City of Surrey PLANNING & DEVELOPME NT REPORT File: 7913 ... · by automobile dealership buildings (Jeep / Dodge, Hyundai, Toyota and Volvo). • The applicant is proposing to construct

City of Surrey PLANNING & DEVELOPMENT REPORT

File: 7913-0216-00

Planning Report Date: December 16, 2013

PROPOSAL:

• Development Permit • Development Variance Permit

in order to permit the development of a two-storey automobile dealership in the North Surrey Auto Mall. LOCATION: 15393 - Guildford Drive

OWNER: Pattison Surrey Auto Mall Ltd.

ZONING: CD (By-law No. 15229)

OCP DESIGNATION: Commercial

Staff Report to Council File: 7913-0216-00

Planning & Development Report

Page 2 RECOMMENDATION SUMMARY • Approval to vary the Sign By-law through a comprehensive sign design package. • Approval and issuance of Development Permit. DEVIATION FROM PLANS, POLICIES OR REGULATIONS • Seeking to vary Sign By-law to allow two additional fascia signs for a total of four fascia signs. RATIONALE OF RECOMMENDATION • With the exception of the proposed variance to the Sign By-law, the proposed Development

Permit complies with the current zoning (CD By-law No. 15229) of the subject property.

• The form of the proposed building is consistent with the form of the existing buildings in the North Surrey Auto Mall.



Page 3 RECOMMENDATION The Planning & Development Department recommends that: 1. Council approve the applicant's request to vary the Sign By-law as described in Appendix II. 2. Council approve Development Permit No. 7913-0216-00, including a comprehensive sign

design package, and authorize the Mayor and Clerk to execute the Permit.

NOTE: If the Development Permit as presented, is not acceptable to Council in relation to the character of the development, including landscaping and siting, form, exterior design and finish of the building and other structures, including signage, Council may refer the Development Permit back to staff with direction regarding any of these matters.

REFERRALS Engineering: The Engineering Department has no objection to the project.

SITE CHARACTERISTICS Existing Land Use: Vacant lot within North Surrey Auto Mall, currently used for overflow

vehicle display / storage by the adjacent auto dealerships. Adjacent Area:

Direction Existing Use OCP Designation Existing Zone

North (Across Private Road):

Hyundai auto dealership

Commercial CD (By-law No. 15229)

East:

Toyota auto dealership and three-storey townhouse development

Commercial and Multiple Residential

CD (By-law No. 15229) and RM-30

South (Across Guildford Drive):

Vacant lot (under Development Application No. 7913-0230-00 to permit townhouses, currently pre-Council)

Multiple Residential

CD (By-law No. 17032)

West (Across Private Road):

Vacant lot within North Surrey Auto Mall

Commercial CD (By-law No. 15229)



Page 4 DEVELOPMENT CONSIDERATIONS • The subject site, which is currently vacant, is located at 15393 - Guildford Drive in the North

Surrey Auto Mall, and is approximately 5,700 square metres (1.4 acres) in size. The site is designated Commercial in the Official Community Plan (OCP) and is zoned "Comprehensive Development Zone (CD)" (By-law No. 15229).

• The North Surrey Auto Mall project was originally approved by Council in 2004 under Development Application No. 7903-0176-00. The project consisted of the creation of seven (7) bare land strata lots around an internal private road system to be developed in phases by automobile dealerships. Four (4) of the lots have been developed and are currently occupied by automobile dealership buildings (Jeep / Dodge, Hyundai, Toyota and Volvo).

• The applicant is proposing to construct a two-storey Volvo dealership building approximately

1,470 square metres (15,850 sq.ft.) in size on the subject site (Strata Lot 1).

• The existing Volvo dealership, located on Strata Lot 3, intends to vacate their current building and occupy the proposed building on the subject site. A new automobile dealership will move into the existing building on Strata Lot 3.

• The proposed building will have a floor area ratio (FAR) of 0.26, which complies with the maximum FAR of 0.50 permitted in the CD Zone (By-law No. 15229).

PRE-NOTIFICATION • In accordance with Council policy, a Development Proposal Sign was installed on the subject

site to inform adjacent owners about the proposed development. No telephone calls or letters of concern have been received.

