Date: November 12, 2015 Meeting Date: November 19, 2015

Transcription

1 To: From: Advisory Design Panel Daniel Martin, Planning Department Date: November 12, 2015 Meeting Date: November 19, 2015 Subject: Development Permit Application 441 Bowen Trunk Road File DP Lot 6 Block C District Lot 777 Plan 4971 RECOMMENDATION That the Advisory Design Panel provide comments to staff with regard to the proposed Development Permit Application DP for development of 441 Bowen Trunk Road. PURPOSE Miguel Kabantsov has applied for a Snug Cove Village Revitalization Permit for the construction of a craft micro distillery at 441 Bowen Trunk Road. BKGROUND application was considered by the ADP on April 23, Given redesign of building, application is again before the ADP for comments on finalized plans. Village Revitalization Development Permit is required for all development within Snug Cove to support the Arts and Crafts theme of Snug Cove. Guidelines are included in the Land Use Bylaw. Applicant has also applied for a Development Variance Permit for a reduction in parking requirements. Application for DVP is scheduled to appear before Council on November 23, Proposal The lot is about 360m2 in land area, and is in the Village Commercial 1 Zone. Zoning regulations allow a lot coverage of 75%, and a FSR of 1.6. Proposed is a two-story building with basement and roof-top patio. The first floor will feature a tasting lounge open to the public and a distillery, while the second floor will contain a lounge and bar and distillery office and ancillary spaces. Attachments and References: Attachment 1 Minutes from April 23, 2015 ADP Meeting Attachment 2 Plans d October 9, 2015 Attachment 3 Area calculations SUBMITTED BY: Daniel Martin Community Planner

2 Advisory Design Panel Meeting April 23, 2015 DRAFT Minutes BOWEN ISLAND MUNICIPALITY Minutes of the Advisory Design Panel Meeting held Thursday, April 23, 2015 at 7:00 pm at Municipal Hall, 981 Artisan Lane, Bowen, B.C. COMMITTEE IN ATTENDANCE STAFF IN ATTENDANCE David Riddell, Chair Mike Lightbody, Vice Chair Rondy Dike Jeremy Howe Vince Knudsen Wynn Nielsen Mayor Murray Skeels Cari St. Pierre, Senior Planner OTHERS IN ATTENDANCE REGRETS Miguel Richard Dohmeier (* Denotes partial attendance) OPENING OF COMMITTEE MEETING APPROVAL OF AGENDA The Chair called the meeting to order at 7:07 p.m. It was Moved and Seconded That the Advisory Design Panel approve the agenda for the April 23, 2015 Panel meeting. CARRIED UNANIMOUSLY ADOPTION OF MINUTES Minutes of the Advisory Design Panel Meeting held June 16, 2014 for adoption. PUBLIC COMMENTS It was Moved and Seconded That the minutes of the Advisory Design Panel meeting held June 16, 2014 be adopted. CARRIED UNANIMOUSLY Nil. ELECTIONS Election of the Chair Election of Vice Chair It was Moved and Seconded That the Advisory Design Panel elect David Riddell as Chair. CARRIED UNANIMOUSLY It was Moved and Seconded

3 Advisory Design Panel Meeting April 23, 2015 That the Advisory Design Panel elect Mike Lightbody as Vice Chair. CARRIED UNANIMOUSLY BUSINESS ARISING FROM THE MINUTES Nil. NEW BUSINESS Sign Review for Snug Cove The committee reviewed the Edward Jones Investment sign to be installed in Snug Cove. Discussion ensued. It was Moved and Seconded That the Advisory Design Panel support the installation of the Edward Jones Investment Sign with the following comments: that clearance height be considered; overall square footage requirements are met; and that the sign be no larger than the previous sign. CARRIED UNANIMOUSLY Design Review re: New Development for Snug Cove The Senior Planner advised that the proposal is in a very preliminary stage and that the applicant would like the panel to provide comments on the overall conceptual design. The Applicant provided a summary of the proposal. Discussion ensued with regards to the following: Proposal includes one building with a lounge, tasting room and a co-working space and another building for the distillery Looking to incorporate natural materials Applicant advised that he has been working with staff since October re: fire, sewer and water requirements active garden that will be used in the distilling process refreshing to see a contemporary architecture that can fit in with the surroundings Rooftop garden that will be used for harvesting on the use of natural materials Parking requirements- looking at offsite parking or a combination of 2 parking stalls, bike racks or scooter space Product will manufactured and sold on-island as well as distributed off-island The Committee discussed the conceptual design. Key comments included:

