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Transcript of PT Market development
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
Page 2 of 6
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.
Page 3 of 6
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
Page 4 of 6
• 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;
Page 5 of 6
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.
Page 6 of 6
LOT1PLAN
NEP82321
LOTPLAN9504
LOTPT 10PLAN9504
LOT4PLAN9504
LOT3PLAN9504
LOT7PLAN9504
LOT1PLAN9504
LOTPLAN9504
LOT6PLAN9504
LOT5PLAN9504
LOTPT 11PLAN9504
LOTPT 9PLAN9504
LOT2PLAN9504
LOT2PLAN9504
LOTPT 12PLAN9504
LOTPT 8PLAN9504
LOTPLAN9504
LOT1PLAN9504
LOTPLAN
King S
t
Victoria Rd
King
St
1403
1407
© OpenStreetMap (and) contributors, CC-BY-SA
Context Map±
Figure 1
M3
C6
P1
R2
King S
t
Victoria Rd
King
St
© OpenStreetMap (and) contributors, CC-BY-SA
Zoning District Map±
Figure 2
VISU
ALIZ
ATIO
NS O
F PRO
POSE
D CH
ANGE
SPR
OPER
TY:
SUBM
ITTE
D BY
:CO
NTAC
T:EM
AIL:
DATE
:
BOX
1994
REVE
LSTO
KE, B
C25
0.20
0.06
80SE
LKIR
KPLA
NN
ING
@G
MAI
L.C
OM
1403
VIC
TORI
A RO
AD W
ZAP
INVE
STM
ENT
CO
RPPE
TER
HU
MPH
REYS
SHEL
L100
@TE
LUS.
NET
JAN
UAR
Y 30
TH, 2
015
Phot
os o
f Exis
ting
Faca
de
1
Figure 3
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DATE
:
BOX
1994
REVE
LSTO
KE, B
C25
0.20
0.06
80SE
LKIR
KPLA
NN
ING
@G
MAI
L.C
OM
1403
VIC
TORI
A RO
AD W
ZAP
INVE
STM
ENT
CO
RPPE
TER
HU
MPH
REYS
SHEL
L100
@TE
LUS.
NET
JAN
UAR
Y 30
TH, 2
015
Aeria
l View
from
Vict
oria
Roa
d
DESC
RIPT
ION
OF C
HANG
ES
Chan
ges
to th
e sit
e in
clude
the
follo
win
g:
• A
new
faca
de w
ith fl
at ro
ck, c
edar
pos
t ac
cent
s an
d Ha
rdie
Pane
l & s
tucc
o sid
ing
• A
reco
nstru
cted
roof
• Th
e cr
eatio
n of
5 s
uite
s (B
oxw
ood
Suite
s)
for s
hort-
term
mot
el ac
com
mod
atio
n us
ing
the
exist
ing
build
ing
stru
ctur
e
• Ad
ditio
n of
a s
econ
d st
orey
with
the
cons
truct
ion
of u
nit #
5
• An
am
enity
spa
ce fo
r an
office
or
com
mon
spa
ce s
ervic
ing
the
suite
s
• Pa
tio s
pace
s fo
r uni
ts 1
& 2
(gro
und
level
at th
e ba
ck) &
uni
t 5 (r
oofto
p)
• In
stall
ing
a ne
w s
ign
on th
e ex
istin
g sig
n st
ruct
ure
• Ne
w B
oxw
ood
Suite
s Fa
scia
Sign
• Ne
w “E
nter
” & “E
xit” S
igns
• La
ndsc
ape
buffe
r alo
ng V
ictor
ia Rd
.
• De
velo
ping
a g
arba
ge a
nd re
cycli
ng
enclo
sure
nex
t to
the
reta
inin
g w
all a
long
th
e so
uthe
ast s
ide
of th
e sit
e
• Ad
ding
2 fl
oodl
ight
s fo
r par
king
lot l
ight
ing
3
Figure 4
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DATE
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BOX
1994
REVE
LSTO
KE, B
C25
0.20
0.06
80SE
LKIR
KPLA
NN
ING
@G
MAI
L.C
OM
1403
VIC
TORI
A RO
AD W
ZAP
INVE
STM
ENT
CO
RPPE
TER
HU
MPH
REYS
SHEL
L100
@TE
LUS.
NET
JAN
UAR
Y 30
TH, 2
015
Phas
ing
Deve
lopm
ent
PROP
OSED
PHA
SING
ZAP
Inve
stm
ents
inte
nds
to b
uild
uni
ts 1
, 2, 3
& 4
upo
n ap
prov
al of
a b
uild
ing
perm
it. T
he 5
th u
nit a
nd s
econ
d st
orey
will
be b
uilt
afte
r the
firs
t win
ter a
nd th
e de
man
d fo
r suc
h un
its is
ass
esse
d. In
the
inte
rim Z
AP In
vest
men
t Cor
p w
ill ph
ase
the
deve
lopm
ent i
n tw
o ph
ases
PHAS
E 1
Phas
e 1
(p. 5
-8) w
ould
see
uni
ts 1
-4 b
uilt
first
and
run
for o
ne s
easo
n. T
he
amen
ity s
pace
are
a m
ay b
e us
ed a
s offi
ce s
tora
ge fo
r the
four
sui
tes
or re
main
em
pty.
PHAS
E 2
The
final
build
out p
hase
(p. 1
2-25
) inclu
des
the
com
plet
ion
of u
nit #
5, th
at
inclu
des
a se
cond
sto
rey
and
roof
top
patio
ove
rlook
ing
Farw
ell P
ark.
