STAFF REPORT: FORM AND CHARACTER DEVELOPMENT PERMIT 1681 Island Highway – Mad Man McKay

FORM AND CHARACTER DEVELOPMENT PERMIT

1681 Island Highway – Mad Man McKay

RECOMMENDATION

THAT Council approve Development Permit 2017/01 as per the plans attached to the report from the Planner dated May 9, 2017;

AND THAT Development Permit 2017/01 include the following variances to Zoning Bylaw No. 900, 2014:

• Variance to the length of an accessory building from 7.5m to 10.8m (Section 4.6.2.a)
• Variance to the width of an accessory building from 7.5m to 7.8m (Section 4.6.2.a)
• Variance to the lot coverage of all accessory buildings from 60m² to 85m² (Section 4.6.6)

CHIEF ADMINISTRATIVE OFFICER’S COMMENTS

I concur with the recommendation.

DIRECTOR OF DEVELOPMENT SERVICES’ COMMENTS

I concur with the recommendation.

PURPOSE OF REPORT

The purpose of this report is to present the Form and Character Development Permit for 1681 Island Highway. There are two buildings and businesses on the property – Mad Man McKay and Burger King. This report addresses a proposed accessory building for Mad Man McKay, which will contain three garage bays for vehicle stereo installation.

BACKGROUND

1681 Island Highway has both Mad Man McKay and Burger King on-site. It is within a Commercial Form and Character Development Permit Area as described within the Official Community Plan. As such, any proposed development must meet the Development Permit area guidelines.

PROJECT INFORMATION

The property is subject to a Commercial Form and Character Development Permit as per the Town’s Official Community Plan.

There are two reasons this proposal required a Development Permit:

• In the opinion of the Town’s Building Inspector the cost estimate for the project exceeded the $30,000 Development Permit exemption for cost of construction for a building “so similar in their effect on the form and character of development as to not warrant an application”.
• The removal of six parking spaces to accommodate the building, and its potential effect on site circulation.

The Development Permit includes the following variances to Zoning Bylaw No. 900, 2014:

• Variance to the length of an accessory building from 7.5m to 10.8m (Section 4.6.2.a)
• Variance to the width of an accessory building from 7.5m to 7.8m (Section 4.6.2.a)
• Variance to the lot coverage of all accessory buildings from 60m² to 85m² (Section 4.6.6)

The applicant has submitted the following information in support of their application:

1. Letter to Mayor and Council – Applicant – April 25, 2017
2. Complete set of drawings – DHKA Architects - April 25, 2017
3. Colours and materials drawing – DHKA Architects – April 25, 2017

ISSUES AND ANALYSIS

Building Size (variances)

The length, width and total site coverage of the accessory building require variances. The size of the building enables three car bays rather than two. As the variances are moderate in nature, they should not affect the use or enjoyment of the adjacent properties. At the same time, it does contribute positively to the business and to the property.

Building Materials

The applicant has provided a materials drawing, illustrating the colours and design of the building. The proposed building is designed to match the existing building in colour and form.

Density and Site Coverage

The total proposed site coverage is 15%, whereas 50% is permitted. The proposed FSR (density) is 0.18, whereas 1.0 is permitted.

Setbacks

The proposed building is meeting the minimum setback of 1.2m from all property lines for an accessory building.

Parking

Six parking spaces are being removed to add the building, and the parking around the building is being reconfigured. The site’s parking requirements are still being met, and no variances are required as part of the application.

The total land uses for Burger King and Mad Man McKay require 60 parking stalls. 61 parking stalls are provided; 16 spaces are small car spaces and 45 are regular parking spaces. Zoning Bylaw No. 900, 2014 permits up to 30% small car spaces and in this case 25% are provided as small car spaces.

Vehicular circulation on the property and, in particular, access to the loading space, will not be impacted by the addition.

Landscaping

The landscaping on the property is not affected by the building addition.

Conclusion

The addition matches the existing form and character of the site, and the proposed accessory building will contribute positively to the business and to the property.

Policy Implications

Currently the Zoning Bylaw does not make a distinction between land use classes (commercial, residential etc) within the general regulations as far as the size, siting, height and lot coverage of accessory buildings. As part of the next (date undetermined) Zoning Bylaw update, Council could consider increasing the permitted size of commercial and industrial accessory buildings in some circumstances.

RECOMMENDATION

THAT Council approve Development Permit 2017/01 as per the plans attached to the report from the Planner dated May 9, 2017;

AND THAT Development Permit 2017/01 include the following variances to Zoning Bylaw No. 900, 2014:

• Variance to the length of an accessory building from 7.5m to 10.8m (Section 4.6.2.a)
• Variance to the width of an accessory building from 7.5m to 7.8m (Section 4.6.2.a)
• Variance to the lot coverage of all accessory buildings from 60m² to 85m² (Section 4.6.6)

SUBMITTED BY: J. Davison, MCIP RPP, Planner

REVIEWED BY: L. Chase, MCIP RPP, Director of Development Services

ATTACHMENTS:

1. Subject Property Map
2. Subject Property Orthophoto
3. Letter to Mayor and Council – Applicant – April 25, 2017
4. Complete set of drawings – DHKA Architects - April 25, 2017
5. Colours and materials drawing – DHKA Architects – April 25, 2017