City of Surrey PLANNING & DEVELOPMENT REPORT File:

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1 Cty of Surrey PLANNNG & DEVELOPMENT REPORT Fle: Plannng Report Date: October 20, 2014 PROPOSAL: Development Permt Development Varance Permt n order to permt the development of a 8,580 m 2 (92,350 ft 2 ) lght-ndustral warehouse. LOCATON: Street Street OWNER: B.C. Ltd. Mercana Art Decor nc. Mercana Enterprses Ltd. ZONNG: CD (By-law Nos & 17934) OCP DESGNATON: ndustral LAP DESGNATON: Busness Park

2 Staff Report to Councl Fle: Plannng & Development Report Page 2 RECOMMENDATON SUMMARY Approval to draft Development Permt. Approval for Development Varance Permt to proceed to Publc Notfcaton. DEVATON FROM PLANS, POLCES OR REGULATONS A Development Varance Permt s requred to vary Secton 5 Parkng and Loadng/Unloadng of the Zonng Bylaw to allow 4.7 metre- (15.4 foot-) wde drve asles. RATONALE OF RECOMMENDATON Comples wth the Offcal Communty Plan (OCP) and the Campbell Heghts Busness Park Local Area Plan (LAP). The proposed development s consstent wth the desgn gudelnes outlned n the Campbell Heghts Local Area Plan and the general development permt approved for Campbell Heghts North. The proposed asle wdth s supported because the ste layout s desgned to functon as a oneway loop around the buldng, provdng adequate vehcle crculaton.

3 Staff Report to Councl Fle: Plannng & Development Report Page 3 RECOMMENDATON The Plannng & Development Department recommends that: 1. Councl authorze staff to draft Development Permt No generally n accordance wth the attached drawngs (Appendx ). 2. Councl approve Development Varance Permt No (Appendx V) varyng the followng, to proceed to Publc Notfcaton: (a) to reduce the mnmum wdth of a vehcle maneuverng asle from 7.5 m (25 ft) to 4.7 m (15.4 ft). 3. Councl nstruct staff to resolve the followng ssues pror to approval: (a) (b) (c) (d) ensure that all engneerng requrements and ssues ncludng restrctve covenants, dedcatons, and rghts-of-way where necessary, are addressed to the satsfacton of the General Manager, Engneerng; consoldaton of the two subject propertes; submsson of a landscapng plan and landscapng cost estmate to the specfcatons and satsfacton of the Plannng and Development Department; and resoluton of all urban desgn ssues to the satsfacton of the Plannng and Development Department. REFERRALS Engneerng: Surrey Fre Department: The Engneerng Department has no objecton to the project, as outlned n Appendx. The Fre Department has no concerns wth the proposed development. STE CHARACTERSTCS Exstng Land Use: Undeveloped ndustral land Adjacent Area: Drecton Exstng Use OCP/NCP Desgnaton North: Undeveloped lot under ndustral n the OCP. applcaton for DP and DVP n Busness Park n the process (no ) Campbell Heghts LAP. Exstng Zone CD (By-Law Nos /17934)

4 Staff Report to Councl Fle: Plannng & Development Report Page 4 Drecton Exstng Use OCP/NCP Desgnaton East: Undeveloped land, wth one lot under applcaton for DP (No ) ndustral n the OCP. Busness Park n the Campbell Heghts LAP. South and West: Undeveloped ndustral land. ndustral n the OCP. Busness Park n the Campbell Heghts LAP. Exstng Zone CD (By-Law Nos /17934) CD (By-Law Nos /17934) DEVELOPMENT CONSDERATONS Context The subject ste conssts of two propertes and s 1.6 ha (3.9 acres) n sze. t s located n the Campbell Heghts North area, whch has recently been rezoned and subdvded. These propertes, located n Phase Two of the Campbell Heghts North Busness Park, were created under subdvson applcaton no n August The ste and surroundng propertes are currently vacant, wth lttle or no vegetaton. On the property to the north, a Development Permt and Development Varance Permt applcaton s currently n process, for a ppe manufacturng and warehouse faclty (No ). On one of the propertes to the east, a Development Permt applcaton s n process, for a grocery mport and dstrbuton warehouse (no ). Proposal The subject ste wll be occuped by Mercana Art Décor, a company that mports, desgns, and wholesales home furnshngs and accessores. Mercana has been located near Kng George Boulevard and 78 Avenue snce The company plans to consoldate ther busness from ths locaton and three other locatons nto the faclty n Campbell Heghts. The applcaton s for an 8,579 m 2 ( ft 2 ) ndustral buldng wth a 7,307 m 2 (78,654 ft 2 ) footprnt and 1,272 m 2 (13,692 ft 2 ) of second-floor offce space. The buldng wll be dvded nto two unts, wth the larger unt (roughly ¾ of the buldng) beng used by Mercana. The expectaton s that the busness wll expand to occupy the whole buldng n the future. The buldng wll be 9.8 m (32.2 ft) tall. The applcaton s currently on two separate propertes, whch the applcant proposes to consoldate through the Land Ttles Offce. Consoldaton must be fnalzed before the Development Permt can be approved. The applcaton ncludes a proposal to vary the mnmum wdth of a vehcle maneuverng asle from 7.5 m (25 ft) to 4.7 m (15.4 ft). The ste s desgned to functon as a one-way loop for automobles and trucks that need to access the rear of the buldng. The Zonng By-law requrement for a 7.5 m drve-asle s based on an assumpton that the asle wll be used for

