January 25, 2018 REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT ON DEVELOPMENT PERMIT APPLICATION NO. DPM00637 3200 VALLEYVIEW DRIVE OWNER: ORCHARDS WALK PLAZA LIMITED PARTNERSHIP APPLICANT: JERE LORENZ - ORCHARDS WALK PURPOSE To issue a Development Permit to control the form and character of an 887 m 2 commercial daycare within a commercial development in the CD-1 (Orchards Walk Comprehensive Development Zone One). SUMMARY The subject property is located on Valleyview Drive, immediately east of Grand Boulevard and south of the Trans Canada Highway. The property is 1.5 ha in area and is zoned CD-1, Subzone B. The property is the Orchards Walk Commercial Plaza, which is currently under construction. The applicant wishes to construct an 887 m 2 commercial daycare, which would be the second phase of the development. As the property falls within the Orchards Walk Development Permit Area, a Development Permit controlling the form and character of the site is required prior to construction on the property. The application meets the intent of the Orchards Walk Development Permit Area in terms of site design, landscaping, and building design. The site plan features pedestrian connections from the building to the street, bus stops, and elsewhere on the property (Attachment A ). The building design features a mix of building materials and colours, and variations in the roofline and building envelope foster an attractive built form. Wood awning features provide weather protection to users of the site, provide a visual connection with the Pharmasave building in Phase One, and add further visual interest (Attachment B ). The landscape design for the project features street trees to provide shade and continuity with the rest of the commercial plaza; shrubs and perennial plantings; and play areas consisting of rubberized surfacing, turf berms, and a sandbox. As the application meets the intent of the Orchards Walk Development Permit Area Guidelines, staff advise Council to proceed as outlined in the recommendation. S:\DCS\Jobs (c3)\289779_dpm00637_rep\289781_dpm00637_rep.docx
DEVELOPMENT PERMIT APPLICATION NO. DPM00637 January 25, 2018 Page 2 RECOMMENDATION: That Council authorize the Corporate Officer to issue Development Permit No. DPM00637 for Lot 2, Plan EPP47534, Sec. 1, Twp. 20, Rge. 17, W6M, K.D.Y.D. (3200 Valleyview Drive), in accordance with the site plan shown as Attachment A, the building elevations shown as Attachment B, and the landscape plan shown as Attachment C. Note: Final registration of the Development Permit is conditional upon submission of a landscape security deposit in the amount of $82,731.25, which has already been submitted. COUNCIL POLICY There is no applicable Council policy. SITE CONDITIONS AND BACKGROUND Neighbourhood - Valleyview (Orchards Walk) KAMPLAN Designation - Urban Current Zoning/Use - CD-1 (Orchards Walk Comprehensive Development Zone One) Proposed Variance - n/a Surrounding Uses - Highway, railroad, and park to the north; a future multi-family development and Orchards Walk amenity building site to the south; multiple-family residential subdivision (under construction) to the west; and a seniors apartment building to the east Application Date - December 12, 2017 Restrictive Covenant - n/a Project Evaluation Team (PET) - January 5, 2018 Parcel Size - 1.5 ha MOTI Referral - n/a DISCUSSION The subject property is located at 3200 Valleyview Drive and fronts Trans Canada Highway East to the north, Grand Boulevard to the west, and Valleyview Drive to the south. The adjacent property at the northeast corner of the site is owned by the City and is the location of a future pedestrian overpass to the proposed park north of Trans Canada Highway East and the CP Railway tracks. The Residence at Orchards Walk seniors development is located immediately to the east. The property to the south is the location of a future multiple-family development site and the Orchards Walk amenity building. S:\DCS\Jobs (c3)\289779_dpm00637_rep\289781_dpm00637_rep.docx
DEVELOPMENT PERMIT APPLICATION NO. DPM00637 January 25, 2018 Page 3 The property is 1.5 ha in area and is zoned CD-1, Subzone B, which allows a range of residential, park, and commercial uses. The commercials include retail stores, restaurants, and daycares. The property is the site of the Orchards Walk Commercial Plaza. In May 2017, Council authorized a Development Permit for Phase One of the plaza, which consists of a pharmacy and medical building and is now under construction. The applicant is now seeking approval of a Development Permit to allow the second phase of the plaza, which is an 887 m 2 commercial daycare. As the property falls within the Orchards Walk Development Permit Area, a Development Permit controlling the form and character of the development is required prior to construction. Site Design In accordance with the Development Permit Area Guidelines, the site design features extensive pedestrian connectivity. Pedestrian connections are provided from the proposed building to the sidewalks along Grand Boulevard and Valleyview Drive, bus stops on Grand Boulevard and Valleyview Drive, to other phases of the commercial plaza, and to the future pedestrian overpass northeast of the subject property. Parking for mini-buses serving the proposed daycare is located at the south end of the property, pickup/drop-off parking stalls are provided in close proximity to the building, and off-street parking is shared between the commercial tenants of the commercial plaza. In conjunction with Phase One, the application meets the minimum off-street vehicle parking requirements. Solid waste collection will also be shared with the other tenants in the development (Attachment A ). Building Design The Development Permit Area Guidelines encourage a highly pedestrian-oriented village centre by orienting buildings toward the street, providing architectural details that provide visual interest at the street level, and identifying the primary entrance of the building through architectural design. In this instance, the proposed building is sited close to Grand Boulevard and features variation in the roof height and the building footprint for visual interest. Building materials include corrugated metal, brightly coloured metal panels, and wood used on the awnings and pillars. A prominent, raised, wood-paneled accent feature that is visible from the east and west sides of the building orients the building s users towards the primary entrance and improves the building s street appeal (Attachment B ). Landscape Design As per the Development Permit Area Guidelines, extensive landscaping is provided on the property and in the boulevard. The landscaping features trees and perennial plantings along the primary internal access road to the north and street trees along Valleyview Drive and Grand Boulevard that provide continuity with the rest of the commercial plaza development. Additional trees and plantings are located adjacent to the daycare building. The proposed daycare also features a fenced play area that includes turf berms, a rubberized play surface area, a sandbox, and storage sheds. A decorative entrance sign for the Orchards Walk development at the southwest corner of the property doubles as a privacy wall for the outdoor play area (Attachment C ). Technical Issues All technical and servicing issues will be addressed at the Building Permit stage. S:\DCS\Jobs (c3)\289779_dpm00637_rep\289781_dpm00637_rep.docx
DEVELOPMENT PERMIT APPLICATION NO. DPM00637 January 25, 2018 Page 4 SUSTAINABILITY IMPLICATIONS To achieve success in sustainable land development, the Sustainable Kamloops Plan states that the City should ensure appropriate commercial activities are located within all city neighbourhoods to provide for frequent neighbourhood needs. M. Kwiatkowski, P.Eng. Development and Engineering Services Director Approved for Council Author: S. Bentley, MCIP, RPP, Planner Reviewed by: E. Beach, MCIP, RPP, Planning and Development Supervisor R. J. Martin, MCIP, RPP, Planning and Development Manager/Approving Officer SB/ts/kjm Attachments S:\DCS\Jobs (c3)\289779_dpm00637_rep\289781_dpm00637_rep.docx