PLANNING, DEVELOPMENT & ENGAGEMENT REPORT - DEVELOPMENT PERMIT APPLICATION 2022/09 – 1681 ISLAND HIGHWAY

PROPOSAL:

The proposal is for exterior modifications to the existing Burger King restaurant building. The proposed changes include the following and are further highlighted in Figures 1 to 4:

• replace the metal roof awning at the corner of the building with a raised parapet
• add new siding on the south elevation
• add a new, lower parapet on the north (parking lot), south (Wilfert Road) and west (Island Highway) elevations
• install a LED lightband, similar to a wide neon strip, along the roofline of the new lower parapet
• add three flat canopies for shade and weather protection
• revise the building’s sign plan by:
  • removing the existing two signs facing Wilfert Road
  • adding one new sign on the north elevation for a total of three signs
  • updating existing logos to new logos
• add graphics wall signs on the north and south elevations.

A concurrent development variance permit application (DVP2022/05) has been submitted to replace the drive-thru signage.

DISCUSSION:

The property is located within the Commercial development permit area. Consideration of development permit applications is made on how the proposal addresses development permit area guidelines (Attachment 4). The proposal meets the design guidelines as follows:

• the new parapets are raised in a way that creates a clean, contemporary roofline while preserving variations in roof heights for visual interest
• the new sign plan is effective for business identification and the layout would be consistent with the overall design of the building
• the LED lightband can help define the building form; more information on brightness and intensity should be provided
• new canopies help to break up blank walls.

There are some existing blank walls that have an impact at the street level; however, the proposed lifestyle graphics on the north and south elevations are not supportable. It is recommended that the applicant explore other design features to break up the blank wall and animate the pedestrian level around the building.

Additional information to be provided includes the following:

1. dimensions, material and illumination of new signs
2. a physical colour and material sample board should be provided
3. update plans to show all existing doors.

NEXT STEPS:

Items to resolve include:

1. provide more information on brightness and intensity of the LED lightband
2. investigate methods other than graphic signs to break up the north and south elevations and animate the pedestrian level around the building
3. provide information on dimensions, material and illumination of new signs
4. provide a physical colour and material sample board
5. update plans to show existing doors.

Pending comments from the Committee and the applicant addressing the items identified above, the application can be scheduled for an upcoming Council meeting for consideration. No mail notification to nearby property owners and occupants is required for this application because there are no bylaw variances requested.

RECOMMENDATION:

THAT the November 3, 2022 report from the Senior Planner titled “Development Permit Application 2022/09 – 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:

1. Location Plan
2. Letter from applicant - Hearth Architectural, Inc, October 13, 2022 (one page)
3. Plans - Hearth Architectural, Inc, October 13, 2022 (2 pages)
4. Commercial Development Permit Area Guidelines