Attachment 2. Letter from Omicron AEC - Re: Development Permit Application

DESIGN RATIONALE

Architectural

The existing building footprint which includes Six Mile Furniture, KMS Tools and Westshore Spring & 4 x 4 is an ‘L’ shaped configuration in plan. KMS Tools’ entrance is located in close proximity to the Old Island Highway; however, the entrances to Six Mile Furniture and Westshore Spring & 4 x 4 are separated from the highway by a large asphalt parking lot in between. The current building layout does not provide a continuous street wall which is needed to add interest and help define the Western Gateway Corridor edge.

The intent of the proposed addition is to give the existing buildings a ‘facelift’ by filling in the space between the ‘L’ shaped footprint, re-configuring the parking, incorporating sensitive landscaping, upgrading the boulevard frontage and providing an opportunity to enhance the street experience through interesting contemporary architectural design. A flat roof addition is proposed to fit in with the existing building and the new buildings directly across the street and the surrounding area. A new entry to the furniture store will be located at the southeast corner of the addition. This two-storey high space will be glazed and clearly identify ‘entrance’ with a projecting canopy over the main doors and flanking clear cedar siding to add warmth and significance to the entry. At night the double height space will softly glow like a lantern to mark the corner of the development and to add animation to the streetscape. To further anchor and emphasize the building at the corner, the ‘Ashley Furniture’ signs on white metal cladding have been strategically placed using a sign design that fits proportionately with the surrounding metal cladding.

The existing free standing blue electrical ‘seacan’ will be replaced by a new electrical room within the addition; however, the BC Hydro kiosk will remain in place. For blast protection, the electrical code requires non-combustible construction without openings for walls in close proximity to the transformer. A coloured split face masonry block veneer has been used to solve this requirement and to give a texture to the otherwise blank wall. This finish material has been carried around to the new east wall where this material, a different coloured smooth face concrete block and punched windows have been used to break up the wall compositionally.

The white metal cladding proposed for the sign surround will also be used for the exterior finish for the new retail shell space. This will provide a colour and texture difference from the adjacent masonry block veneer and will tie in with the proposal to paint the cladding of the existing warehouse to match the new white cladding colour.

This application identifies the proposed signage for the project so that the signage DP can be dealt with at the same time. In discussions with the planning department regarding signage, it is understood 2 variances will be required; one for the height of letters and the other for the image area. Signage has been carefully considered as a design element and integrated into the proportions and articulation of the elevations as a way of adding interest and colour (both day and night). The proposed sign locations and image areas have been identified on the elevations of the DP drawings.

A variance is being requested to reduce the Town of View Royal parking bylaw requirement. A parking demand study was undertaken by Boulevard Transportation and the report is included as part of this application with their findings. In summary, the Town of View Royal’s Land Use Bylaw requires a total of 263 parking spaces based on the land use and floor space proposed. The report identifies combined parking demand (existing and future) is expected to be no more than 58 vehicles, which results in utilization of a little more than half the proposed parking supply of 110 stalls.

Landscape Works

EXISTING TREES

The proposed development will not impact the existing trees on the site. A small deciduous tree at the front of the KMS Tools building will be retained. The many mature Douglas fir trees on the slope above Millstream Creek will be preserved.

PEDESTRIAN AND VEHICULAR PAVED AREAS

To create a more pedestrian friendly feel to the asphalt parking and drive aisle areas, the site entrance would be surfaced with an apron of concrete unit pavers contained by substantial concrete edge. This treatment is similarly repeated close to the entrance of KMS Tools.

A 1.5m wide concrete pathway demarcates a route for pedestrians walking from the rear parking lot to the front of the proposed building. This surface would be flush with the asphalt and would also be used as a driving surface. As it would narrow the apparent width of the asphalt drive aisle it would have a traffic calming effect.

NEW PLANTING

The site will be planted with mix of native and drought tolerant ornamental trees shrubs and ornamental grasses.

RAIN WATER TREATMENT

In conjunction with the civil engineering design concept for the rain water flow from the parking lot, some of this water can be treated through a swale and rain garden at the rear of the site. The swale and rain garden would be planted with appropriate rain garden plantings.

STREET FRONTAGE IMPROVEMENTS

New landscape work to the municipal frontage will include a new 1.5m wide concrete sidewalk, a grass swale and boulevard trees, additional trees would be planted on the Six Mile Furniture site.

FENCING

A new 6’ high chain link fence would be installed along the north property line and would provide support for climbing vines. An existing chain link fence is located on the neighbour’s property to the south of the site.

Site Servicing

WATER

The existing buildings are fed by a 50mm domestic water service and a separate 150mm fire service. The proposed building will connect to the existing domestic and fire services within the property limits; no off-site improvements are proposed. Metering and backflow prevention will be included in the mechanical room of the new addition.

SANITARY

The Six Mile Furniture site has an existing 150mm sanitary service at the southeast corner of the property that will be utilized for the proposed addition. Connection to the existing sanitary pipe will be made within the property limits and no off-site improvements are proposed. The existing sanitary piping within the site will be CCTV inspected to confirm their condition is adequate to support the increase load.

STORMWATER

Currently, all stormwater runoff from the Six Mile Furniture site is collected in an underground piped system and discharged to an outfall to Millstream Creek at the rear of the property. Prior to discharge, all parking lot runoff is treated by an oil water separator. The proposed development includes a revised parking lot layout and grading. The majority of stormwater runoff from the parking lot will be directed to the existing Millstream Creek outfall at the rear of the property. Prior to discharge, the runoff will be treated by either the existing oil water separator (if suitable), other mechanical means, or by a rain garden at the northern property corner. Treatment in the rain garden is preferred but may not be possible for all runoff due to depth restrictions.

