CORPORATION OF THE TOWNSHIP OF ESQUIMALT DESIGN REVIEW COMMITTEE AGENDA WEDNESDAY, May 13, 2015 3:00 P.M. ESQUIMALT COUNCIL CHAMBERS MEMBERS: Wendy Kay Paul Newcombe Alec Katz Jill Singleton Paul De Greeff Carl Rupp Richard Iredale RESOURCE MEMBER: Cst. Franco Bruschetta [Non-Voting] COUNCIL LIAISON: Councillor Susan Low Councillor Tim Morrison STAFF LIAISON: SECRETARY: Bill Brown, Director of Development Services Pearl Barnard I. CALL TO ORDER II. III. LATE ITEMS ADOPTION OF AGENDA IV. ADOPTION OF MINUTES April 8, 2015 V. STAFF REPORT DEVELOPMENT PERMIT APPLICATION 533 Admirals Road [PID 017-031-044, Lot 1, Suburban Lots 39 and 40, Esquimalt District, Plan VIP51816] PURPOSE OF APPLICATION: The applicant is proposing to construct a 792 square metre, architecturally significant, retail liquor sales building on the northern portion of 533 Admirals Road, the site formally occupied by the Tudor House Pub and Liquor Store. The applicant plans to pursue development of a separate building housing a pub, sited adjacent to the Admirals Road frontage, at a future date. The pub building would be reviewed as a distinct Development Permit upon receipt of a development application. This site is located within Development Permit Area No. 2 Commercial; therefore a Development Permit [DP] is required to ensure the application meets the intent of the design guidelines contained in Section 9.4 of the Township s Official Community Plan. The applicant is requesting approval of a Development
DESIGN REVIEW COMMITTEE AGENDA MEETING May 13, 2015 Permit including Variances controlling the form and character, landscaping, siting of the building, and signage. Approval of a DP is required prior to consideration of a Building Permit. RECOMMENDATION: That the Esquimalt Design Review Committee [DRC] recommends to Council that the application for a Development Permit including Variances limiting the form and character, signage, and siting of the proposed development to that shown on architectural plans provided by GBL Architects stamped Received April 29, 2015, and the landscape plan prepared by Isidore Landscapes Inc., stamped Received April 29, 2015, and including the following relaxations to Zoning Bylaw, 1992, No. 2050 and Sign Regulation Bylaw, 1996, No. 2252, for the commercial development, currently proposed as a retail liquor store, to be located at PID 017-031-044, Lot 1, Suburban Lots 39 and 40, Esquimalt District, Plan VIP51816 [533 Admirals Road], be forwarded to Council with a recommendation to either approve, approve with conditions, or deny the application. Zoning Bylaw, 1992, No. 2050, Section 52(4)(a)(iii) Rear Setback A 4.7 metre reduction to the requirement that no Principal Building shall be located within 7.5 metres of a Rear Lot Line for the western Rear Lot Line abutting Admirals Road. [i.e. from 7.5 metres to 2.8 metres]. Zoning Bylaw, 1992, No. 2050, Section 52(4)(a)(iii) Rear Setback A 5.1 metre reduction to the requirement that no Principal Building shall be located within 7.5 metres of a Rear Lot Line for the northern Rear Lot Line abutting Esquimalt Road. [i.e. from 7.5 metres to 2.4 metres]. Zoning Bylaw, 1992, No. 2050, Section 52(4)(a)(iii) Rear Setback An exemption to the requirement that no Principal Building shall be located within 7.5 metres of a Rear Lot Line for the northeastern Rear Lot Line abutting 1253 Esquimalt Road. [i.e. from 7.5 metres to 0.0 metres]. Zoning Bylaw, 1992, No. 2050, Section 28 Major Road Setback A 0.6 metre reduction to the requirement that all Buildings and Structures shall be sited a minimum of 3.0 metres from the boundaries of Esquimalt Road and of Admirals Road (north of Lyall Street) to accommodate the proposed siting adjacent to Esquimalt Road. Zoning Bylaw, 1992, No. 2050, Section 28 Major Road Setback A 0.2 metre reduction to the requirement that all Buildings and Structures shall be sited a minimum of 3.0 metres from the boundaries of Esquimalt Road and of Admirals Road (north of Lyall Street) to accommodate the proposed siting adjacent to Admirals Road. Sign Regulation Bylaw, 1996, No. 2252, Section 9.8.1 Number Permitted An increase to the number of Freestanding Signs permitted on site from one (1) sign to two (2), allowing for signage fronting both Admirals Road and Esquimalt Road. VI. VII. STAFF LIAISON STATUS REPORT NEW BUSINESS
DESIGN REVIEW COMMITTEE AGENDA MEETING May 13, 2015 IX. NEXT REGULAR MEETING Wednesday, June 10, 2015 X. ADJOURNMENT
