STAFF REPORT: FORM & CHARACTER DEVELOPMENT PERMIT 2014-11 WITH VARIANCES – 199 ISLAND HIGHWAY (4 MILE HOUSE)

TOWN OF VIEW ROYAL COUNCIL REPORT

TO: Council DATE: October 14, 2014 FROM: J. Davison, MCIP Planner MEETING DATE: October 21, 2014 FILE NO.: 3060-20-2014-11

FORM & CHARACTER DEVELOPMENT PERMIT 2014-11 WITH VARIANCES – 199 ISLAND HIGHWAY (4 MILE HOUSE)

RECOMMENDATION

THAT Council approve Development Permit 2014/11 as per the plans attached to the report dated May 29, 2013 from the Planner.

AND THAT Development Permit 2014/11 include the following variances:

Variance to permit metal storage containers as accessory buildings
Variance to the length of an accessory building from 7.5m to 17.5m

CHIEF ADMINISTRATIVE OFFICER’S COMMENTS

I concur with the recommendation.

DIRECTOR OF DEVELOPMENT SERVICES’ COMMENTS

I concur with the recommendation.

PURPOSE OF REPORT

The purpose of this report is to present an application for a Form & Character Development Permit for the property zoned as C-9: Brew Pub at 199 Island Highway to permit three oversized accessory buildings.

BACKGROUND

The owners of the Four Mile House recently rezoned and consolidated 191 and 199 Island Highway into one parcel (199 Island Highway) and rezoned to C-8: Brew Pub. The brewery is now operational, and the owners have indicated need for additional storage on-site.

PROJECT INFORMATION

The application is for three accessory structures. One has already been constructed, and appears in yellow on the proposed site plan (attached). It was built without Development Permit, but one is required for its construction. As such, it will be included in the application as part of one of the proposed structures.

Metal Storage Containers Variance

The proposed, unconstructed accessory buildings are for cold-storage. The applicant is proposing to use metal shipping containers, which are not permitted as accessory buildings under the Zoning Bylaw and require a variance. Much of the reasoning behind the prohibited use of metal containers is aesthetic; as they are proposed to be clad in 'English Tudor' siding to match the principle building, and as they must meet all building code requirements, staff sees the use of metal storage containers as practical and appropriate for cold storage purposes.

Length of Accessory Buildings Variance

The other variance required is for the length of accessory building; they are each 13m in length. The Zoning Bylaw permits 7.5m. Staff believes that the accessory buildings reasonably match the topography of the site and are positioned in a location which is appropriate and unobtrusive. They are not highly visible from adjacent properties. Staff believes the variance of 13m is appropriate and consistent with the scale, form and character of the site.

Parking

The structures will remove five parking spaces. The floor area of the site is proposed to be 698m², and the uses on the site require one parking space per 10m² of floor area (70 spaces). As the site will be left with 78 sites with adequate maneuvering aisles and 16 angled spots with shortened maneuvering aisles (the 45 degree angled spots along the eastern edge) there are still more than enough parking spots for the use on-site.

RECOMMENDATION: