Town of View Royal Council Report - Form and Character Development Permit No. 2016/04 - 1499 Admirals Road - Admirals Walk

RECOMMENDATION

THAT Council approve Development Permit 2016/04 as per the plans attached to the report from the Planner dated June 28, 2016, excepting the second storey signage;

AND THAT Council not approve the variances to permit second storey signs on the property.

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 1499 Admirals Rd (Admirals Walk). The property is zoned CD-1: Comprehensive Development and is within the Commercial Development Permit Area.

The application has two main parts:

• A cosmetic upgrade to the façades and roofs on the buildings.
• A new plan for signs and sign areas identified (and variances requested)

The Form & Character Development Permit will identify the sign areas on the buildings. A separate Development Variance Permit (or Development Permit) will be required to address all variances to the proposed signs in advance of the issuance of sign permits.

BACKGROUND

Admirals Walk is a well-visited, highly visible commercial area in View Royal on Admirals Rd. The applicant desires a fresh look for the mall as well as revisiting the signage needs.

PROJECT INFORMATION

The application is intended to enable a refresh of the building design by providing façade and roof improvements which introduce a more natural colour palette of charcoal roof, wood and stone treatments and darker wall colourings.

The application involves two variances to Land Use Bylaw 1990 No. 35 regarding second storey signage:

• a variance to the sign elevation relative to second storey floor from 0.76m to 4m;
• a variance to permit a sign above the second storey window sill.

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

1. Applicant's statement – Applicant – May 9, 2016
2. Complete set of drawings – Doran Musgrove Architecture – April 5, 2016
3. Renderings of façade and roof updates – Applicant – Undated
4. Sign Plan – Applicant - Undated

ISSUES AND ANALYSIS

Cosmetic Updates

The updates described in the renderings speak directly to the Design Character Guidelines within the Commercial Form and Character Development Permit Area in the Town's Official Community Plan.

ii) Materials should be durable, high quality and should reflect the natural surroundings of View Royal and a "West Coast" design character; bringing in elements of wood, stone and a natural colour palette. Natural materials are preferred.

The more natural colour palette and the inclusion of stone and wood provides a much improved character of development which addresses this guideline directly.

Sign Plan

The included sign plan addresses the currently haphazard sign condition on the property, which currently consists of a mix of approved and not approved signs. Note that the sign plan elevations do not completely reflect the cosmetic improvements to the building itself (primarily in colouring). Additionally, sign permit applications and variances are required.

Sign Areas

The sign plan shows a more consistent placement of sign areas on the buildings than exists currently. The major difference is the inclusion of second storey signs on Building B. Staff is generally not supportive of an inclusion of second storey signs on such a commercial building, as businesses in such a location generally do not cater to walk-by traffic and the signage simply serves to 'billboard' for a business. It can add to visual clutter on the building and significantly impact the character of the building.

Rather than providing second-storey signs on the façade and by sandwich board signs along Admirals Rd, staff would prefer that exposure for businesses in Admirals Walk was obtained through free-standing and façade signs at strategic points on the property. While one free-standing sign is permitted in this Sign Zone, a variance could be considered for additional free-standing signage. Staff does note that there are boulevard trees along Admirals Rd which may impact the placement of visible signs.

Additional Information/Application Required

This Development Permit addresses Form & Character issues on the building rather than specific sign variances. The Development Permit can identify sign areas on the building, but a separate Development Variance Permit will be required to address variances to sign regulations (number of signs, area of signs, size of characters, and so forth). Staff will work with the applicant in that regard, and endeavour to identify free-standing signs and other sign areas in more complete detail before the Development Variance Permit comes forward to Council. In the meantime, the applicant wishes to start the cosmetic upgrades as soon as possible.

Variances

The proposed signage overall offers a welcome improvement to the site. Staff is, however, concerned that second-storey signage is not effective for walk-by traffic and will provide clutter for the building without the corresponding direct impact on increasing walk-by business. It would be preferable for the appearance of the building to provide signage in the context of free-standing signs elsewhere on the property.

ALTERNATE RECOMMENDATION

THAT Council approve Development Permit 2016/04 as per the plans attached to the report from the Planner dated June 28, 2016;

AND THAT Council approve a variance to the sign elevation relative to second storey floor from 0.76m to 4m;

AND THAT Council approve a variance to permit a sign above the second storey window sill.

RECOMMENDATION

THAT Council approve Development Permit 2016/04 as per the plans attached to the report from the Planner dated June 28, 2016, excepting the second storey signage;

AND THAT Council not approve the variances to permit second storey signs on the property.

SUBMITTED BY: J. Davison, MCIP RPP, Planner

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

ATTACHMENTS:

1. Subject Property Map
2. Subject Property Orthophoto
3. Applicant's statement – Applicant – May 9, 2016
4. Complete set of drawings – Doran Musgrove Architecture – April 5, 2016
5. Renderings of façade and roof updates – Applicant – Undated
6. Sign Plan – Applicant – Undated