designed to streamline the review process and enhance housing design in North Delta. The report, which could be brought forward at a future Council Meeting, also contains a draft bylaw with proposed changes to the "Development Applications Procedures Bylaw 4918, 1992". The changes are designed to delete the public notice sign and public notification requirements for ND14 Development Per it app ications unless required by the Director.

Th ~ Leathem, Director of Community Planning & Development

• ATTACHMENTS:

A. Presentation - ND14 Development Permit Area for Intensive Residential Development

B. Draft Council Report and Bylaw

AC/js

G:\Current Developmenl\P FILES\P12\P12-07 North Delta 14 DP Amendments\CouncillDelta Memorandum Memo Council Workshop P12-07.docx - Thursday, June 14, 2012 - 1 :31 :37 PM

ND14 North Delta Development Permit Guidelines for Intensive

Residential Development May 17, 2012

.~ ,.: ~ . The Corporation of Delta

1. Background Information

2. Dwellings Constructed before the ND14 Guidelines

3. Dwellings Constructed under the ND14 Guidelines

4. Alternative Designs Acceptable under the ND14 Guidelines

5. Staff Recommendations

2

. jJ9J!fO I 0= .......... "".,""""

Attachment A

Page 1 of 19

1

.1

Background Information:

1. The North Delta Development Permit Area (ND 14)

2. ND14 - Development Permit Area Guidelines - Objectives and Guidelines

3. ND14 - Development Application Procedures Bylaw No. 4918.

3

t: ' ., ~ , '." The Corporation of Della

Overall Objective of the NO 14 Guidelines: To encourage single family residential development that fits in with the existing houses and that complements or enhances the neighbourhood.

1 . Objective for DESIGN:

./' front and side elevations

v' front entranceways

v' garages

v' material

v' rooflines

v' windows

2. Objective for MASSING and SETBACKS:

./ back yard privacy

./ second storey setbacks

3 . Objective for LANDSCAPING:

./ yards

./ trees

Attachment A Page 2 of 19

2

5

The Corpora tion of Della

Information Brochure

Attachment A

Page 3 of 19

North Delta Development Permit Guidelines for Intensive Residential Development

OEVElOPMEta ptRJ. ... T GUIDEUr-;eS fOR INTENSIVE RESIOEtlTLAl. OEVELOPMEIU (SmGlE FAMILY

DViElUNGS) 1/1 NORTH DELTA

0.-.-1" COJporaUon of Dena Comm~i' PtilMng! Oe\abpmeflt C'E-paronefi

~"""'AJOf'JIJ< ..... "..."..~~"...,. ..... ~.-..t .... ~"~ .. -..v""" -"",-",-0'-",

1 DESIGN

....... .. ~17<_. --~- .. . _ .. -..-.

:~E ::.w~.'::'::::"

........ -.""' .... ,b_ .. _ ..... -·..,.h_' .. . ... --,. .. ,.,. ~-~

~ ...... - · ... ..,.. .... ----I

f·' :~" The Corporation of Della

o.,'v .. :

6

Information Brochure North Delta Development Permit Guidelines for Intensive Residential Development

1 DESIGN

... -..... ~ ..... ...... __ h_~

.. ..-..,.--

:r~~~ .............. ..................... --- .... -'_<c,_"'''' ----....,. .. .... "' .......

"tII lt llllt:

Roo'Unu:

1 DESIGN

. ....... _......... ..... / .. ..... - .......

3

.1

~~ '/~) Tile Corporation of Delta

Information Brochure North Delta Development Permit Guidelines for Intensive Residential Development

3 LANDSCAPING

._ ,,,_ ... . ..... ""' ... ... ...... " .. ..." .... ~4 ........ .