4 Advisory Design Panel Meeting April 23, 2015 Possibly too contemporary- makes the surrounding buildings look worn down, needs to respond to the buildings next to it and vice-versa Simple traditional elements could be incorporated for a modern- heritage feel Creative use of roof space and garden element Shape is a very rigid, need to reconsider conceptual shape and massing Very innovative use of the property considering the size restrictions The Panel agreed that the concept of a new business to fill the vacant site is very exciting. The Panel highlighted that they would like to see the proposal come back to the panel at a later stage. It was Moved and Seconded That the Advisory Design Panel support the proposed preliminary Copper Spirit Distillery concept. CARRIED UNANIMOUSLY NEXT MEETING ADJOURNMENT Not discussed. The meeting adjourned at 8:48 p.m. Certified Correct: David Riddell, Chair Hope Dallas, Committee Clerk

5 all drawings and related documents are the property of Oct for review for ADPreview 441 Bowen Trunk Rd. Bowen, BC V0N 1G0 1:100 /RS Cover A00

6 all drawings and related documents are the property of DRAFT BOWEN ISLAND TRUNK RD THE SNUG CAFE site DOC MORGAN'S 441 Bowen Trunk Rd. Bowen, BC V0N 1G0 1:500 Site + Context A001

7 all drawings and related documents are the property of Sept for design panel review Oct for review ± 3490 ±[11'-5 1/2"] ± ±[34'-2 1/2"] property line RAINWATER HARVESTING property line STORAGE MECHANICAL ROOM property line [33'-6 1/2"] EL 3.60m± -[±11'-10" ] ELECTRICAL ROOM UP property line 1598 [5'-3"] 441 Bowen Trunk Rd. Bowen, BC V0N 1G0 occupancies colour code distillery NOTE: ALL FURNITURE AND INTERIOR LAYOUT TBC SHOWN FOR REFERENCE ONLY 1:100 lounge workspace circulation Basement A100

8 1/A301 all drawings and related documents are the property of Aug for prior to review Sept for design panel review to ferry terminal bowen trunk road line indicates adjacent buildings ± ±[42'-11"] ± ±[100'-0"] ± 3365 ±[11'-0 1/2"] ± ±[34'-2 1/2"] Sept for design panel review Oct for review property line line indicates adjacent buildings ± 2000 ±[6'-6 1/2"] access UP STORAGE TOILET ROOM display + fire place exit ± ±[38'-9 1/2"] property line setback line bike rack 2.5x5.5m 2.5x5.5m PARKING EL 6.49m± [± 21'-3"] 2.5x5.5m 2.5x5.5m tasting lounge bike rack column RECYCLING property line TASTING LOUNGE distillery glazed canopy above tasting lounge DISTILLERY distillery equipment, tbc UP EL 6.49m± [± 21'-3"] circulation access to propane tanks distillery equipment, tbc stairs down to basement ± 1500 ±[4'-11"] DN setback line 1/A302 propane tanks area 1744 [5'-8 1/2"] property line [38'-9 1/2"] 441 Bowen Trunk Rd. Bowen, BC V0N 1G0 occupancies colour code distillery NOTE: ALL FURNITURE AND INTERIOR LAYOUT TBC SHOWN FOR REFERENCE ONLY ± 3419 ±[11'-2 1/2"] ± ±[99'-11 5/8"] 2/A301 ± 7575 ±[24'-10"] 1:100 lounge workspace circulation line indicates adjacent buildings Level 1 A101

9 1/A301 all drawings and related documents are the property of April for preliminar rezoning review Aug for prior to review Sept for design panel review Oct for review ± ±[88'-2"] ± ±[42'-11"] ± 3365 ±[11'-0 1/2"] ± ±[34'-2 1/2"] DN UP STORAGE BATHROOM UP BALCONY TOILET ROOM WC OFFICE ±11829 ±[38'-9 1/2"] BALCONY LOUNGE BAR skylights above PREP EL 9.19m± [± 30'-2"] glazed canopy above juliet balcony OPEN TO BELOW MIXING ROOM/STORAGE EL 10.45m± [± 34'-3"] millwork skylights above DN 1/A Bowen Trunk Rd. Bowen, BC V0N 1G0 ± ±[43'-3 1/2"] ± 7569 ±[24'-10"] occupancies colour code distillery NOTE: ALL FURNITURE AND INTERIOR LAYOUT TBC SHOWN FOR REFERENCE ONLY ± ±[88'-2"] 2/A301 1:100 lounge workspace circulation Level 2 A102

