City of Surrey PLANNING & DEVELOPMENT REPORT File:
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1 City of Surrey PLANNING & DEVELOPMENT REPORT Planning Report Date: February 6, 2017 PROPOSAL: Development Variance Permit to reduce the required parking for an existing industrial building. LOCATION: OWNER: ZONING: OCP DESIGNATION: LAP DESIGNATION: Street KCH 21 Avenue (2) Holdings Ltd. IB-2 Mixed Employment Business Park
2 Staff Report to Council Planning & Development Report Page 2 RECOMMENDATION SUMMARY Approval for Development Variance Permit to proceed to Public Notification. DEVIATION FROM PLANS, POLICIES OR REGULATIONS The applicant is proposing a Development Variance Permit to reduce the minimum number of required on-site parking spaces from 92 parking spaces to 84 parking spaces. RATIONALE OF RECOMMENDATION On September 30, 2008, Development Application No was approved, permitting the development of a two-unit industrial building on the subject property, which required a minimum of 82 parking spaces under the parking provisions that were in effect at that time. Unit 1 has been occupied since the building was constructed, while Unit 2 has remained vacant. The applicant has applied for a tenant improvement permit for Unit 2, which has triggered a review of the parking requirements for the site. On May 30, 2016, the parking requirements of the Zoning By-law were amended and this has resulted in a requirement of 92 parking spaces to accommodate the existing Light Impact Industrial and ancillary office uses in Unit 1 and the proposed Light Impact Industrial and ancillary office uses in Unit 2. The two businesses occupying Units 1 and 2 on the subject site have a combined 66 employees. Therefore, the proposed variance to reduce the minimum number of required parking spaces to 84 is considered reasonable.
3 Staff Report to Council Planning & Development Report Page 3 RECOMMENDATION The Planning & Development Department recommends that Council approve Development Variance Permit No (Appendix II), to reduce the minimum number of on-site parking spaces from 92 to 84, to proceed to Public Notification. REFERRALS Engineering: The Engineering Department has no objection to the project. SITE CHARACTERISTICS Existing Land Use: Two-unit industrial building. Adjacent Area: Direction Existing Use OCP/NCP Designation Existing Zone North: Industrial buildings Mixed Employment/ Business Park & Landscaping Strips East (Across Industrial buildings Mixed Employment/ Business 191 Street): Park South: Industrial building Mixed Employment/ Business Park West: Vacant land (Development Mixed Employment/ Business Application No : Park & Open Space Corridors/ proposal to rezone from A-1 to Buffers IB-2 in order to permit the development of 6 industrial lots and 1 lot for the protection of the riparian area) IB-2 IB-2 IB-2 A-1 DEVELOPMENT CONSIDERATIONS Background Information The subject property is designated as "Mixed Employment" in the Official Community Plan (OCP), "Business Park" in the Campbell Heights Local Area Plan (LAP), and is zoned "Business Park 2 Zone (IB-2)". On September 30, 2008, Development Application No was approved, permitting the development of a multi-tenant industrial building on the subject property, which required a minimum of 82 parking spaces.