DESIGN PROPOSAL AND REVIEW Building Design • The applicant proposes to construct a two-storey automobile dealership near the middle of

the subject site. The proposed building will have a contemporary design.

• The proposed building, constructed of a steel frame and concrete blocks, incorporates silver and white aluminum panels, as well as white acrylic stucco cladding.

• Clear glazing in anodized aluminum frames are proposed along the north, west and south

building elevations in order to enhance the overall design of the proposed building.

• Two (2) steel canopies with membrane roofs are proposed along the north and east building elevations, which will provide weather protection over the vehicle service area and the car wash bay.



Page 5 • The main vehicle showroom is located within the western portion of the proposed building.

Offices, vehicle parts and tool rooms, and a garbage / recycling room are situated behind (to the east of) the showroom. A total of six (6) vehicle service bays are proposed along the northeast section of the building.

• The second floor of the proposed building is comprised of offices and meeting rooms. • The applicant proposes to install lighting throughout the subject site. The proposed lighting

will be downward facing and will not create a significant glare on the existing townhouse development directly to the east or the planned residential development across Guildford Drive (Application No. 7913-0230-00).

• Vehicular access to the subject site is limited to a right-in only driveway at the northwest corner of the site, and a right-out only driveway at the north end of the site along the private auto mall road. There is no direct vehicular access from the subject site to Guildford Drive.

• No road dedication or rights-of-way are required, as part of the subject development

application. Trees and Landscaping • The applicant proposes to retain the existing landscaping and trees that are located within the

3.0-metre (10 ft.) wide landscape strip along the south and east property lines. No existing trees are to be removed.

• In addition to retaining the existing landscaping along the eastern property line, the applicant has proposed to enhance the existing landscaping by planting additional conifers adjacent to the existing townhouse development, to help further screen the adjacent residential development from the proposed dealership.

• A total of 21 trees (katsura, spruce, pine, and cedar) are proposed throughout the site.

Additional low-level landscaping is also proposed, including azaleas, roses, yew, fountain grass, ivy, and daylilies.

• The applicant proposes five (5) outdoor vehicle display pads parallel to the adjacent private

roadway along the north lot line. Each vehicle display pad will be constructed of patterned concrete pavers, and will be surrounded by low-level landscaping. The proposed vehicle display pads are similar to the existing vehicle display pads located at other dealerships within the North Surrey Auto Mall.

Proposed Signage • The applicant proposes a total of four (4) fascia signs on the proposed building – one (1) on

the south building elevation and three (3) on the west building elevation.

• Two (2) ‘Volvo’ fascia signs are proposed above the two (2) main entrances along the south and west building elevations, will be installed on a blue alucobond panel that mark the entrance to the building. The fascia signs are constructed of individually illuminated channel letters, and are each approximately 0.4 metre (1.2 ft.) high and 2.4 metres (8 ft.) wide.



Page 6 • A "Service" fascia sign and a vehicle dealership fascia sign ("Jimmy Pattison") are proposed on

the west building elevation. The "Service" fascia sign is proposed on the vehicle service canopy. The two (2) fascia signs are constructed of individually illuminated channel letters, and are approximately 0.4 metre (1.0 ft.) high and 1.8 metres (6 ft.) wide and 0.5 metre (1.7 ft.) high and 4.9 metres (16 ft.) wide, respectively.

• The proposed Development Permit incorporates a variance to the Sign By-law to allow two (2)

additional fascia signs on the west building elevation. The proposed variance to the Sign By-law is described in Appendix II.

• A free-standing sign is proposed near the right-in driveway at the northwest corner of the site. The proposed free-standing sign is approximately 3.7 metres (12 ft.) high, and will be installed at least 2.0 metres (6.6 ft.) from the property line. The size and design of the proposed free-standing sign is the same as the existing free-standing signs located within the North Surrey Auto Mall.

