STAFF REPORT: RELIABLE CONTROLS – DEVELOPMENT PERMIT 2012/14

TOWN OF VIEW ROYAL COUNCIL REPORT

TO: Council DATE: October 29, 2012 FROM: J. Davison MCIP Planning Technician MEETING DATE: November 6, 2012

RELIABLE CONTROLS – DEVELOPMENT PERMIT 2012/14 AMENDING DEVELOPMENT PERMIT 2009/06

RECOMMENDATION:

That Council approve Development Permit 2012/14 to amend Development Permit 2009/06 as per the plans attached to the report by the Planning Technician dated October 29 2012.

CHIEF ADMINISTRATIVE OFFICER’S COMMENTS:

I concur with the recommendation.

DIRECTOR OF DEVELOPMENT SERVICES’ COMMENTS:

I concur with the recommendation.

PURPOSE OF REPORT:

To present the proposed changes to Development Permit 2009/06 for Council consideration.

PROJECT SUMMARY:

The current Development Permit (2009/06) was approved on October 13, 2009.

The proposal is to amend the current Development Permit. The amendments will add a bank of windows on a corner portion of the second storey of the building and add a shelter and an entrance on Outlook Place (the alley) where currently there are only ground-level windows. These proposed changes are illustrated in a perspective rendering (attached). The second storey windows are in a lunch/break room in the building and will serve to increase the overall enjoyment of that space, whereas the entrance will provide increased pedestrian access and utility along the side of the building.

There is the potential for increased outlook over the residential area as a result of the bank of second storey windows, but it seems the proposed will invade little or no privacy due to the existing screening of the residences. Residential unit 23-126 Hallowell on the corner is perhaps the most affected given that there are two large windows visible on the side of the house, but the cedar hedge along the side yard and the screening on the front yard deck provide some privacy for the unit regardless. Conversely, the proposed windows add eyes on the street and increase the safety of the private roadway.

In Staff’s opinion the addition of windows and the covered entrance provide a welcoming façade. It feels more inviting and less commercial than the existing treatment and improves the overall residential-commercial interface. Staff believes that any negative impacts from this will be minimal to nonexistent, in exchange for marked increased utility for the users of the commercial space.

RECOMMENDATION:

That Council approve Development Permit 2012/14 to amend Development Permit 2009/06 as per the plans attached to the report by the Planning Technician dated October 29 2012.

SUBMITTED BY:

J. Davison, MCIP, Planning Technician

REVIEWED BY:

L. Chase, MCIP, Director of Development Services

ATTACHMENTS:

1. Subject Property Orthophoto
2. Applicant’s Statement – October 29 2012
3. Existing vs Proposed Illustration – D’Ambrosio Architecture – undated
4. Staff Photos – October 29 2012
5. Site Plan – D’Ambrosio Architecture – October 26 2012
6. Code Review, Window Schedule – September 6 2012