DATE: April 29, 2013 STAFF REPORT TO COUNCIL PLANNING AND DEVELOPMENT 1100 Patricia Boulevard, Prince George, B.C., V2L 3V9 TO: FROM: SUBJECT: MAYOR AND COUNCIL JESSE DILL, PLANNER Development Variance Application No. VP100326 to vary the City of Prince George Zoning Bylaw No. 7850, 2007 to facilitate commercial development. Applicant: Location: R. Radloff and Associates for 0829328 B.C. Ltd. 1601 Victoria Street ATTACHMENTS: - Development Variance Permit No. VP100326 - Location and Existing Zoning Plan - Exhibit A to VP100326 - Supporting Documents RECOMMENDATIONS: 1. The Planning and Development Department recommends that Council APPROVE Development Variance Application No. VP100326 for Lot 2, District Lot 343, Cariboo District, Plan 22956 to vary the City of Prince George Zoning Bylaw No. 7850, 2007 as follows: a. Vary Section 6.3.2 to waive the required landscaped open space of 0.4 m 2 per parking space; b. Vary Section 6.5.2 to reduce the required 2 m wide landscape screen along Redwood Street from 21.6 m long to 5.4 m long, as shown on Exhibit A ; c. Vary Table 7.2 to reduce the standard vehicle space width from 2.8 m to 2.58 m; d. Vary Table 7.4 to reduce the required parking spaces from 5 per 100 m 2 of Gross Floor Area to 2.63 per 100 m 2 of Gross Floor Area; and, e. Vary Section 11.2.5.4. to reduce the minimum front yard from 6.0 m to 0.0 m for the 627 m 2 addition as shown on Exhibit A. 2. This Variance Permit has the following condition: a. The land owner cannot register or amend any agreement or easement on the subject property that reduces the on-site parking below 85 parking stalls without the approval of the Director of Planning and Development of the City of Prince George. Document Number: 265844
PURPOSE: The applicant is proposing renovations, façade improvements, and a 627 m 2 addition to the existing commercial building on the subject property to accommodate the retail operation of Wholesale Sports (see Exhibit A and Supporting Documents). The applicant is requesting the following variances to the Zoning Bylaw to facilitate the issuance of a commercial development permit for the proposed improvements: Reduce the minimum front yard setback along Victoria Street from 6 m to 0 m; Reduce the required parking spaces from 161 parking stalls to 85; Reduce the standard vehicle stall width from 2.8 m to 2.58 m; Reduce the required 2.0 m wide landscape screen along Redwood Street from 21.6 m long to 5.4 m long; Waive the requirement for 38 m 2 of landscaping within the parking area. BACKGROUND: Site Characteristics Location: 1601 Victoria Street Current Use: Adult-Oriented Retail and Vacant Commercial Site Area: 6160 m 2 Zoning: C2: Regional Commercial Official Community Plan Future Land Use: Growth Management Area: Surrounding Land Uses: North: South: East: West: Neighbourhood Centre Corridor, Business District Service Commercial Growth Priority Commercial and Office Building, 15 th Avenue Victoria Medical Building Victoria Street, Connaught Motor Inn, Vacant Commercial, Ranch Motel Redwood Street, Value Village Concurrent Applications Commercial Development Permit Application No. DP100430: This is an active application to review the form and character of the proposed development with respect to parking, landscaping and building design. The development permit has to be issued before a building permit can approve any additions to the existing building. Development Variance Permit Application No. VP100329: This is an active application requesting to waive the Building Permit requirement for the provision of off-site works. The applicant is requesting to waive the requirement for concrete sidewalks, curb and gutter, boulevard treatment along Redwood Street, and underground electric power distribution, telecommunication and street light wiring. POLICY AND REGULATORY ANALYSIS: Front Yard Setback The applicant would like construct a 627 m 2 addition that extends to the Victoria Street property line. This requires a variance to the front yard setback of the C2: Regional Commercial zone. The applicant is requesting to reduce the minimum front yard setback from 6 m to 0 m in order to build to the property line. Extending the addition to the property line would better enclose Victoria Street and define the pedestrian sidewalk connection. This style of development is consistent with the building on the properties to the north and the south (i.e. Redwood Square and Victoria Medical Building). Creating a continuous frontage of buildings with service-oriented uses creates a more welcoming and interesting experience for pedestrians traveling along Victoria Street. Document Number: 265844
