Rezoning Development Permit Development Variance Permit

Transcription

1 City of Surrey PLANNING & DEVELOPMENT REPORT File: Rezoning Development Permit Development Variance Permit Proposal: Rezone from C-8 and RF to CHI and Development Permit to permit development of an auto dealership. DVP to vary signage and setback regulations. Recommendation: Approval to Proceed Location: 15903/15913/15929 Fraser Highway OCP Designation: Commercial NCP Designation: Highway Commercial Zoning: Owners: C-8 and RF B.C. Ltd. and Gerald Kozak

2 PROJECT TIMELINE Completed Application Submission Date: February 7, 2003 Application Revision & Re-submission Date: November 5, 2003 Planning Report Date: March 22, 2004 The applicant is proposing: a rezoning from C-8 and RF to CHI; a Development Permit; and a Development Variance Permit to vary the following by-law regulations: to vary the Sign By-law to increase the number of fascia signs from 2 to 4; and to vary the minimum front and side yard setbacks of the CHI Zone

3 in order to permit the development of an auto dealership. The Planning & Development Department recommends that: 1. a By-law be introduced to rezone the property from "Community Commercial Zone (C-8)" (By law No ) and "Single Family Residential Zone (RF)" (By-law No ) to "Highway Commercial Industrial Zone (CHI)" (By-law No ) and a date be set for Public Hearing. 2. Council authorize staff to draft Development Permit No. in accordance with the attached drawings (Appendix III). 3. Council approve Development Variance Permit No. (Appendix V) varying the following to proceed to Public Notification: (a) (b) (c) to vary Section 27(2)(a) of Surrey Sign By-law No by increasing the number of fascia signs from two to four; to vary the minimum front yard setback of the CHI Zone from 7.5 metres (25 ft.) to 4.5 metres (15 ft.); and to vary the minimum side yard setback along a flanking street of the CHI Zone from 7.5 metres (25 ft.) to 2.9 metres (9.5 ft.). 4. Council instruct staff to resolve the following issues prior to final adoption: (a) (b) (c) (d) (e) (f) (g) ensure that all engineering requirements and issues including restrictive covenants, and rights-of-way where necessary, are addressed to the satisfaction of the General Manager, Engineering; submission of a subdivision layout to the satisfaction of the Approving Officer; submission of an acceptable tree survey and a statement regarding tree preservation; submission of a landscaping cost estimate to the specifications and satisfaction of the City Landscape Architect; registration of a reciprocal access agreement and Restrictive Covenant for a shared access on Fraser Highway with the future development site immediately to the east; approval of Development Variance Permit No. ; and removal of all residential dwellings and outbuildings. REFERRALS Engineering: The Engineering Department has no objection to the project subject to the completion of Engineering servicing requirements as identified in the attached (Appendix III). SITE CHARACTERISTICS

4 Existing Land Use Older retail building (Fleetwood Antiques) on corner lot and older residential buildings on other two lots, all of which will be demolished. East: Older buildings used for commercial purposes, zoned RF, designated Commercial. South: Across Fraser Highway, Fleetwood Village Shopping Centre, zoned CD (By-law No ), designated Commercial. West: Across 159 Street, undeveloped properties, zoned RF, designated Multiple Residential. North: Proposed RM-30 townhouse project (File No ) currently at Third Reading, zoned RF, designated Multiple Residential. PLAN AND POLICY COMPLIANCE OCP Designation: NCP Designation: Complies. Complies. DEVELOPMENT CONSIDERATIONS The applicant is proposing rezoning of the northeast corner of 159 Street and Fraser Highway to Highway Commercial Industrial Zone (CHI) to accommodate the construction of an auto dealership. The proposed development complies with the Commercial designation of the site in the Official Community Plan and the Highway Commercial designation in the Fleetwood Town Centre Neighbourhood Concept Plan (NCP). The applicant has attempted to acquire the property immediately to the east of the application site but recently it has been sold to another party. Planning staff have met with the agents for the new owner of this property, and discussed a preliminary site plan that confirms the viability of the development of this property separate from the proposed car dealership to the west. The development of the application site will facilitate the re-alignment of 159 Street on the north side of the Fraser Highway so that it intersects the Fraser Highway at a right angle rather the current angled intersection. The applicant is dedicating 7.45 metres (24 ft) for the widening of the Fraser Highway. The applicant will also register a Restrictive Covenant to protect a 5.6 metre (18 feet) wide no-build area along the Fraser Highway for the further widening of the Fraser Highway to accommodate some form of rapid transit in the future. The applicant is dedicating the required 4 metres (13 ft.) of land along the northern edge of the site for a future lane, and will register a 2-metre (6.5 ft.) wide right-of-way to accommodate a sidewalk and boulevard along the southern edge of the future lane. One building is proposed for the site which will have a floor area ratio (FAR) of 0.17 and a lot coverage of 17% which is less than the maximum FAR of 1.0 and lot coverage of 50% permitted in the CHI Zone. In conjunction with the rezoning, the applicant is requesting a Development Permit to regulate the form and character of the development, and a Development Variance Permit to relax some of the CHI and Sign By-law regulations.

