City of Revelstoke Council Report

Date: April 7, 2015 File No: 3060-20, DP2014-10 3090-20, DVP2014-10

To: Mayor and Council

From: Chris Selvig, BES Assistant Planner

Subject: Development Variance Permit & Development Permit Applications / 1403 Victoria Road West

1. ISSUE

The City has received a Development Variance Permit (DVP) application and a Development Permit (DP) application for a proposed five unit motel development at 1403 Victoria Road West.

2. RECOMMENDATION

THAT the Development Variance Permit application submitted by Peter Humphreys for the properties Parcel A (SE 140510I) of Assigned Block 60, Plan 9504 and Lots 7 to 9 Block 31, Plan 9504 (1403 Victoria Road West) to vary the following:

Zoning Bylaw No. 1264, Section 8.4.2(1)(b) to reduce the minimum side yard setback from 6.0m to 2.47m for the North West side of the building;

Zoning Bylaw No. 1264, Section 8.4.2(1)(b) to reduce the minimum side yard setback from 6.0m to 5.5m for the South East side of the building;

Zoning Bylaw No. 1264, Section 5.12 to reduce the minimum roof overhang projection setback for the side yard from 5.0m to 2.04m for the North West side of the building;

Zoning Bylaw No. 1264, Section 5.12 to reduce the minimum roof overhang projection setback for the side yard from 5.0m to 4.85m for the South East side of the building;

Zoning Bylaw No. 1264, Section 12.7(1)(b) to reduce the size of the fully landscaped strip required on the property to buffer the front yard parking from 2m to 1.36m;

Sign Bylaw No. 2054, Section 6.7(i) to increase the maximum sign height from 7.6m to 8.23m; and

Page 1 of 6

Sign Bylaw No. 2054, Section 4.6(ii) to permit a Digital LED board to be used as a changeable copy sign.

To allow for a five unit motel development be approved, subject to the following conditions:

The site, landscape and elevation plans are to be included with the Development Variance Permit as Schedule A.

AND THAT the Corporate Officer be authorized to issue the Development Variance Permit once the above noted condition has been satisfied.

THAT the Development Permit application submitted by Peter Humphreys for the properties Parcel A (SE 140510I) of Assigned Block 60, Plan 9504 and Lots 7 to 9 Block 31, Plan 9504 (1403 Victoria Road West) be approved, subject to the following conditions:

The approval and issuance of Development Variance Permit DVP2014-10;

Confirmation from the Ministry of Environment that the site is compliant with the applicable contaminated sites legislation requirements;

The owner is to provide a landscape estimate and security in the amount of 125% of the estimated value;

The site plans, landscape plans, cross sections, elevations, renderings and material/designs are to be included with the Development Permit as Schedule A;

AND THAT the Corporate Officer be authorized to issue the Development Permit once the above noted conditions have been satisfied.

3. CAO COMMENTS

Agree with recommendation. MT

4. BACKGROUND

4.1. The subject property is located at 1403 Victoria Road West (see Figure 1). The proposed development site is primarily flat with a steep slope at the very back behind the existing building.

4.2. The subject property and adjacent properties to the north-west and south-east are zoned Victoria Road Commercial District - C6. The railway is located across Victoria Road and is zoned Heavy Industrial District - M3. The adjacent City Park to the South and south-west is zoned Parks and Public Use District - P1 (see Figure 2).

4.3. The applicant is proposing to redevelop the existing commercial building into a five unit motel in two phases (see Figures 4 & 5). Phase 1 proposes to redevelop the existing site and building structure to incorporate four motel suites and amenity space with minor additions to the front of the building and new landscaping (see Figures 6-8). The final phase of development, Phase 2, proposes the addition of a two storey motel suite with

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a rooftop patio (see Figures 9 to 11 and Figures 13 to 17). Prior to the applicant purchasing the property the existing building was previous used as a grocery store.

4.4. To permit the proposed five unit motel development the applicant is requesting to vary sections of Zoning Bylaw No. 1264 as follows:

4.4.1. Section 12.7(1)(b) to reduce the size of the fully landscaped strip required on the property to buffer the front yard parking from 2m to 1.36m (see Figures 7 & 10);

4.4.2. Section 8.4.2(1)(b) to reduce the minimum side yard setback from 6.0m to 2.47m for the North West side of the building (see Figure 12);

4.4.3. Section 8.4.2(1)(b) to reduce the minimum side yard setback from 6.0m to 5.5m for the South East side of the building (see Figure 12);

4.4.4. Section 5.12 to reduce the minimum roof overhang projection setback for the side yard from 5.0m to 2.04m for the North West side of the building (see Figure 12); and

4.4.5. Section 5.12 to reduce the minimum roof overhang projection setback for the side yard from 5.0m to 4.85m for the South East side of the building (see Figure 12).

