REQUEST FOR DECISION
DATE: February 24, 2015 Report No. DEV-15-007
TO: Laurie Hurst, Chief Administrative Officer
FROM: Karen Hay, Planner
SUBJECT:
Title
Development Permit and Development Variance Permit - McDonald’s Restaurant;
1149 Esquimalt Road;
[PID 001-122-134, Lot A, Section 11, Esquimalt District, Plan VIP42081
End
RECOMMENDATION:
Recommendation
That Council resolves that Development Permit No. DP000040 limiting the form and character of development to that shown on the architectural plans prepared by ‘PJ Lovick Architect Ltd.’ stamped “Received February 20, 2015”, and the survey plan prepared by Alan Powell, BCLS stamped “Received August 14, 2014”, be approved, and staff be directed to issue the permit and register the notice on the title of the property located at PID 001-122-134, Lot A, Section 11, Esquimalt District, Plan VIP42081 [1149 Esquimalt Road]; and
That Council resolves that Development Variance Permit No. DVP00030 authorizing the development as shown on survey plan prepared by Alan Powell, BCLS stamped “Received August 14, 2014” and including the following relaxations to Zoning Bylaw, 1992, No. 2050, be approved, and staff be directed to issue the permit and register the notice on the title of the property located at PID 001-122-134, Lot A, Section 11, Esquimalt District, Plan VIP42081 [1149 Esquimalt Road].
Zoning Bylaw, 1992, No. 2050, Section (27) - Major Road Setback - a 0.2 metre reduction to the requirement that all Buildings and Structures shall be sited a minimum of 3 metres from the boundaries of Esquimalt Road. [i.e. from 3.0 metres to 2.80 metres].
Body
RELEVANT POLICY:
Official Community Plan Bylaw, 2006, No. 2646
Zoning Bylaw, 1992, No 2050
Development Application Procedures and Fees Bylaw, 2012, No. 2791
STRATEGIC RELEVANCE:
This Request For Decision does not directly relate to a specific strategic objective.
BACKGROUND:
Context
Applicant: Peter Lovick Architect Ltd.
Owners: Wesley Gentle [McDonald’s Restaurants of Canada]
Property Size: Metric: 1744 m2 Imperial: 18, 773 ft2
Existing Land Use: Commercial with Municipal Archives in the Basement
Surrounding Land Uses:
North: Multiple Family Residential
South: Public (Archie Browning Sports Centre)
West: Commercial - Esquimalt Plaza
East: Multiple Family Residential
Purpose of the Application
The owner is proposing to extensively update the building including substantial alterations to the building’s exterior, including new façade, roof profile and signage. A Development Permit for Development Permit Area No. 2 - Commercial [Guidelines attached - Appendix A] is required before a building permit can be issued.
As the small proposed addition at the front of the building would be located within 3 metres of Esquimalt Road the variance would need to be approved before a building permit can be issued. Since there are no longer plans for additional vehicle lanes on Esquimalt Road the Major Road Setback requirement in the Zoning Bylaw has become unnecessary.
Development Permit Guidelines
The proposed building envelope alterations appear to be largely consistent with the Development Permit Area No. 2 - Commercial Guidelines [attached - Appendix A]. A few inconsistencies have been identified.
The conversion of the building from the former library to commercial use as McDonald’s occurred in 2002 and was governed by a Development Permit. At that time the barrel roof was retained, as it mimicked the roof and entrance to the Archie Browning Sports Centre. The proposed changes would now modernize and stream line the appearance of the building from the Esquimalt Road frontage. The proposed building could still allow for a positive connection with the sidewalk/bike lane; as window and doors face the street and a patio space would still exist at the front of the building.
The current ornamental lighting would be removed in favour of hidden, down lighting located in the building fascia. As illustrated in the night rendering there should be plenty of light on the building and the adjacent pedestrian areas without over illuminating the neighbouring properties.
There is little pedestrian protection in the way of awnings or canopies on either the existing building or with the proposed changes.
The parking areas do have some landscaping, including trees, which helps break up the expanse of black top in the area. The site plan illustrates that the landscaping will be maintained, cleaned up, and restored with the renovation.
