Development Permit Application No. 2016/03 – 29 Helmcken Road (Eagle Creek Village)
Staff report recommending approval of a development permit and height variance for Building 7 to allow for rooftop mechanical screening.
TOWN OF VIEW ROYAL Council Report
TO: Mayor and Council DATE: May 11, 2016 FROM: Jeff Chow, MCIP, RPP, Senior Planner MEETING: May 17, 2016 FILE NOs: 3060-20-2016/03
DEVELOPMENT PERMIT APPLICATION 2016/03 - 29 Helmcken Road (Eagle Creek Village)
RECOMMENDATION:
THAT Development Permit Application 2016/03 be approved;
AND THAT Development Permit 2016/03 include the following variance:
- Variance to the maximum building height for Building 7 at 29 Helmcken Road from 20.0m to 26.0m.
CHIEF ADMINISTRATIVE OFFICER’S COMMENTS:
I concur with the recommendation.
DIRECTOR OF DEVELOPMENT SERVICES’ COMMENTS:
I concur with the recommendation.
PURPOSE
The purpose of this report is to consider a form and character development permit application to permit screening of rooftop mechanical equipment on the office building at 29 Helmcken Road, which is Building 7 at Eagle Creek Village. A variance for building height is also requested.
BACKGROUND
The property was rezoned in 2015 to allow Hospital as a permitted use. Island Health has awarded a contract with Surgical Centres Inc. to construct and operate a new surgical services facility in the building. Under the contract with Island Health, View Royal Surgical Centre will perform between 2,500 and 2,750 day care surgeries as well as 2,500 to 3,000 screening colonoscopies per year for at least five years. This includes procedures such as hernia repairs, cholecystectomies, arthroscopies, knee ligaments, rotator cuff repairs and varicose veins.
PROPOSAL
The proposal is to amend Development Permit 2013/04 to permit rooftop screening of mechanical equipment on the office building at Helmcken Road as shown in Attachment 2. A variance is requested to increase the maximum building height from 24.0m (as previously varied from 20.0m) to 26.0m to allow the screens to be installed.
DISCUSSION
The surgical services facility requires large mechanical equipment to be placed on the roof of this building, which is the tallest on the site. The proposed screens would surround and conceal the equipment. A maximum building height of 24.0m was previously approved for this building in Development Permit 2013/04. A variance is required to permit a maximum building height of 26.0m because the 2.4m tall screens would add to the height of the building.
The proposal can be supported for several reasons:
- The Intensive Mixed Use Development Permit Area guidelines applicable to this proposal support the screening of rooftop equipment. Rooftop mechanical equipment is generally considered to be unsightly and can produce metallic reflections that are visible from a distance.
- The screens would be set back from the edges of the roof to minimize visual and massing impacts from lower vantage points.
- Anodized aluminum louvered screens are proposed. This quality of material and finish would complement the building architecture.
RECOMMENDATION:
THAT Development Permit Application 2016/03 be approved;
AND THAT Development Permit 2016/03 include the following variance:
- Variance to the maximum building height for Building 7 at 29 Helmcken Road from 20.0m to 26.0m.
SUBMITTED BY: Jeff Chow, MCIP, RPP Senior Planner
REVIEWED BY: Lindsay Chase, MCIP, RPP Director of Development Services
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