ADVISORY DESIGN PANEL • This proposed project was not referred to the ADP, but was reviewed by staff and found

satisfactory. 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. Proposed Sign By-law Variance Table Appendix III. Development Permit No. 7913-0216-00

original signed by Judith Robertson Jean Lamontagne General Manager Planning and Development DN/da \\file-server1\net-data\csdc\generate\areaprod\save\30734247092.doc DRV 12/11/13 12:58 PM

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APPENDIX I

Information for City Clerk Legal Description and Owners of all lots that form part of the application: 1. (a) Agent: Name: Russell Meiklejohn

Address: 1456 - Marine Drive, Suite 2 West Vancouver, BC V7T 1B7 Tel: (604) 921-7266 - Work

2. Properties involved in the Application

(a) Civic Address: 15393 - Guildford Drive

(b) Civic Address: 15393 - Guildford Drive Owner: Pattison Surrey Auto Mall Ltd. PID: 026-001-055 Strata Lot 1 Section 21 Block 5 North Range 1 West New Westminster District Strata Plan

BCS896 Together With An Interest In The Common Property In Proportion To The Unit Entitlement Of The Strata Lot As Shown On Form V.

3. Summary of Actions for City Clerk's Office

(a) Approval and issuance of Development Permit No. 7913-0216-00.

Page 2


DEVELOPMENT DATA SHEET

Existing Zoning: CD By-law No. 15229

Required Development Data Minimum Required /

Maximum Allowed Proposed

LOT AREA Gross Total Road Widening area Undevelopable area Net Total 5,700 sq.m. LOT COVERAGE (in % of net lot area) Buildings & Structures 40% 17.5% Paved & Hard Surfaced Areas 67.5% Total Site Coverage 85% SETBACKS ( in metres) Front (West) 15 metres 26 metres Rear (East) 7.5 metres 21 metres Side #1 (North) 15 metres 13 metres Side #2 (South) 7.5 metres 16.5 metres BUILDING HEIGHT (in metres/storeys) Principal 9 metres 9 metres Accessory NUMBER OF RESIDENTIAL UNITS Bachelor One Bed Two Bedroom Three Bedroom + N/A Total FLOOR AREA: Residential N/A FLOOR AREA: Commercial Retail 784 sq.m. Office 686 sq.m. Total 1,470 sq.m. FLOOR AREA: Industrial N/A FLOOR AREA: Institutional N/A TOTAL BUILDING FLOOR AREA 2,850 sq.m. 1,470 sq.m.

Page 3


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 (net) 0.50 0.26 AMENITY SPACE (area in square metres) Indoor N/A Outdoor N/A PARKING (number of stalls) Retail 24 78 Office 14 21 Total Number of Parking Spaces 38 99 Number of disabled stalls 1 2 Number of small car stalls 25 11 Tandem Parking Spaces: Number / % of

Total Number of Units N/A

Size of Tandem Parking Spaces width/length

N/A

Heritage Site NO Tree Survey/Assessment Provided NO

APPENDIX II

PROPOSED SIGN BY-LAW VARIANCE # Proposed Variance Sign By-law Requirement

Rationale

1 To allow two (2) additional fascia signs on the west building elevation for a total of four (4) fascia signs on the proposed building.

A maximum of two (2) fascia signs are permitted for each premises (Part 5, Section 27(2)(a)).

The two (2) proposed fascia signs are of an appropriate size and scale in relation to the proposed building.

Cover Sheet

AS NOTED

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Jim Pattison Auto GroupProposed VolvoAuto DealershipNorth Surrey Auto MallSurrey, BC

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This drawing is the property of Millenia Architecture Corp. and shall not be reproduced without permission.

The Contractor shall verify actual site conditions and dimensions and shall be responsible for notifying the architect of any discrepancies.

All work shall be carried out in strict accordance with current applicable building code and municipal by-laws.

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Appendix III

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Schedule A

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7913-0216-00(A)

ELECTRICAL:

Smith & Andersen Falcon Engineering Ltd.338 - 6450 Roberts StreetBurnaby, BC V5G 4E1tel 604 688 8008 fax 604 688 8359Contact: Dugan Doherty, B.E.

