Development Permit Development Variance Permit

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1 City of Surrey PLANNING & DEVELOPMENT REPORT File: Development Permit Development Variance Permit Proposal: Development Permit to regulate signage for an industrial site. Development Variance Permit to relax various provisions of the Sign By-law. Recommendation: Denial Location: Avenue Zoning: IL OCP Designation: Industrial LAP Designation: Industrial Owner: Performance Mall Properties

2 PROJECT TIMELINE Completed Application Submission Date: April 30, 2003 Application Revision & Re-submission Date: May 28, 2003 Planning Report Date: June 23, 2003 The applicant is proposing: a Development Permit; and a Development Variance Permit to vary the following Sign By-law regulations: to permit two free-standing signs less than 30 metres (100 ft.) apart; to increase the height of two free-standing signs from 4.6 metres (15 ft.) to 9.75 metres (32 ft.); to increase the maximum sign area of the two free-standing signs from 27.8 metres (300 sq. ft.) to 59.5 sq.

3 metres (640 sq. ft.); and to increase the maximum copy area for the fascia sign on the south side of the building from 50% to 100% in order to permit a "V-shaped" free-standing sign and a fascia sign on an industrial building adjacent to Highway No. 1 in the Port Kells industrial area. The Planning & Development Department recommends that: 1. this application be denied. 2. Council direct staff to amend the Sign By-law No. 1999, No , to prohibit free-standing and fascia signs along Highway No. 1 and Highway No Council adopt a policy to prohibit free-standing and fascia signs along Highway No. 1 and Highway No. 99. REFERRALS Engineering: No concerns. SITE CHARACTERISTICS Existing Land Use Multi-tenant industrial building in the final stages of construction (tenant improvements). Significant Site Attributes Vacant, undeveloped land on the west portion of the site. East: Finning Tractor site, zoned IL. South: Highway No. 1. West: Vacant property, zoned IL, designated Industrial. North: Across 94 Avenue, vacant land, zoned IL, designated Industrial. PLAN AND POLICY COMPLIANCE OCP Designation: LAP Designation: Complies. Complies. DEVELOPMENT CONSIDERATIONS Background The subject site is located in the Port Kells industrial area to the north of Highway No. 1. The site is designated Industrial in the Official Community Plan (OCP) and zoned Light Impact Industrial (IL). Rezoning of the site to IL was achieved under application No which received final adoption on January 22, 2001.

4 In accordance with the OCP guidelines, since the site abuts Highway No. 1, a Development Permit is required to regulate the site layout, design and landscaping for the development. Development Permit No was issued for the subject site by Council on July 22, The multi-tenant building allowed by the Development Permit has subsequently been constructed. Tenant improvements for ADP Distributors, PDR Diesel Technology Research, M & T Air Conditioning and NW Fuel Injection Service are currently being undertaken. Signage on the subject site is regulated under Development Permit No Fascia signage for individual premises on the north elevation facing 94 Avenue are proposed to be three-dimensional, plastic, individual letters attached to the building (Appendix II). On the south elevation, the Development Permit identifies an illuminated logo sign, with painted letters. One free-standing sign approximately 1.2 metres (4 ft.) in height on a concrete base of 0.45 m (1.5 ft.) located at the north driveway entrance to the subject site, is permitted by Development Permit No (Appendix II). No free-standing sign along Highway No. 1 is allowed under the approved Development Permit. Current Proposal The applicant has now requested to replace the logo sign on the south elevation with a large back-lit illuminated advertising sign. The proposed fascia sign is allowed under the Sign By-law due to the site being adjacent two roads. The applicant has requested an amendment to the Development Permit to permit this sign and has requested a variance to the Sign By law to increase the copy area for this fascia sign. The applicant has also applied to construct a V-shaped free-standing sign on the southern portion of the site, visible from Highway No. 1. The applicant has requested an amendment to the Development Permit and a variance to the Sign By-law in order to permit these free-standing signs. As part of the original subdivision of the site, a 10-metre (33 ft.) wide No-Build Restrictive Covenant was registered along the southern portion of the site adjacent to Highway No. 1. The proposed free-standing sign will be sited just outside of this No-Build area, placing it 10 m (33 ft.) from the southern property line and approximately 40 m (130 ft.) from the driving lanes on Highway No. 1 (Appendix IV). DESIGN PROPOSAL AND REVIEW The proposed fascia signage facing Highway No. 1 is to be rhombus-shaped, 3.5 metres (11.5 ft.) high at the highest point and 4.3 metres (14 ft.) wide. The proposed sign, which will be back-lit, comprises a digital reproduction of a vehicle travelling along a road. A logo will be super-imposed on the top left-hand corner of the sign. (The exact photograph to be used has not yet been chosen but will be similar to the photograph shown in Appendix III). Due to the crispness and clarity of the reproduced photograph, the proposed fascia sign takes on the appearance of a billboard, rather than the usual fascia signage which normally just lists the name of the business. The Official Community Plan establishes design guidelines for free-standing signs. The criteria is as follows: o 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