5 Staff Report to Councl Fle: Plannng & Development Report Page 5 two-way traffc. Because the one-way crculaton pattern s clearly desgned on ths ste, the varance can be supported. PRE-NOTFCATON The proposal was referred to the Lttle Campbell Watershed Socety (LCWS) for revew and comment. The LCWS has no concerns wth regards to the health of the Lttle Campbell watershed or the Lttle Campbell Rver. DESGN PROPOSAL AND REVEW Parkng, Access, and Crculaton Two vehcle accesses are proposed on 189 Street, adjacent to both the south and the north property lnes. When enterng the ste, automobles wll be able to access a double-row of parkng at the front of the buldng va a two-way drve-asle (see Appendx ). Truck traffc, and automobles accessng the parkng at the sdes and rear of the buldng, wll use the one-way maneuverng asle to the south of the buldng. All loadng bays are located at the rear of the buldng and wll be accessed ths way. Trucks that are extng the loadng bays and leavng the ste, as well as cars leavng the sde and rear parkng areas, wll ext usng the drve-asle on the north sde of the buldng. Ths one-way desgn supports the applcant s proposal to vary the wdth of the north and south maneuverng asles because two-way traffc s not antcpated. A mnmum of 86 parkng spaces s requred and the applcant proposes 89 spaces. 61 fulltme employees and some addtonal part-tme staff are antcpated at ths locaton. Pedestran pathways are proposed n two locatons to connect the buldng entrances to the Cty sdewalk. Buldng Desgn The proposed buldng wll cover 46% of the ste and wll have an FAR of The proposed buldng and ste plan are consstent wth the desgn gudelnes outlned n the Campbell Heghts LAP and the Campbell Heghts North Desgn Gudelnes document. The buldng s proposed to be tlt-up concrete, panted n several shades of grey ("nkwell," "Mnk," and "Passve") wth accents of New London Burgundy. The front (west) façade features extensve grey-tnted glazng n clear anodzed alumnum frames. Four panted steel trellses are proposed on the west façade. They are desgned to accommodate a clmbng vne to create a "green wall." The type of vne to be planted has not yet been fnalzed.

6 Staff Report to Councl Fle: Plannng & Development Report Page 6 TREES An arborst report was not requred because there are currently no trees and very lttle vegetaton at all on the property. Landscapng The landscapng plan has not yet been fnalzed but s generally acceptable. Some mnor revsons are stll requred. The proposed landscapng must reflect the regstered restrctve covenant for landscapng and storm-water management along the front (west) property lne. The restrctve covenant requres nstallaton of a bo-swale and assocated ran garden wth planted trees, shrubs, and groundcover. n ths regard, the applcant proposes a 3 m- (9.8 ft-) wde ran garden along the 189 Street frontage. 29 trees, ncludng maple, hornbeam, beech, ash, and cedar, are proposed to be planted wthn the landscaped areas. Most are wthn the front yard setback. The front yard landscapng ncorporates two pedestran connectons between the buldng and the sdewalk on 189 Street. Two garbage and recyclng enclosures are located at the rear of the property and are screened from vew. ADVSORY DESGN PANEL A referral to the Advsory Desgn Panel (ADP) was not requred. SUSTANABLE DEVELOPMENT CHECKLST The applcant prepared and submtted a sustanable development checklst for the subject ste on May 27, The table below summarzes the applcable development features of the proposal based on the seven (7) crtera lsted n the Surrey Sustanable Development Checklst. Sustanablty Crtera 1. Ste Context & Locaton (A1-A2) 2. Densty & Dversty (B1-B7) 3. Ecology & Stewardshp (C1-C4) Sustanable Development Features Summary The proposal s consstent wth the Campbell Heghts Local Area Plan. The maxmum allowable FAR s 1.0. The proposed FAR s The proposal ncorporates absorbent sols, bo-swales, trellsed green walls, sedment control devces and perforated ppng. 30 trees are proposed to be planted. There are currently no ecologcally senstve areas on the property.

