Development Permit Development Variance Permit

Transcription

1 City of Surrey PLANNING & DEVELOPMENT REPORT File: Development Permit Development Variance Permit Proposal: Recommendation: DP to allow a new free-standing sign. DVP to increase the number of fascia signs from one to four, to increase the maximum fascia sign area and to allow a fascia sign to extend over the roof line. Approval to Proceed for the DVP. Refer Development Permit back to applicant Location: Pattullo Place Zoning: CHI OCP Designation: Industrial NCP Designation: Highway Commercial Industrial Owner: B.C. Ltd.

2 PROJECT TIMELINE Completed Application Submission Date: December 16, 2003 Planning Report Date: March 22, 2004 The applicant is proposing: a Development Permit; and a Development Variance Permit to vary the following Sign By-law regulations: to increase the number of fascia signs from one to four; to increase the fascia sign area from 19.1 square metres (205.7 sq.ft.) to 51.4 square metres (553 sq.ft.); and to allow one fascia sign to extend above the roof line in order to allow additional signage for a commercial building in South Westminster.

3 The Planning & Development Department recommends that: 1. Council refer Development Permit No. back to the applicant to revise the design of the proposed free-standing sign; and 2. Council approve Development Variance Permit No. (Appendix IV), varying the following, to proceed to Public Notification: (a) (b) (c) to increase the number of fascia signs prescribed in Section 27(2)(a) of the Sign By-law from one to four; to increase the fascia sign area prescribed in Section 27(2)(b) of the Sign By-law from 19.1 square metres (205.7 sq.ft.) to 51.4 square metres (553 sq.ft.); and to vary Section 27(2)(e) of the Sign By-law to allow one fascia sign to extend above the roof line. 3. Council instruct staff to resolve the following issue prior to final approval: (a) submission of a sign design that satisfies the objectives of the Surrey Sign By-law and to the satisfaction of the City Architect. SITE CHARACTERISTICS Existing Land Use Xcaliber Bowling Centre. Significant Site Attributes SkyTrain guideway runs along the north property line. East: Across Pattullo Place, McDonald's Restaurant and camping supply business both zoned CHI, designated Industrial. South: Mixed use highway commercial building, zoned CHI, designated Industrial. West: Southern rail right-of-way. North: Mixed use, multi-tenant building, zoned CHI, designated Industrial. PLAN AND POLICY COMPLIANCE OCP Designation: NCP Designation: Complies. Complies. DEVELOPMENT CONSIDERATIONS Background The overall form and character of the development along Pattullo Place is regulated by Development Permit No This Development Permit regulated the form, massing, landscaping schematic and signage plan for the seven lots created, including the subject lot.

4 Of the original development, two lots, located at and Pattullo Place remain undeveloped. The subject site is zoned Highway Commercial Industrial Zone (CHI). On July 20, 1998, Council approved Development Permit No to regulate the form and character of a proposed 36-lane bowling centre on the site. When considering the Development Permit, Council also considered a Development Variance Permit to relax the maximum height of a free-standing sign from 2.5 metres (8 ft.) to 8.3 metres (27 ft.). This proposed sign was in the shape of a bowling pin, with a reader board at the cuff of the bowling pin. Council denied the variance for this sign. The applicant finalized the Development Permit for the subject site without any free-standing sign. With the adoption of Surrey Sign By-law No , the maximum height of a free-standing sign for this area has been increased from 2.5 metres (8 ft.) to 4.6 metres (15 ft.). Current Proposal The owner has made application for a Development Permit to allow the installation of a free-standing sign, to legalize the three installed fascia signs, and to permit a fourth fascia sign. A Development Variance Permit application was necessary to increase the number of fascia signs from one to four, to increase the maximum fascia sign area from 19.1 square metres (205.7 sq. ft.) to 51.4 square metres (553 sq. ft.) and to allow one fascia sign to extend above the roof line. The new Development Permit will supplement the approved Development Permit No will remain in force and effect , which PRE-NOTIFICATION In accordance with Council policy, a development proposal sign was erected on the property. To date, staff have not received any comments or concerns with respect to the proposal. DESIGN PROPOSAL AND REVIEW A sign company, hired by the owner, installed three fascia signs without a Development Variance Permit to increase the number of fascia signs and without a Sign Permit. The applicant has requested a Development Variance Permit to legalize these three fascia signs, and to permit a new fascia sign on the south elevation. The fascia signs identify the name of the centre, and the activities available within the building (sports bar, restaurant, bowling, etc.). The building has a floor area of 3,030 square metres (32,620 sq. ft.). The Surrey Sign By-law allows one fascia sign per tenant. As this is a single occupant building, only one fascia sign is permitted. The Sign By-law limits the area of fascia signage based on the frontage of the premises. Therefore, in accordance with the Sign By-law based on the site's frontage of 20.8 metres (68.6 ft.), there can be a maximum of 19.1 square metres (205.7 sq. ft.) of fascia signage. The applicant has requested, together with the increase in the number of fascia signs, an increase of fascia sign area to 51.4 square metres (553 sq. ft.). The applicant has also requested a free-standing sign, which is proposed to be located in the landscaped area

