Canadian Tire Expansion – Development Permit (with Variance) Submission Rationale

Canadian Tire Expansion – Development Permit (with Variance) Submission

1519 Admirals Road, View Royal, BC

PROPOSAL

Canadian Tire is proposing a building expansion and exterior renovation to the existing store at 1519 Admirals Road. Approximately 2,019 m² of new retail / warehouse floor area is proposed within the existing garden centre. With the proposed building expansion, a new garden centre, 794m² in area, will be sited further to the northeast of the site towards the Old Island Highway. To accommodate the building expansion, the removal of 25 parking stalls and reorientation of the existing drive aisle that currently provides access from the Old Island Highway is required.

To make up for the loss of parking associated with the building expansion and reconfiguring of the drive aisle, 27 new parking spaces are proposed at the southeast corner of the property, including two electric vehicle charging stations. As detailed in the parking section below, a variance request to reduce required onsite parking is required to accommodate the development as well as reduce the total required loading spaces (from 4 to 2), as well as electrical vehicle parking standards. A parking demand study, providing justification for the proposed reduction in parking required by the Town’s Zoning Bylaw, is included with the submission. The proposal also includes the provision of cash-in-lieu as part of the variance request.

Finally, as shown in the attached Landscape Plan, a new amenity area is proposed adjacent to the new parking area, that includes a decorative gazebo, patio pavers, and new plantings.

CONTEXT

The proposed Canadian Tire expansion is located at 1519 Admirals Road in View Royal, British Columbia. The site is located approximately 120m west of the Island Highway and Admirals Road intersection on the west side of Admirals Road. The site is accessed at three locations at the Old Island Highway, Admirals Road and Glentana Road. The site location is shown in Figure 1.

The subject property is immediately adjacent to multiple family zoned property to the west, commercial zoned land south of Glentana Road, Craigflower Manor north of the Island Highway, and Songhees First Nation to the east.

OFFICIAL COMMUNITY PLAN REVIEW

The subject property is in the Town’s Eastern Gateway Community Corridor – an area that is already a busy activity hub in the community, and per the OCP, is envisioned to continue as such into the future. Economic Development Policies, such as Policy ED1.2, supports existing businesses in the community, especially those that provide jobs suited to the resident labour force, and are in designated community corridors.

The proposal is considered aligned with several other key objectives contained within the Town’s OCP. For example, under the “Sustainable Economy” section of the OCP, the OCP directs the Town to support businesses that:

• Create job opportunities suited to residents.
• Strengthen the municipal tax base.
• Provide goods and services that meet local needs.
• Can be placed near housing; and
• Does not adversely impact the natural environment.

It is our view that the proposal addresses all these goals:

• Canadian Tire’s investment in the property will strengthening the municipal tax base.
• A larger retail store helps provide new goods and services to meet the needs of residents.
• The commercial centre is near existing housing and transit.
• The project does not have any impact on the existing natural environment.

ZONING COMPLIANCE

The existing parcel is zoned C-1 (Community Commercial). The proposed redevelopment meets all the requirements of the C-1 zone. The following table summarizes the zoning requirements.

Table 1: Existing and Proposed Zoning Summary

PARKING

As noted above, this Development Permit application includes a variance to reduce the amount of required onsite parking from 299 parking stalls (required by the Zoning Bylaw) to 206 stalls (proposed, post expansion).

Recognizing that the Town has a “payment in lieu of parking” mechanism which allows the payment of cash valued at $12,000 per parking stall up to a maximum of 15% of total required parking, Canadian Tire is proposing to provide a contribution in the amount of $540,000 to offset the proposed reduction in parking, which represents 45 parking stalls (15% of 299). We are requesting a variance to allow the additional 48 parking stalls that would not be covered under cash-in-lieu provisions.