7 Staff Report to Councl Fle: Sustanable Transport & Moblty (D1-D2) 5. Accessblty & Safety (E1-E3) 6. Green Certfcaton (F1) 7. Educaton & Awareness (G1-G4) Plannng & Development Report The applcant proposes to nclude bke racks. On-ste pedestran pathways connect to Cty sdewalks. Ste and buldng desgn ncorporate CPTED prncples through the use of lghtng, glazng, and approprate landscapng. n/a The end-user has been nvolved n the buldng and ste desgn. The faclty wll be constructed to current ASHRAE standards for skylghtng, glazng and envelope nsulaton. Page 7 BY-LAW VARANCE AND JUSTFCATON (a) Requested Varance: Vary the mnmum wdth of the north and south vehcle maneuverng asles from 7.5 m (25 ft) to 4.7 m (15.4 ft). Applcant's Reasons: These two drve-asles are desgned to accommodate one-way traffc only. The 7.5 m standard for drve-asles s acceptable for two-way traffc but unnecessarly wde for one-way traffc only. Staff Comments: Because the ste s desgned to functon well as a one-way loop for vehcles that need to access the rear of the buldng, staff support the proposed varance. The Engneerng Department has revewed the proposal and has no objectons to the proposed reducton n drve-asle wdth. NFORMATON ATTACHED TO THS REPORT The followng nformaton s attached to ths Report: Appendx. Lot Owners, Acton Summary and Project Data Sheets Appendx. Ste Plan, Buldng Elevatons, Landscape Plans and Perspectve Appendx. Engneerng Summary Appendx V. Development Varance Permt No

8 Staff Report to Councl Fle: Plannng & Development Report Page 8 NFORMATON AVALABLE ON FLE Complete Set of Archtectural and Landscape Plans prepared by CTA Desgn Group and Jonathan Losee Ltd., respectvely, dated October 10, 2014 and October 15, orgnal sgned by Ncholas La Jean Lamontagne General Manager Plannng and Development MJ/da \\fle-server1\net-data\csdc\generate\areaprod\save\ doc DRV 10/15/14 4:21 PM

9 APPENDX nformaton for Cty Clerk Legal Descrpton and Owners of all lots that form part of the applcaton: 1. (a) Agent: Name: John Krstanson CTA Desgn Group, Archtecture and Engneerng Address: #101, West 8th Avenue Vancouver, BC V5Z 1E4 Tel: Work Fax 2. Propertes nvolved n the Applcaton (a) Cvc Address: Street Street (b) Cvc Address: Street Owner: B.C. Ltd. Drector nformaton: Amn Rawj No Offcer nformaton Fled Mercana Art Decor nc. Mercana Enterprses Ltd. PD: Lot 5 Secton 28 Townshp 7 New Westmnster Dstrct Plan EPP31532 (c) Cvc Address: Street Owner: B.C. Ltd. Drector nformaton: Amn Rawj No Offcer nformaton Fled Mercana Art Decor nc. Mercana Enterprses Ltd. PD: Lot 7 Secton 28 Townshp 7 New Westmnster Dstrct Plan EPP Summary of Actons for Cty Clerk's Offce (a) Proceed wth Publc Notfcaton for Development Varance Permt No and brng the Development Varance Permt forward for an ndcaton of support by Councl. f supported, the Development Varance Permt wll be brought forward for ssuance and executon by the Mayor and Cty Clerk n conjuncton wth the fnal approval of the assocated Development Permt. \\fle-server1\net-data\csdc\generate\areaprod\save\ doc DRV 10/15/14 4:21 PM

10 DEVELOPMENT DATA SHEET Exstng Zonng: CD (17146 & 17934) Requred Development Data Mnmum Requred / Maxmum Allowed Proposed LOT AREA* (n square metres) Gross Total 15,825 Road Wdenng area Undevelopable area Net Total 15,825 LOT COVERAGE (n % of net lot area) Buldngs & Structures Paved & Hard Surfaced Areas 45 Total Ste Coverage 91 SETBACKS ( n metres) Front Rear North Sde South Sde BULDNG HEGHT (n metres/storeys) Prncpal Accessory NUMBER OF RESDENTAL UNTS Bachelor One Bed Two Bedroom Three Bedroom + Total FLOOR AREA: Resdental FLOOR AREA: Commercal Retal Offce Total n/a n/a n/a FLOOR AREA: ndustral 8,579 FLOOR AREA: nsttutonal n/a TOTAL BULDNG FLOOR AREA 8,579 * f the development ste conssts of more than one lot, lot dmensons pertan to the entre ste. \\fle-server1\net-data\csdc\generate\areaprod\save\ doc DRV 10/15/14 4:21 PM