The
am
enity
sp
ace
may
be
used
as
a co
mm
on a
rea
for s
uite
#5
or a
s a
kitch
en. C
heck
-in w
ill be
don
e re
mot
ely o
r via
a su
ite m
anag
er.
Phas
e 1
Phas
e 2 4
Figure 5
5
Figure 6
8
Figure 7
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AIL:
DATE
:
BOX
1994
REVE
LSTO
KE, B
C25
0.20
0.06
80SE
LKIR
KPLA
NN
ING
@G
MAI
L.C
OM
1403
VIC
TORI
A RO
AD W
ZAP
INVE
STM
ENT
CO
RPPE
TER
HU
MPH
REYS
SHEL
L100
@TE
LUS.
NET
JAN
UAR
Y 30
TH, 2
015
Desc
riptio
n of
Feat
ures
- Ph
ase 1
Opt
ion 9
Figure 8
12
Figure 9
Figure 10
17
Figure 11
2020
Figure 12
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ATIO
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DATE
:
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1994
REVE
LSTO
KE, B
C25
0.20
0.06
80SE
LKIR
KPLA
NN
ING
@G
MAI
L.C
OM
1403
VIC
TORI
A RO
AD W
ZAP
INVE
STM
ENT
CO
RPPE
TER
HU
MPH
REYS
SHEL
L100
@TE
LUS.
NET
JAN
UAR
Y 30
TH, 2
015
Fron
t Elev
atio
ns o
f Fin
al P
hase
of D
evelo
pmen
t
Sout
heas
t Win
g Fr
ont F
acad
e
North
wes
t Win
g Fr
ont F
acad
e
23
Figure 13
VISU
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ATIO
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ANGE
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AIL:
DATE
:
BOX
1994
REVE
LSTO
KE, B
C25
0.20
0.06
80SE
LKIR
KPLA
NN
ING
@G
MAI
L.C
OM
1403
VIC
TORI
A RO
AD W
ZAP
INVE
STM
ENT
CO
RPPE
TER
HU
MPH
REYS
SHEL
L100
@TE
LUS.
NET
JAN
UAR
Y 30
TH, 2
015
Rear
and
Sid
e Elev
atio
ns o
f Fin
al P
hase
of D
evelo
pmen
t
Rear
Fac
ade
- Fac
ing
Farw
ell P
ark
North
wes
t Sid
e Fa
cade
- Fa
cing
John
ny’s
Fish
ing
24
Figure 14
VISU
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ATIO
NS O
F PRO
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ANGE
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:
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1994
REVE
LSTO
KE, B
C25
0.20
0.06
80SE
LKIR
KPLA
NN
ING
@G
MAI
L.C
OM
1403
VIC
TORI
A RO
AD W
ZAP
INVE
STM
ENT
CO
RPPE
TER
HU
MPH
REYS
SHEL
L100
@TE
LUS.
NET
JAN
UAR
Y 30
TH, 2
015
Side
Elev
atio
ns o
f Fin
al P
hase
of D
evelo
pmen
t
Sout
heas
t Sid
e Fa
cade
- Fa
cing
Jaco
bson
For
d
25
Figure 15
VISU
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ATIO
NS O
F PRO
POSE
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ANGE
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OPER
TY:
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ITTE
D BY
:CO
NTAC
T:EM
AIL:
DATE
:
BOX
1994
REVE
LSTO
KE, B
C25
0.20
0.06
80SE
LKIR
KPLA
NN
ING
@G
MAI
L.C
OM
1403
VIC
TORI
A RO
AD W
ZAP
INVE
STM
ENT
CO
RPPE
TER
HU
MPH
REYS
SHEL
L100
@TE
LUS.
NET
JAN
UAR
Y 30
TH, 2
015
Desc
riptio
n of
Feat
ures
- Ph
ase 2
Opt
ion 13
Figure 16
VISU
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ATIO
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F PRO
POSE
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ANGE
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OPER
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AIL:
DATE
:
BOX
1994
REVE
LSTO
KE, B
C25
0.20
0.06
80SE
LKIR
KPLA
NN
ING
@G
MAI
L.C
OM
1403
VIC
TORI
A RO
AD W
ZAP
INVE
STM
ENT
CO
RPPE
TER
HU
MPH
REYS
SHEL
L100
@TE
LUS.
NET
JAN
UAR
Y 30
TH, 2
015
View
of F
ront
Faca
de a
nd P
rope
rty 33
Figure 17
VISU
ALIZ
ATIO
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F PRO
POSE
D CH
ANGE
SPR
OPER
TY:
SUBM
ITTE
D BY
:CO
NTAC
T:EM
AIL:
DATE
:
BOX
1994
REVE
LSTO
KE, B
C25
0.20
0.06
80SE
LKIR
KPLA
NN
ING
@G
MAI
L.C
OM
1403
VIC
TORI
A RO
AD W
ZAP
INVE
STM
ENT
CO
RPPE
TER
HU
MPH
REYS
SHEL
L100
@TE
LUS.
NET
JAN
UAR
Y 30
TH, 2
015
JAPA
NESE
MAP
LE (A
cer p
almat
um v
ar.
atro
purp
ureu
m)
15-2
5’ T
all, S
prea
d 20
’ Br
ight
Red
in F
all &
Spr
ing
JAPA
NESE
MAP
LE (A
cer p
almat
um v
ar.
atro
purp
ureu
m)
15-2
5’ T
all, S
prea
d 20
’ Br
ight
Red
in F
all &
Spr
ing
The
vege
tatio
n pa
lette
for t
he b
oxes
th
at w
ill be
plac
ed b
etw
een
park
ing
spac
es a
nd th
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
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Figure 19
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Figure 20
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