City of Surrey PLANNING & DEVELOPMENT REPORT File: Development Permit Development Variance Permit Proposal: Development Permit to allow the construction of two commercial buildings. Development Variance Permit to vary the number of fascia signs. Recommendation: Approval to Proceed Location: 5630-152 Street Zoning: CD (By-law No. 14510) OCP Designation: Commercial LAP Designation: Commercial Owner: 559006 B.C. Ltd. and 606200 B.C. Ltd.
PROJECT TIMELINE Completed Application Submission Date: May 17, 2004 Planning Report Date: June 7, 2004 The applicant is proposing: a Development Permit; and a Development Variance Permit to vary the following by-law regulations: the maximum number of fascia signs per premise is increased from 1 to 2 in order to permit the development of two commercial buildings with a total floor area of 872.33 square metres (9,390 sq.ft.).
The Planning & Development Department recommends that: 1. Council authorize staff to draft Development Permit No. in accordance with the attached drawings (Appendix II). 2. Council approve Development Variance Permit No. (Appendix V), varying the following, to proceed to Public Notification: (a) the Sign By-law regulation relating to maximum number of fascia signs per premise is varied as follows: i. the maximum number of fascia signs is increased from 1 to 2 for the building on Pad #1, shown on plan attached as Appendix V. REFERRALS Engineering: The Engineering Department has no objection to the project (Appendix III). SITE CHARACTERISTICS Existing Land Use A shopping center under construction. East: Commercial building under construction on the same lot, zoned CD (By-law No. 14510), designated Commercial in the Official Community Plan. South: Across 56 Avenue (Highway No. 10) are Agro-Industrial uses, zoned IA, designated Industrial in the Official Community Plan. West: Vacant, zoned RA, designated Suburban in the Official Community Plan. North: Commercial site within the shopping centre, zoned CD (By law No. 14510), designated Commercial in the Official Community Plan. PLAN AND POLICY COMPLIANCE OCP Designation: LAP Designation: Complies. Complies. DEVELOPMENT CONSIDERATIONS Background Council approved OCP Amendment, Rezoning and Development Permit Application No. 7999-0102-00, to permit the development of a shopping centre and townhouses at the northeast corner of 56 Avenue (#10
Highway) and 152 Street, on June 9, 2003. During the rezoning, there were no confirmed tenants for the shopping centre buildings. However, all issues relating to access to #10 Highway, compatibility with the nearby residential neighbourhood and servicing, were resolved under the rezoning process. The owner has now reached an agreement with Tim Hortons Restaurant Chain, to establish a drive-through franchise in the new shopping center, in a building at the southwest corner of the site plus a new commercial building fronting 56 Avenue (Pad #1 and Pad #2 respectively, as shown in Appendix V). The subject location was initially designed as a 844-square metre (9,090 sq.ft.) drive-through restaurant. The Tim Hortons Restaurant will be a 281.5 square metre (3,030 sq.ft.) building, and the new commercial building on Pad #2 will be 590.8 square metres (6,360 sq.ft.) in floor area. Since these changes to the Development Permit N0 7999-0102-00 are considered extensive, a new Development Permit is required. More than one fascia sign is proposed on the building on Pad #1 (Tim Hortons building) therefore, the applicant is also seeking a variance to vary the Sign By-law to allow the additional fascia sign. DESIGN PROPOSAL AND REVIEW The proposed buildings are consistent with architectural character of the shopping center, reflected in metal roofs, prefinished metal fascia and gutters, acrylic stucco rain screen veneer, coloured stone veneers, clear anodized aluminum frames and glass store front, and exposed concrete wall base. The main access to the shopping centre is retained along Highway No. 10. The landscaping plan comprising of shrubbery, trees and ground cover. The two buildings are linked by pedestrian paths identified by pavers, which also connect to the sidewalk along 56 Avenue. One 6.6-metre (22 ft.) high free-standing sign is proposed for the Tim Hortons building. The free-standing sign consists of a pole with cultured stone cladding and anchored on a concrete base. The businesses which will be located in the second building will be included on the two main free-standing signs for the complex located at the entrance from 56 Avenue and along the west property line, facing 152 Street. Fascia signs are incorporated on the elevations of the proposed buildings. The proposal meets all the requirements of the CD Zone, except for the number of fascia signs on the Tim Hortons building, for which a variance is requested. This application was not referred to the ADP but was reviewed by staff and found satisfactory. BY-LAW VARIANCE AND JUSTIFICATION (a) Requested Variance: To increase the umber of fascia signs on the Tim Hortons building from one to two. Applicant's Reasons: The Tim Hortons building is a stand-alone drive-through restaurant. Two fascia signs are shown on the south and east elevations, which are exposed to the 56 Avenue (Highway No. 10) and the internal traffic
circulation of the Shopping Centre, respectively, to better identify the premise. Staff Comments: The stand-alone building will only house one restaurant, therefore, no additional fascia signs are expected on the same building. An additional sign will not contribute to signage clutter. The proposed fascia signs will be the standard "Tim Hortons" identity signage, made of illuminated neon individual letters. The signage fits well with the design of the building. The Planning & Development Department, therefore, supports the requested relaxation. 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, Typical Floor Plans and Elevations, Landscape Plans and Perspective Appendix III. Engineering Summary Appendix IV. Development Variance Permit No. Appendix V. Development Context of the Shopping Centre Murray Dinwoodie General Manager Planning and Development AGA/kms v:\wp-docs\planning\plncom04\05251604.aga.doc KMS 6/7/04 1:53 PM Information for City Clerk Legal Description and Owners of all lots that form part of the application: 1. (a) Agent: Name: Barnet Dembek Architects Ltd. c/o Maciej Dembek Address: 202-12448 - 82 Avenue Surrey, B.C. V3W 3E9 Tel: 604-597-7100 APPENDIX I 2. Properties involved in the Application (a) Civic Address: 5630-152 Street (b) Civic Address: 5630-152 Street Owner: 559006 B.C. Ltd. and 606200 B.C. Ltd. PID: 025-830-015 Lot 3 Section 11 Township 2 New Westminster District Plan BCP8751
3. (a) Application is under the jurisdiction of MOT File No. 01-006-18139 (b) Proceed with Public Notification for Development Variance Permit No.. DEVELOPMENT DATA SHEET Existing Zoning: CD (By-law No. 14510) Required Development Data Minimum Required / Maximum Allowed Proposed LOT AREA* (in square metres) Gross Total Road Widening area Undevelopable area Net Total n/a 31,239 m² LOT COVERAGE (in % of net lot area)* Buildings & Structures 26% 23% Paved & Hard Surfaced Areas n/a 66.7% Total Site Coverage n/a 90% SETBACKS ( in metres)** Front 7.5 m See Multiple Rear 7.5 m Building Data Side #1 (South) 7.5 m Sheet Side #2 (North) 7.5 m BUILDING HEIGHT (in metres/storeys)** Principal 8 m See Multiple Accessory n/a Building Data Sheet NUMBER OF RESIDENTIAL UNITS Bachelor One Bed Two Bedroom Three Bedroom + Total FLOOR AREA: Residential n/a FLOOR AREA: Commercial* Retail 8,122.14 m² 7,201.14 m² Office Total
FLOOR AREA: Industrial FLOOR AREA: Institutional TOTAL BUILDING FLOOR AREA 8,122.14 m² 7,201.14 m² * Pertains to the entire shopping centre ** Pertains to the subject buildings. 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) n/a FAR (net) 0.26 0.24 AMENITY SPACE (area in square metres) Indoor Outdoor PARKING (number of stalls)* 216 stalls 276 Commercial Industrial Residential Bachelor + 1 Bedroom n/a 2-Bed 3-Bed Residential Visitors Institutional n/a Total Number of Parking Spaces 219 279 Number of disabled stalls 3 9 Number of small cars 54 34 Tandem Parking Spaces: Number / % of Total Number of Units Size of Tandem Parking Spaces width/length Heritage Site NO Tree Survey/Assessment Provided NO MULTIPLE BUILDINGS DATA SHEET Existing Zoning: CD (By-law No. 14510)
Required Development Data Pad #1 Pad #2 SETBACK (in metres)** Front 9.7 m 9.7 m Rear n/a n/a Side #1 (West) 7.5 n/a Side #2 (East) n/a n/a Building Height (in metres/storeys)** 6.16 6.7 NUMBER OF RESIDENTIAL UNITS/ SIZE RANGE Bachelor One Bedroom Two Bedroom Three Bedroom + TOTAL FLOOR AREA** 590.84 m² 281.5 m²