So t~a ABBOTSFORD COUNCIL REPORT. Report No.: EDP October 7, 2013 File No: / Executive Committee

Transcription

1 So t~a COUNCIL REPORT Report No.: EDP October 7, 2013 File No: / Executive Committee To: From: Subject: Mayor and Council Christine Batchelar, Planner Development Permit, with variance, application for the properties, located at 2337 and 2321 West Railway Street. (Owner: Abbotsford Bibles for Mission Society, Directors: V. Breukelman, M. Bysterveld, J. Dam, E. Kornelius, E. McGrail, J. Ouwerkerk, P. Van Belle and C. Zaal) RECOMMENDATIONS 1. THAT Report No. EDP , dated October 7, 2013 from the Planner, regarding a Development Permit, with variance, application for the properties located at 2337 and 2321 West Railway Street, be received; and 2. THAT application / to allow a variance, as detailed in Report No. EDP , be approved in principle, and that a permit be prepared for an upcoming Council Hearing subject to the following conditions being satisfied prior to the issuance of the Development Permit with variance: BACKGROUND a) registration of a shared parking easement over 2321 West Railway Street for the benefit of 2337 West Railway Street; b) provision of an amended landscape plan to include trailing ground cover to screen the rear retaining wall; c) provision of a Landscaping Security in the amount of $23,213.00; d) provision of a landscaping inspection fees in the amount of $515.00; and e) provision of cash-in-lieu of $4,368 for eight street trees. Proposal: Applicant: Owner: Legal Description: OCP Designation: Existing Zoning: Site Area: The applicant proposes to construct a 625.8m 2 (6,736fe) addition to the existing building currently occupied by Bibles for Mission and build associated parking on 2321 West Railway Street (see Figure 2) Fictorie Construction (John Fictorie) Abbotsford Bibles for Mission Society Lot 1 Section 15 Township 16 NWD Plan BCP2394 Commercial Secondary Business Commercial Zone (C4) 0.36 ha (0.89 acres) l:\d13\d13-024\report No.docx

2 Report No. EDP Page 2 of 6 Description: 2337 West Railway is bound by two roads with South Fraser Way on the southwest side and West Railway Street on the northeast side. The site is currently occupied by a 895m 2 (9,630fe) building and associated parking West Railway is currently vacant. Surrounding Uses: N: S: E: W: West Railway Street and rail lines beyond; South Fraser Way and single family residential (zoned RS2) beyond; Office commerical (zoned C4) beyond; and Industrial and agricultural sales (zoned C4). ANALYSIS Official Community Plan 1. The subject property is designated Commercial in the Official Community Plan. The Commercial designation is dominated by business uses such as offices, retail, "big box", and commercial services. The proposed development is consistent with the current land use designation within the OCP. 2. The existing building and associated parking does not comply with some of the broad objectives of the OCP. The OCP site design objectives include, locating the parking underneath or behind the building and having the building located along public streets to create 'streetwall' areas which would encourage pedestrian friendly places. Context 2337 West Railway Street is zoned Secondary Business Commercial (C4) which is a primary commercial zone that permits a restricted number of light industrial uses. The subject property is located within a corridor along West Railway Street that contains a number of C4 zoned properties with the commercial buildings set back from the street and parking located in front of the building. The existing building and proposed addition is in keeping with this design form and is compatible with the adjacent commercial properties. Due to the permitted industrial use of the C4 zone and the existing warehouse component of the existing building, having the proposed addition comply with the site design objectives of the OCP are difficult therefore staff supports the location of the proposed addition siting. 3. The subject property is located between South Fraser Way and West Railway Street. The location of the subject property is in an area characterized by a number of commercial/light industrial businesses, with the majority of the adjacent or nearby properties zoned C4. There is a significant elevation drop of approximately 10m (33ft) from the edge of pavement on South Fraser Way to the subject property, therefore the proposed addition and existing building will not be visible from South Fraser Way. Scale and Density of Proposed Development 4. The subject property is located in a Commercial Form and Character Development Permit Area. The intent of the Commercial Development Permit is to encourage visually attractive commercial development for residents and