4.5. Variances to the Sign Bylaw have been requested to permit the use of the existing freestanding sign structure and to permit the proposed digital LED board to be used as a changeable copy sign. The applicant has stated that, “The intent of the [digital changeable copy] sign is to market and provide information to potential customers” (e.g., special events and vacancies) and has proposed that the sign be text only that would not change more than once every 30 seconds (see Figures 19, 21 & 22).

4.6. Adjacent property owners within 100 metres were notified by mail of the proposed Development Variance Permit application and were requested to notify any tenants. One response was received with no concerns regarding the proposed variances (see Figure 23).

5. FINANCIAL IMPLICATIONS

5.1. There are no known financial implications arising from the recommendation.

6. DISCUSSION

6.1. The proposed redevelopment of the site and building as a five unit motel is a permitted use within Victoria Road Commercial District - C6. Staff consider the form and character of the proposed redevelopment to be of high quality that is complementary to the neighbourhood and adjacent properties.

6.2. The change in use from retail grocery store to motel use results in the minimum required side yard setback increasing from 0.0m to the motel specific side yard setback of 6.0m. The minimum roof overhang projection setback also increases from 0.0m to 5.0m. Staff has no concerns with the proposed setback variances which will permit the siting of the existing building, the proposed renovations and additions.

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6.3. Staff is in support of the variance request to reduce the size of the fully landscaped strip required on the property to buffer the front yard parking from 2m to 1.36m. This request is considered minor in nature considering the additional landscaping provided within the City Right-of-Way.

6.4. To ensure the landscaping is completed as proposed, staff is requesting that the owner provide a landscape estimate and security in the amount of 125% of the estimated value as a condition of approval for the Development Permit application.

6.5. Staff is in support of the variance request to increase the maximum sign height from 7.6m to 8.23m. This request is considered minor in nature (i.e., +0.63m in height) and will permit the applicant to re-use the existing freestanding sign structure.

6.6. As per the Contaminated Sites Regulations, the required site profile submitted for the proposed development has triggered further investigation related to underground fuel or chemical storage tanks previously noted to be on the site. As a result, pursuant to Section 946.2 of the Local Government Act, the Development Permit approval must be subject to the condition that the applicant must be compliant with the applicable contaminated sites legislation requirements prior to issuance.

6.7. If the requested variance to permit the proposed digital LED Board (Changeable Copy Sign) is approved, it would be the first digital sign approved by the City of Revelstoke that is not used to display gas prices. Changeable copy signs are currently permitted for displaying gas prices at gasoline service stations and for displaying menu items for restaurants and coffee shops. Staff views the proposed variance as an opportunity to evaluate the use of digital signs for hotels and motels prior to amending Sign Bylaw No. 2054 to incorporate such changes on a City wide basis. Staff has proposed to integrate several restrictions for the proposed digital sign (see Figure 19) into the Development Variance Permit to keep the proposed digital sign in line with the general sign bylaw requirements (e.g., no third party content), to minimize potential negative impacts (e.g., glare and distractions caused by movement), and to keep the signage in line with the form and character of the community.

7. RELEVANT LEGISLATION

7.1 Zoning Bylaw No. 1264, Section 11.A. Comprehensive Development Zone 15 (CD15)

8. ATTACHMENTS

• Figure 1 – Context Air photo Map • Figure 2 – Zoning District Map • Figure 3 – Existing Site Photos • Figures 4 & 5 – Description of Changes, Phasing Plan and Renderings • Figures 6 to 8 – Phase 1 Drawings and Rendering • Figures 9 to 11 – Phase 2 Drawings • Figures 13 – Requested Setback Variances • Figures 13 to 17 – Phase 2 Elevations and Rendering • Figure 18 – Colour, Materials and Vegetation Palette • Figure 19 – Proposed Signage and Restrictions • Figure 20 – Proposed Lighting Methods

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• Figures 21 and 22 – Letter from Applicant RE: Variance Application • Figure 23 – Email from Property within 100m • Figure 24 to 26 – Ministry of Environment Letter

9. RECOMMENDATION AND OPTIONS

9.1. Recommendation:

THAT the Development Variance Permit application submitted by Peter Humphreys for the properties Parcel A (SE 140510I) of Assigned Block 60, Plan 9504 and Lots 7 to 9 Block 31, Plan 9504 (1403 Victoria Road West) to vary the following:

Zoning Bylaw No. 1264, Section 8.4.2(1)(b) to reduce the minimum side yard setback from 6.0m to 2.47m for the North West side of the building;

Zoning Bylaw No. 1264, Section 8.4.2(1)(b) to reduce the minimum side yard setback from 6.0m to 5.5m for the South East side of the building;