5 Primary access to the site will be from Fraser Highway with a secondary access from the future lane to the north. The Fraser Highway access has been designed so that it can be altered to function as a shared access with the property to the east when that property is developed. A reciprocal access agreement and Restrictive Covenant will be registered against the subject property to ensure that the shared access is installed with the development of the property to the east. PRE-NOTIFICATION In accordance with Council policy, pre-notification letters were sent out on February 17, 2003, and a development proposal sign was erected on the property. One letter was received from an owner who lives south of 84 Avenue, who expressed a concern about the increase in automotive related uses, and the impact it would have on pedestrian activity in the area. The letter indicated opposition to the proposed car dealership because they feel that the use is not in keeping with the Fleetwood Village Shopping Centre on the south side of the Fraser Highway and contrary to the pedestrianfriendly environment envisioned for the "heart" of Fleetwood. (Planning staff explained to the resident that the proposed car dealership is consistent with the Highway Commercial uses indicated for the site in the Fleetwood Town Centre Plan which was developed in consultation with the community, and with the Commercial designation of the site in the Official Community Plan. The site plan includes a sidewalk along the southern edge of the lane to the north and incorporates hard and soft landscaping to enhance the pedestrian-friendly nature of the lane. Furthermore, the widening of Fraser Highway and the sidewalk construction will improve pedestrian opportunities in the area.) DESIGN PROPOSAL AND REVIEW The proposed car dealership building is placed on the southwest corner of the site and faces both 159 Street and Fraser Highway. It is composed of two volumes, a large volume glass-walled showroom and a lower service shop with architectural block walls. Trees, lawn and shrub areas fill in the space between the 159 Street and Fraser Highway street edges and the building faces. The glazed showroom has clear anodized aluminum mullions and is capped with a large flat roofed overhang to provide sun shading. This roof is supported on white steel columns inside the building. The showroom floor of patterned concrete extends outside the building to the same extent as the metal roof overhang. The masonry walls of the service area are comprised of ivory and charcoal coloured concrete block, sometimes in large blocks of solid colour or alternating stripped patterns. Punched office windows and glass overhead service doors articulate the wall surfaces. The masonry extends along the west side of the site as a security wall and tapers down into a high landscaped berm on the north edge of the site. The berm forms the base of a colourful wall of landscaping greenery in which a trellis is placed to screen the dealership parking area from the view of the proposed 3-storey townhouse project to the north of the lane, which is currently at Third Reading (Application No ). At the Fraser Highway access, a large landscaped area of sculpted rock formations creates a platform to display new vehicles. A metal transparent fence with sandblasted concrete piers will define the Fraser Highway edge of the site. The building is located closest to the intersection of Fraser Highway and 159 Street, which assist in breaking the parking area associated with automotive sales.

6 The applicant has requested a free-standing sign, which is located in a landscaped area adjacent to the driveway accessing Fraser Highway. The sign is 4.6 metres (15 ft.) in height and is constructed with concrete. The sign area has been "cut out" of the concrete, and boulders have been used to create a focal interest in the sign. The applicant is requesting two fascia signs along the Fraser Highway and 159 Street elevations, and two logo signs on the rear and east elevation, whereas Surrey Sign By-law No limits this building to two fascia signs (one per street frontage). The applicant has, therefore, requested a relaxation of this requirement. To ensure security on the site, a 1.5-metre (5 ft.) high chain link fence, with a wood post and trellis, is proposed along the north property line. Low feature rock walls and bollards will be provided for interest, while increasing the security. A low wall has been provided closest to 159 Street, which is behind the landscaping provided. ADVISORY DESIGN PANEL ADP Meeting Date: December 18, 2003 ADP comments and suggestions have been satisfactorily addressed. (Appendix IV) TREE SURVEY AND TREE PRESERVATION SUMMARY The applicant has submitted an arborist report and tree preservation summary which indicates that 17 protected trees have been identified on the site and that all of them will be removed to accommodate for the proposed development. Although only 34 replacement trees are required, the applicant will be planting 43 new trees on the site as part of the project landscaping. BY-LAW VARIANCES & JUSTIFICATION (a) Requested Variance: To vary the Sign By-law by increasing the number of fascia signs from two to four. Applicant's Reasons: The subject building faces two road frontages, and it is preferable to advertise the name of the business from both traffic directions. The fascia signs along the road frontages are located along the tip of the showroom area. The two internal signs are logo signs only, which service to provide architectural interest to the interior building faces. Staff Comments: The proposed signage is well integrated into the façades of the building and provide for visual interest. Staff, therefore, support the requested variance. (b) Requested Variance: To relax the front yard setback of the CHI Zone from 7.5 metres (25 ft.) to 4.5 metres (15 ft.). Applicant's Reasons:

7 The site is restricted by the road dedication requirement along Fraser Highway and the lane dedication requirement to the north. City staff wanted to create visual interest from the street, and reduce the asphalt parking expanse normally associated with automotive dealerships. The relaxations satisfy the request of City staff, while interfacing with the future residential development to the west of 159 Street. Staff Comments: City staff encouraged the reduced setback in order to screen the vehicle parking. Staff, therefore, support the requested variance. (c) Requested Variance: To relax the south side yard setback along a flanking street, of the CHI Zone, from 7.5 metres (25 ft.) to 2.9 metres (9.5 ft.). Applicant's Reasons: The rationale for supporting this relaxation is the same as supporting the relaxation of the setback to 159 Street. The requested relaxation is to accommodate a canopy along this building elevation. The building wall is 3.6 metres (12 ft.) from the side property line. Staff Comments: Staff requested that the building be located adjacent to Fraser Highway, and concur with the rationale provided by the applicant. Staff, therefore, support the requested relaxation INFORMATION ATTACHED TO THIS REPORT The following information is attached to this Report: Appendix I. Lot Owners, Action Summary and Project Data Sheets Appendix II. Site Plan, Typical Floor Plans and Elevations, Landscape Plans Appendix III. Engineering Summary Appendix IV. ADP Comments and Applicant's Response Appendix V. Development Variance Permit No. INFORMATION AVAILABLE ON FILE Detailed Engineering Comments dated February 3, Tree Survey and Tree Preservation and Planting Plan prepared by DMG and dated February 3, Soil Contamination Review Questionnaire prepared by Ziaeddin Miri and dated February 7, Murray Dinwoodie

8 General Manager Planning and Development RT/kms v:\wp-docs\planning\plncom04\ rt.doc KMS 3/16/04 10:32 AM APPENDIX I Information for City Clerk Legal Description and Owners of all lots that form part of the application: 1. (a) Agent: Name: Maciej Dembek Address: Unit Avenue Surrey, B.C. V3W 3E9 Tel: Properties involved in the Application (a) Civic Addresses: 15903/15913/15929 Fraser Highway (b) Civic Address: Fraser Highway Owner: B.C. Ltd. PID: Lot 37 Block 7 NE Section 26 Township 2 Plan 2824 (Ex. Exp ) (c) Civic Address: Fraser Highway Owner: Gerald Joseph Kozak PID: Parcel A Block 37 7 NE Section 26 Township 2 Exp (d) Civic Address: Fraser Highway Owner: Gerald Joseph Kozak PID: Lot 38 Block 2-7 NE Section 26 Township 2 Plan 2824 (Ex. Exp 11680) 3. (a) Introduce a By-law to rezone the property. (b) Proceed with Public Notification of Development Variance Permit No.. DEVELOPMENT DATA SHEET Required Development Data Minimum Required / Maximum Allowed LOT AREA* (in square metres) Proposed Zoning: CHI Proposed

9 Gross Total ha Road Widening area ha Undevelopable area ha Net Total LOT COVERAGE (in % of net lot area) Buildings & Structures 50% 17% Paved & Hard Surfaced Areas 60% Total Site Coverage 77% SETBACKS ( in metres) Front (159 Street) 7.5 m 4.5 m Rear 7.5 m 27.1 m Side #1 (North) 7.5 m 16.7 m Side #2 (South) 7.5 m 2.9 m BUILDING HEIGHT (in metres/storeys) Principal 9.0 m 5.8 m Accessory 9.0 m 4.0 m NUMBER OF RESIDENTIAL UNITS 1 n/a Bachelor One Bed Two Bedroom Three Bedroom + Total FLOOR AREA: Residential FLOOR AREA: Commercial 4,880 m² 799 m² Retail Office Total FLOOR AREA: Industrial FLOOR AREA: Institutional TOTAL BUILDING FLOOR AREA 4,888 m² 799 m² * If the development site consists of more than one lot, lot dimensions pertain to the entire site. Development Data Sheet cont'd Required Development Data Minimum Required / Maximum Allowed Proposed DENSITY # of units/ha /# units/acre (gross) # of units/ha /# units/acre (net) FAR (gross) 0.14

10 FAR (net) AMENITY SPACE (area in square metres) n/a n/a Indoor Outdoor PARKING (number of stalls) Commercial Industrial Residential Bachelor + 1 Bedroom 2-Bed 3-Bed Residential Visitors Institutional Total Number of Parking Spaces Number of disabled stalls 1 Number of small cars 8 8 Tandem Parking Spaces: Number / % of Total Number of Units Size of Tandem Parking Spaces width/length Heritage Site NO Tree Survey/Assessment Provided YES