10 1/A301 all drawings and related documents are the property of April for preliminar rezoning review Aug for prior to review Sept for design panel review Oct for review ± ±[42'-11"] ± 3365 ±[11'-0 1/2"] ± ±[34'-2 1/2"] glazed canopy above DN ±11829 ±[38'-9 1/2"] EL 12.88m± [±42'-3"] potential area for bar (rough in services) ROOFTOP skylight (locations TBD) canopy truss+trellis system DN canopy truss+trellis system glazed canopy above roof access hatch EL 12.88m± [±42'-3"] ROOFTOP 1/A302 ± ± [38'-10 1/2"] planters skylight (locations TBD) 441 Bowen Trunk Rd. Bowen, BC V0N 1G0 occupancies colour code distillery ±16180 ±[53'-1"] NOTE: ALL FURNITURE AND INTERIOR LAYOUT TBC SHOWN FOR REFERENCE ONLY 2/A301 ± ±[24'-10"] 1:100 lounge workspace circulation Level 3 A103

11 1/A301 all drawings and related documents are the property of ± ±[42'-11"] ± 3365 ±[11'-0 1/2"] ± ±[34'-2 1/2"] glazed canopy glazed canopy ROOFTOP DN ROOFTOP glazed canopy above DRAFT ±11829 ±[38'-9 1/2"] 1/A302 ± ± [38'-10 1/2"] planters 441 Bowen Trunk Rd. Bowen, BC V0N 1G0 occupancies colour code distillery ±16180 ±[53'-1"] NOTE: ALL FURNITURE AND INTERIOR LAYOUT TBC SHOWN FOR REFERENCE ONLY 2/A301 ± ±[24'-10"] 1:100 lounge workspace circulation Roof A104

12 ± ±[42'-11"] ± 3365 ±[11'-0 1/2"] ± ±[34'-2 1/2"] all drawings and related documents are the property of setback building footprint distillery lounge L1 distillery production L1 material palette setback Bowen Trunk Rd. building footprint DN UP STORAGE TOILET ROOM BATHROOM distillery ancillary spaces L2 1 UP BALCONY ori o ta i treatme t distillery production WC workspace L2 OFFICE g architecture. Proportion, tree cutout and access path tree cutout on L2 volume buffer between the main road and the building distillery lounge LOUNGE tree relocation BAR skylights above PREP volume extrusion circulation and access to distillery EL 9.19m± [± 30'-2"] ± ±[43'-3 1/2"] overhang provides protection to distillery s access path ± ±[88'-2"] pitched roof extrusion, freeing floor area for extra programatic elements at rooftop level adjust skin treatment to new shape maintaining material language glazed canopy above juliet balcony rooftop patio 2/A301 potential green roof area street patio + landscape OPEN TO BELOW roof garden MIXING ROOM/STORAGE private rooftop ± 7569 ±[24'-10"] EL 10.45m± [± 34'-3"] 24 use of native materials and natural 23 i e millwork skylights above FOR REFERENCE ONLY the form and massing pays homage to the vernacular architecture referenced in the style guidelines, with its complementary, characteristic components and material selection DN 1/A302 rooftop elements 441 Bowen Trunk Rd. Bowen, BC V0N 1G0 overhang provides protection to building entrance pitched roofs the rooftop glass canopies will provide year-round use of the roof and the opportunity to overlook the village and the bay signage NTS use of a vernacular architectural language incorporating elements referenced in the design guidelines studio elemental design ltd Design Rationale A111

