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Council Meeting/Documents/ATTACHMENT 1: PLANNING, DEVELOPMENT & ENGAGEMENT REPORT - NOVEMBER 3, 2022
Appendix

ATTACHMENT 1: PLANNING, DEVELOPMENT & ENGAGEMENT REPORT - NOVEMBER 3, 2022

March 5, 2024Pages 19–252 sections

Prior report introduced to the Committee of the Whole in 2022 regarding the initial proposal for Burger King external renovations.

1 CALL TO ORDER- Acting Mayor, Councillor Mattson, called the meeting to order at 7:01 p.m.
November 3, 2022File No: 3060-20-2022/095114 m2 site with two commercial buildings

TOWN OF VIEW ROYAL

Page 19–25

PLANNING, DEVELOPMENT & ENGAGEMENT REPORT

TO: Committee of the Whole DATE: November 3, 2022 FROM: Jeff Chow, Senior Planner MEETING DATE: November 8, 2022 FILE NO.: 3060-20-2022/09

DEVELOPMENT PERMIT APPLICATION 2022/09 – 1681 ISLAND HIGHWAY

RECOMMENDATION:

THAT the November 3, 2022 report from the Senior Planner titled “Development Permit Application 2022/09 – 1681 Island Highway” be received for information.

CHIEF ADMINISTRATIVE OFFICER’S COMMENTS:

I concur with the recommendation.

DIRECTOR OF DEVELOPMENT SERVICES’ COMMENTS:

I concur with the recommendation.

PURPOSE OF REPORT:

To introduce a development permit application for external renovations to the Burger King Restaurant building.

BACKGROUND:

The 5114 m² site contains two commercial retail buildings that were built in 2000. The Burger King restaurant building near the Island Highway / Wilfert Road Intersection is the subject of this application.

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.

Figure 1. North elevation (parking lot) showing a photograph of the current building and an architectural rendering of proposed changes, including new signage, canopy, and raised parapets.
Figure 1. North elevation (parking lot) showing a photograph of the current building and an architectural rendering of proposed changes, including new signage, canopy, and raised parapets.
Figure 3. South elevation (Wilfert Road) showing a photograph of the current building from the street and an architectural rendering of proposed changes, including new graphic signs, canopy, and a raised lower parapet with LED lightband.
Figure 3. South elevation (Wilfert Road) showing a photograph of the current building from the street and an architectural rendering of proposed changes, including new graphic signs, canopy, and a raised lower parapet with LED lightband.
Figure 4. East elevation (driveway entrance) showing a photograph of the rear of the building and an architectural rendering of proposed changes, including parapet extensions and a raised lower parapet with LED lightband.
Figure 4. East elevation (driveway entrance) showing a photograph of the rear of the building and an architectural rendering of proposed changes, including parapet extensions and a raised lower parapet with LED lightband.

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 all 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
Page 19–25

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Extracted from: 2024 03 05 Council Agenda - Agenda - Pdf