City of Surrey PLANNING & DEVELOPMENT REPORT Planning Report Date: September 12, 2016 PROPOSAL: Temporary Use Permit to permit the outdoor storage of recreational vehicles for a period not to exceed three (3) years. LOCATION: OWNER: ZONING: OCP DESIGNATION: LAP DESIGNATION: 2743 and 2715-156 Street Karsten D. Roh RA Mixed Employment Business Park/Light Industrial
Staff Report to Council Planning & Development Report Page 2 RECOMMENDATION SUMMARY The Planning and Development Department recommends that the request for a Temporary Use Permit (TUP) be denied. DEVIATION FROM PLANS, POLICIES OR REGULATIONS The proposed recreational vehicle storage use does not comply with the current zoning on the site ( One-Acre Residential Zone (RA)) nor the site's "Business Park/Light Industrial" designation in the Highway 99 Corridor Local Area Plan (LAP). RATIONALE OF RECOMMENDATION The applicant previously submitted two identical TUP applications in 2011 and 2012 (Development Application Nos. 7911-0064-00 and 7912-0271-00) to what is now proposed under the current TUP application. Both of these previous applications were denied by Council. The proposed recreational vehicle storage use is a low value land use. Permitting the continuation of this use makes the site less likely to be redeveloped in the near future in accordance with the "Business Park/Light Industrial" designation of the Highway 99 Corridor Plan and hinders land assembly required in order for this area to reach its ultimate planned state. It is noted that development activity in the vicinity of the subject sites has been active over the past few years. The existing temporary use has been operating since 2006, well beyond the timeline or intent of a Temporary Use Permit. Area residents have raised objections to the proposal.
Staff Report to Council Planning & Development Report Page 3 RECOMMENDATION The Planning & Development Department recommends that this application be denied. REFERRALS Engineering: BC Hydro: Engineering Comments for this application have not been included at this time. Should Council elect to provide support for the requested Temporary Use Permit the application will be reviewed by the Engineering Department and comments prepared to reflect the required engineering servicing based on the most up to date proposal. No concerns. SITE CHARACTERISTICS Existing Land Use: A single family dwelling is located at 2715-156 Street, and a duplex dwelling is located at 2743-156 Street. Adjacent Area: Direction Existing Use OCP/NCP Designation North: Single family residential. Mixed Employment/ Business Park/Light Industrial Directly East: Duplex dwelling. Mixed Employment / Business Park/Light Industrial East (Across 156 Street): Single family residence, Mixed Employment / soil screening operation, Business Park/Light and truck parking Industrial South: Two small vacant parcels. Mixed Employment / West (Across Highway No. 99): Existing Zone RA RA A-2 RA Buffers Residential dwellings. Urban RF and RM-D DEVELOPMENT CONSIDERATIONS Site Description The subject properties are a combined 1.25 hectares (3.1 acres) in area and zoned One Acre Residential Zone (RA). The property is designated Mixed Employment in the Official Community Plan and designated Business Park/Light Industrial in the Highway 99 Corridor Local Area Plan (LAP).
Staff Report to Council Planning & Development Report Page 4 There is a single family dwelling located on the 2715-156 Street property, and a duplex dwelling located on the 2743-156 Street property. Proposal The applicant proposes a Temporary Use Permit to allow for the continued storage of recreational vehicles on both properties. Background There have been a number of previous applications pertaining to the outdoor storage of recreational vehicles on the subject sites. These application are summarized as follows: o o o o o Under Development Application No. 7904-0322-00, the property at 2743-156 Street was declared a Temporary Industrial Use Permit Area in the Official Community Plan (OCP) and a TUP was approved in March 2006 (RES.R06-685). In January 2008, the applicant applied to renew and expand his temporary use (Development Application No. 7908-0008-00) to include the property at 2715 156 Street, as TUP No. 7904-0322-00 was set to expire on March 27, 2008. City staff forwarded a report to Council on February 25, 2008 at the Regular Council Land Use meeting recommending that the TUP be denied. Council subsequently approved an expanded TUP (No. 7908-0008-00) on February 23, 2009 at the Regular Council Public Hearing to permit parking of recreational vehicles on 2715 and 2743-156 Street (RES.R09-270). This TUP expired on February 23, 2011. The applicant applied for a 2-year extension of TUP No. 7908-0008-00 in 2011 under Development Application No. 7911-0064-00. The application was denied by Council on June 27, 2011 at the Regular Council Land Use meeting (RES.R11-1048). Subsequent to the denial of TUP No. 7911-0064-00, the applicant submitted information to Council and requested that staff review the information related to the application to determine if any additional action was required. Staff met with the applicant in July 2012 to review the applicant s information relating to the net developable area of the lots after road dedication. Staff confirmed the road dedication requirements and the resulting net developable area, and determined that although the dedication required for the future Croydon Drive and related corner cuts at 28 Avenue do reduce the net developable area of the sites, the overall development potential of the sites remains strong (Appendix IV). Subsequent to the meeting with staff, the applicant submitted an additional Development Application (No. 7912-0271-00), which was identical to application No. 7911-0064-00, previously denied by Council (Appendix II). This application was also denied by Council at the Regular Council Land Use meeting on March 11, 2013 (RES.R13-344).