CORPORATION OF THE TOWNSHIP OF ESQUIMALT ADVISORY DESIGN REVIEW COMMITTEE MEETING HELD April 8, 2015 ESQUIMALT COUNCIL CHAMBERS MEMBERS PRESENT: Alec Katz Wendy Kay Carl Rupp Paul Newcombe Jill Singleton Cst. Franco Brushetta REGRETS: STAFF LIAISON: STAFF: SECRETARY: Paul De Greef, Richard Iredale Bill Brown, Director, Development Services Trevor Parkes, Senior Planner Pearl Barnard I. CALL TO ORDER The meeting was called to order by the Chair, at 3:04 p.m. II. III. IV. LATE ITEMS No late items presented. ADOPTION OF AGENDA Moved by Alec Katz, seconded by Carl Rupp: That the agenda be adopted as distributed. Carried Unanimously ADOPTION OF MINUTES February 11, 2015 Meeting Moved by Alec Katz, seconded by Carl Rupp: That the minutes of February 11, 2015 be adopted as distributed. Carried Unanimously. V. STAFF REPORT DEVELOPMENT PERMIT APPLICATION 533 Admirals Road [PID 017-031-044, Lot 1, Suburban Lots 39 and 40, Esquimalt District, Plan VIP51816] The Senior Planner gave a brief overview of the project. Application is for a proposed retail liquor store at the southwest corner of Admirals and Esquimalt Road where the old Tudor House Pub was located. The use is consistent with the existing C-6 Zoning and OCP designation and he gave a brief summary on the variances to the rear setbacks and parking requirements. Staff are requesting the Design Review Committee to comment on the 9 points listed in the DRC Staff Report, as they relate to the OCP Design Guidelines for this development. Andrew Emmerson, Architect, GBL Architect, and Tim Dumas and Bernie Dumas, Dirty Digger Holdings were in attendance.
ADVISORY DESIGN REVIEW COMMITTEE MINUTES MEETING HELD April 8, 2015 2 Andrew Emmerson, Architect, gave a PowerPoint presentation detailing the site plan and building design, including the building materials and proposed landscaping. The Design Review Committee Member s comments included: Relocation of the bus shelter on Esquimalt Road frontage No indication of location, size or nature of proposed signage Concerns with type and location of lighting for the site Concerns with social interaction around the main entrance Concerns regarding the safety of egress from the building Clarification of plan for fencing/screening along the eastern edge of the site Site sustainability and storm water management etc. needs to be addressed Landscape plan is insufficient as it does not address entire site Location of garbage and recycling center unclear Proposed current location for future pub not appropriate, relocation on site advised Large parking area exposed to street with large spaces and no vegetation inappropriate Bicycle parking facilities not addressed The Design Review Committee members were generally positive about the proposed building design, but felt there was insufficient information presented to date to make an informed decision on the appropriateness of the proposal for this site. They expressed concerns with the lack of imagination in the proposed site design of such an important corner and felt the building would have been better if used as a pub or used for some other purpose as opposed to a Retail Liquor Store which could be placed as a less prominent use on this site. RECOMMENDATION: MOVED by Alex Katz, seconded by Paul Newcomb: That the Esquimalt Design Review Committee [DRC] resolves that the form and character and siting proposed for 533 Admirals Road as illustrated in the architectural drawings prepared by GBL Architects, stamped Received March 6, 2015 and the landscape plan prepared by Isidore Landscapes Inc., stamped Received March 6, 2015, be presented again to the DRC based on insufficient information presented to date, with a focus on addressing the following: a) Revision of the site plan indicating the location of the proposed pub, with consideration of possibly facing it towards Admirals Road b) Clarification of the location of the bicycle parking for the site c) Clarification on type and location of lighting for the site d) Clarification of the location of the outdoor garbage and recycling center e) Clarification of the treatment of the eastern edge of the site meaning the fencing along the eastern property line adjacent to the mixed use building f) Provision of an assessment of site safety relating to egress from the building and site flow for pedestrians g) Revision of the proposed landscaping to deter loitering h) Clarification of proposed sustainability features related to the site; storm water management etc. i) Provision of a detailed landscape plan for the entire site j) Clarification of the location and type of commercial signage proposed for the site k) Clarification of the proposed location of the future transit stop on the Esquimalt Road frontage Carried Unanimously.
