City of Revelstoke

Council Report

Date:

April 7, 2015

File No:

To:

Mayor and Council

From:

Chris Selvig, BES

Assistant Planner

Subject:

Development Variance Permit & Development Permit Applications / 1403

Victoria Road West

3060-20, DP2014-10
3090-20, DVP2014-10

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

Figure 1
LOT1
PLAN
9504

LOTPT 12
PLAN
9504

Context Map
LOTPT 11
PLAN
9504

LOT2
PLAN
9504

LOTPT 10
PLAN 1407
9504

LOT3
PLAN
9504

LOT4
PLAN
9504

LOT
PLAN
9504

LOTPT 9
PLAN
9504

LOT
PLAN

1403
LOTPT 8
PLAN
9504

LOT6
PLAN
9504

LOT7
PLAN
9504

Rd
Victoria

LOT5
PLAN
9504

LOT
PLAN
9504

LOT2
PLAN
9504

LOT1
PLAN
NEP82321

King St

LOT1
PLAN
9504

King St

LOT
PLAN
9504

OpenStreetMap (and) contributors, CC-BY-SA

Figure 2

Zoning District Map

M3

Rd
Victoria

P1

King St

King St

C6

R2

OpenStreetMap (and) contributors, CC-BY-SA

PROPERTY:
SUBMITTED BY:
CONTACT:
EMAIL:
DATE:

1403 VICTORIA ROAD W

ZAP INVESTMENT CORP
PETER HUMPHREYS
[email protected]
JANUARY 30TH, 2015

VISUALIZATIONS OF PROPOSED CHANGES

BOX 1994
REVELSTOKE, BC
250.200.0680
[email protected]

Photos of Existing Facade

Figure 3

PROPERTY:
SUBMITTED BY:
CONTACT:
EMAIL:
DATE:

1403 VICTORIA ROAD W

ZAP INVESTMENT CORP
PETER HUMPHREYS
[email protected]
JANUARY 30TH, 2015

VISUALIZATIONS OF PROPOSED CHANGES

Adding 2 floodlights for parking lot lighting

Developing a garbage and recycling

enclosure next to the retaining wall along
the southeast side of the site

Landscape buffer along Victoria Rd.

New Enter & Exit Signs

New Boxwood Suites Fascia Sign

Installing a new sign on the existing sign

structure

Patio spaces for units 1 & 2 (ground level

at the back) & unit 5 (rooftop)

An amenity space for an office or

common space servicing the suites

Addition of a second storey with the

construction of unit #5

The creation of 5 suites (Boxwood Suites)

for short-term motel accommodation
using the existing building structure

A reconstructed roof

A new facade with flat rock, cedar post

accents and Hardie Panel & stucco siding

Changes to the site include the following:

DESCRIPTION OF CHANGES

BOX 1994
REVELSTOKE, BC
250.200.0680
[email protected]

Aerial View from Victoria Road

Figure 4

PROPERTY:
SUBMITTED BY:
CONTACT:
EMAIL:
DATE:

1403 VICTORIA ROAD W

ZAP INVESTMENT CORP
PETER HUMPHREYS
[email protected]
JANUARY 30TH, 2015

VISUALIZATIONS OF PROPOSED CHANGES

The final buildout phase (p. 12-25) includes the completion of unit #5, that
includes a second storey and rooftop patio overlooking Farwell Park. The amenity
space may be used as a common area for suite #5 or as a kitchen. Check-in will
be done remotely or via a suite manager.

PHASE 2

Phase 1 (p. 5-8) would see units 1-4 built first and run for one season. The
amenity space area may be used as office storage for the four suites or remain
empty.

PHASE 1

ZAP Investments intends to build units 1, 2, 3 & 4 upon approval of a building

permit. The 5th unit and second storey will be built after the first winter and the
demand for such units is assessed. In the interim ZAP Investment Corp will phase
the development in two phases

PROPOSED PHASING

BOX 1994
REVELSTOKE, BC
250.200.0680
[email protected]

Phasing Development

Phase 2

Phase 1

Figure 5

Figure 6

Minimum Landscape Buffer Width of 1.36m

Driveways restricted to one way access

only in the direction as shown with a
maximum width of 6.0m each.