Zoning Bylaw No. 1264, Section 5.12 to reduce the minimum roof overhang projection setback for the side yard from 5.0m to 2.04m for the North West side of the building;

Zoning Bylaw No. 1264, Section 5.12 to reduce the minimum roof overhang projection setback for the side yard from 5.0m to 4.85m for the South East side of the building;

Zoning Bylaw No. 1264, Section 12.7(1)(b) to reduce the size of the fully landscaped strip required on the property to buffer the front yard parking from 2m to 1.36m;

Sign Bylaw No. 2054, Section 6.7(i) to increase the maximum sign height from 7.6m to 8.23m; and

Sign Bylaw No. 2054, Section 4.6(ii) to permit a Digital LED board to be used as a changeable copy sign.

To allow for a five unit motel development be approved, subject to the following conditions:

The site, landscape and elevation plans are to be included with the Development Variance Permit as Schedule A.

AND THAT the Corporate Officer be authorized to issue the Development Variance Permit once the above noted condition has been satisfied.

THAT the Development Permit application submitted by Peter Humphreys for the properties Parcel A (SE 140510I) of Assigned Block 60, Plan 9504 and Lots 7 to 9 Block 31, Plan 9504 (1403 Victoria Road West) be approved, subject to the following conditions:

The approval and issuance of Development Variance Permit DVP2014-10;

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Confirmation from the Ministry of Environment that the site is compliant with the applicable contaminated sites legislation requirements;

The owner is to provide a landscape estimate and security in the amount of 125% of the estimated value;

The site plans, landscape plans, cross sections, elevations, renderings and material/designs are to be included with the Development Permit as Schedule A;

AND THAT the Corporate Officer be authorized to issue the Development Permit once the above noted conditions have been satisfied.

9.2. Option 1: Council may deny the Development Variance Permit and/or the Development Permit applications.

9.3. Option 2: Council may add additional approval conditions to the Development Variance Permit and/or the Development Permit applications.

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Context Map±

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enity

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ace

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s a

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5

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12

Figure 9

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17

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The

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lette

for t

he b

oxes

th

at w

ill be

plac

ed b

etw

een

park

ing

spac

es a

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e bu

ildin

g to

pro

tect

th

e bu

ildin

g w

ill in

clude

a v

ariet

y of

lo

cal a

nd e

dibl

e pl

ants

. Spe

cies

may

in

clude

:

1. L

ocal

wild

flow

ers

such

as

lupi

ns,

lilies

, orc

hids

, vio

lets,

rose

s an

d ot

her

loca

l wild

flow

ers.

2. H

erbs

suc

h as

: lav

ende

r, ba

sil,

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ZAP Investment Corp. Box 1740 Revelstoke BC VOE2SO

February 23 , 2015

Chris Selvig Planning Dept. City of Revel stoke

RE: Sign Bylaw Variance Request- 1403 Victoria Rd. W.

As illustrated in our development permit application, We are requesting a variance to the Sign Bylaw pertaining to the installation of a changeable text sign at 1403 Victoria Rd. w. The variance request is to allow for the installation of an electronic changeable text sign.

The intent of the sign is to market and provide information to potential customers .

The sign could be used for the: following purposes:

Special Events The motel is being designed to encourage the rental of all the suites to specific groups during special events such as The Glacier Challenge, Red Bull, Vintage car meets, Big Bear Soccer and others. A wellcome on the sign would add value to their visit and

promote their event to other visitors.

Vacancies Due to the small size of the facility, our main booking method will on line. The sign would be used to promote vacancies during busy periods where we were unable to attract on line bookings and for those times where we get cancellations and can save the customer cancellation fees by re-renting the room.

Changeable text signs offer us more :flexibility than a permanent sign. At this point, we don't know what text to put on a permanent sign to attract business. Is it the kitchen? The

hot tub? The price or any one of a number of items? Changeable text gives us the flexibility to fine tune a markt:ting strategy.

We want to clarify that we do not want a full video, scrolling or flashing text messages. We would place a message on the sign and each message would not change more than once every 30 seconds.

In asking for a changeable text sign, I am not asking for anything that doesn' t already existing at most of the motels in Revelstoke. I am asking that you allow me to install a modern changeable ·cext sign that can be safely changed electronically instead of climbing a ladder in the winter to manually change each individual letter.

Figure 21

Sincerely,

���· Peter Humphreys President ZAP Investment Corp.

Figure 22

From: Nick ThomasTo: developmentSubject: DVP 1403 Victoria road westDate: March-11-15 6:32:46 AM

I don't have any objection to the DVP for 1403 Victoria Road West.

Nicholas ThomasBox 2682 (1302 First St West)Revelstoke BCV0E 2S0

Figure 23