The Town’s Official Community Plan (under the Commercial Development Permit Guidelines) notes that variances for parking standards may be considered where the request for such variances are supported by a satisfactory study prepared for the Town of View Royal by a qualified professional. Based on this direction, this application includes a professional Parking Demand study which provides the following key findings:

• Supplying 299 parking spaces would result in the parking facility being only 60% utilized during peak weekday usage, and 70% during peak weekend usage and therefore would be significantly under utilized.
• The anticipated utilization rate, based on the proposed parking supply of 206 stalls suggests that the proposed parking scheme would allow for more efficient use of the parking facility.

Based on total floor area, four loading bays are required under the Zoning Bylaw. As there are no changes to the two existing loading bays, a variance is requested. It is noted that, operationally, the increase in floor area does not generate a need to provide more loading areas.

Finally, new bicycle parking will be provided (10 Class 1 stalls and 20 Class 2 stalls), as well as 2 new Electrical Vehicle spaces.

DEVELOPMENT PERMIT GUIDELINE COMPLIANCE

The sections below provide brief overview of the proposed development. The Development Permit Checklist is attached summarizing how our proposal meets the intent of the guidelines (Attachment 1).

Building Design

The proposed addition and building renovation will result in upgrades to implement the current Canadian Tire branding. This branding is consistent across all stores and is a key component of the Canadian Tire brand recognition. The building is approximately 7.5m in height and is clad with a combination of pre finished steel panels (in “thundercloud grey”) and stone cladding accent areas, breaking up the façade. Existing and new posts required as part of the building extension will be painted “teak” to appear as timber. The existing canopy will be extended along the building expansion providing weather protection. The submitted exterior building elevations provide greater detail regarding the proposed building design.

Signage

The façade signs will be updated to reflect the new Canadian Tire Store branding. The signage has been designed to complement the architecture design and colour of the Canadian Tire store. The signage consists of the typical Canadian Tire branding which includes new signage to highlight the garden centre, auto centre, and the order pick-up location. The primary signage is on the south facing facade as it faces the parking area and internal to the site. Detailed in Table #1 below, existing and proposed signage complies with the Town’s Sign Bylaw.

Site Design

The site design has not significantly changed as the proposal is an additional to the existing store. With the addition we are proposing to reconfigure parking and internal drive aisles, provide a new parking area, and provide a new landscaped amenity area.

Landscape Design

It is important to note that there are no proposed changes to existing mature landscape buffers around the perimeter of the subject property. Although there are generally minimal areas to add new landscaping on account of the proposal being limited to a building expansion, landscape improvements are focussed around the new parking area on the southeast corner of the property. Improvements include the construction of a pergola, matching the existing wood structure located at the top of the pedestrian stairs providing pedestrian connectivity to Admirals, as well as some patio pavers and new trees. Two new landscaped areas are also proposed at the entrance of the new parking area, breaking-up the expanse of asphalt. An associated cost estimate in the amount of $71,060 has been provided.

The enclosed application includes the following:

1. Completed application form with agent authorization
2. Title and Title Charges
3. Context Studies
4. Rationale Letter, including DP Guideline Review
5. Topographic Survey
6. Architectural Site Plan
7. Colour Building Elevations
8. Landscape plan (with cost estimate)
9. Site Servicing Report
10. Parking Demand Study
11. Site Disclosure Statement

We have submitted this application digitally and will follow up with hardcopy and physical versions of all submissions if required.

Summary

The proposed addition is intended to add vibrancy to the existing View Royal Canadian Tire. The design of the building and garden centre includes a mix of cladding materials, and the addition of a new landscaped amenity area will improve the aesthetics and vibrancy of the site. The addition of bicycle parking and electrical vehicle charging stations also helps make the existing development a little more sustainable, and proposed cash-in-lieu can be used by the Town to invest in active transportation opportunities. Aside from the requested parking and loading variances, the proposal is fully zoning compliant and is considered to meet the goals of the Town’s OCP and development permit guidelines.

We look forward to working with you on this project.

Sincerely, McElhanney Ltd.

Andy Gaylor, MCIP, RPP agaylor@mcelhanney.com | 250-718-7274