Figure 7

PROPERTY:
SUBMITTED BY:
CONTACT:
EMAIL:
DATE:

1403 VICTORIA ROAD W

ZAP INVESTMENT CORP
PETER HUMPHREYS
[email protected]
JANUARY 30TH, 2015

VISUALIZATIONS OF PROPOSED CHANGES

BOX 1994
REVELSTOKE, BC
250.200.0680
[email protected]

Description of Features - Phase 1 Option

Figure 8

12

Figure 9

Minimum Landscape Buffer Width of 1.36m

Driveways restricted to one way access only with a

maximum width of 6.0m each. The driveway on the
N.W. side of the property to be used as the
entrance.

Figure 10

17

Figure 11

2.59m

2.47m

3.24m

3.53m
2.04m

3.96m

3.41m

3.41m

2.59m

3.53m

0.0m from side setback or

6.0m from property line

0.5m into side setback or

5.5m from property line

2.47m

1.15m into side

setback or 4.85m
from property line

Note: The dimensions have been modified as noted below in red as per the
applicants request.

20

20

Figure 12

PROPERTY:
SUBMITTED BY:
CONTACT:
EMAIL:
DATE:

1403 VICTORIA ROAD W

ZAP INVESTMENT CORP
PETER HUMPHREYS
[email protected]
JANUARY 30TH, 2015

VISUALIZATIONS OF PROPOSED CHANGES

Northwest Wing Front Facade

Southeast Wing Front Facade

BOX 1994
REVELSTOKE, BC
250.200.0680
[email protected]

23

Front Elevations of Final Phase of Development

Figure 13

PROPERTY:
SUBMITTED BY:
CONTACT:
EMAIL:
DATE:

1403 VICTORIA ROAD W

ZAP INVESTMENT CORP
PETER HUMPHREYS
[email protected]
JANUARY 30TH, 2015

VISUALIZATIONS OF PROPOSED CHANGES

Northwest Side Facade - Facing Johnnys Fishing

Rear Facade - Facing Farwell Park

BOX 1994
REVELSTOKE, BC
250.200.0680
[email protected]

24

Rear and Side Elevations of Final Phase of Development

Figure 14

PROPERTY:
SUBMITTED BY:
CONTACT:
EMAIL:
DATE:

1403 VICTORIA ROAD W

ZAP INVESTMENT CORP
PETER HUMPHREYS
[email protected]
JANUARY 30TH, 2015

VISUALIZATIONS OF PROPOSED CHANGES

Southeast Side Facade - Facing Jacobson Ford

BOX 1994
REVELSTOKE, BC
250.200.0680
[email protected]

25

Side Elevations of Final Phase of Development

Figure 15

PROPERTY:
SUBMITTED BY:
CONTACT:
EMAIL:
DATE:

1403 VICTORIA ROAD W

ZAP INVESTMENT CORP
PETER HUMPHREYS
[email protected]
JANUARY 30TH, 2015

VISUALIZATIONS OF PROPOSED CHANGES

BOX 1994
REVELSTOKE, BC
250.200.0680
[email protected]

13

Description of Features - Phase 2 Option

Figure 16

PROPERTY:
SUBMITTED BY:
CONTACT:
EMAIL:
DATE:

1403 VICTORIA ROAD W

ZAP INVESTMENT CORP
PETER HUMPHREYS
[email protected]
JANUARY 30TH, 2015

VISUALIZATIONS OF PROPOSED CHANGES

BOX 1994
REVELSTOKE, BC
250.200.0680
[email protected]

33

View of Front Facade and Property

Figure 17

PROPERTY:
SUBMITTED BY:
CONTACT:
EMAIL:
DATE:

1403 VICTORIA ROAD W

ZAP INVESTMENT CORP
PETER HUMPHREYS
[email protected]
JANUARY 30TH, 2015

VISUALIZATIONS OF PROPOSED CHANGES

COMMON BOXWOOD
(Buxus sempervirens)
Pruned square to 100 cm

HYSLOP CRABAPPLE (Malus x

domestica)
15-20 Tall, Spread 15-20
White flowers in spring

JAPANESE MAPLE (Acer palmatum var.