ADVISORY DESIGN REVIEW COMMITTEE MINUTES MEETING HELD April 8, 2015 3 VI. STAFF LIASON STATUS REPORT Staff Liaison advised the Committee of the following projects in process: 1. West Bay Design Guidelines Committee had their first stakeholders meeting. VII. NEW BUSINESS No new business VIII. NEXT REGULAR MEETING Wednesday, May 13, 2015 IX. ADJOURNMENT The meeting adjourned at 4:40 p.m. CERTIFIED CORRECT: CHAIR, DESIGN REVIEW COMMITTEE ANJA NURVO, CORPORATE OFFICER THIS 13 th DAY OF May, 2015
DATE: May 7, 2015 CORPORATION OF THE TOWNSHIP OF ESQUIMALT Municipal Hall, 1229 Esquimalt Road, Esquimalt, B.C. V9A 3P1 Telephone (250) 414-7100 Fax (250) 414-7111 STAFF REPORT DRC Meeting: May 13, 2015 TO: FROM: SUBJECT: Chair and Members of the Design Review Committee Trevor Parkes, Senior Planner DEVELOPMENT PERMIT 533 Admirals Road [PID 017-031-044, Lot 1, Suburban Lots 39 and 40, Esquimalt District, Plan VIP51816] RECOMMENDATION: That the Esquimalt Design Review Committee [DRC] recommends to Council that the application for a Development Permit including Variances limiting the form and character, signage, and siting of the proposed development to that shown on architectural plans provided by GBL Architects stamped Received April 29, 2015, and the landscape plan prepared by Isidore Landscapes Inc., stamped Received April 29, 2015, and including the following relaxations to Zoning Bylaw, 1992, No. 2050 and Sign Regulation Bylaw, 1996, No. 2252, for the commercial development, currently proposed as a retail liquor store, to be located at PID 017-031-044, Lot 1, Suburban Lots 39 and 40, Esquimalt District, Plan VIP51816 [533 Admirals Road], be forwarded to Council with a recommendation to either approve, approve with conditions, or deny the application. Zoning Bylaw, 1992, No. 2050, Section 52(4)(a)(iii) Rear Setback A 4.7 metre reduction to the requirement that no Principal Building shall be located within 7.5 metres of a Rear Lot Line for the western Rear Lot Line abutting Admirals Road. [i.e. from 7.5 metres to 2.8 metres]. Zoning Bylaw, 1992, No. 2050, Section 52(4)(a)(iii) Rear Setback A 5.1 metre reduction to the requirement that no Principal Building shall be located within 7.5 metres of a Rear Lot Line for the northern Rear Lot Line abutting Esquimalt Road. [i.e. from 7.5 metres to 2.4 metres]. Zoning Bylaw, 1992, No. 2050, Section 52(4)(a)(iii) Rear Setback An exemption to the requirement that no Principal Building shall be located within 7.5 metres of a Rear Lot Line for the northeastern Rear Lot Line abutting 1253 Esquimalt Road. [i.e. from 7.5 metres to 0.0 metres]. Zoning Bylaw, 1992, No. 2050, Section 28 Major Road Setback A 0.6 metre reduction to the requirement that all Buildings and Structures shall be sited a minimum of 3.0 metres from the boundaries of Esquimalt Road and of Admirals Road (north of Lyall Street) to accommodate the proposed siting adjacent to Esquimalt Road.