The Department supports waiving the front yard setback for the construction of a 627 m 2 addition. Parking Supply The subject property is currently serviced by 128 off-street parking stalls. Thirty-three of these parking stalls need to be removed to facilitate an addition, an improved building entrance, full loading access, and sufficient clearance from the City-owned boulevard. Of the remaining 95 parking stalls, the applicant is requesting the right to grant up to 10 stalls to a neighbouring property as part of a private agreement. Therefore, the minimum number of parking stalls that Wholesale Sports would have access to is 85. The parking requirement for a commercial retail store such as Wholesale Sports is 5 parking stalls per 100 m 2 of gross floor area. Based on this standard, the requirement for the existing commercial building (2587 m 2 ) and the proposed addition (627 m 2 ) is 161 off-street parking stalls. The applicant is requesting a variance to reduce the off-street parking requirement from 161 parking stalls to 85, which translates to 2.63 stalls per 100 m 2 of gross floor area. Table 1: Variance to Reduce the Number of Required Parking Stalls Number of Stalls Proposed Required Disabled Parking Stall 2 2 Standard Parking Stall 88 159 Small Car Parking Stall 5 <20% of total stalls Parking Stalls Granted to Neighbourhing Property -10 n/a Total Parking Stalls Available 85 161 Parking Stalls per 100 m 2 of Gross Floor Area 2.63 5 Variance Requested The subject property is centrally located in a regional commercial centre near the downtown and two major roads: 15 th Avenue and Victoria Street. The Official Community Plan (OCP) supports commercial infill development that utilizes existing infrastructure and alternative modes of transportation. Concentrating regional commercial land uses in a central location along major roads provides the following spatial advantages: Pedestrian Connectivity - The subject property is within walking distance of Parkwood Place Mall and Downtown. The subject property s proximity to these major destinations increases the opportunity for pedestrians to visit the subject property without a vehicle (e.g. walking to the site from work or from another store nearby). Public Transportation Transit service is a key consideration in variance requests to reduce parking requirements (see OCP Policy 8.7.28 and 8.7.53). The subject property has access to frequent public transit routes along 15 th Avenue and Victoria Street. The efficient use of public transit provides people with a convenient alternative to the automobile and a reduced parking demand. Growth Priority Area The subject property is designated as a Growth Priority Area on Schedule B4 of the Official Community Plan. OCP Policy 8.1.10 prioritizes these areas for capital investments to improve transit service, cycling and pedestrian infrastructure, and streetscape improvements. This policy direction demonstrates the City s commitment to improving and maintaining a high standard of infrastructure in regional commercial areas over the long-term. Document Number: 265844
Mixed Land Uses The subject property is nearby a mix of retail, office, restaurant and health services. Each use follows a fairly predictable pattern of parking demand throughout the day. For example, offices and health services are busiest during weekday business hours, while retail and restaurants are busiest during the evening and weekends. Mixing these land uses together distributes the demand for parking throughout the day and week. On-Street Parking On-street parking is provided on both sides of Redwood Street between 15 th Avenue and 17 th Avenue. This supply of parking is well-used by people accessing nearby businesses, thus helping to alleviate the demand on off-street parking in the area. In addition, the reduction in required parking is supported by the following features of the proposed development: Bicycle Parking The applicant intends to install 2 cycling racks with 10 short-term parking spaces in front of the building, as well as 5 long-term parking spaces inside the building. Rear Lane Loading - Two loading spaces are provided at the rear of the subject property off of a private laneway, thereby mitigating the need for truck traffic to access the main parking area. For all these reasons, the Department supports the variance to reduce the required off-street parking on the subject property from 161 parking stalls to 85. Parking Dimensions A variance is also requested to reduce the width of a standard parking stall from 2.8 m to 2.58 m, as summarized in Table 2. The site is already fully paved for the use of