Staff Report to Council Planning & Development Report Page 5 TEMPORARY USE PERMIT EVALUATION Applicant's Reasons: The applicant has lived at the 2743-156 Street property for 22 years. He acquired the adjacent property (2715-156 Street) with the intention of assembling the land for future redevelopment. The revenue generated from the storage of recreational vehicles has enabled the owner to retain the properties while he waits for the surrounding area to redevelop. Without the revenue from the temporary use (storage of recreational vehicles), the applicant has stated that he may be forced to sell one or both of the properties. The subject properties were previously listed for sale as part of a court-ordered sale; however, the court did not approve any of the offers to purchase. Staff Comments: The subject site is within the Highway 99 Corridor Land Use Plan and the subject site is designated for "Business Park/Light Industrial" uses. Since the TUP extension expired in 2011, development within the Highway 99 Corridor, particularly at Grandview Corners (24 Avenue and 160 Street) has been very active and development has moved northward towards the subject site (Appendix V). Since the denial of the previous TUP application in 2013, numerous developments for townhouses to the north and northeast of the subject properties have been approved and are now at various stages of construction (7908-0254-00, 7910-0203-00, 7913-0083- 00)(Appendix V). The proposed TUP is a low value land use and is not compatible with the "Business Park/Light Industrial" designation of the site. Permitting an extension of the current TUP, which expired on February 23, 2011, makes the site less likely to be redeveloped in the near future and hinders the land assembly required in order for this area to reach its ultimate planned state. Achieving business park and industrial development within the Highway 99 Corridor LAP area are important to achieving the City s goal of providing more local employment opportunities for Surrey residents. Permitting the continuation of the temporary use will likely further delay any possible redevelopment of this area and does not support this goal. The City has received a number of responses from area residents who are opposed to the proposed TUP as a result of the notification. These responses are summarized later in this report. It should be noted that notwithstanding Council s denial of Development Application Nos. 7911-0064-00 and 7912-0271-00, the recreational vehicle storage use has not been removed. Therefore, the site has been used for recreational vehicle storage continuously for the past twelve (12) years.
Staff Report to Council Planning & Development Report Page 6 The property is currently the subject of legal action with the City related to the continued illegal uses on the property. In light of the above, and Council s previous denials for TUP extensions, staff do not support the proposed Temporary Use Permit. Should Council wish to allow the proposed TUP to be extended, a motion should be passed to allow Temporary Industrial Use Permit No. 7916-0295-00 to proceed to Public Notification. Similarly, the application should be referred back to staff to resolve any outstanding conditions that would be associated with this application, including for any servicing requirements, resolution of site layout, interface conditions, and for the resolution of appropriate surfacing and landscape treatment. PRE-NOTIFICATION Pre-notification letters were sent on July 18, 2016. Four (4) emails and one(1) letter were received from area residents. All 5 respondents were strongly opposed to the TUP application. Their concerns include: The negative visual impact of the recreational vehicle storage; The incompatibility of the temporary use with the nearby residential uses; The