MECHANICAL:

Yoneda & Associates200 - 1190 Melville StreetVancouver, BC V6E 3W1tel 604 684 3412 fax 604 684 3884contact: Darren Hon P.Eng

DRAWING INDEX

TEAMOWNER:

OCCUPANCY GROUP: GROUP F2

CODE: BRITISH COLUMBIA BUILDING CODE 2012

CIVIC ZONING: CD-COMPREHENSIVE DEVELOPMENT ZONEZONE BYLAWS BL 15229

DESIGN GUIDELINES DESIGNED IN CONFORMANCE WITH THE 2004 NORTH SURREY AUTOMALL DESIGN GUIDELINES

ADDRESS & BUILDING DATA

ARCHITECTURAL:

Millenia Architecture Corp.2-1456 Marine Drive,West Vancouver, BC V7T 1B7tel 604 921 7266 fax 604 921 7244 contact: Russ Meiklejohn MAIBC

SITE LOCATION PLAN

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Jim Pattison Auto Group

15389 Guildford DriveSurrey, BCV3R 0H9

STRUCTURAL:

Weiler Smith Bowers Consulting Structural Engineers 118-3855 Henning Drive Burnaby, BC V5C 6N3tel 604 294 3753 fax 604 294 3754contact: Kevin Lemieux, P.Eng.

A4.2

Main Floor PlanA2.2

Issued For:

General Notes

Drawing:

Architectural

No:

A2.1

A1.1

A4.3

Second Floor PlanA2.3 Roof Plan

A4.1Building Elevations

ReIssued for DPA

Nov. 22 /13

C01 Site Grading PlanL1 Landscape Plan

A1.0Site Plan

DEVELOPMENT SUMMARY

Building Sections & Construction AssembliesA3.1

CIVIL:

Aplin & Martin Consultants Ltd.201-12448 82nd AvenueSurrey, B.C. V3W 3E9Tel (604) 597 9058 contact: Randy Watson P.Eng

LANDSCAPE ARCHITECT:

PMG Landscape Architects Ltd.Suite C100 - 4185 Still Creek Drive, Burnaby BC V5C 6G9 T 604.294 0011 contact: Marlene Messner

Cover SheetA0

CIVIC ADDRESS:LOT 1 - 15383 GUILDFORD DR.SURREY, BRITISH COLUMBIA

LEGAL DESCRIPTION:STRATA LOT 1, SECTION 21, BLOCK 5 NORTH RANGE 1 WEST, NEW WESTMINSTER DISTRICT, STRATA PLAN BCS896

Strata Lot 1 Topographical Survey

Building Elevations

Building Elevations

General Notes & Project SummaryLocation Plan

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GAS METER 4'-0"x7'-6" CONCRETE PAD C/W CONC. BLAST WALL AND CHAIN-LINK GATE, MATCH EXISTING STANDARD, (COORD. WITH MECH.)

ELEC. TRANSFORMER 5'-0"x5'-0" CONC. PAD C/W BOLLARDS, (COORD. WITH ELECT.)

NEW LANDSCAPE BLOCK RETAINING WALL

NEW LANDSCAPE BLOCK RETAINING WALL

PROPERTY LINE

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EX. CONCRETE BLOCK SCREEN WALL (TOYOTA)

EX. CONCRETE BLOCK FENCE

EX. CONCRETE CURB & SIDEWALK

NEW CONCRETE DRIVEWAY SITE ACCESS

NEW (OR EX.) CONCRETE DRIVEWAY SITE ACCESS

EX. HYDRO KIOSK

EX. FIRE HYDRANTEX. TELEPHONE KIOSK

EX. STREET LIGHT STANDARDS (TYP.)

EX. STREET LIGHT STANDARDS (TYP.)

EX. CONCRETE CURB

EX. CONCRETE CURB & SIDEWALK 2'-

0"

5'-0

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CENTER LINE OF 6m WIDE FIRE DEPARTMENT VEHICLE ROUTE C/W

12m TURNING RADIUS

EQ.

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EX. LIGHT STANDARD (TOYOTA SITE)

EX. LIGHT STANDARD (TOYOTA SITE)

NEW POLE LIGHT STANDARD (TYP. U.N.O.)

DEALER LOT SIGN PYLON, REFER TO SIGNAGE SUMMARY SHEET A4.1 (SIGN #6)

EQ.

NEW POLE LIGHT STANDARD. LOCATE BASE ON PARKING STALL LINE AT EDGE OF LANDSCAPE SETBACK (TYPICAL OF 3

ALONG SOUTH SIDE OF PARKING)

NEW POLE LIGHT STANDARD. LOCATE BASE ON PARKING STALL LINE BESIDE FENCE

FD SIAMESE CONNECTION

28

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46 47 55 56

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KIOSK

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NEW CONCRETE BLOCK SCREEN WALL, (MATCH

& CONNECT TO EX.)