parking. Re-painting the parking lines and improving the asphalt surfacing may be required; however, meeting the 2.8 m width requirement would require a complete reconfiguration of the existing parking lot. Table 2: Variance to Reduce the Standard Parking Stall width Type of Stall Dimension of Stalls (width by length) Proposed Required Disabled 4m x 5.4m 4m x 5.4m Small Car 2.5m x 4.6m 2.5m x 4.6m Regular 2.58m x 5.4m 2.8m x 5.4m Variance Requested The Department supports the variance to reduce the standard parking stall width because the parking lot is already established with painted lines and is in alignment with the adjacent parking lot to the north. Landscaping Section 6 of the Zoning Bylaw details the landscaping and screening regulations for the C2: Regional Commercial zone. The applicant is requesting to vary two regulations under this section: Section 6.5.2: Requires a continuous 2.0 m landscape screen along all road frontages - with the exception of accesses and pathways - with at least three shrubs or trees on average every 5 m. This landscaping is intended to beautify the perimeter curb appeal of the site and screen the onsite parking from the roadways. Section 6.3.2: Requires landscaped open space in the amount of 0.4 m 2 for each parking. Based on the 95 stalls proposed on-site, the required amount of landscaping is 38 m 2. This landscaping is intended to provide visual relief from expansive stretches of asphalt. Document Number: 265844
There is currently no landscaping as the site is fully paved for the use of parking. The applicant would like to provide a continuous landscaping screen along Victoria Street. Only a 5.4 m long landscape screen is proposed along the Redwood Street frontage. Focusing the landscaping along Victoria Street improves the aesthetics and the curb appeal of the site along the most visible area. The Victoria Street frontage is also the closest road to the main entrance of the building. The mix of proposed shrubs are low in height to maintain vehicle sight lines. Excavating the existing asphalt for additional landscaping prevents the maximization of valuable off-street parking. Approximately 6 parking stalls would need to be eliminated from the site plan in order to meet the landscaping regulations above. To maximize off-street parking, the Department supports the variance to waive the requirement for landscaping within the parking area and along Redwood Street. The landscaping that is proposed effectively beautifies the most visible area of the site. OTHER CONSIDERATIONS: Shared Parking Easement A shared parking Easement dating back to 1968 is registered on the legal title of the subject property. The Easement allows the adjacent Victoria Medical Building (1669 Victoria Street) to access and use the parking stalls on the subject property. The subject property is responsible to share, for up to one hour per car, only that amount of parking space as shall be required from time to time by the By-laws of the City of Prince George. Excluding the subject property, the Victoria Medical Building currently has access to 140 parking stalls. Of the 140 stalls, 116 are on-site and 24 are located at 1740 Redwood Street. In 1987, a Development Variance Permit was approved to reduce the required parking for the Victoria Medical Building from 182 to 141 parking stalls. Therefore, the Victoria Medical Building is one parking stall short of its requirement which is considered to be negligible. The Department does not anticipate any adverse land use impacts as a result of the shared parking Easement between the subject property and the Victoria Medical Building. The subject property s retail focus and the Victoria Medical Building s health services have different peak hours for parking demand. Referrals Ministry of Transportation and Infrastructure The Ministry supports the proposed variance to reduce the parking requirement on the subject property but stated that the exit onto Victoria Street should be restricted to right out only and signed. In addition the Ministry requires any proposed landscaping must not impede vehicle site distances and be maintained outside the Ministry right of way. Any changes to the accesses and the landscaping will be addressed as part of the active Commercial Development Permit application to facilitate the proposed development. All landscaping proposed is on the subject property, and the proposed shrubs are low and should not impede vehicle site distances. Advisory Committee on Development Design This application went to the Advisory Committee on Development Design on April 24 th, 2013. The Committee expressed some concern regarding the reduction in the number of parking spaces; however, no specific suggestions or recommendations were made regarding parking. ALTERNATIVES: 1. Approve the permit 2. Refuse the permit 3. Approve the permit as amended 4. Defer or otherwise deal with the application The Planning and Development Department recommends that Council approve the requested variances for the reasons outlined in this report. Document Number: 265844
