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Open Council Meeting Monday at 4pm

Town Centre Development Permit (form & character) – 6273 Station Street

A Development Permit application will be reviewed

Details of the proposal and comments of Town staff follow – no decisions have been made.

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RECOMMENDATION:

THAT Council approve Development Permit No. 2017-13.
RECOMMENDATION IMPLICATIONS:

The form and character of buildings in the Town Centre (Development Permit Area) DPA can have a significant impact on the overall image of the community, the pedestrian experience, and on the adjacent residential areas. Accordingly, Guidelines for this DPA address a number of different design features for buildings, parking and access, and landscaping and screening, and these are assessed below:

1. Siting and Massing of Buildings

Buildings must be orientated to face the street, the ground floor and second floor of a building must not be setback from the public sidewalk and any story above the second floor must be articulated in a manner that reduces the appearance of the building. Specific to this application, “open space must be maintained, and no new structures should be erected, within the area extending directly east from the ends of Bank and Veterans Avenue right of ways. This is to preserve views from Main Street to the Okanagan River Channel and beyond.” Against these criteria, staff note that the proposed building, while orientated to face the street, is to be separated from Station Street by a parking lot, has not been setback above the second story and is proposing to be sited within the area extending directly east from the end of Bank Street – potentially impeding views of the Okanagan River Channel from Main Street.

2. Open Space

The applicant has responded that “there remains plenty of open space around the hotel to preserve the views of the Okanagan River from Main Street, the hotel is only 4 stories high, and the future restaurant on the North end of the building will be single story. Shifting the building to a more North or South direction of the site does not make sense functionally or aesthetically. To the South, there is Town parkland and it would be unsightly to be presented with a structure on the border of the parkland.” With regard to the absence of a setback above the second story, the applicant has responded that “the building has architectural elements to reduce appearance of the size of the building. These include: parapets at the top of the building; three sections at the front of the building brought forward so the initial appearance is not flat and box-like; and sides of the building are multi-dimensional.”

3. Pedestrian-oriented Architecture

Buildings should be accessible by persons with disabilities, front entrances should be the focal point of the building and recessed from the main façade of the building, building entrances should be accessible directly from the public sidewalk without crossing parking areas, and awning should extend over the public sidewalk. Against these criteria, staff note that the front entrance of the hotel is to be the focal point of the building and is to be provided with a significant awning projecting out from the building. As noted above, however, access and egress to the building requires crossing a parking area. The applicant has responded that “the building is setback from the front property border and frontage street (Station Street) so that it will sit as close as possible to the Okanagan River. The River is a key piece to the overall feel of the guest experience at this hotel and by situating it close to the River we can put exterior patios off the breakfast room and restaurant so guests can dine outside along the River. We did not want to have parking between the hotel’s exterior and the River as it would detract from the peacefulness and ambiance of the River.”

4. Form and Character of Buildings

Buildings should not present blank walls to any public sidewalk. Instead they should include a regular pattern of vertically and horizontally aligned, windows on all walls that face a public sidewalk. The shape, rooflines, architectural features and exterior finish should be sufficiently varied to create interest and avoid a monotonous appearance.
Against these criteria, staff consider that the applicant has attempted to avoid a monotonous appearance through articulation of the walls and use of varied materials and colours. The applicant has advised that “the building has several changes in dimension, with some areas brought forward and some held back, along the front and sides of the building, to create architectural interest and deter from a box-like appearance.”

5. Parking

In addition to the parking requirements set in the Zoning Bylaw, parking should be located to the rear, side, or below the building and may not be located between the building and a public sidewalk. Parking area entrances should be from a side street or rear lane wherever possible. Any surface parking or internal driveways or roads should be set back from the public sidewalk. Bicycle parking for visitors should be included where required to supplement on-street, public facilities. Against these criteria, staff note that the applicant is proposing to develop parking between the front of the building and the public sidewalk, and that access is to be from Station Street as there is no opportunity for access from a side street or rear laneway. Staff also recognize the desire of the applicant to place the hotel as close the river channel as possible (as mentioned above). The applicant has also advised that “there will be a bicycle rack provided at the entrance to accommodate guests and employees as the Town of Oliver is attractive for recreational enthusiasts.”

6. Screening and Landscaping

A landscaped island should be located at each end of every surface parking aisle. Outdoor storage areas, waste disposal containers, and heating and cooling equipment should be screened from view with fencing or landscaping. Site design should seek opportunities to incorporate a low impact approach to managing stormwater. Against these criteria, staff note that the applicant has submitted a landscape plan showing a landscaped island at the end of each parking aisle as well as around the front of the building. The applicant has also included a landscape estimate prepared by a registered landscape architect estimating the cost of landscape development to be approximately $90,984.00 (see Attachment No. 7). The Town’s practice is to require of an applicant a security in the amount of 125% of the estimated value of the landscaping. This equates to a security in the amount of $113,730.00.

7. Energy Conservation

The construction of buildings using advanced building technologies and industry certified programs such as Leadership in Energy and Environmental Design (LEED) and BUILT GREEN® to reduce their environmental impact, lower energy consumption, and improve longevity is encouraged, as is the use of solar panels and geothermal energy. The applicant has advised that “the construction of this building will be done by a professional company who practices a Zero Waste policy, strictly enforced in their manufacturing plant and on-site.”

In summary, staff are satisfied that the proposed hotel design meets the Town Centre DPA Guidelines.