City of Surrey PLANNING & DEVELOPMENT REPORT File: Development Permit Proposal: Development Permit to permit conversion of the existing roller rink into retail units. Recommendation: Approval to Proceed Location: 10240-135 Street Zoning: C-8 OCP Designation: City Centre Owner: Stardust Enterprises Ltd.
PROJECT TIMELINE Completed Application Submission Date: April 19, 2005 Planning Report Date: June 13, 2005 The applicant is proposing: a Development Permit in order to permit the conversion of the existing Stardust Roller Rink into commercial/retail units. The Planning & Development Department recommends that:
1. Council authorize staff to draft Development Permit No. generally in accordance with the attached drawings (Appendix III). 2. Council instruct staff to resolve the following issue prior to approval: (a) (b) 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; and submission of a landscaping plan and landscaping cost estimate to the specifications and satisfaction of the City Landscape Architect. REFERRALS Engineering: The Engineering Department has no objection to the project subject to the completion of Engineering servicing requirements (Appendix IV). SITE CHARACTERISTICS Existing Land Use Stardust Roller Rink. East: Small commercial building, regulated under Land Use Contract No. 313 (underlying C-8 zoning), designated City Centre. South: Small strip mall regulated under Land Use Contract No. 313 (underlying C-8 zoning) and a small commercial building, zoned C-8, both designated City Centre. West: Across City Parkway, parking lot for North Surrey Recreation Centre, zoned CD (By-law No. 13882), designated City Centre. North: Three-storey commercial building, zoned C-8, designated City Centre. PLAN AND POLICY COMPLIANCE OCP Designation: Complies. DEVELOPMENT CONSIDERATIONS The subject site at 10240-135 Street in Surrey City Centre is currently designated City Centre under the Official Community Plan and is currently zoned C-8 which allows a wide variety or retail, office and entertainment uses. The site is occupied by the Stardust Roller Rink, which has been in business for more than 40 years. The owners of the facility wish to end the roller skating operation and have applied for a Development Permit to convert the building into 6 commercial units. Five of these commercial units will range from 150 square metres (1,620 sq. ft.) in area to 154 square metres (1,650 sq. ft.) in area.
The sixth commercial unit will be 870 square metres (9,370 sq. ft.) in area. The applicant does not yet have specific tenants for the proposed commercial units. The exterior façade of the existing building will be upgraded and renovated to accommodate these new commercial units. No additions will be made to the existing building and the floor area of the existing building will not be increased. The current and proposed Floor Area Ratio is 0.4 and the current and proposed lot coverage is 40%. The existing surface parking lot that is located on the west and south sides of the building will be reconfigured. A total of 50 on-site parking spaces will be provided which is 12 more than the 38 parking spaces required by the provisions of the Zoning By-law. DESIGN PROPOSAL AND REVIEW The existing building comprises painted concrete block walls that are punctuated by concrete block columns. The building also has a 450 mm (18 in.) baseboard along the base of the west and south sides of the building. All these existing architectural features are to remain. The applicant will be removing the existing entry feature and sign canopy on the southwest corner of the building and will be removing small murals from the western building façade. To provide articulation and architectural interest to the building, the applicant is proposing to add parapets of varying heights to the west and south façades of the building and to provide a cornice along the top edge of the building and the parapets. Doors and glazing will be added to the west and south façades of the building to provide physical and visual access to the proposed commercial units. Canopies, lit by wall mounted light fixtures, will be provided over the windows and doors of the commercial units. Signage for the individual commercial units will be located on the canopies. The building will be painted a medium-dark grey, with the baseboard and columns being painted lighter shades of grey in the same palette. The canopies and the roof cornice will be dark blue to provide additional contrast. The two existing driveway accesses from City Parkway will remain, although the driveway areas within the site will be reconstructed to decrease the slope of the driveway. Five landscaped islands will be constructed within the parking lot to help break up and soften the parking area which is currently devoid of vegetation. A pedestrian route, painted to differentiate it from the surrounding vehicle drive aisles, will be provided from City Parkway through the parking lot to the building.
ADVISORY DESIGN PANEL This application was not referred to the ADP but was reviewed by staff and found satisfactory, except for the following issues which will be resolved prior to final approval and issuance of the Development Permit: The size and location of the landscaped islands next to the driveways and the location of the pedestrian route from City Parkway to the building. The applicant is agreeable to providing the landscaped islands and pedestrian connection from City Parkway to the building as outlined above, however, these issues cannot be finalized until detailed designs for the reconstructed driveways have been completed. The final detailed landscaping plan and landscaping cost estimate cannot, therefore, be finalized at this time either. INFORMATION ATTACHED TO THIS REPORT The following information is attached to this Report: Appendix I. Appendix II. Appendix III. Appendix IV. Lot Owners, Action Summary and Project Data Sheets Contour Map Proposed Site Plan, Floor Plans, Elevations and Landscape Plans Engineering Summary INFORMATION AVAILABLE ON FILE Detailed Engineering Comments dated May 9, 2005. Soil Contamination Review Questionnaire prepared by Mike Hardy dated June 1, 2005. GAG/kms v:\wp-docs\planning\plncom05\06021119.gag.doc KMS 6/13/05 12:28 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: Tim Konkin, Power Projects Address: #15-19889 - 96 Avenue Langley, B.C. V1M 3C7 Tel: 604-513-8373
2. Properties involved in the Application (a) Civic Address: 10240-135 Street (b) Civic Address: 10240-135 Street Owner: Stardust Enterprises Ltd. PID: 008-517-169 Lot 121 Section 27 Block 5 North Range 2 West New Westminster District 38392 3. DEVELOPMENT DATA SHEET Required Development Data Minimum Required / Maximum Allowed Proposed LOT AREA* (in square metres) Gross Total 4,149 m² Road Widening area 98 m² Undevelopable area Net Total 4,051 m² LOT COVERAGE (in % of net lot area) Buildings & Structures 50% 40% Paved & Hard Surfaced Areas 50% Total Site Coverage 90% SETBACKS ( in metres) Front 7.5 m 33.0 m Rear 7.5 m 2.8 m Side #1 (North) 7.5 m 0 m Side #2 (South) 7.5 m 11.0 m BUILDING HEIGHT (in metres/storeys) Principal 12.0 m 6.1 m Accessory NUMBER OF RESIDENTIAL UNITS Bachelor One Bed Two Bedroom Three Bedroom + Total FLOOR AREA: Residential FLOOR AREA: Commercial Existing Zoning: C-8
Retail 1,628 m² Office Total 1,628 m² FLOOR AREA: Industrial FLOOR AREA: Institutional TOTAL BUILDING FLOOR AREA 3,241 m² 1,628 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) FAR (net) 0.8 0.4 AMENITY SPACE (area in square metres) Indoor Outdoor PARKING (number of stalls) Commercial 38 50 Industrial Residential Bachelor + 1 Bedroom 2-Bed 3-Bed Residential Visitors Institutional Total Number of Parking Spaces 38 50 Number of disabled stalls Number of small cars Tandem Parking Spaces: Number / % of Total Number of Units Size of Tandem Parking Spaces width/length Heritage Site NO Tree Survey/Assessment Provided NO
APPENDIX II CONTOUR MAP FOR SUBJECT SITE