3 Report No. EDP Page 30f6 visitors, to maximize the economic viability of commercial development, to create highly liveable commercial areas, where commercial development is human scaled, pedestrian friendly and respects the form and character of adjacent residential areas. Before a Building Permit is issued, a Development Permit for form and character will need to be issued. Despite that the existing building and proposed addition does not comply with the site design objectives of the OCP the proposed fagade upgrade and building addition does comply with the intent of the Commercial Form and Character Development Permit guidelines as follows: The proposal includes a fagade upgrade to the overall building improving the overall character of the building and surrounding neighbourhood (see Figure 3); The proposed signage and entrance details are architecturally distinct; Though the building is set back from the street the existing building and proposed addition faces the street; A pedestrian connection is established from the front door through the parking lot to the sidewalk on West Railway Street; The existing and proposed landscaping helps screen the onsite parking from the road; and The fagade upgrade and proposed addition is compatible with existing development in the neighbourhood. Traffic/Parking/Pedestrian Circulation/Transit Proximity 5. Vehicle access and egress is limited to West Railway Street. There is currently no direct vehicle access from South Fraser Way nor is any access from South Fraser Way proposed. 6. The subject site has two existing entranceways on West Railway Street; part of the applicant's proposal is to move the east entranceway further east (see Figure 2). The existing entranceway will be replaced with additional landscaping to match the existing landscaping that is currently on site. The Director of Transportation and Projects had no concerns regarding the existing and proposed entranceways. 7. A walkway from the main entrance of the building to the sidewalk on West Railway Street is proposed and will be marked with decorative pavers. 8. The proposed addition and existing building requires 47 parking stalls according to the provisions of the Zoning Bylaw. 20 spaces can be accommodated on 2337 West Railway Street West Railway will be constructed and used for the additional parking of 34 stalls. As the applicant does not wish to consolidate the two properties a shared parking easement will be required. A shared parking easement will ensure that 2337 West Railway Street will be able to use at least 27 stalls on 2321 West Railway Street in case the properties ever change ownership. Furthermore a shared parking easement allows for the proposed development to be in compliance with the parking provisions of the Zoning Bylaw. Landscaping 9. The applicant submitted a landscape plan (see Figure 5) proposing onsite landscaping along West Railway Street and within the proposed parking lot on

4 Report No. EDP Page 4 of West Railway Street which includes 6 trees, shrubs and groundcovers. Eight street trees are proposed along West Railway Street which will require cash-in-lieu of $546 per tree for a total of $4,368 for eight street trees. Both properties do not contain mature trees that would require replacement trees in accordance with the Tree Protection Bylaw. 10. The retaining wall located along the rear property line of 2321 West Railway Street will have a maximum height of 3.3m (10.8ft) and will be required to be screened by hardy evergreen trailing groundcover. The applicant will be required to revise their landscape plan to include this additional planting prior to a Council Hearing. 11. The applicant has provided a landscape cost estimate of $23,213, and a security usually in the form of a Letter of Credit will be required to ensure the proposed landscaping is planted. A landscape inspection fee of $515 is required to help cover the costs of staff inspecting the landscaping. Development Variance Permit 12. A Development Variance Permit is requested to minimize the required exterior lot line setback of 3.0m along South Fraser Way to 1.0m. The applicant requests the variance to maximize the building footprint without compromising onsite parking. The proposed building addition with a 1.0m setback from the exterior lot line abutting South Fraser Way is minor in nature for the following reasons: the proposed addition has minimum exposure from South Fraser Way due to the grade change; the proposed siting of the addition permits the existing parking along the front to remain; the proposed 1.0m setback is consistent with a previous approval for the neighbouring property to the northwest (2365 West Railway Street) which was approved for an approximately 0.84m setback in June 2011 ( ). For these reasons staff supports the requested variance. Neighbourhood Walkability 13. A Walk Score is a large-scale, public access walkability index that assigns a numerical walkability score (1 to 100, with 100 being a walkers paradise) to any address. It ranks neighbourhoods based on how many businesses, parks, theaters, schools and other desired destinations are within a 15 minute walking radius of the address. To put context to the number, Abbotsford City Hall scores a Walk Score of 75, which is very walkable. The walk score of the subject site is 68, which translate to a somewhat walkable neighbourhood where some errands can be accomplished on foot. The proposed development will assist in improving the aesthetics of the neighbourhood which may help in extending pedestrian trips along the West Railway Street corridor, creating a more active pedestrian public realm in the area. Amenity Contribution 14. In 2008, Council adopted resolution (E ), which essentially directs staff to negotiate public amenities for development variance requests on a case-bycase basis. Given that the variance requested for the proposed development is

