City of Surrey PLANNING & DEVELOPMENT REPORT File: 7903-0306-00 Development Permit Proposal: Development Permit to permit a retail complex with banquet hall, auditorium and roof gardens. Recommendation: Approval to Proceed Location: 7477-135 Street Zoning: CD (By-law No. 13506) OCP Designation: Industrial LAP Designation: General Industrial Owner: Manjinder Kaur Bal et al
PROJECT TIMELINE Completed Application Submission Date: August 26, 2003 Planning Report Date: May 3, 2004 The applicant is proposing: a Development Permit; in order to permit the development of a retail complex with banquet hall, auditorium and roof garden. The Planning & Development Department recommends that: 1. Council authorize staff to draft Development Permit No. 7903-0306-00 in general accordance with the attached
drawings (Appendix II). 2. Council instruct staff to resolve the following issue prior to approval: (a) (b) registration of a Section 219 Restrictive Covenant to ensure the banquet hall is not in operation between 7:00 a.m. and 7:00 p.m.; and the directional arrow sign being proposed at the east elevation (135 Street) to be revised in order to comply with the City's Sign By-law requirements. REFERRALS Engineering: Ministry of Air, Land and Water Protection: The Engineering Department has no objection to the Development Permit application (Appendix III). The Ministry of Air, Land and Water Protection has issued a certificate of compliance for the subject site, dated July 8, 2003, indicating that the site is not a contaminated site. A site profile is on file at the Site Registry under File #26250 20/8105. SITE CHARACTERISTICS Existing Land Use Currently vacant site. Formerly used as a fuelling station for industrial vehicles. Significant Site Attributes The site is devoid of vegetation. Gently sloping with a 5% grade. East: Costco, zoned CD By-law No. 13105, designated Commercial. South: Nav Canada, zoned CD By-law No. 13506, designated Industrial. West: Light impact industrial, zoned IL, designated Industrial. North: Two storey commercial building, zoned CHI, designated Industrial and light impact industrial, zoned IL, designated Industrial. PLAN AND POLICY COMPLIANCE OCP Designation: LAP Designation: Complies. Complies. DEVELOPMENT CONSIDERATIONS The subject site is located at 7477 135 Street. To the north is a two storey commercial building, to the immediate east is Costco located at King George Highway and to the south is Nav Canada. The site is currently zoned Comprehensive Development (By-law No. 13506), designated Industrial in the Official Community Plan.
The subject site is approximately 14,371 square metres (154,698 sq.ft.) in size. The subject site was subdivided from a larger site, under a previous development application (7902-0273-00). The applicant is proposing a Development Permit in order to facilitate the development of a two-storey retail complex, with banquet hall, auditorium and roof gardens. Retail uses will be located on the main floor, with the banquet hall, auditorium and roof gardens to be located on the upper floor. CD By-law No. 13506 currently permits retail as a primary use, with a banquet hall as an accessory use. The applicant is proposing a total of 6,735 square metres (72,496 sq. ft.) in gross floor area for the two storey building. The gross floor area for the main floor is 4,255 square metres (45,804 sq. ft.). The upper floor area being proposed is 2,480 square metres (26,692 sq. ft.). The Floor Area Ratio being proposed is 0.47, which falls below the 1.0 FAR permitted under the CD By law. The lot coverage being proposed is 31.4 %, which is well below the 60% permissible in the CD By-law. The required amount of parking for this site would be 376 stalls. The applicant is proposing to utilize the shared parking provision of the Surrey Zoning By-law for parking. The applicant is proposing 305 parking spaces in total, which is 81% of the total parking required for the site. This complies with the 75% total requirement for individual uses permitted in the Zoning By law. The applicant has provided a consultant's assessment to support the use of the reduced parking standard. Small car parking will amount to 76 stalls or 25% of the total parking proposed, which is the maximum amount permitted under the Zoning By-law. The applicant has agreed to register a Restrictive Covenant to ensure the banquet hall is not in operation from 7:00 a.m. to 7:00 p.m. PUBLIC CONSULTATION As this application is a Development Permit application, no pre-notification was provided. However, since on-site notification is part of this development process, one (1) telephone call and one (1) petition were received with respect to the development proposal. The one telephone caller was concerned about the banquet hall use only and the potential traffic generated as a result of the use. The petition submitted, with thirteen (13) signatures of business owners or operators in the immediate vicinity, has indicated opposition to the banquet hall use, with the following concerns: Noise Traffic congestion/parking Alcohol consumption (The CD By-law permits the banquet hall use. Although the applicant is proposing to utilize the shared parking provision of the Zoning By-law, the applicant is providing more parking than the 75% required for each individual use required under the Zoning By-law. In addition, the applicant has agreed to register a restrictive covenant to prohibit operation of the banquet hall between 7:00 a.m. and 7:00 p.m. In order for an operator to serve alcohol, he would be required to apply for a special occasions liquor license at a Provincial liquor store.) DESIGN PROPOSAL AND REVIEW Vehicular and pedestrian access to the proposed complex will be from two access points at 135 Street only.
A 1.2 metres (4 ft.) high sliding metal picket security gate is being proposed at both access points along 135 Street, which will be anchored by concrete pillars of the same height at either side of the entry/exit points. Due to the constraints of the site, the proposed building will be long and narrow and is to be centrally located on the subject site, with parking and a sidewalk surrounding the building. The ground floor will be comprised of retail uses, with individual entries for the retail units. The upper floor will comprise of the banquet hall which will be centrally located, with an outdoor roof garden on either side. The roof gardens will mirror each other except the east roof garden will incorporate a fountain. Both roof gardens will incorporate artificial turf. Access to the second floor will be through a service elevator and public access is under the porte-cochere located at the south elevation of the building. A formal stairway to the upper floor is being proposed. The stairway will be made of tilt-up concrete with a skylight above. The main features of the building are: High tech fabric awnings; Corrugated roof cover for the roof gardens; and Exposed glulam beams for the roof structure. A 1.5 metres (5 ft.) landscaping buffer is being proposed within the eastern portion of the subject site, fronting 135 Street, as well as along the northern and southern property lines, closest and most visible to 135 Street. In the western portion of the site, where a landscaping buffer is not being proposed, screening with vines or cedars shall be incorporated within the existing chainlink fence. Depending on the configuration of tenancy space in the building, the fascia signage being proposed for the individual retail units may be subject to a signage Development Variance Permit at a future time when individual business operators/owners proceed forward with tenant improvements. ADVISORY DESIGN PANEL ADP Meeting Date: December 18, 2003. Most of the ADP Comments have been satisfactorily addressed except the following, which will be addressed before final approval: The directional arrow sign at the east elevation (fronting 135 Street) will be required to be revised to comply with the City's Sign By-law. 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 Proposed Site Plan, Typical Floor Plans and Elevations and Landscape Plans Engineering Summary ADP Comments and Applicant's Response
INFORMATION AVAILABLE ON FILE Parking Requirement Analysis prepared by Ward Consulting Group and dated January 29, 2004. Soil Contamination Review Questionnaire prepared by Randip Bhandal and dated January 21, 2003. Certificate of Environmental Compliance from the Ministry of Air, land and Water Protection and dated July 8, 2003. Murray Dinwoodie General Manager Planning and Development PL/kms v:\wp-docs\planning\plncom04\04271619.pl.doc KMS 5/3/04 1:56 PM Information for City Clerk Legal Description and Owners of all lots that form part of the application: 1. (a) Agent: Name: Mr. Maciej Dembek c/o Barnett Dembek Architects Inc. Address: Unit 202-12448 - 82 Avenue Surrey, B.C. V3W 3E9 Tel: 604-597-7100 APPENDIX I 2. Properties involved in the Application 3. (a) Civic Address: 7477-135 Street (b) Civic Address: 7477-135 Street Owners: Manjinder Kaur Bal, Gurminder Singh Brar and Simerjit Saran PID: 025-695-134 Lot 1 Section 20 Township 2 New Westminster District Plan BCP 6343 DEVELOPMENT DATA SHEET
Existing Zoning: CD (By-law No. 13506) Required Development Data Minimum Required / Maximum Allowed Proposed LOT AREA* (in square metres) Gross Total 1.437 ha Road Widening area Undevelopable area Net Total LOT COVERAGE (in % of net lot area) Buildings & Structures 60% 31.4% Paved & Hard Surfaced Areas Total Site Coverage SETBACKS ( in metres) Front (East) 7.5 m 21.0 m Rear (West) 7.5 m 56.2 m Side #1 (North) 7.5 m 18.14 m Side #2 (South) 7.5 m 18.14 m BUILDING HEIGHT (in metres/storeys) Principal 18 m 12 m Accessory 6 m - NUMBER OF RESIDENTIAL UNITS n/a Bachelor One Bed Two Bedroom Three Bedroom + Total FLOOR AREA: Residential n/a FLOOR AREA: Commercial Retail Office Total FLOOR AREA: Industrial FLOOR AREA: Institutional n/a TOTAL BUILDING FLOOR AREA * 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) 0.469 AMENITY SPACE (area in square metres) n/a Indoor Outdoor PARKING (number of stalls) Commercial 305 Industrial Residential Bachelor + 1 Bedroom n/a 2-Bed 3-Bed Residential Visitors n/a Institutional n/a Total Number of Parking Spaces 305 Number of disabled stalls 6 Number of small cars 76 Tandem Parking Spaces: Number / % of n/a Total Number of Units Size of Tandem Parking Spaces width/length n/a Heritage Site NO Tree Survey/Assessment Provided NO