EX. CONCRETE BLOCK SCREEN WALL (TOYOTA) TO REMAIN

Landscape

CONCRETE SLAB SLOPE TO DRAIN (SEE MECH.)

CAR

WAS

HAR

EA

CONCRETE CURB & SLAB

CONCRETE CURB & SLAB

CONCRETE SIDEWALK C/W CURB

90

91

DISPLAY/LANDSCAPE

ROLLOVER CURB

ROLLOVER CURB

ROLLOVER CURB

ROLLOVER CURB

ROLLOVER CURB

ROLLOVER CURB

1

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SCORED CONCRETE APRON C/W SAWCUTS

ROLLOVER CURB

5DISPLAY/LANDSCAPE

49'-2

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SETBACK TOBLD

G. CORNER

68'-1 14 " (20.76m)


EXISTING TOYOTA AUTO DEALERSHIP

84'-10 14 " (25.86m

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SETBACK

TOBLD

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15m SETBACK LINE

15m

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7.5m SETBACK LINE

7.5m

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PROPOSED VOLVO AUTODEALERSHIP & JIM PATTISON AUTO

GROUP OFFICE BUILDINGBUILDING AREA: 9350sf (868.6m2)

SITE COVERAGE: 10832sf (1006.3m2)

CONCRETE APRON FOR TRASH BIN PICKUP

2(sto

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75SMALLSMALL

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STORAGE NOT INCLUDED IN PARKING STALL COUNT

DEALER LOT SIGN PYLON, REFER TO SIGNAGE SUMMARY

SHEET A4.1 (SIGN #5)

SIGN #4

SIGN #1

SIGN #3

SIGN #2

NEW ADDITIONAL INFILL LANDSCAPING, (SEE LANDSCAPE PLAN L-1)

ADDITIONAL DECORATIVE PAVING AND SIDEWALK DETAIL,

TYP., (SEE LANDSCAPE PLAN L-1)

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drawing no. of

consultants



13-

-




11/22/2013

West & North Building Elevations

1/8"=1'-0"

JLV

SCALE : 1/8" = 1'-0"

SCALE : 1/8" = 1'-0"

1

11

1

1

1

1

1

DP 7913-0216-00(I)

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JD4

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7913-0216-00(I)

project

title

project no.

drawn

reviewed

date

scale

drawing no. of

consultants



13-

-




11/22/2013

East & NortheastBuilding Elevations

1/8"=1'-0"

JLV

SCALE : 1/8" = 1'-0"

SCALE : 1/8" = 1'-0"

1

1

1

1

1

1

DP 7913-0216-00(J)

DP

7913-0216-00(K)

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7913-0216-00(J)

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LOT 1 NORTH SURREY AUTO MALL SURREY, B,C.

LANDSCAPE PLAN

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7913-0216-00(K)

Date:11/22/13

Sidewalk

STRATA LOT 1

boxele

c.

box

boxele

c.

D_twin

MH = 30

On

On

D_single

MH = 30

D_twin

MH = 30

On

D_twin

MH = 30

On

D_twin

MH = 30

On

D_twin

MH = 30

On

MH = 30

D_twin

On

DSX2

On

MH = 30

DSX2

On

MH = 30

DSX2

MH = 30

On

DSX2

On

MH = 30

On

DSX2

MH = 30

DSX-HOUSE SHEILD

MH = 30

On

D_twin

Off

MH = 30

Off

MH = 30

D_twin

D_twin

MH = 30

Off

DSX2_HSS_Low Lumens

On

MH = 20

On

DSX-HOUSE SHEILD

MH = 30

DSX2_HS_Low brightness

On

MH = 30

LPDArea

Total Watts = 18610

LPD Area SummaryLabel Total WattsLPDArea 18610

DP 7913-0216-00(L)

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City of Surrey PLANNING & DEVELOPME NT REPORT File: 7913 ... · by automobile dealership buildings (Jeep / Dodge, Hyundai, Toyota and Volvo). • The applicant is proposing to construct

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