13 canopy parapet m 2100 roof top access beyond ROOFTOP glass canopy + truss trellis system all drawings and related documents are the property of Oct for review roof m m Roof Peak doc morgan's (existing building) wood cladding system 3700 wood cladding system aluminium glazed framing system wood cladding system L m wood slat guardrail L m 2700 aluminium glazed framing system (c/w solid wood door) COVERED PATIO/BIKE PARKING PARKING AISLE wood screen column beyond aluminium glazed framing system beyond 1 North Elevation 1 : 100 canopy glass canopy + truss trellis system m Canopy parapet m roof m ROOFTOP ROOFTOP wood cladding system Parapet m Roof L m 3700 The Snug Cafe shown dashed for reference wood cladding system m L2 (distillery) 1: PARKING AISLE aluminium glazed framing system 3960 L m 6.485m L1 (distillery) 2 West Elevation 1 : 100 wood cladding system columns wood slat guardrail wood cladding system metal service doors aluminium glazed framing system architectural concrete wood cladding system Elevations A301

14 glass canopy + truss trellis system m Canopy all drawings and related documents are the property of Parapet ROOFTOP m Roof aluminium glazed framing system wood cladding system m L2 (distillery) wood cladding system doc morgan's (existing building) wood screen aluminium glazed framing system c/w solid wood door m L1 (distillery) 1 South Elevation 1 : :100 Nov /RS Elevations A302

15 all drawings and related documents are the property of Doc Morgan's distillery The Snug Cafe Oct for review DRAFT 1 North elevation in context distillery existing 2 level house NTS 2 West Views A311

16 all drawings and related documents are the property of The Snug Cafe distillery Doc Morgan's Oct for review 1 South NTS DIB Views A312

17 all drawings and related documents are the property of 1 looking west NTS 2 looking east Views A313

18 all drawings and related documents are the property of 1 north NTS DIB Nov south Views A314

19 Basement areas sq.m sq.ft access to public occupancy 0.01 Electrical Room + Mechanical Room+Storage Level no n/a 1.01 Tasting Lounge yes 16 (patrons) + staff number to be confirmed 1.02 Distillery guided visits only tbd Level Lounge yes 30 to be confirmed with the max allowed for a micro distillery lounge 2.02 Distillery's ancillary spaces (mixing room + storage) no 5 only 2 staff will operate the distillery 2.03 Distillery's office no 3 subtotal floor area * North Roof Top (no confined spaces within this area) 4.02 South Roof Top (no confined spaces within this area) yes 30 (individual event permit basis) no n/a lot coverage lot area maximum lot coverage = 75% proposed lot coverage FSR approved FSR 1.6 proposed FSR 1.11 parking required off-street parking stalls - tasting lounge required off-street parking stalls - distillery required off-street parking stalls - lounge subtotal 6.99 total notes: 1.63 (1 per 40 m2 floor area) Basement has been excluded from the parking calculations. It won t be open to the general public single user for distillery and office for the purpose of parking calculation we re space areas only adding 1.01, 1.02, 2.01, (1 per 40 m2 floor area) bicycle rack to replace 1 parking spot proposed parking stalls 4.00 * occupancy to be confirmed floor area as per BIM By Law all areas are approximates only From OCP Bylaw 139 Parking Policies: Automobile parking is not considered a compatible use with a Snug Cove village pedestrian focus. Properties at the east end of Government Road close to the Ferry Terminal should be discouraged from providing on-site parking accessed from Government Road. Instead, service commercial parking requirements should be met by use of existing or proposed parking areas designated PK (Parking) on Schedule B-1 (Snug Cove Designations)and by available parking on Government Road. Businesses in Snug Cove that require parking are encouraged to develop and manage the designated parking site that is south of the Government Road properties (in conjunction with Orchard parking requirements that will utilize the same site) approximately half way up Government Road and part of the parking site located at the ferry marshalling area. They may also secure parking that is available from other designated sites. From BIM Bylaw No. 57 BICYCLE PARKING FOR COMMERCIAL OR COMMUNITY USES 5.20 For each bicycle rack to which five or more bicycles may be securely attached, the number of parking spaces for community use or commercial use that may be replaced with bicycle parking is based on the following formula. However, in no case shall the number of off-street parking spaces required be less than one for each use per lot, nor shall parking spaces for persons with disabilities be replaced with bicycle racks, nor shall the bicycle rack be located within a required parking space. Up to 20 required parking spaces; 1 bicycle rack may replace 1 required off-street parking space.

