Applicant's Statement - Franc D'Ambrosio
A letter from the project architect describing changes made during construction that require an amendment to the original Development Permit.
May 20, 2016
Mayor and Council Town of View Royal 45 View Royal Avenue, Victoria, BC, V9B 1A6
Attention: Mayor and Members of Council
Regarding: Lakeside Commercial • Development Permit Amendment Application
We are pleased to submit the enclosed documents in support of the development permit application by XW Sunrise Developments Ltd. for a commercial building complex adjacent to the Lakeside Village Residential Development. The Development Permit for this project was issued by The Town of View Royal in 2014, however, at the request of the Planning Department, this application includes changes from the original Development Permit.
Located along Six Mile Road in View Royal the project includes 1533m2 (16,500sf) of commercial space in four structures arranged on either side of a courtyard over the CRD right-of-way.
The lower level of the commercial buildings to the west is accessible from the courtyard via stairway, a landscaped path and directly from the sidewalk along Six Mile Road. This functional storm-water management landscape forms the edge of the project along the Six Mile Road frontage. The upper level commercial buildings to the east and the public courtyard level are directly accessible from the parking area.
The colours and textures of the typical west coast environment and the exceptional natural surroundings of Thetis Lake inspire the architecture. The material palette for the exterior cladding are finished cedar, aluminum-framed glazing and pre-finished metal to create a high-quality, contemporary development, designed to fit the site and context now and in the future.
Conformance to the Official Community Plan
Lakeside Village is located in the "Atkins Neighbourhood" and is identified in the OCP as one of five mixed-use Neighbourhood Centres. The OCP states the following: "The Neighbourhood Centre incorporates a small, walkable, activity hub and provides amenities for the newer residential developments across Six Mile Road and Chilco Road, as well as visitors to Thetis Lake Regional Park." Ground level commercial development and outdoor gathering spaces are designed to serve the the users and residents of the site as well as the residents of the surrounding neighbourhood. Clear linkages are made to the adjacent neighbourhood, public parks and trails.
Considered a Neighbourhood Mixed Use Development Permit area, the proposal follows the form and character guidelines by providing a pedestrian and cycle friendly clustered commercial development that adheres to a high standard of design through the use of natural materials, screened parking, and integrated landscaping.
Benefits of Proposal
A modest number of new local jobs will be brought to the area with the addition of commercial space. The surrounding residents will benefit from easy access to goods and services and provide them with the option of walking rather than driving to another commercial area. The development includes secure bicycle parking for employees working in the retail stores and short-term bicycle parking for visitors.
Demand for Proposal
The adjacent residential population will benefit greatly from nearby commercial amenities that are easily reached on foot. For visitors, the proposal will provide users of the Galloping Goose and Thetis Lake an opportunity to stop and spend more time in the vicinity.
Impact on Surrounding Area
Development of the steeply sloping site will cause the removal of some trees. In spite of the challenging topography, new trees will be introduced through the use of structured terracing. In addition, the landscaped courtyard will connect the surrounding streets and sidewalks with the pedestrian network of the adjacent park and nearby Galloping Goose regional trail. Noise and activity levels of the commercial areas are expected to be compatible with the adjacent multi-family residential buildings.
Relationship to Neighbourhood
Conceived in tandem with the adjacent Lakeside Residential development, the commercial buildings will complement the materials and massing of the residential buildings. The commercial development includes pedestrian connections to the adjacent trail system leading users to and from the park. The commercial buildings to the west will continue the streetscape definition begun by the residential building to the west.