5 along Pattullo Place. The design of the proposed free-standing sign includes a small area identifying the name of the bowling centre, and a larger area which is a changeable message board for announcing special events etc. The sign is mounted on a gray metal clad pole, approximately 4.3 (14 feet) in height. Staff have reviewed the proposed free-standing sign, and suggested a number of simple changes to better reflect the character of the building, and to reflect the stylized lettering of the fascia signs. Suggested changes to the design of the sign included hanging the top portion of the sign to match the fascia signs on the building, providing a metal lattice below the reader board, and supporting the sign on two poles rather than a single pole, which would effectively frame the sign. The applicant has requested that the free-standing sign proceed for Council's consideration as submitted. The Official Community Plan provides criteria for the design of free-standing signs as follows: Free-standing signs should be provided with bases; preferably using the same material as is used for the principal building. These signs should be architecturally coordinated with the overall design and integrated into landscaped areas. (The proposed sign is mounted on a pole and does not incorporate a base. The sign does not reflect the architectural lines or materials of the building. The proposed sign is a similar grey colour to the building with red lettering which is similar to the fascia signs) "Three dimensional" signs designed to become an architectural feature or a landmark are encouraged rather than billboard type, pole mounted "flat" signs. (The proposed sign is a pole mounted flat sign.) In commercial and industrial developments, avoid back-lit acrylic or plastic "box" type signs unless they are integrated into the overall building design. (The sign is flat and back lit.) Provide signs to indicate street address and/or the name of the development, with design consideration for visibility and legibility of the sign from the fronting street, and provide lighting for night time visibility of the sign. (The proposed sign indicates the name of the business and does provide for visibility at night.) As the proposed free-standing sign does not satisfy the majority of the Official Community Plan objectives adopted by Council, it is recommended that the Development Permit for the free-standing sign be referred back to the applicant to work with staff to alter its design such that it: reflects the style of the fascia signage by having the "X" extend above the top of the sign; is mounted using a support structure on either side of the sign rather than a single pole mount; has the supporting structures mounted in a base structure; and treats the space between the reader board and the base of the sign with an architectural finish or feature, such as a wide metal lattice. The architectural design of a free-standing sign is only one detail in the overall character of a development. The

6 improvement of the sign aesthetics will implement the intent of Council to continue to improve the overall image of the South Westminster area. BY-LAW VARIANCES AND JUSTIFICATION (a) Requested Variance: To increase the number of fascia signs from one to four. Applicant's Reasons: The building is very large, and has minimal visibility from Scott Road or 124 Street. The increased number of fascia signs identifies the facilities available within the building. The fascia signage is stylized, and provides interest to the overall face of this large building. Staff Response: Staff concur with the rationale provided by the applicant. If this was a multi-tenant commercial or industrial building, one fascia sign per individual business would be allowed. Staff therefore support the proposed variance as each additional fascia sign identifies a different facility within the building. (b) Requested Variance: To increase the maximum fascia sign area of the combined fascia signs from 19.1 square metres (205.7 sq. ft.) to 51.4 square metres (553 sq. ft.). Applicant's Reasons: With the increased number of fascia signs, there is an increased combined fascia sign area which exceeds that permitted by the Sign By-law. Staff Comments: Staff support the increase in the number of fascia signs, and therefore support the requested variance to increase the maximum combined fascia sign area for the building. (c) Requested Variance: To permit one fascia sign to extend above the roof line of the building. Applicant's Reasons: The sign, with its supporting structure, was installed by the previous sign company. To re-configure the sign will require the removal of the sign, and moving it down the face of the building. The only parts of the sign that extend over the roof line are the "tines" of the "X" of Xcalibre. The cost of re-locating the sign is significant. Staff Response:

7 The definition of a "roof line" in the Sign By-law is the place where the wall of the building and the roof meet. While the tines of the "X" extend above this area, there is a small sloping roof behind the top of the sign. Although the sign was installed without a permit, the sign is stylized and unique for the business. Staff therefore support the requested variance. 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 and Elevations from Development Permit No Appendix III. Proposed Free-Standing Sign Appendix IV. Development Variance Permit No. Appendix V. Engineering Comments INFORMATION AVAILABLE ON FILE Detailed Engineering Comments dated December 24, Soil Contamination Review Questionnaire prepared by Bill Goodwin and dated November 25, LAP/kms Murray Dinwoodie General Manager Planning and Development v:\wp-docs\planning\plncom04\ lap.doc KMS 3/22/04 11:23 AM Information for City Clerk Legal Description and Owners of all lots that form part of the application: 1. (a) Agent: Name: Bill Goodwin c/o Galaxy Signs Address: 5085 Regent Street Burnaby, B.C. V6C 7B8 Tel: APPENDIX I 2. Properties involved in the Application (a) Civic Address: Pattullo Place (b) Civic Address: Pattullo Place Owner: B.C. Ltd.

8 PID: Lot 1 Section 17 Block 5 North Range 2 West New Westminster District Plan LMP (a) Proceed to public notification of Development Variance Permit No