20 To: Mayor Skeels and Council From: Miguel Kabantsov, owner of 441 Bowen Trunk Rd. Date: September 30, 2015 Subject: Development Variance Permit request Parking for development at 441 Bowen Trunk Rd. PURPOSE The purpose of this letter is to provide Council with information regarding the intention to develop a craft micro distillery in Snug Cove at 441 Bowen Trunk Rd. and to request a Parking Variance in the application for a Development Permit. BKGROUND 441 Bowen Trunk Rd. was acquired on September of 2014 with the purpose of building and operating a craft distillery on the property. For the past year, the floor plans have been refined several times to reach a sensible and sustainable business case, and to meet the current bylaw requirements, including Section 5.7 of the Bylaw which states that parking spaces shall be located on the same parcel as the use they serve. REQUEST FOR VARIANCE A Development Permit has been submitted for a building to house the craft distillery production area, including a tasting room, retail area and lounge space. The lot is about 360m 2 in land area. The maximum site coverage in Snug Cove is 75% of the lot area, with a maximum FSR of 1.6. If built to the maximum commercial floor space, the current bylaw requirement would be about 14 on-site parking spaces. This amount of parking cannot be accommod on this particular lot. Taking this into account, the current floor plans have been limited to include: Basement area (89m 2 ): not a public area, mechanical rooms and storage. Distillery ancillary space (78m 2 ): not a public area, storage and private office. Distillery Production area (78m 2 ): limited public access area, i.e. tours, demos. Tasting Room and retail area (65m 2 ): public area, open from 11am to 4pm. Lounge Room (136m 2 ): public area, open from 4pm to 11pm.

21 Section 5 of the Land Use Bylaw requires 1 space per 40 m 2 of General Service, Retail, Office, Restaurant and Pub use, Cottage Industry or Artisan Industry, Assembly, Indoor Entertainment and Recreational Facility in the Village Zones. With a total area of 446m 2 at 1 space per 40m 2 the current development plan would have a parking requirement of 11 parking spaces. Section 5.5 of the Bylaw states: Variances to this section can be considered by Municipal Council and given through Development Variance Permit. For example, uses that require parking at mutually exclusive times (day vs. evening: weekday vs. weekend) could apply to share some or all of their parking spaces. Many options were considered in the planning stages of this project to fulfill the parking requirement, including: Reducing the development program and floor areas to the maximum. All kinds of offsite parking options, recognizing that given the limited availability of parking in the Cove area, any offsite parking solution would either take away from the already scarce number of existing parking spaces available to the public or be too far from the site to be meaningful, as well as going in contravention to Section 5.7 of the Bylaw which states that parking spaces shall be located on the same parcel as the use they serve. All kinds of creative ways to fit all the required parking spaces on-site. The lack of a lot back lane, the prohibitive cost of underground parking and particularly the size of the lot, make this very challenging. Looking into schemes for a pleasing view from the street onto the parking spaces, adding landscaping areas and only removing 1 street parking space to provide access to the on-site parking area. The proposed option is to proceed with a Development Variance Permit with limited onsite parking, as this makes the most sense for this particular project. The Development Variance Permit would have the following considerations: 2

22 1. For 4 parking spaces to be provided on-site, including two in tandem, as per Section 5.21, 5.22, 5.23 and 1 bike rack, as per Section 5.20, for a total of 5 on site parking spaces. 2. For the basement (89m 2 ) and the distillery ancillary space (78m 2 ) to only require 1 parking space provided for employees and operations vs. the required 4 spaces, as these won t be public areas and will be used mostly for storage and R&D. 3. For the distillery production area/tasting room (4 spaces required) to not be open at the same time as the lounge (4 spaces required). Section 5.5 of the Land Use Bylaw acknowledges sharing parking spaces at mutually exclusive times. 4. All 5 parking spaces on-site to be shared at different times between the distillery/tasting room and the lounge. CONCLUSION Current parking bylaw requirements for the proposed development of 441 Bowen Trunk Rd. into a craft distillery (including production area, ancillary spaces, tasting room, retail area and lounge) with a total area of 446m 2, call for 11 on-site parking spaces. The parking requirement can be met, with no impact to existing parking on the Cove, within the requested Development Variance Permit, which appeals to various sections on the parking bylaw to sensibly reduce the parking requirement to 5 on-site parking spaces to be shared between the distillery/tasting room and the lounge at different times. Thank you for your considerations, Miguel Kabantsov miguel@mkvfx.ca 3