Development Permit Development Variance Permit

7903-0428-00 City of Surrey PLANNING & DEVELOPMENT REPORT File:   7903-0428-00                                Development Permit Development Varianc...
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7903-0428-00

City of Surrey PLANNING & DEVELOPMENT REPORT File:   7903-0428-00                               

Development Permit Development Variance Permit

 

Proposal:

Development Permit to allow 2 new free-standing signs and Development Variance Permit to increase the height of both free-standing signs on a commercial site in South Westminster.

Recommendation:

Location:

Approval to Proceed

11125 - 124 Street

OCP Designation:

Industrial

NCP Designation:

Highway Commercial

Zoning:

CD (By-law Nos. 12144 & 14166)

Owner:

West Fraser Real Estate Holdings Ltd.

 

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7903-0428-00

  PROJECT TIMELINE   Completed Application Submission Date: November 24, 2003 Planning Report Date: January 26, 2004       The applicant is proposing:   a Development Permit; and   a Development Variance Permit to vary the following Sign By-law regulations: ·         to relax the maximum height of two free-standing signs from 4.6 metres (15 ft.) to 7.6 metres (25 ft.)   in order to allow two new free-standing signs on a commercial site in South Westminster.      

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The Planning & Development Department recommends that:   1.         Council authorize staff to draft Development Permit No. 7903-0428-00 in accordance with the attached drawings (Appendix II).   2.         Council approve Development Variance Permit No. 7903-0428-00 (Appendix IV), varying the following, to proceed to Public Notification: (a)        to relax the maximum height of two free-standing signs from 4.6 metres (15 ft.) to 7.6 metres (25 ft.).     REFERRALS   Engineering: No concerns (Appendix III).       SITE CHARACTERISTICS   ·         Existing Land Use ·         East: ·         South: ·         West: ·         North:

10,000 square metre former "Revy" building with a call centre as the major tenant. Mixed use automotive services and sales, zoned CHI and IL. Mixed use multi-tenant warehouse building and vacant land, zoned CHI, designated Industrial.  Rail right-of-way Across the South Fraser Perimeter Road, vacant land and outside industrial storage, zoned IL. Ramping for the Pattullo Bridge, across King George Highway and 112 Avenue, mixed industrial users.

    PLAN AND POLICY COMPLIANCE   OCP Designation: Complies.   NCP Designation: Complies.       DEVELOPMENT CONSIDERATIONS   Background   The site is zoned Comprehensive Development Zone (CD) under By-law No. 12144 (and amended by By-law No. 14166).  The CD Zone was developed to allow an Eagle Home Hardware Centre to be built on the site, and combines uses in the Highway Commercial Industrial Zone (CHI) and some limited office uses that were needed to support the Eagle project. The Eagle project never proceeded, however, in 1995, Development Permit No. 7995-0018-00 was issued for the site to allow the construction of a Revy Home Centre.  The Revy building was constructed and Revy operated on the site until March 2000, when the store was closed as part of a larger corporate strategy to consolidate sales outlets.

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In 2000, a call centre was proposed for the subject site.  A call center is an operation that houses employees who, using telephones or e-mail provide information on goods and services, take orders, or provide technical after sales support to customers.  In order to allow for this operation to locate in the building, an amendment to the Comprehensive Development Zone was required and approved on November 20, 2000, under By-law No. 14166. Development Permit No. 7995-0018-00 which regulated the form and character of the building did not specify any free-standing signs for the property.   Current Proposal   The owner is requesting two free-standing signs for the site and has therefore requested a Development Permit to regulate the form and character of the signs and a Development Variance Permit to allow for an increase to the height for both of the free-standing signs. This new Development Permit will supplement the approved Development Permit No. 7995 0018-00, which will remain in full force and effect.     PRE-NOTIFICATION   Pre-notification letters are not required for development permits, however, in accordance with Council policy, a development proposal sign was placed on the property.  Staff received one telephone call requesting further information on the proposed signs.      DESIGN PROPOSAL AND REVIEW   The first proposed free-standing sign is to be located on the east side of the driveway access from Liverpool Road.  The second sign is to be located adjacent to the reciprocal public right-of-passage, which allows Pattullo Place cul-de-sac to egress to 124 Street.  The signs will be located 2.0 metres (6.6 ft.) from the property line. The signs will identify the name of the complex (Bridgeview Centre), the call centre business (RMH International), and provides space for future tenants.  The signs consist of black framing, topped off with a stylized metal decorative feature.  The signs will be mounted on a beige stucco finish base, which is similar in material and colour to the existing building on the site.   The property is located at the intersection of Liverpool Road, and 124 Street.  The Surrey Sign By-law limits the height of signs in this area to a maximum height of 15 ft.  The proposed signs are 7.6 metres (25 ft). in height.  A Development Variance Permit has been requested to allow for the increased height.   The Sign Bylaw limits the maximum sign area to 27.8 square metres (300 sq. ft.), with a maximum copy area of 50%.  The proposed signs satisfy this requirement, with a total sign area of 27.8 square metres (300 sq. ft.) and a copy area of 35% for each sign. The design of the free-standing signs has been reviewed by City staff and is found to be satisfactory.   BY-LAW VARIANCE AND JUSTIFICATION   file:///C|/Users/GB3/Desktop/bylaw%20project/All%20HTML%20Files/8315.html[05/06/2015 3:45:50 PM]

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(a)        Requested Variance:   ·            To relax the maximum height of two free-standing signs from 4.6 metres (15 feet) to 7.62 metres (25 ft.).               Applicant's Reasons   ·            When the site was initially designed, there was only one tenant on the site, with identification signage over the main entrance.  There is currently one major tenant in the building with additional floor area for future tenants.  Because of the increase in the number of tenants on the site, additional advertising signage is required. ·            The site is 5.25 hectares (13 acres) in area which can easily accommodate the two signs proposed.   ·            The site is somewhat concealed with the ramping of King George Highway from the Pattullo Bridge.  A smaller lower sign would not be visible from Scott Road, or King George Highway.  Signage is important in order for customers and clients to find their way to the site.               Staff Comments:   ·            The 25 ft height of the two proposed free-standing signs is compatible with the height of the existing building, and the overall size of the property.  Staff support the requested variance.     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 and Proposed Sign Design Appendix III.          Engineering Summary Appendix IV.         Development Variance Permit No. 7903-0428-00                                                                                 Murray Dinwoodie                                                                         General Manager                                                                         Planning and Development   LAP/kms v:\wp-docs\planning\plncom04\01080911.lap.doc KMS 1/26/04 9:15 AM

  APPENDIX I   Information for City Clerk   Legal Description and Owners of all lots that form part of the application:   1.   (a)  Agent:        Name: Warren Perrott Address:                 2170 Kaslo Street                               Vancouver, B.C.  V5M 4J1 Tel:                         604-888-8619 file:///C|/Users/GB3/Desktop/bylaw%20project/All%20HTML%20Files/8315.html[05/06/2015 3:45:50 PM]

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    2.         Property involved in the Application   (a)        Civic Address: 11125 - 124 Street   (b)        Civic Address: 11125 - 124 Street             Owner: West Fraser Real Estate Holdings Ltd.             PID: 018-689-949             Lot C (BH 110375) Section 18 block 5 North Range 2 West New Westminster District Plan 69522     3.           (a)        Proceed with Public Notification for Development Variance Permit No. 7903-0428-00.    

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