SUMMARY AND CONCLUSION: The applicant is proposing renovations, façade improvements, and an addition to the existing commercial building on the subject property to accommodate the retail operation of Wholesale Sports. The applicant is requesting the following variances to the Zoning Bylaw to facilitate the issuance of a commercial development permit: Reduce the minimum front yard setback along Victoria Street from 6 m to 0 m; Reduce the required parking spaces from 161 parking stalls to 85; Reduce the standard vehicle stall width from 2.8 m to 2.58 m; Reduce the required 2.0 m wide landscape screen along Redwood Street from 21.6 m long to 5.4 m long; Waive the requirement for 38 m 2 of landscaping within the parking area. The Planning and Development Department supports the application for the reasons outlined in this report. Respectfully submitted: To: Mayor and Council Jesse Dill, Planner Community Planning Division Document Number: 265844
R E D W O O D S T R E D W O O D S T V V I I C C T T O R R I I A A S S T T ² @ A, C, D B @ @ E @ Vary the City of Prince George Zoning Bylaw No. 7850, 2007 as follows: A - Vary Section 6.3.2 to waive the required landscaped open space of 0.4m 2 per parking space; B - Vary Section 6.5.2 to reduce the required 2m wide landscape screen along Redwood Street from 21.6m to 5.4m; C - Vary Table 7.2 to reduce the standard vehicle space width from 2.8m to 2.58m; D - Vary Table 7.4 to reduce the required parking spaces from 5 per 100m 2 of Gross Floor Area to 2.63 per 100m 2 of Gross Floor Area; and, E - Vary Section 11.2.5.4. to reduce the minimum front yard from 6.0m to 0.0m. Existing Building Addition Landscaping Parcel 0 1.5 3 6 9 12 Meters Coordinate System: NAD 1983 UTM Zone 10N Projection: Transverse Mercator Datum: North American 1983 1:500 Path: \\pc631\gisdev\projects\currentplannningapplications\dvp\vp100326_exhibita.mxd - 4/30/2013-9:25:32 AM Exhibit A to VP100326 Lot 2, DL 343, CD, Plan 22956 Geographic Information Systems Group
Development Variance & Development Permit Redwood Square
Introduction
Existing Structure
Proposed Structure
East Elevation
North Elevation
South Elevation
West Elevation
Existing Parking
Site Layout with Parking
Loading Bay
Questions & Answers Dan Milburn, MCIP, RPP R. Radloff & Associates Inc. (250) 562 6861 dmilburn@radloffeng.com
DEVELOPMENT VARIANCE PERMIT NO. VP100326 1) This Development Variance Permit is issued to: Name: Address: 0829328 B.C. Ltd., Inc. No. BC0829328 1699 Ogilvie Street South Prince George, BC V2N 1W7 2) This Development Variance Permit applies to: Addresses: 1601 Victoria Street Legal description: Lot 2, District Lot 343, Cariboo District, Plan 22956 3) This permit is issued subject to compliance with all of the Bylaws of the City of Prince George applicable thereto, except as specifically varied by this permit. 4) This permit varies the City of Prince George Zoning Bylaw No. 7850, 2007 as follows: a. Vary Section 6.3.2 to waive the required landscaped open space of 0.4 m 2 per parking space; b. Vary Section 6.5.2 to reduce the required 2 m wide landscape screen along Redwood Street from 21.6 m long to 5.4 m long, as shown on Exhibit A ; c. Vary Table 7.2 to reduce the standard vehicle space width from 2.8 m to 2.58 m; d. Vary Table 7.4 to reduce the required parking spaces from 5 per 100 m 2 of Gross Floor Area to 2.63 per 100 m 2 of Gross Floor Area; and, e. Vary Section 11.2.5.4. to reduce the minimum front yard from 6.0 m to 0.0 m for the 627 m 2 addition as shown on Exhibit A. 5) This Variance Permit has the following condition: a. The land owner cannot register or amend any agreement or easement on the subject property that reduces the on-site parking below 85 parking stalls without the approval of the Director of Planning and Development of the City of Prince George. Document Number: 265845
6) If a Building Permit for the development permitted by this permit has not been issued and construction substantially commenced within two years after the date of this permit s issuance, this permit shall lapse. 7) This Development Variance Permit is not a Building Permit. Authorizing resolution passed by Mayor and Council on day of, 201_ Issuance date: Authorizing Signature: