DEVELOPMENT PERMIT APPLICATION 2016/03 – 29 Helmcken Road (Eagle Creek Village)
Proposal to permit screening of rooftop mechanical equipment for a new surgical services facility.
TOWN OF VIEW ROYAL
Planning & Development Report
TO: Committee of the Whole FROM: Jeff Chow, MCIP, RPP, Senior Planner DATE: May 5, 2016 MEETING: May 10, 2016 FILE NOs: 3060-20-2016/03
DEVELOPMENT PERMIT APPLICATION 2016/03 - 29 Helmcken Road (Eagle Creek Village)
RECOMMENDATION:
That the May 5, 2016 report from the Senior Planner titled "Development Permit Application 2016/03 - 29 Helmcken Road (Eagle Creek Village)" be received.
CHIEF ADMINISTRATIVE OFFICER'S COMMENTS:
I concur with the recommendation.
DIRECTOR OF DEVELOPMENT SERVICES' COMMENTS:
I concur with the recommendation.
PURPOSE
The purpose of this report is to introduce a form and character development permit application to permit screening of rooftop mechanical equipment. A variance for building height is requested.
BACKGROUND
Island Health has awarded a contract with Surgical Centres Inc. to construct and operate a new surgical services facility in the office building at Eagle Creek Village. Under the contract with Island Health, View Royal Surgical Centre will perform between 2,500 and 2,750 day care surgeries as well as 2,500 to 3,000 screening colonoscopies per year for at least five years. This includes procedures such as hernia repairs, cholecystectomies, arthroscopies, knee ligaments, rotator cuff repairs and varicose veins. The property was rezoned in 2015 to allow Hospital use.
PROPOSAL:
The proposal is to amend the approved Development Permit 2013/04 to permit rooftop screening of mechanical equipment on the office building at Helmcken Road as shown in Attachment 2. A variance is requested to increase the maximum building height from 24.0m (as previously varied from 20.0m) to 26.0m to allow the screens to be installed.
DISCUSSION
The surgical services facility requires large mechanical equipment to be placed on the roof of this building, which is the tallest on the site. The proposed screens would surround and conceal the equipment. A maximum building height of 24.0m was previously approved for this building in Development Permit 2013/04. A variance is required to permit a maximum building height of 26.0m because the 2.4m tall screens would add to the height of the building.
The proposal can be supported for several reasons:
- The Intensive Mixed Use Development Permit Area guidelines applicable to this proposal support the screening of rooftop equipment. Rooftop mechanical equipment is generally considered to be unsightly and can produce metallic reflections that are visible from a distance.
- The screens would be set back from the edges of the roof to minimize visual and massing impacts from lower vantage points.
- The screens would be consistent with the material and design of other rooftop equipment screens on the site.
Pending any changes or the receipt of any additional relevant information that may be requested by Committee of the Whole arising from this report, Council may consider the application at an upcoming meeting following notification of residents and owners of nearby properties as required by the Local Government Act and Development Procedures Bylaw No. 730, 2009. Given that the proposal is straightforward and no offsite impacts are expected, notification has been conducted in advance for the May 17, 2016 Council meeting.
RECOMMENDATION:
That the May 5, 2016 report from the Senior Planner titled "Development Permit Application 2016/03 - 29 Helmcken Road (Eagle Creek Village)" be received.
SUBMITTED BY: Jeff Chow, MCIP, RPP Senior Planner
REVIEWED BY: Lindsay Chase, MCIP, RPP Director of Development Services
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