4 Staff Report to Council Planning & Development Report Page 4 On May 30, 2016, the parking requirements of the Zoning By-law were amended with ancillary office use for Light Impact Industry no longer being included at a rate of 1 space per 100 square metres (1,075 sq. ft.) of gross floor area, but rather being considered a separate use calculated at 2.5 spaces per 100 square metres (1,075 sq. ft.) of gross floor area. Current Proposal The applicant has applied for a tenant improvement permit for Unit 2, which has triggered a review of the parking requirements for the site. There has been a small increase in the total floor area of the building from when Development Application No was approved from 8,213 square metres (88,400 sq. ft.) to 8,376 square metres (90,160 sq. ft.). The small increase in total floor area, along with the changes to the parking requirements in the Zoning By-law, has resulted in a revised requirement of 92 parking spaces to accommodate the existing and proposed Light Impact Industrial and ancillary office uses on the subject site. The subject property provides a total of 84 parking spaces on-site. The applicant is proposing a Development Variance Permit in order to reduce the minimum number of on-site parking spaces required under Zoning By-law No from 92 spaces to 84 spaces. BY-LAW VARIANCE AND JUSTIFICATION (a) Requested Variance: Reduce the minimum number of required parking spaces from 92 to 84. Applicant's Reasons: Development Application No was approved prior to the changes to the parking provisions in the Zoning By-law coming into effect, which increased the number of parking spaces that are required for ancillary office uses. Staff Comments: The increase in the number of required on-site parking spaces is the result of a small increase in total floor area and the amendment to the parking provisions in the Zoning By-law, which now requires office uses to be calculated separately from light impact industrial uses. The two businesses occupying Units 1 and 2 on the subject site have a combined 66 employees. Therefore, the proposed variance to reduce the minimum number of required parking spaces to 84 is considered reasonable. Staff supports the requested variance to proceed to Public Notification.
5 Staff Report to Council Planning & Development Report Page 5 INFORMATION ATTACHED TO THIS REPORT The following information is attached to this Report: Appendix I. Lot Owners and Action Summary Appendix II. Development Variance Permit No original signed by Ron Hintsche CB/ar/da Jean Lamontagne General Manager Planning and Development
6 APPENDIX I Information for City Clerk Legal Description and Owners of all lots that form part of the application: 1. (a) Agent: Name: John Kristianson CTA Design Group, Architecture and Engineering Address: West 8th Avenue, Unit 101 Vancouver, BC V6Z 1E4 2. Properties involved in the Application (a) Civic Address: Street (b) Civic Address: Street Owner: KCH 21 Avenue (2) Holdings Ltd. PID: Lot 6 Section 16 Township 7 New Westminster District Plan BCP Summary of Actions for City Clerk's Office (a) Proceed with Public Notification for Development Variance Permit No and bring the Development Variance Permit forward for issuance and execution by the Mayor and City Clerk.
7 CITY OF SURREY APPENDIX II (the "City") DEVELOPMENT VARIANCE PERMIT NO.: Issued To: KCH 21 AVENUE (2) HOLDINGS LTD. (the "Owner") Address of Owner: c/o M. Ednersby / S. Hadley Street, Unit 1 Surrey, BC V3S 3M3 1. This development variance permit is issued subject to compliance by the Owner with all statutes, by-laws, orders, regulations or agreements, except as specifically varied by this development variance permit. 2. This development variance permit applies to that real property including land with or without improvements located within the City of Surrey, with the legal description and civic address as follows: Parcel Identifier: Lot 6 Section 16 Township 7 New Westminster District Plan BCP Street (the "Land") 3. Surrey Zoning By-law, 1993, No , as amended is varied as follows: (a) In Section C.1 of Part 5, Off-Street Parking and Loading/Unloading, the minimum number of required off-street parking spaces is reduced to 84 parking spaces. 4. This development variance permit applies to only that portion of the buildings and structures on the Land shown on Schedule A which is attached hereto and forms part of this development variance permit. 5. The Land shall be developed strictly in accordance with the terms and conditions and provisions of this development variance permit.