atropurpureum)
15-25 Tall, Spread 20
Bright Red in Fall & Spring

36

COLOUR, MATERIALS AND VEGETATION PALETTE

RED FESCUE (Festuca rubra)

20-100 cm
Native to BC Interior
Low Elevation Grasslands

KARL FORESTER (Calamagrostis x

acutiflora) 90/120cm Tall
Hardiness rated to Interior Region
Bunchgrass form

JAPANESE MAPLE (Acer palmatum var.

atropurpureum)
15-25 Tall, Spread 20
Bright Red in Fall & Spring

VEGETATION PALETTE - TREE PLANTERS

Used for foundation & walkways

CONCRETE

CSP-385
Used for Siding & Sign Highlights

STUCCO SIDING - BENJAMIN MOORE

GOTHAM

Used for siding

ROCKY MOUNTAIN STONEWORKS

PROSTACK LEDGE STONE - BLACK TUSK

BOX 1994
REVELSTOKE, BC
250.200.0680
[email protected]

2. Herbs such as: lavender, basil,

rosemary, mint, oregano, thyme and
other aromatic plants that create a
pleasant scent.

1. Local wildflowers such as lupins,

lilies, orchids, violets, roses and other
local wildflowers.

The vegetation palette for the boxes

that will be placed between parking
spaces and the building to protect
the building will include a variety of
local and edible plants. Species may
include:

VEGETATION PALETTE - PLANTER BOXES

Used for posts and planter boxes

2026-10
Used for Storage Areas & Sign Highlights

VEGETATION PALETTE - TREES

WOOD - CEDAR

MATERIALS PALETTE

CSP-155
Second storey siding & sign highlights

BENJAMIN MOORE - SKIPPING STONE

BENJAMIN MOORE - LIME GREEN

1603
Doors, Window Frames, & Accents

BENJAMIN MOORE - GRAPHITE

CSP-30
Roof Trim & Signage

BENJAMIN MOORE - ESPRESSO BEAN

FACADE COLOUR PALETTE

Figure 18

Scale: 1:50

No Vacancy

Freestanding Sign with LED Display

Proposed Signage

Entrance & Exit Signs

Fascia Sign

38

-Text can only be changed once every 5 minutes

-Text to comply with Sign Bylaw No. 2054 requirements for freestanding
signs (e.g., cannot be third party information, no animation, flashing, etc.)
-The brightness of all text must be automatically dimmed to a minimum of
30% or less of the maximum brightness output during non-daylight hours of
operation to ensure the glare does not create a distraction or safety hazard to
people traveling along Victoria Road
-The background area for the text characters must remain black at all times

Specific Digital LED Board (Changeable Copy Sign) Restrictions:

Figure 19

Overhead lights for main sign

LED Sign - lower light levels after sunset
Sign not to change more than every 30 seconds - fade in fade out

Freestanding Sign

Exit / Entrance Sign Lighting

Low light backlit

Lime Green Colour - Translucent
Espresso Bean Colour - Solid Fill

Backlit with cutout lettering

Fascia Sign

Signage, building lighting and floodlights

Site Lighting

Lighting Methods

45

Figure 20

Figure 21
ZAP Investment Corp.
Box 1740
Revelstoke BC VOE2SO
February 2 3 , 2015
Chris Selvig
Planning Dept.
City of Revelstoke
RE: Sign Bylaw Variance Request- 1403 Victoria Rd. W.
As i llu strated in our development permit application, We are request i ng 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 in stall ati on 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 encour age 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 an d
promote their event to other visitors .

Vacancies
Due to the small size of the facility, our main b ooking 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 :flexibili ty than a permanent sign. At this point, we
don't know what tex t 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 alre ady
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 22
Sincerely,

Peter Humphreys

President

ZAP Investment Corp.

Figure 23
From:
To:
Subject:
Date:

Nick Thomas
development
DVP 1403 Victoria road west
March-11-15 6:32:46 AM

I don't have any objection to the DVP for 1403 Victoria Road West.
Nicholas Thomas
Box 2682 (1302 First St West)
Revelstoke BC
V0E 2S0