Attachment 2 - Committee of the Whole Report dated July 9, 2024

TOWN OF VIEW ROYAL PLANNING, DEVELOPMENT & ENGAGEMENT REPORT

TO: Committee of the Whole DATE: July 2, 2024 FROM: Leah Curtis, M.PL, Community Planner MEETING DATE: July 9, 2024

DEVELOPMENT VARIANCE PERMIT 2024-02 – 498 Island Highway

RECOMMENDATION:

THAT the report dated July 2, 2024, titled “Development Variance Permit 2024-02 – 498 Island Highway” prepared by the Community Planner be received for information.

PURPOSE:

To consider Development Variance Permit Application 2024-02 for 498 Island Highway. The applicant is requesting two (2) variances to the Sign Bylaw; a variance to replace an existing changeable copy sign for an electronic changeable message sign; and a second variance to increase the maximum height permitted for the location of a wall sign from 4.5 metres to 7.0 metres.

TIME CRITICAL:

There are no time considerations for the Town.

BACKGROUND:

The Six Mile Pub & Eatery is a landmark that has existed on the corner of Island Highway and Six Mile Road for over 100 years. The applicant proposes to replace an existing changeable copy sign located on the second floor of the building with an electronic changeable message sign as shown in Figure 1 to 3. The proposed size is approximately 1.28m wide by 0.96m tall, which is approximately the same size as the existing sign. The proposed sign is fully programmable to automatically adjust the brightness according to the ambient light and time of day. The applicant is proposing to change the existing sign to make it safer for pub employees to change the message on the sign.

**Figure 1. Site Plan**

**Figure 2. Location of Sign to be replaced**

DISCUSSION:

The applicant is proposing to vary Section 4.1(e) of Sign Bylaw No.950, 2018 to permit an electronic change message sign as changeable copy signs are not permitted under the Town’s Sign Bylaw. While this prohibition is in place, it is important to note that the existing changeable copy sign (seen in Figure 2) has been in use on the property for many years and pre-dates the current bylaw.

Changeable copy signs can be distracting and add to visual pollution. Throughout the property there are several signs advertising the Six Mile Pub and the liquor store on the property. The proposed location of the electronic change message sign is on the second floor of the building (6-metres from ground level).

**Figure 3. Proposed Height of the Sign**

The electronic sign will be fully programmable to automatically adjust the brightness of the sign based on the ambient light and time of day. The sign will be visible to drivers travelling southwest along Island Highway towards Westshore for pedestrians in the parking lot of the Pub, and from the crosshatched section of road on Six Mile Road travelling east. The sign will also be visible to the residents at 300 Six Mile Road located above the Shell gas station. However, because of the roofline of the building, the sign is not visible from either side of the building.

The variance is not supported by staff, for the following reasons:

• The proposed sign type is prohibited under the Town’s current Sign Bylaw.
• There are only a handful of electronic changeable copy signs in Town. This sign is unique by comparison to those existing signs, as the proposed sign will also be able to display graphics (images or video).
• The proposed sign would be fully programmable to automatically adjust the brightness of the sign. However, there are concerns that residents in the strata located behind the gas station may experience light pollution at night from the sign.
• Section 7.2 of the Sign Bylaw regulates the character size on any proposed sign. However, in this instance, the Town would not be able to regulate character size for the proposed sign.

After notice to the public of a Council meeting to consider the application, if Council supports approval, it is possible for conditions to be attached to the variance, including the requirement to register a legal agreement on title setting out details specific to how often the sign’s message could be changed, the size of the text, how bright the sign can be during different times of the day, and/or hours by which the sign could be operational.

SUSTAINABILITY/CLIMATE CHANGE IMPACTS:

There are no climate change impacts anticipated with this application.

FINANCIAL IMPLICATIONS:

There are no significant financial implications anticipated for the Town.

CONCLUSION:

The proposal to permit an electronic change message sign is not supported by staff.

Should Council consider moving forward with this application, staff will prepare a public notice as required under the Town’s Development Procedures Bylaw No. 730 and Public Notification Bylaw No. 1106. This DVP application will be brought back for Council’s consideration at a later date.

ATTACHMENTS:

1. Applicant’s Letter to Mayor and Council
2. Site Plan
3. Sign Plans – KnightSigns