Rainwater leaders from existing buildings will remain unchanged and connected to the new underground piped system, if required. Runoff from the roof of the proposed addition will be directed to the piped system and treated by mechanical means.

An assumed 10m Riparian Areas Regulation (RAR) setback from the top of bank is shown in the site servicing plan. Much of the setback area is fully disturbed and is currently used for parking and storage. A Qualified Environmental Professional (QEP) will be retained to assess the development impacts, provide remediation recommendations, and complete the required Ministry of Environment Notification. Additionally, a sediment and erosion control plan will be provided with the contract documents with performance requirements for the contractor to adhere to during construction.

Stormwater detention is not proposed, as the site imperviousness is not increased with the proposed addition and parking lot revisions. The proposed rain gardens will provide some infiltration and evapotranspiration that reduces the total runoff volume. Additionally, infiltration trenches will be considered where ground conditions permit to reduce the total runoff volume and recharge groundwater.

HYDRO AND COMMUNICATIONS

The existing buildings are currently serviced by an underground dip from a utility pole on the Old Island Highway, at the existing site entrance. The underground ducting enters a pad mount transformer which has two feeds; one to an external electrical room housed in a seacan and the other to an electrical room in the existing tool shop. As this arrangement is not BC Hydro compliant, reconfiguring the existing electrical service will be required for this project.

The proposed addition will have a new electrical room (upgraded services to meet BC Hydro) that will be feed from the existing pad mount transformer. New distribution will have a BC Hydro compliant incoming wireway, main disconnect, CT section, and distribution section. The existing tenant meters will be relocated to the new electrical room. The new Six Mile furniture addition will require a new 400A 7 jaw meter to comply with BC Hydro’s requirements for secondary services over 200A.

The existing tool shop, 4x4 business and Six Mile Furniture building will be back fed from the new electrical room. New overhead services will replace the existing underground services to the Tool Shop, 4x4 business and house panel loads (exterior lighting) as they are currently located underneath the proposed building addition.

The existing Shaw and Telus services come to the site by an underground dip from the same utility pole. These services enter the existing seacan electrical room and dip underground to the tool shop building that houses the main communications hub. The main demarcation will be in located in the new electrical room but the main communications hub will stay in the tool shop.

GAS

An existing gas line services the existing buildings. If loads permit, the existing service will also feed the new addition with the meter relocated.

FRONTAGE IMPROVEMENTS

To accommodate the proposed parking lot revisions, the site entrance would be relocated to the southeast limit of the property. The Six Mile Furniture frontage will be upgraded to meet the Town standards for the Old Island Highway, including provision for a bike lane, curb and gutter, bio-swale, underground drainage piping extension, sidewalk street lighting, and street trees. As the neighbouring properties have unimproved frontages without sidewalk, curb and gutter, or underground stormwater piping, it may be preferable to defer the Six Mile Furniture frontage improvements until a more significant portion of the northern Old Island Highway road edge can be upgraded. This would ensure a coordinated alignment of the improvements and consistent product. In that case, a cash allowance based on engineering estimates would be provided by the developer.

ENVIRONMENTAL SUSTAINABILITY

The following environmental sustainability approaches have been considered in the selection of materials, components and assemblies. Through the design development and contract documentation stages sustainable approaches during construction will be incorporated into the working drawings and specifications.

Architectural

• Reflective roofing membrane to reduce heat Island effect
• High durability low maintenance exterior finishes
• Low-E double pane windows in thermally efficient frames
• Low VOC paints and adhesives

Landscape

• Mix of native and drought tolerant ornamental trees, shrubs and grasses for water conservation

Mechanical

• Low flow plumbing fixtures for water conservation
• Combination of heat pumps and high efficiency condensing gas fired roof top units to reduce heating energy consumption

Electrical

• LED Hi-bays for show room up to 50,000 hours
• High efficiency, extra-long life, high power factor, rapid start fluorescent ballasts
• Occupancy sensors / vacancy sensors in office areas and washrooms
• LED exterior wall packs mounted on the building for general and security lighting
• Exterior lighting controlled by photocell– limiting on time to when it is dusk
• Astronomical time clock or DDC to control lighting through and automatically turn off the lighting during off hours (i.e: 7am-6pm – overall lighting swipe)
• Step dimming on selective lighting will provide energy savings when lighting is not being utilized during occupied times
• Daylight sensors will limit light in selected luminaires around the outside of the building this function will step down the lighting (outside of building utilizing day light) incrementally decreasing the light output down to 0% leaving only the core lighting functioning

Preliminary Site Investigations

A Stage 1 Preliminary Site Investigation was undertaken in June 2007 by Levelton Consultants Ltd. in which a Stage 2 PSI was recommended. Levelton Consultants Ltd. conducted the follow up Stage 2 PSI in July 2008 and concluded no further works were recommended for the site. No changes to the building or site has occurred since this report was completed.

Economic Benefits

Besides the increase to the Town of View Royal’s commercial tax base, the proposed addition to Six Mile Furniture and the retail shell space will add 5 to 10 full time / part time employment positions on completion of the project and between 15 to 25 jobs over the course of construction.

It is our belief this project will be instrumental in achieving the quality of development the Town of View Royal would like to see for this area. It is our client’s hope that he will have the support from Mayor and Council to be able to bring the new home of Ashley Furniture to the Town of View Royal and quickly to completion. We look forward to working with you and giving you a presentation of the proposal.

Please contact the undersigned if you require further information or clarification of any of the information provided.

Yours truly, OMICRON ARCHITECTURE ENGINEERING CONSTRUCTION LTD.

Dean Paterson, Architect AIBC, MRAIC Architecture Lead, Vancouver Island

cc: Iqbal Dodd, Six Mile Furniture enc.

---

THIS PAGE INTENTIONALLY LEFT BLANK