~'" . ~..p... '-",,",-......,, ~. J ....,. _ .... ""...., .. ,,~

.,%,~~., The Corporation of Delta

8

Presentation of Dwellings Constructed

Before

the ND14 Guidelines

Attachment A

Page 4 of 19

4

Presentation of Dwellings Constructed before the ND14 Guidelines

.:. Box like structure

.:. Front entrance dominates the streetscape

9

The Corporation of Delta


.:. No second storey setback


.:. Excessive massing

10

Attachment A

Page 5 of 19

5

I


11

12

.:. Lack of accent materials

.:. Window styles do not compliment the design

.:. Massing impacts privacy and daylight exposure of surrounding neighbours.

The Corpora tion of Delta


Using

the ND14 Guidelines


6

~" Tile Corporat ion of Delta ,r

Design: Front Elevation and Front Entranceways

13

./ Break up front elevations through the use of projections and recessions

./ Design the front entrance to enhance not dominate the streetscape

./ Limit the height of the front entrance to 1 or 1 Y, storeys

Design: Side Elevations

./ Avoid blank walls

Dal1l1ft111 .!:411

14


7

Design: Garages

15

./ Design the garage to fit with the design of the house

./ Minimize front projections of garages

Design: Materials

16

./ Use a mix of materials that are complimentary to other houses

./ Use accent materials on the front elevation

./ Use roof colours that complement the house


8

Design: Rooflines

./ Break up roof areas with a variety of roof levels, gables and dormers

17

Design: Windows

./ Use window styles that complement the architecture of the house.

18

Attachment A

Page 9 of 19

...... ---1

9

Massing: Back Yard Privacy

.,/ Protect sunlight and privacy of neighbourhing rear yards .

.,/ Reduce building mass at the rear

19

Massing: Second Storey Setback

.,/ The bottom of the roof at the side of the house should be at a comparable height to the roof of the neighbouring house .

.,/ Setback the second storey

20

Attachment A

Page 10 of 19

10

Landscaping: Yards

./ Landscape the front yard with permeable materials

2 1

.f ·' :~ . The Corporation of Delta

Landscaping: Trees

./ Retain healthy trees

./ Provide replacement planting when required.

22

Attachment A

Page 11 of 19

11

" ~ 'f,j Tile Corporation of Delta

Presentation of Duplex Dwellings Constructed under the ND14 Guidelines

7269 116 Street 7213 118 Street

23


7908 117 Street

24

Attachment A

Page 12 of 19

12

Achievements:

25

./ Reduced massing

./ Better building proportions

./ Better building articulation

./ More balanced use of finish and accent materials

./ Tree protection and new landscaping

./ Enhanced streetscapes; and

./ Better contextual design with neighbouring properties.

';~ '~'~ ~ The Corporation of Delta

Challenges:

.:. Limited number of designers

.:. Narrow interpretation of acceptable designs under the ND14 Guidelines

.:. Similar designs

.:. Recycled designs

26


13

27

Presentation of Alternative Designs Acceptable under

the ND14 Guidelines

,q':'J, The Corpora tion of Delta

Presentation of Alternative Designs Acceptable under the ND14 Guidelines

./ two storey bay windows

./ 2 Y, storey dwellings

28


14


./ one storey entranceway

./ 2 Y, storey dwelling

29


30

./ front porches,

./ 2 Y, storey dwellings with dormers


15

/. ' ~ , The Corporat ion of Delta .,( ' i~


-/ 2 storey side by side duplex

3 1

,f). The Corporation of Delta


v' Contemporary 2 storey plus basement dwelling v' Minimalist entranceway v' Two storey bay windows v' Complimentary use of accent materials and windows v' Flat Roof 32


16

of Alternative Designs Acceptable under the ND14 Guidelines

./ Avoid blank walls,

./ Second storey setback

./ Appropriate mix of materials

./ Break up front elevation

./ Minimize front projection of garage

./ flat roof

./ One-storey entranceway

33

"% ' ~~: The Corporation of Delta

Staff Recommendations

34

1. Streamline the NO 14 Review Process by amending the "Development Application Procedures Bylaw No. 4918,1992"

./ Eliminate the bylaw requirement for a public notice sign .

./ Eliminate the bylaw requirement for the100 m (328 tt) public notification policy; and

./ Allow the Director at his or her discretion to seek public input from owners and tenants up to a maximum distance of 100 metres (328 feet) from any boundary of the property which is subject to the application .


17

The Corpora tion of Delta

Current Process: ND14 Development Permit Review Process

. -. ' TilViEiwEEKS)---::~ ~·~'r., - ....... c-~,. '-,

35

Step 1 • ND14 DP Application Received • LU File Opene d Preliminary • Review of ND14 DP Application

Step 2 • Notification to Residents

of ND14 DP Application • Work with Applica nt to Revise

Plans as Required

Ste p 3 • Complete Review of

ND14 DP Application • Pre p are l egal Document

Step4 • Director's Decision • Execution of Documents


Proposed Process*

'assumes no public notification is required .

1 2 3 ' - 4 '"5 6 '

=

ND14 Development Permit Review Process

Step 1 • ND14 DP Application Received • LU File Opened

Step 2 • Complete Review of

ND14 DP Application

Step 3 • Di rector's Decision and

Execution of Documents

36


18

Staff Recommendations:

1. Update the Information Brochure

2. Meet with local designers.

Next Steps

1. Bring forward a Council Report with proposed bylaw amendments.

37

Attachment A

Page 19 of 19

1

To:

From:

Date:

Mayor and Council

The Corporation of Delta COUNCIL REPORT

Regular Meeting

File No.:

Community Planning & Bylaw No.: Development Department

June 14, 2012

Streamlining Application Process

P12-07

7103

Attachment B Page 1 of 34

North Delta Development Permit Area for Intensive Reside"ntial Development (ND14)

The following report has been reviewed and endorsed by the Chief Administrative Officer.

• RECOMMENDATIONS:

A. THAT first, second and thi rtl readings be given to Development Application Procedures Amendment Bylaw No. 71,03.

B. THAT staff update~communication materials regarding the ND14 North Delta Development Rermit Area Guidelines for Intensive Residential Development and meet with designers a~ outlined in this report.

( .

The purpose of this report is to update Council on a recent staff review of the North Delta DeV'elopment Rermit Area Guidelines for Intensive Residential Development (ND1 ) and present Bylaw No. 1:103 (Attachment A) to amend "Development Application, Procedures Bylaw No. 4918, 1992" for Council's consideration. This report adaresses procedL:lr~s, achievements, and challenges associated with the ND14 DeveloRment Perr-h it \A.rea Guidelines and recommends changes designed to streamline the review proeess and encourage more variety of acceptable designs under the ND14 Guiaelines.

Page 2 of 6 Streamlining Application Process -North Delta Development Permit Area for Intensive Residential Development (ND14) P12-07

Location Map

•

+

NORTH DELTA

LEGEND

O ND14 DEVELOPMENT PERMIT AREA

Attachment B

Page 2 of 34

June 14, 2012

The ND14 North Delta Development Permit Area for Intensive Residential Development was created in Spring 2004. The objective of the Development Permit Area is to encourage single family residential development that fits in with existing houses and complements or enhances the existing neighbourhood character.

The ND14 Development Permit Area Guidelines establish objectives for form and character of intensive residential development. The guidelines are designed to address building design, massing, setbacks, as well as landscaping. Considerations are given to front and side elevations, front entranceways, garages, materials, rooflines, windows, back yard privacy, second storey setbacks, landscape treatments in yards, tree retention and new tree planting. ND14 Development Permits are


Attachment B

Page 3 of 34

June 14, 2012

required for all new single family dwellings, new duplex dwellings and additions to single family dwellings and duplexes [(greater than 25 percent of the floor area of the existing building, or 50 m2 (538 ft2), whichever is less]. ND14 Development Permits are not required for rezoning and/or subdivision applications involving single family dwelling and duplex developments where a Section 219 Restrictive Covenant for design with the ND14 Development Permit Area Guidelines has been be registered against the title of each property.

An information brochure which summarizes the guidelines and how they are applied in order to achieve acceptable designs is available from the Community Planning and Development Department (Attachment B). The information o(ochure is given to designers, owners and applicants as a guide when designing homes in North Delta.