8 -2-6. This development variance permit shall lapse if the Owner does not substantially start any construction with respect to which this development variance permit is issued, within two (2) years after the date this development variance permit is issued. 7. The terms of this development variance permit or any amendment to it, are binding on all persons who acquire an interest in the Land. 8. This development variance permit is not a building permit. AUTHORIZING RESOLUTION PASSED BY THE COUNCIL, THE DAY OF, 20. ISSUED THIS DAY OF, 20. Mayor Linda Hepner City Clerk Jane Sullivan
9 CIARAN J. DEERY, P.ENG - JOHN E. KRISTIANSON, M.A.I.B.C. A PARTNERSHIP OF LIMITED COMPANIES 10 P L D 208'-0" [63.4M] 405'-0" [123.4M] PRELIMINARY ISSUES HAVE LETTERS (A, B etc.) SITE DATA: WORKING ISSUES HAVE NUMBERS (1, 2 etc.) REVISIONS HAVE LETTER ADDED (2A, 2B etc.) CIVIC ADDRESS: STREET, SURREY, BC NO. DATE REMARKS LEGAL DESCRIPTION: LOT 6, SECTION 16, TOWNSHIP 7, N.W.D., PLAN BCP JUNE 30/16 ISSUED FOR BLDG PERMIT ZONING: CD / IB-2 (INDUSTRIAL) 2 JULY 26/16 ISSUED FOR TENDER 3 SEPT 15/16 RE-ISSUED FOR TENDER USE: LIGHT IMPACT INDUSTRIAL (PET TREAT MANUFACTURING) REVISIONS AND BUILDING AREA (GROSS): 90,155sq.ft / 8,376m² 3B NOV 21/16 ELEC. ROOM RELOCATION PARKING REQUIRED: 3C DEC 6/16 SUBMITTED FOR DVP UNIT 1: 49,740sq.ft / 4,621m² ( 1 100) = = 46STALLS UNIT 2: 40,415sq.ft / 3,755m² ( 1 100) = = 38STALLS TOTAL PARKING: - REQUIRED = 84 - PROVIDED = 84 - SMALL = 8 - STANDARD = 74 - ACCESSIBLE = 2 192'-0" [58.5M] 7.6M WIDE S.R.W. UNIT 2 GROSS AREA:40,415sq.ft. / 3,755m² SHADING INDICATES EXTENT OF TENANT IMPROVEMENT UNIT 1 EXISTING MECHANICAL & ELECTRICAL ROOM EXISTING FIRE PUMP TEST HEADER Proposed variance to permit office uses that are ancillary to Light Impact Industrial uses to be calculated at a rate of 1 parking space per 100 m 2 (1,075 NORTH: sq. ft.) of SEAL: gross floor area. 41 STALLS CLIENT: 4 8'-6" 12'-0" [2.6M] [3.7M] TENANCY MAIN ENTRANCE PROPOSED TRADEWASTE INTERCEPTOR PROPOSED SUBSTATION 5'-0" [1.5M] 191st STREET TENANT IMPROVMENTS FOR 18'-0" [5.5M] 18'-0" [5.5M] 23'-0" [7.0M] 18'-0" [5.5M] 36 STALLS 18'-0" [5.5M] 23'-0" [7.0M] 16'-0" [4.9M] 18'-6" [5.6M] 8'-6" 8'-6" [2.6M] [2.6M] WANPY PET TREATS UNIT st STREET UNIT 2 TENANCY PARKING REQUIRED: 38 STALLS 84 Parking Spaces Provided FIRE ALARM ANNUNCIATOR PANEL SURREY, BRITISH COLUMBIA CONSULTANT: EXISTING SIAMESE CONNECTION 7 STALLS CROSS HATCHING ILLUSTRATES EXTENT OF CROSS-ACCESS EASEMENT PL BCP35560 A SITE PLAN A101 SCALE: 1:250 METRIC Written dimensions shall take precedence over scaled dimensions. The General Contractor shall verify all dimensions, datum and levels prior to commencement of work. All errors and omissions shall be reported immediately to CTA Design Group. Do not proceed with any work until in possession of "FOR CONSTRUCTION" drawings. Copyright reserved. This drawing shall at all times remain the exclusive property of CTA Design Group and may not be reproduced or altered without written consent of CTA Design Group. TITLE: SITE PLAN DRAWN: CHECKED: RC JK DIRECTORY: 1609-Wales-TI for Wanpy Pet Treats St\Arch SCALE: FILE: AS NOTED 1609A100 DRAWING NUMBER VERSION 1609 A101 3C SCHEDULE A
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