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Council Meeting/Documents/PRESENTATION: DEVELOPMENT PERMIT 2022-09 - 1681 ISLAND HIGHWAY
Presentation

PRESENTATION: DEVELOPMENT PERMIT 2022-09 - 1681 ISLAND HIGHWAY

March 5, 2024Pages 49–655 sections

Visual slide deck summarizing the development permit application, proposed changes, and visual impact analysis.

1 CALL TO ORDER- Acting Mayor, Councillor Mattson, called the meeting to order at 7:01 p.m.
March 5, 2024Orthophoto viewpoints A-DComparison of current and proposed elevations

DEVELOPMENT PERMIT 2022-09

Page 49–65

1681 Island Highway

PURPOSE

To consider a development permit for external building renovations and revised signage

Map showing the location of the Subject Property at 1681 Island Highway, adjacent to Elements Casino and Coho Apartments
Map showing the location of the Subject Property at 1681 Island Highway, adjacent to Elements Casino and Coho Apartments
Existing building photograph and proposed North Elevation architectural rendering with annotations for raised parapets, LED lightband, new signage, and canopy
Existing building photograph and proposed North Elevation architectural rendering with annotations for raised parapets, LED lightband, new signage, and canopy
Existing building photograph and proposed South Elevation architectural rendering with annotations for new signage, drive-thru window, and parapet modifications
Existing building photograph and proposed South Elevation architectural rendering with annotations for new signage, drive-thru window, and parapet modifications
Existing building photograph and proposed East Elevation architectural rendering with annotations for retaining existing siding and raising the lower parapet with an LED lightband
Existing building photograph and proposed East Elevation architectural rendering with annotations for retaining existing siding and raising the lower parapet with an LED lightband
Page 49–65

DISCUSSION:

  1. Dimensions, material and illumination of new signs and LED light band
  2. Graphic signs
  3. Provide a colour and material sample board
  4. Confirmation of side doors
  5. Building visibility from adjacent residences

1. Signs and LED light band

Section 7.3 of Sign Bylaw 950, 2018 requires that signs must not emit or be lit by light that is brighter than 200 nits between sunset and sunrise (nighttime) and 2000 nits between sunrise and sunset (daytime).

Figure 1. Example of similar building with light band at night
Figure 1. Example of similar building with light band at night

2. Graphic Signs

Collage showing existing building photos and proposed elevations highlighting locations for new graphic signs
Collage showing existing building photos and proposed elevations highlighting locations for new graphic signs

3. Colours and materials

5.1 Materials Finish Palette including paint colours, wood tones, metal screens, and metal roofing, accompanied by full site elevations (North, West, South, and East)
5.1 Materials Finish Palette including paint colours, wood tones, metal screens, and metal roofing, accompanied by full site elevations (North, West, South, and East)

4. Side doors

Rendering and photo illustrating the East Elevation and the location of existing side doors to be retained
Rendering and photo illustrating the East Elevation and the location of existing side doors to be retained

5. View Impacts from residences

Figure 3. Orthophoto showing locations of viewpoints A, B, C, and D relative to the subject building and adjacent residences
Figure 3. Orthophoto showing locations of viewpoints A, B, C, and D relative to the subject building and adjacent residences
Figure 4. Viewpoint A from NW building corner closest to condominiums
Figure 4. Viewpoint A from NW building corner closest to condominiums
Figure 5. Viewpoint B from condominium parking lot
Figure 5. Viewpoint B from condominium parking lot
Figure 6. Viewpoint C from NW corner of building
Figure 6. Viewpoint C from NW corner of building
Page 49–65

CONCLUSION:

The proposal is consistent with the Commercial Development Permit Area design guidelines and can be supported for the following reasons:

  • New parapets provide variations in roof heights for visual interest along the roofline;
  • the new sign plan is effective for business identification and the layout would be consistent with the overall design of the building;
  • the LED light band can help define the building form without impacting neighbouring residential areas;
  • new canopies would help to break up blank walls; and
  • no variances are required.

Staff recommends that approval of the development permit.

Page 49–65

RECOMMENDATION:

THAT Development Permit Application 2022/09 be approved as per the report dated February 28, 2024 from the Senior Planner titled “Development Permit Application 2022/09 – 1681 Island Highway.”

Page 49–65

Document Images

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