Attachment 2. Lakeside Commercial Development Permit Application Supplementary Information

Regarding: Lakeside Commercial Development Permit Application Supplementary Information

We are pleased to submit the enclosed requested supplementary documents in support of the development permit application by XW Sunrise Developments Ltd. for a commercial building complex adjacent to the recently completed Lakeside Village Residential Development. The Development Permit issued by The Town of View Royal for the entire Lakeside Village Mixed Use Site (DP No. 07/07) has now expired, however the proposed design of the commercial portion remains basically the same as the previous proposal on the same site. The following is repeated from the original submission letter, for convenience, with the supplementary information inserted in italics.

Located along Six Mile Road in View Royal the project includes 1533m2 (16,500sf) of commercial space in four structures arranged on either side of a courtyard that is proposed over the CRD right-of-way.

The lower level of the commercial buildings to the west is accessible from the courtyard via stairway, a landscaped path and directly from the sidewalk along Six Mile Road by small bridges over the bio-swale. This functional storm-water management landscape forms the edge of the project along the Six Mile Road frontage. The upper level commercial buildings to the east and the public courtyard level are directly accessible from the parking area.

The colours and textures of the typical west coast environment and the exceptional natural surroundings of Thetis Lake inspire the architecture. The material palette for the exterior cladding will be mainly finished cedar, aluminum-framed glazing and pre-finished metal. Ground-faced concrete block (the same as details of the neighbouring residential buildings) and board-textured poured-in-place concrete will be used to achieve fire separation requirements in areas adjacent to the new public pathway to the east. Precedents for both the scale and aesthetics of the proposed buildings are two past projects by the architects; the View Royal Town Hall and Mattick’s Farm Market in Saanich, as well as the residential portion (Thetis Edge) of this overall site. Complete building elevations have been included with labeled building heights as well as materials used on the facades.

The proposal is for a high-quality, contemporary development, designed to fit the site and context now and in the future.

Conformance to the Official Community Plan

Lakeside Village is located in the “Atkins Neighbourhood” and is identified in the OCP as one of five mixed-use Neighbourhood Centres. The OCP states the following:

“The Neighbourhood Centre incorporates a small, walkable, activity hub and provides amenities for the newer residential developments across Six Mile Road and Chilco Road, as well as visitors to Thetis Lake Regional Park.”

Ground level commercial development and outdoor gathering spaces are designed to serve the users and residents of the site as well as the residents of the surrounding neighbourhood. Clear linkages are made to the adjacent neighbourhood, public parks and trails.

Considered a Neighbourhood Mixed Use Development Permit area, the proposal follows the form and character guidelines by providing a pedestrian and cycle friendly clustered commercial development that adheres to a high standard of design through the use of natural materials, screened parking, and integrated landscaping.

Benefits of Proposal

A modest number of new local jobs will be brought to the area with the addition of commercial space. The surrounding residents will benefit from easy access to goods and services and provide them with the option of walking rather than driving to another commercial area. The development includes secure bicycle parking for employees working in the retail stores and short-term bicycle parking for visitors.

Demand for Proposal

The adjacent residential population will benefit greatly from nearby commercial amenities that are easily reached on foot. For visitors, the proposal will provide users of the Galloping Goose and Thetis Lake an opportunity to stop and spend more time in the vicinity.

Infrastructure

The previous Development Permit process did not identify any inadequacies in the utilities or servicing of the proposed project. All such capacities and requirements will be identified and confirmed during the Building Permit application process.

Impact on Surrounding Area

Development of the steeply sloping site will cause the removal of some trees. In spite of the challenging topography, new trees will be introduced through the use of structured terracing. In addition, the landscaped courtyard will connect the surrounding streets and sidewalks with the pedestrian network of the adjacent park and nearby Galloping Goose regional trail. Noise and activity levels of the commercial areas are expected to be compatible with the adjacent multi-family residential buildings.

Relationship to Neighbourhood

Conceived in tandem with the adjacent Lakeside Residential development, the commercial buildings will complement the materials and massing of the residential buildings. The commercial development includes pedestrian connections to the adjacent trail system leading users to and from the park. The commercial buildings to the west will continue the streetscape definition begun by the residential building to the west.

Proposed Variances

It is important to note that this project is part of a comprehensive mixed-use plan for this site. The topography, proximity to parks and green spaces, residential buildings, recreational areas and multi-modal transportation routes are positive aspects and what makes this a unique place in View Royal. However, along with the highly restrictive CRD right-of-way restrictions, this context poses challenges and creates parameters that require some customization and therefore some flexibility, with respect to the regulations. The following are relatively minor, but necessary variance requests that will permit the proposed development to occur.

1) Percentage of small parking stalls

Per the View Royal parking bylaw, 30% of parking spaces are permitted to be “Small Car” spaces and measure 2.4m in width and 4.8m in length. 50% of the provided parking spaces are proposed to be small car spaces. The proportion of small parking spaces for the commercial area remains unchanged from the previously approved development permit for the larger site.

2) Size of parking stalls

Per the View Royal parking bylaw, when more than 100 spaces are provided on a lot, the size of parking spaces is permitted to be reduced to 5.5m in length. As the commercial area was conceived in conjunction with the now built residential buildings, the plan utilized the 5.5m parking length as more than 100 spaces were provided. Now that the commercial lot has been separated from the residential lot, there are technically less than 100 spaces provided. Due to the challenging nature of the sloping site and the right-of-way that traverses the property, the reduction in length to 5.5m is essential to the viability of an efficient parking lot.

3) Loading Spaces

Per the View Royal parking bylaw, 2 loading spaces of 30 square metres in area are required for a commercial area of 500m2 to 2500m2. One loading space is proposed off of Presley Place. This space would serve both commercial buildings via the courtyard. Access to the upper commercial area for loading would be via the lift located in the eastern commercial area. Many urban sites have minimal or no dedicated loading spaces. With some coordination amongst tenants and their deliveries, one loading space will be sufficient to serve the proposed amount of commercial space.

4) Total number of parking spaces

Per the View Royal parking bylaw, 63 parking spaces are required for the mix of commercial uses indicated. 53 spaces, including 1 loading space is proposed. The reduction in parking spaces is justified by the proximity of the site to the popular Galloping Goose cycling and walking trail. Bicycle facilities for long and short term users have been incorporated into the design.

Bunt and Associates and the arborist report by Gye and Associates Ltd.(previously included) contain additional analysis regarding parking within the Traffic Report.

As requested by the Planner, the enclosed package includes the following:

1. Building Elevations including a signage plan with locations and approximate type of signs that will be proposed for separate permits once tenants are selected.
2. Material Board
3. Updated limiting distance calculations accounting for trail dedication being deemed a lot.
4. Building height and grade calculations.
5. Exterior site lighting location plan and fixture types.

This proposal is the result of careful work by the project team to understand the nature of this site and surrounding area and propose a compatible and appropriate response. The resulting proposal achieves a level of quality and fit that, in our opinion, is worthy of, and appropriate to the site. The architecture responds to the unique site and is intended to complement the community through the uses proposed and the strong connections made to the surroundings. We look forward to presenting the project to Council. If you have any questions or require further clarification of any part of this application please do not hesitate to contact our office.

Sincerely, D’AMBROSIO architecture + urbanism

architect Franc D’Ambrosio MAIBC MRAIC LEEDap Principal

cc. Dave Coster, XW Sunrise Developments Ltd., Xu Wang, XW Sunrise Developments Ltd.