Council Policy: "Development Application Procedures B~law No. 4918, 1992" sets out the procedures for Development Permit ap ' lic~tions for Intensive Residential Development in North Delta. The procedures address application requirements, public notice, public notice signs, application fees, delegation of powers, and the public meeting and reconsideration processes.

• DISCUSSION:

The ND14 Development Permit Area Guidelines apRly only to North Delta. There is no comparable Development Permit process for single family residential development in Ladner or Tsawwassen. \

Prior to the adoption of the ND14 Deyelopment Permit Area Guidelines in 2004, concerns were being expressed about tfie q ality of single family dwelling designs in North D~lta. Specific design concerns related to excessive massing, box like structures, aomina t fmnt entranceways, lack of accent materials, lack of building articul tion, blank walls, privacy and daylight impacts on adjacent properties. Photos of dwellings constructed Before t e adoption of the ND14 Development Permit Area Guidelines citing examples of specific design concerns are included in Attachment C.

The ND14 Guidelines hI ve; been applied to new housing in North Delta generally to promote higher quality house designs which are sensitive to the neighbourhood context and specifically to address the design concerns raised. Recent zoning bylaw changes in 2011 which permit secondary suites and basements in single family dwellings also are having an impact on the overall housing design and are taken into consideration by staff when reviewing ND14 Development Permit applications.

The guidelines encourage more building articulation, reduced massing, proportional front entrances and entranceways, reduced garage projections, the use of complementary finishes and accent materials, the use of complementary roof colours


Attachment B

Page 4 of 34

June 14, 2012

and windows, sensitivity to privacy and daylight exposure of neighbouring properties, higher quality landscaping, and tree retention and replacement.

Staff have processed approximately 265 ND14 Development Permit applications, including amendments since 2004. Photos of both single family dwellings and duplex dwellings constructed using the ND14 Development Permit Area Guidelines citing examples of specific design concepts identified above are included in Attachment D.

Achievements and Challenges: In comparison to the dwellings constructed before the adoption of the ND14 Development Permit Area Guidelines, newer dwellings liruilt wnder the guidelines exhibit reduced massing, better building proportions, oetter building articulation, more tree protection, higher quality landscaping, more ba anced use of fnish and accent materials, better contextual design, and enhancea streetscapes.

The ND14 process is achieving better overall designs for new housing in North Delta; however, challenges have been identified. "Fhe majority/of house designs if,! North Delta, for example, are produced by a limited numb~r of local designers who generally employ the only design encepts identified in the information brochure and rely on past designs that have been al?Proved. This has resulted in similar designs or recycling of the same designs with minor modi ications (Attachment E).

Alternative designs, however:, would Ije a,cceptable under the ND14 Development Permit Area Guidelines. - hotos of design\60ncepts whicn are not typically used by local designers, b Yare acceptable under: the ND14 Guidelines are included in Attachment F. Tne Rhotos shoW Both traditional and modern designs of varying heights and sizes, wHich empl6y aesign features such as two storey bay windows, one storey entryways, front po ches, dormers, and flat roofs.

Based 'On our review, staff conclude that the Official Community Plan, which includes the ND~4 Guidelines, does n0t need to be amended. However, in order to further enhartce house designs in North Delta, it is recommended that staff:

1,. outline alternative designs under the existing ND14 Development Permit Area Guidelines;

2. update the inform'ation brochure; and 3. meet with looal designers to communicate the expanded design concepts.

Process Considerations: The time required to process an ND14 Development Permit application is approximately six weeks and includes a public notification process, which is set out in "Development Application Procedures Bylaw No. 4918, 1992". The notification process requires that a public notification sign be placed on the property and that a public notification letter be sent to owners and residents within 100 m (328 ft) of any property which is subject to an application. The public consultation process requires



June 14, 2012

approximately two weeks to complete and significant staff time and costs to administer, as well as additional costs to the applicant of $300 for each sign required.

