PLANNING, DEVELOPMENT & ENGAGEMENT REPORT - DEVELOPMENT VARIANCE PERMIT APPLICATION 2022/05 – 1681 ISLAND HIGHWAY
Staff report recommending receipt of information regarding a development variance permit application to replace drive-thru signage with electronic changeable copy signs at a Burger King restaurant.
TOWN OF VIEW ROYAL PLANNING, DEVELOPMENT & ENGAGEMENT REPORT
TO: Committee of the Whole FROM: Jeff Chow, Senior Planner DATE: November 2, 2022 MEETING DATE: November 8, 2022 FILE NO.: 3090-20-2022/05
DEVELOPMENT VARIANCE PERMIT APPLICATION 2022/05 – 1681 ISLAND HIGHWAY
RECOMMENDATION:
THAT the November 2, 2022 report from the Senior Planner titled “Development Variance Permit Application 2022/05 – 1681 Island Highway” be received for information.
CHIEF ADMINISTRATIVE OFFICER’S COMMENTS:
I concur with the recommendation.
DIRECTOR OF DEVELOPMENT SERVICES’ COMMENTS:
I concur with the recommendation.
PURPOSE OF REPORT:
To introduce a development variance permit application to replace existing drive-thru signage with new electronic signs which feature electronic changeable copy.
BACKGROUND:
The 5114 m² site contains two commercial retail buildings that were built in 2000.
PROPOSAL:
The proposal is to replace existing drive-thru signage at the Burger King restaurant as shown in Figures 1 to 4.
Figure 1. Site Plan
Figure 2. Signs to remove
Figure 3. New pre-order board
Figure 4. New menu board
A concurrent development permit application (DP2022/09) has been submitted for external renovations to the restaurant building.
DISCUSSION:
The applicant is proposing to vary Section 4.1(e) of Sign Bylaw No. 950, 2018 to permit changeable copy signs (changeable copy not permitted). Changeable copy signs can be distracting and add to visual pollution, but in this case the signs are menu and ordering boards that are now commonly seen at drive-thru restaurant establishments. This proposal is supportable because the signs are screened by landscaping (see Figure 5), targeted for users of the drive-thru, and less visible from the public realm.
Figure 5. Street view, 2018
There is a freestanding sign for the other commercial building (Island Outfitters) on the property with an older LED changeable copy component (Figure 5). The Town holds a covenant on this sign that allows message to change no less than 30 seconds at a time. Tenants have generally complied with the terms of the legal agreement.
The applicant is also proposing to vary the requirements of Section 6.2(e) of Sign Bylaw No. 950, 2018 to permit the projecting canopy of the pre-sell (ordering) board to have a clearance of 2.7m over a vehicular traffic area such as a driveway. The bylaw requires a minimum clearance of 4 metres.
The variance is supportable because the purpose of the canopy is to provide some cover for drivers of vehicles using the drive-through. The 4m clearance requirement for overhanging signs is necessary to provide vertical clearances for heavy vehicles like moving trucks and garbage trucks circulating the site; however, the tight driveway configuration of the drive-thru is intended to discourage drivers of these heavy vehicles from using the drive-thru; and therefore, the proposed vertical height clearance of the projecting canopy is adequate at this location.
NEXT STEPS:
Pending comments from the Committee, mail notification can be conducted for an upcoming Council meeting to consider the application.
RECOMMENDATION:
THAT the November 2, 2022 report from the Senior Planner titled “Development Variance Permit Application 2022/05 – 1681 Island Highway” be received for information.
SUBMITTED BY: Jeff Chow, RPP, MCIP, Senior Planner
REVIEWED BY: Leanne Taylor, RPP, MCIP, Director of Development Services
ATTACHMENTS:
- Location Plan
- Letter from Pride Signs, October 3, 2022 (10 pages)
- Site Plan – PJ Lovick Architect, amended 2022
- Sign Plans – Pride Signs, various dates 2021/2022 (5 pages)
Document Images
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