11 Development Data Sheet cont'd Requred Development Data Mnmum Requred / Maxmum Allowed Proposed DENSTY # of unts/ha /# unts/acre (gross) # of unts/ha /# unts/acre (net) FAR (gross) 0.54 FAR (net) 0.54 AMENTY SPACE (area n square metres) ndoor Outdoor PARKNG (number of stalls) Commercal ndustral Resdental Bachelor + 1 Bedroom 2-Bed 3-Bed Resdental Vstors nsttutonal Total Number of Parkng Spaces Number of dsabled stalls 1 4 Number of small cars Tandem Parkng Spaces: Number / % of Total Number of Unts Sze of Tandem Parkng Spaces wdth/length Hertage Ste NO Tree Survey/Assessment Provded NO \\fle-server1\net-data\csdc\generate\areaprod\save\ doc DRV 10/15/14 4:21 PM

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18 ktslrrey the Future lves here. NTER-OFFCE MEMO APPENDX TO: FROM: Manager, Area Plannng & Development - South Surrey Dvson Plannng and Development Departmen t Development Servces Manager, Engneerng Department DATE: October 10, 2014 PROJECT FLE: RE: Engneerng Requrements (Comm ercal/ndustral) Locaton: 3250/ Street DEVELOPMENT PERMT There are no engneerng requrements relatve to ssuance of the Development Permt. BULDNG PERMT The followng ssues are to be addressed as a condton of ssuance of the Buldng Permt: Completon and acceptance (placed on mantenance) of Surrey Project 78u-o16o-oo. Remove redundant servce connectons pursuant to consoldaton. Evaluate servces (e.g. drveways, water connectons, santary sewer connectons, storm water dranage) provded to the ste by o-oo and address through the BP process. DEVELOPMENT VARANCE PERMT There are no engneerng requrements relatve to ssuance of the Development Varance Permt. Rem Dube, P.Eng. Development Servces Manager LR

19 CTY OF SURREY APPENDX V (the "Cty") DEVELOPMENT VARANCE PERMT NO.: oo ssued To: B.C. LTD. Address of Owner: Clveden Avenue, Unt 201 Delta, BC V3M 6L2 ssued To: MERCANA ENTERPRSES LTD. MERCANA ART DECOR Address of Owner: Avenue, Unt 16 Surrey, BC V3 W 8J6 (collectvely referred to as "the Owner") 1. Ths development varance permt s ssued subject to complance by the Owner wth all statutes, by-laws, orders, regulatons or agreements, except as specfcally vared by ths development varance permt. 2. Ths development varance permt apples to that real property ncludng land wth or wthout mprovements located wthn the Cty of Surrey, wth the legal descrpton and cvc address as follows: Parcel dentfer: Lot 5 Secton 28 Townshp 7 New Westmnster Dstrct Plan EPP31532 Parcel dentfer: o6o Lot 7 Secton 28 Townshp 7 New Westmnster Dstrct Plan EPP31532 (the "Land") 3 (a) As the legal descrpton of the Land s to change, the Cty Clerk s drected to nsert the new legal descrpton for the Land once ttle(s) has/have been ssued, as follows: Parcel dentfer:

20 -2- (b) f the cvc address(es) change(s), the Cty Clerk s drected to nsert the new cvc address(es) for the Land, as follows: 4 Surrey Zonng By-law, 1993, No , as amended s vared as follows: (a) n Part 5 Parkng and Loadng/ Unloadng Secton D Sub-secton 3(b), the mnmum wdth for a maneuverng asle s vared &om 7 5 metres [25ft.] to 4 7 metres [15.4 ft.] for the drve-asles on the north and south sdes of the proposed buldng. 5 The stng of buldngs and structures shall be n accordance wth the ste plan, as shown n Schedule A, whch s attached hereto and forms part of ths Development Varance Permt. 6. The Land shall be developed strctly n accordance wth the terms and condtons and provsons of ths development varance permt. 7- Ths development varance permt shall lapse f the Owner does not substantally start any constructon wth respect to whch ths development varance permt s ssued, wthn two (2) years after the date ths development varance permt s ssued. 8. The terms of ths development varance permt or any amendment to t, are bndng on all persons who acqure an nterest n the Land. 9 Ths development varance permt s not a buldng permt. AUTHORZNG RESOLUTON PASSED BY THE COUNCL, THE SSUED THS DAY 0 F, 20. DAY OF ' 20. Mayor - Danne L. Watts Cty Clerk - Jane Sullvan \\fle-saven\net-clata\csdc\generate\areaprod\save\ doc M w/14/14 3=52 PM

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