It is noted that few comments are generally received as a result of the notification process, and in cases where comments are received, they typically come from owners or tenants located either adjacent to or in close proximity to the property associated with an application. Comments received often refer to aspects not regulated by the ND14 Development Permit process, such as floor area or height, which are regulated by zoning.

To streamline the ND14 Development Permit Area p is recommended that "Development Application Procedures Bylaw No. 4918, amended by eliminating the bylaw requirement for a public notice si 00 m (328 ft) public notification policy for any ND14 Development Permit appli For applications where there is an anticipated concerns, the bylaw wo allow the Director of Community Planning and Development at his r her discretion,seek public input. This would be done by delivering a letter: to the owners and tenants ih occupation of all real property up to a maximum oistance of 100 m (328 ft) from any boundary application site. This would allow the Birector the discretion to notify immediate neighbours, or neighbours located within a I rger geographic area.

Also, Section 12.4 Qf 'I evelopmenLAgplication, Procedures Bylaw No. 4918, 1992" states the Municipalit~ shall~aive pa~ment ot the ND14 Development Permit fees for a period ()f one year, commencing on May j, 2004. As this period has passed, Section 12.Ll is obsole e a d tllerefore is proposed to be deleted as a housekeeping item. Bylaw No. 7103, whicfl includes the above procedural amendments is provided in Attachment A.

Page 6 of 6 Streamlining Application Process-North Delta Development Permit Area for Intensive Residential Development (ND14) P12-07

• CONCLUSION:


June 14, 2012

The ND14 Development Permit Area Guidelines have resulted in better house design in North Delta and should be retained. In order to streamline the ND14 application review process, reduce processing times and costs for applicants, and utilize staff resources more efficiently it is recommended that public notification requirement be changed. It is also recommended that alternative designs be encouraged, the information brochure be updated, and staff meet with local designers to communicate expanded designs acceptable under the ND14 Developmen Pecmit Area Guidelines.

Thomas Leathem Director of Community Planning & Development '

Department submission prepared by: Alex Cauduro AC/cd

• ATTACHMENTS:

A. Bylaw No. 7103 B. ND14 Development Permit GUidelines IRform~ation Brochure C. Examples of Dwellings Constructea Before the Aaoption of the ND14

Guidelines . D. Examples of Dwellings Cpn'structed Using the ND14 Guidelines E. Examples of Similar Desfgns in North Delta F. Examples of Alternative Designs AcceRtable Under the ND14 Guidelines

Amenclimmts\Council\Staff Report ND14 BylRW

THE CORPORATION OF DELTA

BYLAW NO. 7103

A Bylaw to amend the "Delta Zoning Bylaw No. 2750, 1977"



The Municipal Council of The Corporation of Delta in open meeting assembled, ENACTS AS FOLLOWS:

1. This bylaw may be cited for all purposes as "gevelopment Application Procedures Bylaw No. 4918, 1992 AmendmenV(North Delta Development Permit Area for Intensive Residential Developnl"ent - ND14 - P12-07) Bylaw No. 7103, 2012."

2. "Development Application Procedures Bylavy No. 4918, 1992", hereby further amended as follows:

(a)

"5.3 (a) A Public Notice Sign in aCGordance with the Public Notice Sign Guidelines €3ttached hereto as Schedule 'D' shall be erected on the subject property' not more than 10 days after submitting an application for rezoning,' subdivision, development permit, development variance permit, 0fficial Community Plan amendment, land LIse contract amendment, heritage alteration permit, or temporary commercial/industrial use permit.

At t~e beginning of the development application process for r~~oning, subdivision, development permit, development

Ivariance permit, Official Community Plan amendment, land use contract amendment, heritage alteration permit, or temporary commercial/industrial use permit, send a public notification letter in 'plain language' to residents within 100 m of the development site informing them that an application has been made and explaining its purpose and the steps of the development review and approval process.

(b) Notwithstanding Section 5.4 (a) above, a public notification letter for an application for a Development Permit in the ND14 North Delta Development Permit Area for Intensive Residential Development shall not be required."