5 Report No. EDP Page 5 of 6 minor, results in a better utilization of the property, is consistent with the neighbouring property to the west and will not be visible from South Fraser Way, Staff did not pursue a public amenity contribution. CPTED/Community Policing 15. The architect submitted an acceptable Crime Prevention Through Environmental Design (CPTED) report that addresses the four CPTED strategies being; natural surveillance, natural access control, territorial reinforcement and target hardening. Site Development Issues 16. A staff review of the works and services necessary to support the proposed building addition will be completed at time of building permit. 17. In addition the developer is responsible to adhere to all other legislation, which may apply to the land, including: (a) (b) complying with all applicable City bylaws, such as Official Community Plan, 2005, Development Bylaw, 2011, Tree Protection Bylaw, 2010, Building Bylaw, 2003, Sign Bylaw, 2001, Erosion and Sediment Control Bylaw, 2010, and Development Cost Charges Imposition Bylaw, 2010 administered by the City; and obtaining all other necessary approvals and permits on such terms as they may be issued, including but not limited to a development permit, tree removal permit, subdivision approval, building permit, soil removal/deposit permit, Ministry of Health permit, Ministry of Transportation and Infrastructure approval and Ministry of Environment approval. FINANCIAL PLAN IMPLICATION No financial plan implications are anticipated. STRATEGIC DIRECTIONS The proposed development supports the Strategic Directions' vision of Abbotsford being the most sustainable, livable and prosperous City in British Columbia by: a compact community which uses land, public infrastructure and resources efficiently, so that urban pressures on food-producing and natural environments are reduced, transportation alternatives are viable and greenhouse gas emissions are minimized; a connected community that allows all of its residents to safely and easily access shops, services, jobs and recreation by walking, cycling, and transit as well as by driving; a safe community, where citizens and visitors alike feel safe in public and private places throughout the City, both during the day and at night so that community life is enhanced; an inclusive community that welcomes and supports the social and cultural life and aspirations of all its citizens in an equitable and open manner.

6 COMMUNICATION PLAN If supported by Council, a permit will be prepared for an upcoming Council Hearing. The City will notify in writing the adjacent property owners and occupiers of the date and time of the Council Hearing. SUMMARY Staff supports the proposed development as it is in keeping with the objectives of the Commercial Form and Character Development Permit by creating visually attractive commercial development for residents and visitors, to maximize the economic viability of commercial development, and respects the form and character of adjacent residential areas. Staff further supports the variance request as it is minor in nature with minimum visual effect. Reviewed by: Phil Blaker, Acting General Manager Economic Development & Planning Services Prepared by: Christine Batchelar Planner Rev(!;J~ Darren Braun Director of Development Planning Attachments: Figure 1 Figure 2 Figure 3 Figure 4 Location (with Air Photo) Site Plan Elevations Landscape Plan

7 FIGURE 1 LOCATION ADDRESS: APPLICANT: Os ~.A 2321 and 2337 West Railway Street Fictorie Construction Management John Fictorie - contact Development Services Department - Development Approvals FILE NO October 3, 2013