5 into the landscaped area. "Three dimensional signs" designed to become an architectural feature or a landmark are encouraged rather than billboard type, pole mounted "flat" signs. o o In multiple-tenant commercial or industrial buildings, avoid back-lit acrylic or plastic "box" type signs are to be avoided unless they are integrated into the overall building design. 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 front street, and provide lighting for night time visibility of the site. The proposed free-standing sign is angular so that there are two sign boxes joined to form a V that the sign can be viewed by both east- and west-bound traffic along Highway No. 1. shape, in order Under the provisions of the Sign By-law, free-standing signs connected angularly are considered two signs. Each of the proposed free-standing signs consist of a back-lit, flex-face vinyl sign box, 9.8 m (32 ft.) long and 3.0 m (10 ft.) wide. This sign box sits atop two 6.0 m (20 ft.) black metal poles. The proposed free-standing signs facing Highway No. 1 do not satisfy the OCP requirements of having the sign architecturally coordinated with the building. The City Architect has reviewed the proposed sign and is of the opinion that there is no architectural relationship between the proposed free-standing sign and the building. BY-LAW VARIANCES AND JUSTIFICATION (a) Requested Variances: To reduce the distance between two free-standing signs from 30 metres (100 ft.) to zero. To relax the maximum height of two free-standing signs from 4.6 metres (15 ft.) to 9.75 metres (32 ft.); and To relax the maximum sign area of a double-faced, free-standing sign, from 27.8 square metres (300 sq.ft.) to 59.5 square metres (640 sq.ft.). Applicant's Reasons: The proposed sign is angular and is joined together at one point and so actually constitutes one sign even though the Sign By-law defines the sign as two signs. ADP Distributors is looking for the same opportunities as other communities give to businesses. Surrey's neighbouring cities and townships, such as Langley, Maple Ridge, New Westminster and Abbotsford allow for free-standing signs along the Highway No. 1 frontage. The neighbouring property to the east, owned by Finning Tractor, has two free-standing signs which are visible from Highway No. 1. In order to provide adequate signage for each of the four businesses, a larger sign area is required. Staff Comments: The proposed V-shaped free-standing sign is considered two signs, albeit each sign has text only on one

6 side. The 1.2 hectare (3 acre) site has one multi-tenant building under construction in the eastern half. In reviewing the design of this building as part of the Development Permit process, consideration was given to the placement of the second building and signage; free-standing signage facing Highway No. 1 was not pursued. The standards and design objectives of other municipalities should not be taken as a yardstick for decisionmaking in Surrey. The neighbouring property (Finning) to the east applied for a Development Variance Permit to increase the number of free-standing signs from 2 to 3 to allow one sign to be placed on the adjoining lot, and to relax the height of two signs from 2.5 metres (8 ft.) to 9.8 metres (32 ft.). With respect to the variances granted to Finning, the justification for the increase in the amount and height of signage was due to the size of the lot and the restricted visibility of the site due to the higher grade of the highway median. The site area is over 6.5 hectares (16 acres). The elevation of the treed berm separating the east-bound and west-bound lanes is significantly higher than the highway itself. 9.8 metres (32 ft.) is required from grade to the base of the display area, in order for the display to be seen above the berm in the median. Any signs lower than 6 metres (20 ft.) would not be visible from the Highway. The visibility to the sign at the west end of the property was not as critical, but in order to achieve uniformity, and for aesthetic purposes, it was desirable to have both Finning signs at the same height. It is the City's practice to require a 10-metre (33 ft.) wide no-build area for industrial developments along Highway No. 1. This area is generally used as a landscaped berm in order to reduce the visual impact of development. Permitting free-standing signs along Highway No. 1 will increase visual clutter and will do nothing to enhance Surrey's image. The subject property has the potential for a second building to be constructed to the west of the existing building. Should a free-standing sign be supported facing Highway No. 1, there could be future arguments to allow an additional highway-orientated sign on the site facing Highway No. 1 for the future tenants of the second building. The proposed free-standing signs, each comprised of a flex-faced vinyl panel atop two black painted poles, bears no relationship to the existing building either architecturally or in the use of similar materials. The proposed height variance for a free-standing sign is not supported. (b) Requested Variance: To relax the requirement in the Sign By-law to allow the copy area of a fascia sign to exceed 50% of the sign area. Applicant's Reasons: The previously approved sign included a back lit logo, identifying the company, with painted lettering on the façade. The client would now like a 14.3 square metres (154-sq.ft.) backlit fascia sign. Staff Comments: The proposed copy area is approximately 100% of the sign area and the Sign By-law permits a maximum