Bylaw No. 7103 Attachment B Page 8 of 34 - 2 -


(c) By replacing Section 12.2 with the following:

"12.2 Consultation

Where the Director determines that an application warrants public consultation, the Director may seek public input by delivering a letter, which may include site plans and buildililg elevations, to the owners and tenants in occupation of all,real property up to a maximum distance of 100 metres (328 feet) from any boundary of the property which is the subject ofi h apRlication."

(d) By deleting the heading and the pa agraph in Section 12-.3 and inserting in their places the word "Repealed."

(e)

READ A FIRST time the

READ A SECOND time tbe

day of

Lois E. Jackson Mayor

Angila Bains Municipal Clerk

,2012.

,2012.

,2012.

,201 .


DEVELOPMENT PERMIT GUIDELINES FOR INTENSIVE RESIDENTIAL DEVELOPMENT (SINGLE-FA"MILY DWELLINGS OR DUPLEXES) IN NORTH DELTA


.1 applicants must meet the Zoning Bylaw and Building Bylaw requirements in addition to meeting these . Permit Guidelines.

BP045.pub- Revised: 05/04/20/10

1 DESIGN

Front and Side Elevations:

Front Entranceways:

Garages:

Page 1

BP045.pub-Revised: 05/04/20/10

Attachment B

Page 10 of 34


• break up the front elevation through the use of projections or recessions (e.g. bay windows or porches on the front)

• avoid blank walls (break up walls with windows, doors, setbacks, etc.)

• taller wall elements should incorporate openings, setbacks or use of materials to add variation

• design the front entranceway to enhance, not dominate, the streetscape

• limit the height of front entranceways to 1 or 1-1/2 storeys

• design the garage to fit in with the design of the house, and also to enhance, not dominate the streetscape

• minimize front projections of garages

Development Permit Guidelines - Design

1 DESIGN

Materials:

Rooflines:

:1

Page 2




• use a mix of materials that are complimentary to houses on the same block frontage

• Use accent materials on the front elevation

• use roof colours that complement the house

• break up extensive roof areas with a variety of roof levels, gables or dormers

• use a variety of window styles that complement the architecture of the house and of other houses on the same block frontage

Development Permit Guidelines - Design



2 MASSING & SETBACK~

Back Yard Privacy:

Second Storey Setback:

Page 3

• loss of privacy and sunlight of the neighbouring back yard should be minimized (e.g. 1. when the new house is deeper than the neighbouring house, recess part of the building at the back, 2. pull the mass of the building to the front setback line to reduce mass at the rear

• rear second storey decks should not overlook neighbouring rear yards

• when an adjacent lot has a one or one and a half storey house:

• the bottom of the roof at the side should be at a comparable height to the roof of the neighbouring house; and

• set back the second storey (except for houses on very narrow lots e.g. 11 m)

Development Permit Guidelines - MaSSing & Setbacks


3 LANDSCAPING

Yards:

Trees:



• landscape the front yard with materials that allow rain water to seep in (e.g. use grass, sod, plants, permeable pavers, etc.)

• minimize the amount of paved surfaces

• minimize the driveway width

• use landscaping to enhance the privacy of the side and back yards

• retain healthy trees where they do not directly conflict with the siting of the house

J • provide replace-ment planting when

~ ., feasible (e.g. plant two trees for every tree removed)

Page 4 Development Permit Guidelines - Landscaping

BP045.pub- Revised: 05/04/20/10

,,~" ' :~,: The Corporat ion of Delta

8


Before

the ND14 Guidelines


Attachment C Page 1 of 3

1



.:. Box like structure


9

4~ ": ~ , The Corporat ion of Delta


.:. No second storey setback


.:. Excessive massing

10



1

'J, : 't; The Corporation of Delta


.:. Lack of accent materials

.:. Window styles do not compliment the design

.:. Massing impacts privacy and daylight exposure of surrounding neighbours.