8 N ~ -"1----\ S \.-----" a: 1--_--\ 0.-I ~ ~--~ r~~_-~ FIGURE 1 LOCATION ADDRESS: APPLICANT: «~.A 2321 and 2337 West Railway Street Fictorie Construction Management John Fictorie - contact Development SelVices Department - Development Approvals FILE NO / October 3,2013

9 ~-:,,'" -" ~-.~:-. PROPOSED VARIANCE to SOUTH FRASER WAY reduce the minimum exterior lot 11' ~ 11' ;, I,, " 11'... 11' 11' ~. 11' 11' 11'... ~ 1t 11' -" 11'... ". I 11' " " ~: ' :":, '.. ;,, " 11'." I r " 11' _. 11'.. ',.",.-._,J ;._I line setback from 3,0 m to 1.0 m. ft, _.,.r }::, ;~<~ ;~.... <;: t, ;[~. ".l >..."'" <;'Il '~ ;'<C I..,... ~:;(. -;_0'.,.1.. '---- I ;...!tt_._.... r. " ~., EXlsnNG BUILDING ; I' t: "t:r:r -!? I" I.! '---+p I -'. I I ' j,t1lij *, -11?rrl I i 11< EJOS11N(lBUlllllNG,... t,no,",...,;0".": 1'_,,...,!.r'... -"", ' ~"" ElIIST1IIGBWlNl " ~.;~ ~11.~,::t :or ;, I, ----t~~~~.'~ 1 L t I. - ',6 " ' 1,.~... :: - ~t-- - ~ 1."" ~l~ ~.; ~,'~L"-\ ~ t ----:;~~ ~.~ '1.1.. 'to',;o(.. ou"".- ~ t J ;.'_ \\..~. I,...-_ ~... t):i 1 :...' L I... } ~I~ _ ~. '''~(f., < I... ll,. "Ii ",~%;"r '. '.'" ~~ '.';". ". :--"!,,,~,=-- ". ",.~: WEST RAILWAY STREET ~ SITE PLAN ~~I!.~~,-,' -.-'-. ~ [ '/X;:-<'~ ~.:..:.~~:~-j &fekg -4~" '~'" ::u~;:;,\~ AT. r,c".! 13.36;}sr ')~:;PCSC r:~a. {ii:.lg A'~::J:, -;d ~/':, ;:l, f,~s ;:;~~}PCSl;:: r~,s;i [U.-VA i!c\ 11)[ :: ~S: FIGURE 2 SITE PLAN ADDRESS: APPLICANT: rr ~A 2321 and 2337 West Railway Street Fictorie Construction Management John Fictoire - contact Development Services Department - Development Approvals FILE NO / October 3, 2013

10 ' ~ e XIS TING STOR E EAST ELEVATION FACING WEST RAILWAY! * II> SOUTH ELEVATION NORTH ELEVATION AODITION EXISTING STORE WEST ELEVATION FIGURE 3 ELEVATIONS ADDRESS: APPLICANT: - ira 2321 and 2337 West Railway Street Fictorie Construction Management John Fictoire - contact Development Services Department - Development Approvals FILE NO / October 3,2013

11 SOUTH FRASER WAY (DC) 0iMU«f'ENC(... CAST-IN...pua: COICRElE R TMCNQ WAU. W!,'hl CHAlNlNC FDIC[ (EX)COICRtl't(SHOTa!tTE)R To\MHC w/awuik FYHIX IUllINO AOOfIlON ElCISII«lIlULDllll... ElO_GBUllDINCl """" 9.A8 ON QWlE D1:Y. n.osm (c.ocs.tlcentlm) LQI[l[NClI -"''' stilincseolritycate ASDETAltj9(:-4 ~ WEST RAILWAY STREET FIGURE 4 LANDSCAPE PLAN ADDRESS: APPLICANT: ~~~A 2321 and 2337 West Railway Street Fictorie Construction Management John Fictoire - contact Development Services Department - Development Approvals FILE NO / October 3,2013