Amendments
During the production of working drawings and during construction a number of modifications were made from the original DP drawings, these include and are noted on the drawings for reference:
A. TWO SLIDING GLASS DOORS ON THE EAST FACE OF BLDG.A REPLACED SWING DOORS TO ACCOMMODATE THE FUNCTION OF THE MARKET. B. LOADING DOORS ON NORTH SIDE OF BUILDING A WERE INCORPORATED TO ACCOMMODATE THE FUNCTION OF THE MARKET. C. PATHWAY AROUND SOUTH SIDE OF BUILDING D TO PARK TRAIL WAS RECONFIGURED BY THE CLIENT. D. ACCESSIBLE PATHWAY AT SOUTH SIDE OF BUILDING B TO PARK TRAIL WAS RECONFIGURED BY THE CLIENT. E. PATHWAY AND STAIR FROM UPPER PARKING AREA TO PARK TRAIL IS PROPOSED FOR REVISION, SEE LETTER FROM CLIENT F. ELECTRICAL TRANSFORMER NORTH OF BUILDING A WAS LOCATED AND THE ACCESSIBLE PARKING STALL ALONG PRESLEY PLACE WAS RELOCATED TO IMPROVE PEDESTRIAN ACCESS G. ELECTRICAL TRANSFORMER WAS LOCATED AT NORTH PLANTING AREA OF PARKING LOT H. TERMINATION OF PRESLEY PLACE AT NORTHEAST CORNER OF SITE WAS EXECUTED. I. TERRACING FROM PRESLEY PLACE TO COURTYARD WAS RECONFIGURED TO IMPROVE PEDESTRIAN ACCESS. J. A SINGLE BRIDGE IN THE COURTYARD IS PROPOSED AND CLIENT HAS OPTED TO DELETE THE MOVABLE TREE PLANTERS AT BRIDGE CORNERS K. ROOF TOP MECH. ENCLOSURE VENTILATION GRILLS HAVE BEEN REPLACED WITH A SOLID PANELS AS ADDITIONAL VENTILATION WAS NOT REQUIRED. SCREENING OF EQUIPMENT IS UNAFFECTED. L. ROOF TOP MECHANICAL ENCLOSURE ABOVE BUILDING D ADDED. M. MINOR ELEVATION MODIFICATIONS TO WINDOW SIZES AND SHAPES AS PER ENERGY EFFICIENCY REQUIREMENTS AND AS INITIATED BY CLIENT. N. CANOPY TO BE INSTALLED TO WEST FACADE OF BLDG C & D. O. GRADES OF COURTYARD FLATTENED AND STEP ADDED TO THE EAST SIDE OF THE BRIDGE TO IMPROVE PEDESTRIAN ACCESS P. INTERNAL GUTTER PER DETAIL 10/A5.01 ELIMINATED BY CLIENT. Q. NORTHWEST STAIR OF BUILDING A RELOCATED AND RECONFIGURED AS PATH TO LOWER LEVEL R. NOT USED S. ROOF SLOPE OF BUILDINGS INCREASED TO ACCOMMODATE METAL ROOFING REQUIREMENTS. T. PATIO MATERIAL AT LOWER LEVEL OF BLDG. A & B, RECONCILED TO CONCRETE U. HANDICAP ACCESS FROM COURTYARD TO LOWER PATIO TO BE PROVIDED WITH STAIR LIFT. V. BUILDING D RECONFIGURED, AREA OF OVERALL PROJECT UNCHANGED SEE A0.00 W. SCREENED GARBAGE / RECYCLING AREA TO BE CONVERTED TO SMALL CAR PARKING STALL X. SIGNAGE CHANGES AND PROPOSED SIGNAGE HAVE BEEN INCORPORATED FOR REVIEW.
* NOTE: DP AMENDMENT CHANGES FROM 2014.04.04 HAVE NOT BEEN INCLUDED IN THIS LIST BUT ARE REFERENCED ON A SEPARATE DRAWING ENCLOSED.
Sincerely, D'AMBROSIO architecture + urbanism
architect Franc D'Ambrosio MAIBC MRAIC LEEDap Principal
cc. Dave Coster, XW Sunrise Developments Ltd., Xu Wang, XW Sunrise Developments Ltd.
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