7 of 50%. The proposal detracts from the aesthetics of the rear building face which is exposed to Highway No. 1. The large sign with digitally enhanced graphics amounts to a billboard. The relaxation as requested will set a precedent for several more large billboards to be placed on the building facing Highway No. 1. This variance is not supported by staff. CONCLUSION In accordance with the OCP, all industrial lands along Highway No. 1 are required to obtain Council's approval of a Development Permit before a building permit can be issued. It has been the practice of the Planning & Development Department to try and ensure that development along Highway No. 1 provide a green buffer adjacent the highway to enhance Surrey's image along this major thoroughfare. The practice of ensuring a green edge along Highway No. 1 is primarily achieved through negotiations as part of the Development Permit application. In most cases, a 10-metre (33-ft.) wide landscaped buffer is protected and/or created by way of a Restrictive Covenant and planting plan. The issue of free-standing signs in the buffer area is often difficult for staff to negotiate. It is recognized that signage is important from a business point of view, however, there is a concern about the proliferation of signage and the conflict with the desire to create an attractive image for Surrey along the Trans Canada Highway (Highway No. 1). The Sign By-law does not permit third-party free-standing signs (i.e. billboards) along Highway No. 1 and Highway No. 99, but does permit free-standing signs along these corridors for businesses located on the subject lots. At the May 26, 2003 Regular Council - Land Use meeting, during the consideration of an application on Highway No 99 at 32 Avenue (File No ), a concern was raised about the signage along this major road corridor. In this case, only a logo sign was proposed to face Highway No. 99. A recent site inspection by staff revealed that in Surrey, only the Finning site has free-standing signs along Highway No. 1. To ensure the desired green edge along Highway No. 1 and Highway No. 99 in Surrey, it is appropriate to amend the Sign By-law to prohibit any further free-standing signs. Fascia signs facing the Highway No. 1 and Highway No. 99 should be similarly restricted. The advertising of businesses should be limited to identification signs (including logos) and would still require design control through Development Permit. It is recommended that Council direct staff to amend the Sign By-law to prohibit free-standing and fascia signs along Highway No. 1 and Highway No. 99. Until such time as the amendment is approved, it is recommended that Council adopt a policy to prohibit such signage. Upon amendment of the Sign By-law, should an applicant seek approval for a free-standing sign or fascia sign along Highway No. 1 or Highway No. 99, Council approval of a Development Variance Permit would be required. INFORMATION ATTACHED TO THIS REPORT The following information is attached to this Report:

8 Appendix I. Appendix II. Appendix III. Appendix IV. Appendix V. Lot Owners Approved Sign Plans and Building Elevations Proposed Fascia Signage Proposed Free-standing Sign Engineering Summary LAP/kms v:\wp-docs\planning\plncom03\ lap.doc KMS 7/9/03 3:09 PM Murray Dinwoodie General Manager Planning and Development APPENDIX I Information for City Clerk Legal Description and Owners of all lots that form part of the application: 1. (a) Agent: Name: Pattison Sign Group Address: 2710 Kaslo Street Vancouver, B.C. V5N 4J1 Tel: Properties involved in the Application (a) Civic Address: Avenue (b) Civic Address: Avenue Owner: Performance Mall Properties PID: Lot 1 Section 33 Township 8 Plan LMP Summary of Actions for City Clerk's Office