11



2

12


Using

the ND14 Guidelines


Attachment 0 Page 1 of 13

1

".~ '~, The Corporat ion of Delta


13

./ Break up front elevations through the use of projections and recessions

./ Design' the front entrance to enhance not dominate the streetscape

./ Limit the height of the front entrance to 1 or 1 Yz storeys

).~ ' ~'~ : The Corpora tion of Delta


./ Avoid blank walls

1lfi111/!1l1! 11:411

14



1

Design: Garages

15



Design: Materials

16




Attachment B

Page 19 of 34 Attachment D Page 3 of 13

2

Design: Rooflines

Attachment B

Page 20 of 34


./ Break up roof areas with a variety of roof levels, gables and dormers ~".--I

17

Design: Windows

./ Use window styles that complement the architecture of the house .

18

3


./ Protect sunlight and privacy of neighbourhing rear yards .

./ Reduce building mass at the rear

19

.~ , .:~ : The Corporation of Delta


./ The bottom of the roof at the side of the house should be at a comparable height to the roof of the neighbouring house .

./ Setback the second storey

20

Attachment B

Page 21 of 34

Attachment D Page 5 of 13

4

Landscaping: Yards

./ Landscape the front yard with permeable materials

2 1

,"f), The Corpora tion of Delta

Landscaping: Trees


./ Provide replacement planting when required.

22

Attachment B

Page 22 of 34 Attachment D Page 6 of 13

5


7269 116 Street 7213 118 Street

23

. ~; The Corporation of Delta


7908 117 Street

24

Attachment B

Page 23 of 34


6


13

../ Break up front elevations through the use of projections and recessions

../ Design the front entrance to enhance not dominate the streetscape

../ Limit the height of the front entrance to 1 or 1 Y, storeys


../ Avoid blank walls

Dlilll1!fl1! I!:~

14

Attachment B

Page 24 of 34 Attachment 0 Page 8 of 13

1

Design: Garages

15



Design: Materials

16






2

Design: Rooflines

./ Break up roof areas with a variety of roof levels, gables and dormers

17

:f~); The Corpora tion of Delta

Design: Windows

./ Use window styles that complement the architecture of the house.

18


Attachment 0 Pa~le 10 of 13

r-"-'~I

3


¥' Protect sunlight and privacy of neighbourhing rear yards. ¥' Reduce building mass at the rear

19


¥' The bottom of the roof at the side of the house should be at a comparable height to the roof of the neighbouring house.

¥' Setback the second storey

20



4

Landscaping: Yards

-./ Landscape the front yard with permeable materials

21

I.~'·:~.; The Corporation of Delta

Landscaping: Trees


./ Provide replacement planting when required .

22

Attachment B

Page 28 of 34


5


7269 116 Street 7213118 Street

23

.,~ .. , ~, The Corporation of Delta


7908 117 Street

24



6

Challenges:

.:. Limited number of designers

.:. Narrow interpretation of acceptable designs under the ND14 Guidelines

.:. Similar designs

.:. Recycled designs

26

Attachment B

Page 30 of 34

Attachment E Page 1 of 1

1

27

Presentation of Alternative Designs Acceptable under

the ND14 Guidelines


Attachment F Page 1 of 4

1


./ two storey bay windows

./ 2 Yz storey dwellings

28

,~ " : ~ : The Corporation of Delta


./ one storey entranceway

./ 2 Yz storey dwelling

29


Attachment F

Page 2 of 4

1


30

Nf':~, The Corporation of Delta

./ front porches,

./ 2 Yz storey dwellings with dormers


./ 2 storey side by side duplex

31



2



</' Contemporary 2 storey plus basement dwelling </' Minimalist entranceway </' Two storey bay windows </' Complimentary use of accent materials and windows </' Flat Roof 32

of Alternative Designs Acceptable under the ND14 Guidelines

</' Avoid blank walls, </' Second storey setback ./ Appropriate mix of materials ./ Break up front elevation ./ Minimize front projection of garage ./ flat roof ./ One-storey entranceway

33



3