There is no decrease in safety foreseen with the proposed changes. The area should remain fairly well observed, with suitable level of lighting and public access to all areas.
The building is not located at the property line but the use of an outdoor patio space creates a positive connection with the street, bike lane and sidewalk.
Comments from the Advisory Design Review Committee [DRC]:
This application was considered at the regular meeting of the DRC held on November 19, 2014 and again on February 11, 2015. The DRC committee members were not satisfied with the initial version of the plans which featured very large signage (required variances), and a rather simple colour scheme. They asked that the applicant make changes and return to them for further comment. The applicant made significant changes to the plans before returning to the committee on February 11, 2015.
The new design features a warmer colour scheme for the exterior with increased use of fibre cement siding ‘Chestnut/McCafe Brown’ to mimic wood, and a reduction in the amount of the “Ron Red” metal panels. The landscaping remains largely unchanged with the assurance from the applicant that the existing landscaping would be refurbished. Patio space will have new umbrellas, seating, tables, concrete planters and garbage bins.
The signage has been scaled back, is more fitting for an urban site, and now complies with the Esquimalt Signage Regulation Bylaw, 1996, No. 2252. The existing street level freestanding sign that was to be removed in the first design is now being retained.
The February design was endorsed by the committee with the following motion:
“That the Esquimalt Design Review Committee [DRC] resolves that the exterior alterations and new signage proposed for 1149 Esquimalt Road as illustrated in the architectural drawings prepared by PJ Lovick Architect Ltd., stamped “Received January 15, 2015”, be forwarded to Esquimalt Council with a recommendation for approval with consideration of the following:
a) Enhanced Landscaping Plan
b) Investigation of materials.”
The Motion Carried Unanimously.
The applicant has since enhanced the two planters that are located at the front of the building adding additional height to the planter walls.
Note: The DRC’s November 19, 2014 adopted minutes and the February 11, 2015 draft minutes are included on this Council meeting agenda.
ISSUES:
1. Rationale for Selected Option
The proposed changes are a vast improvement over what currently exists on the property. The barrel roof is leaking and in need of immediate repair. Repairing the roof may offer protection for the Municipal Archives collection, where several leaks have been reported in recent months.
The Esquimalt Advisory Design Review Committee has endorsed the proposed plans and recommended approval.
2. Organizational Implications
This Request for Decision has no organizational implications.
3. Financial Implications
This Request for Decision has no financial implications.
4. Sustainability & Environmental Implications
This Request for Decision has few sustainability and environmental implications. The applicant has completed the Esquimalt Green Building Checklist [Appendix A].
5. Communication & Engagement
As this application includes a Development Variance Permit, notices were mailed to owners and occupiers of parcels within 50 metres [164 ft.] of the subject property. Notices were mailed on February 18, 2015 indicating that Council would be considering the requested Development Variance Permit on March 2, 2015 [Appendix A]. To date, no responses have been received from the public as a result of these notifications.
ALTERNATIVES:
1. That Council resolves that Development Permit No. DP000040 limiting the form and character of development to that shown on the architectural plans prepared by ‘PJ Lovick Architect Ltd.’ stamped “Received February 20, 2015”, and the survey plan prepared by Alan Powell, BCLS stamped “Received August 14, 2014”, be approved, and staff be directed to issue the permit and register the notice on the title of the property located at PID 001-122-134, Lot A, Section 11, Esquimalt District, Plan VIP42081 [1149 Esquimalt Road]; and
That Council resolves that Development Variance Permit No. DVP00030 authorizing the development as shown on survey plan prepared by Alan Powell, BCLS stamped “Received August 14, 2014” and including the following relaxations to Zoning Bylaw, 1992, No. 2050, be approved, and staff be directed to issue the permit and register the notice on the title of the property located at PID 001-122-134, Lot A, Section 11, Esquimalt District, Plan VIP42081 [1149 Esquimalt Road].
Zoning Bylaw, 1992, No. 2050, Section (27) - Major Road Setback - a 0.2 metre reduction to the requirement that all Buildings and Structures shall be sited a minimum of 3 metres from the boundaries of Esquimalt Road. [i.e. from 3.0 metres to 2.80 metres].
2. Council deny Development Variance Permit No. DVP00030 and Development Permit DP000040.