Subject: Development Permit including Variances 533 Admirals Road Page 2 Zoning Bylaw, 1992, No. 2050, Section 28 Major Road Setback A 0.2 metre reduction to the requirement that all Buildings and Structures shall be sited a minimum of 3.0 metres from the boundaries of Esquimalt Road and of Admirals Road (north of Lyall Street) to accommodate the proposed siting adjacent to Admirals Road. Sign Regulation Bylaw, 1996, No. 2252, Section 9.8.1 Number Permitted An increase to the number of Freestanding Signs permitted on site from one (1) sign to two (2), allowing for signage fronting both Admirals Road and Esquimalt Road. BACKGROUND: Purpose of the Application: The applicant is proposing to construct a 792 square metre, architecturally significant, retail liquor sales building on the northern portion of 533 Admirals Road, the site formally occupied by the Tudor House Pub and Liquor Store. The applicant plans to pursue development of a separate building housing a pub, sited adjacent to the Admirals Road frontage, at a future date. The pub building would be reviewed as a distinct Development Permit upon receipt of a development application. This site is located within Development Permit Area No. 2 Commercial; therefore a Development Permit [DP] is required to ensure the application meets the intent of the design guidelines contained in Section 9.4 of the Township s Official Community Plan [attached]. The applicant is requesting approval of a Development Permit including Variances controlling the form and character, landscaping, siting of the building, and signage, as detailed in the attached drawings. Approval of a DP is required prior to consideration of a Building Permit. Context Applicant: Owners: GBL Architects [Andrew Emmerson - Architect] Dirty Digger Holdings Ltd. and Rambo Management Ltd. Property Size [Total]: Metric: 4253 m 2 Imperial: 45,779 ft 2 Existing Land Use: Vacant Commercial [formerly Tudor House Pub and Retail Liquor Sales] Surrounding Land Uses: North: Commercial Retail [Fuel Station/ Convenience Store] South: Single Family Residence East: Commercial Mixed Use and Professional Offices West: Multi-Family Residences Existing Zoning: C-6 [Licensed Liquor Establishment] [No Change Required] Existing OCP Designation: Commercial Mixed - Use [No change required] Comments from Other Departments The plans for this proposal were circulated to other departments and the following comments were received by the DRC submission deadline:
Subject: Development Permit including Variances 533 Admirals Road Page 3 Engineering Services: Engineering staff have completed a preliminary evaluation of Works and Services that would be required for the proposed development to be located at 533 Admirals Road and confirm that appropriate services are available in the immediate area to service the building therefore the proposal appears achievable. Should the Development Permit be approved, additional comments will be provided when detailed civil engineering drawings are submitted as part of a Building Permit application. The proposed relocation of the transit shelter located on Esquimalt Road is desirable for both the Township s traffic management and improves function for BC Transit and is considered a positive change. Building Services: Staff have no concerns at this time. A comprehensive Building Code review will be conducted should the Development Permit be approved and a Building Permit Application is submitted. Development Services: Development Services staff review of this amended proposal revealed that the proposed parking layout now satisfies the requirements of Parking Bylaw, 1992, No. 2011. The proposed relaxations to siting requirements of the C6 zone are reasonable and the approval of signage that addresses both the Esquimalt Road and Admirals Road frontage is appropriate, given the scale and location of the freestanding signs proposed. The applicant has verbally agreed to fund the installation of up to seven [7] tree wells along the Admirals Road frontage south of the northern vehicular entrance as noted on the revised site plan. Should the tree wells, grates and trunk guards be funded by the applicant as part of the civil engineering requirements for the frontage improvements, the Director of Parks and Recreation has authorized the purchase, installation and ongoing maintenance of these trees in perpetuity. The trees would serve to significantly improve the appearance of the site and would enhance the pedestrian approach to the retail building from the south and is considered a benefit to both the business owner and the Township. Comments from the Design Review Committee [DRC] This application was originally considered at the