potential impact on nearby property values; The past and continued illegal operation of the business; and The temporary sterilization of the development potential of nearby properties, as the temporary use hinders land consolidation in the area. INFORMATION ATTACHED TO THIS REPORT The following information is attached to this Report: Appendix I. Appendix II. Appendix III. Appendix IV. Lot Owners and Action Summary Proposed Site Plan Road Dedication Requirements on Croydon Drive Current/New Development in the Vicinity of the Subject Site original signed by Ron Hintsche RJG /ar Jean Lamontagne 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: Karsten Roh Address: Tel: 2745-156 Street Surrey, BC V3S 0C5 604-538-6794 - Primary 604-538-6794 - Cellular 2. Properties involved in the Application (a) Civic Address: 2743-156 Street 2715-156 Street (b) Civic Address: 2743-156 Street Owner: Karsten D Roh PID: 009-599-215 Parcel "B" (559233e) Lot 24 Except: Firstly: Parcel "A" (Explanatory Plan 17400)Secondly: Part Subdivided By Plan 27569;Section 23 Township 1 New Westminster District Plan 20916 (c) Civic Address: 2715-156 Street Owner: Karsten D Roh PID: 008-905-576 Lot 56 Section 23 Township 1 New Westminster District Plan 27569 3. Summary of Actions for City Clerk's Office
SKETCH OF PROPOSED PARKING AREA ON LOT 56, SECTiON 23, TO WNSHIP I, N. IY.D., PLAN 27569 REM 24 ROAD OLSEN <t ASSOCIATES DRITISI/ COWl/BU. /.AND SUIWEYORS l!ll lls&s 141~ All:. ll.f'lfr. ac \'U 1.11 {- jjj #1161,... "' 5611 SKETCH OF PROPOSED PARKING AREA ON PCL."B"(:... J233E) EXCEPT: FIRSTLY: PCL "A' {EX. PLAN 17400) SECONDLY: PIIRT SUBDIVIDED BY PLAN 27569, SEC.23, Tp.l, N.W.D., PLAN 20916 ~ ~------~------- A OLSEN 1: ASSOCIATES BRirJSI/ COW/18/A /.AND SURVEYORS 11:4 1~'f111 AIE.. ~ec VfA 1JI,_...,_<I.J, '": "'-5111 56 1M l1l - l.lil61sk 1
1hts dhl'mir~ cr.d dt.':m.;n 1S: tne pri)()l)i:r of t.lc(lt':li'vlc'f CoosVIil!"'q S-erv :e' LM. on:j 1:1b011 I Jt be!aet:, icti'wd 01 lt!jai..\juce<..: lijt!f'><j<ji [!)f! COfi:IJt;~';! C--1 ti-m hij;! :t'it.pony. lrkft~unc<ey :::.0.,3<!St\-.<J '?.cr"'-~~ <IG. i:l r~;_>[ tm ~w>c rc:'i:(i W.Sit,k\ for t~ ~.~rq.111r ;y cji')ovtt'~}(.2otd "~ Ol %~ drnw~1 oc<j O$~"t I - I I '"' ',) ~ 'f ~ 11 22,, 17.1:4 r,----- i ' 1\ i I 4.953 s<irn. HYDRO ROW 8i ~I r~. Total Alea approx. 20,682 sq.m. (5.11 ac) Future Croydon Drive dedication 4,823 sq.m. 28 Avenue dedication 100 sq.m. Hydro ROW 4,953 sq.m. Net Developable Area approx. 10,806 sq.m. (2.67 ac) ~\ ~~~~\,A ReM \ ~~ l!j0 1 \"- ~ f 2 \ L--------\ I t1 ' c HQT~S; - PRELIMINARY LAYOUT ONLY. SUBJECT TO APPR )VAL - AP.EAS AN~ DIMENSIONS ere SU8.JECT '0 DWJLED SUR'IEY AND CALCuLA110N. AND ~y VMY. - NO! 10 l:lt USlD foi'( LEGAL fransacf!ons. ~ McEihanney McEihanney Consulting Services Ltd. 13.00-88TH AVE'lU PliONEt004J596-0391 SUAREY.B.C. FAX\604)5Qi3.8853 Net Developable Area September 4 '09 Sco!c: 1:1 250 Dote: Sf:e>TFM8EP Job No.:
152A St 153 St 153A St 154 St 154 St 156 St 155 St 156A St 157A St Morgan Creek Way 155 St 33 Ave 154 St Rosemary Heights Cr 152 St 32 Ave 15-0316-00 13-0003-00 12-0217-00 11-0187-00 31 Ave 11-0187-00 15-0185-00 11-0243-00 152A St 16-0203-00 07-0181-00 15-0260-00 30 Ave 29A Ave 29 Ave Croydon Dr 08-0080-00 07-0113-00 14-0258-00 Helc Pl Mountain View Dr 11-0287-00 29A Ave Wills Brook Way 11-0269-00 28A Ave 08-0254-00 13-0083-00 159 St 28 Ave 153A St Parkway Dr 154 St 27A Ave 27 Ave Cranley Dr 16-0295-00 156 St 10-0203-00 16-0186-00 28 Ave 06-0289-00 10-0247-00 158 St 06-0200-00 27 Ave 160 St 26 Ave 07-0127-00 11-0051-00 08-0113-00 06-0097-00 26 Ave Croydon Dr King George Blvd 09-0128-00 No 99 Hwy 09-0207-00 Legend 24 Ave STATUS Subject Site Developed Developing (SA Executed) Madrona Pl 157 St Cranley Dr Applications In Process V:\DRAFTING\JOE\ArcView\South Surrey Stuff\Ryan_Gilmore\16029500