regular meeting of DRC held on April 8, 2015. Members commented that they liked the innovative design of the building but felt that insufficient effort had been made to consider the site in a comprehensive way in relation to the siting of the future pub, parking area flow, garbage/ recycling management and landscaping. The DRC moved that the application be returned to a future meeting after amendments were made to clearly address the following: a) Revision of the site plan indicating the location of the proposed pub, with consideration of possibly facing it towards Admirals Road; b) Clarification of the location of the bicycle parking for the site; c) Clarification on type and location of lighting for the site; d) Clarification of the location of the outdoor garbage and recycling center; e) Clarification of the treatment of the eastern edge of the site meaning the fencing along the eastern property line adjacent to the mixed use building; f) Provision of an assessment of site safety relating to egress from the building and site flow for pedestrians; g) Revision of the proposed landscaping to deter loitering; h) Clarification of proposed sustainability features related to the site; storm water management etc.; i) Provision of a detailed landscape plan for the entire site; j) Clarification of the location and type of commercial signage proposed for the site; k) Clarification of the proposed location of the future transit stop on the Esquimalt Road frontage.
Subject: Development Permit including Variances 533 Admirals Road Page 4 In response to this motion the applicant has provided a revised set of drawings, stamped Received April 29, 2015 [attached] which include a revised site plan and landscape plan and provided a lighting plan and signage drawings for consideration by the DRC. The applicant supplemented this revised submission with a letter detailing the specific changes as they relate to the issues identified by the DRC at the April 2015 meeting [attached]. ISSUES: Zoning The subject property is zoned C-6 [Licensed Liquor Establishment] therefore the proposed use as a retail liquor store is consistent with the existing zoning. In order to integrate the building into the established streetscape, and achieve a design consistent with best practices for commercial retail space, the applicant is proposing substantial reductions to the setback requirements. Staff recognizes the C-6 zone siting requirements are dated and support the approval of all of the identified relaxations to the zoning bylaw requirements. Official Community Plan The previous building located on the site was the Tudor House pub which was a historic icon in Esquimalt as the original building was established in 1904. The structure fell victim to a fire in July of 2013 which destroyed the entire building. The applicant has proposed a significant departure from the previous traditional design, instead pursing a modern architectural form that would be unique in Esquimalt while proposing siting that would integrate the building with the established streetscape. The Official Community Plan contains policy directives and Design Guidelines that highlight some issues associated with this proposal: OCP Section 2.3.1(b) states that Esquimalt will foster the creation of an identifiable and vibrant Esquimalt Village that successfully integrates commercial, public and residential activity. The proposed building design would be unique in Esquimalt and is located at the major intersection which anchors the western end of the Esquimalt Village and serves as a gateway into the village commercial node. OCP Section 2.3.1(c) states that Esquimalt will encourage growth through revitalization and redevelopment of commercial areas. OCP Section 2.3.2(e) states that the Township encourages the provision of amenities such as mini-parks/ plazas, street furniture, public art and decorative lighting on private lands in all commercial areas. The Township is amenable to using density bonusing or providing variances to zoning or parking regulations for redevelopment proposals. OCP Section 2.3.2 (f) states that to encourage the use of bicycles, provision should be made in new commercial buildings for bicycle parking for employees and visitors. The revised proposal addresses this policy by incorporating bicycle lock-ups adjacent to the parking area on the south side of the building near the entrance. OCP Section 2.3.3.2 (a) states the Esquimalt Village will continue to be the principal commercial area within Esquimalt and that a range of uses are encouraged to promote activity throughout the day and evening. OCP Section 2.3.3.2 (b) states the Township encourages high quality development that