REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT ON TEMPORARY USE PERMIT NO. TUP00051 DEVELOPMENT PERMIT APPLICATION NO. DPM00557 2793 TRANQUILLE ROAD OWNER/APPLICANT: KARL BAUER March 10, 2016 PURPOSE To issue a Temporary Use Permit (TUP) to allow an outdoor recreational vehicle/boat storage facility on the subject property and to issue a Development Permit to control the site design, landscaping, screening, and fencing. SUMMARY The subject property located at 2793 Tranquille Road is currently vacant, 3,975 m 2 in area, and zoned C-4 (Service Commercial). The development site is located on Tranquille Road across from the Kamloops Airport, is flanked by other C-4 zoned lots on both sides, and backs onto existing single- and multiple-family residential developments. The applicant's proposal is to develop the lot into an outdoor storage facility for recreational vehicles, boats, etc. (Attachment "A"). The C-4 zone only permits outdoor storage as an accessory use. Accordingly, an application for a TUP has been submitted. KAMPLAN: City of Kamloops Official Community Plan supports the utilization of a TUP for commercial or industrial uses for a period of three years with the option to renew for one additional three-year term, provided the use: Does not have a negative impact on adjacent lands; and Does not permanently alter the site upon which it is located. A TUP provides the opportunity to allow uses on a temporary basis that are not permitted in the zone. Given the proximity to residential development and the location in the Airport Entry Corridor, staff feel a TUP is an appropriate tool to evaluate potential impact to the neighbourhood. If the applicant wishes to continue the use after the term of the TUP has expired, he may apply for a one-time renewal for another three-year term, or apply to rezone the subject property to permit a permanent, outdoor recreational vehicle/boat storage facility. KAMPLAN designates the subject property as a Special Development Area due to its location within the Airport Entry Corridor. The North Shore Neighbourhood Plan recognizes that the Airport Entry Corridor is a significant gateway to the City. Development along Airport Road and Tranquille Road should occur in such a way as to reflect the gateway role the airport plays for Kamloops and should create a good first impression and provide a positive image for the city. As such, the applicant proposes a TUP at this time to review and establish if the proposed outdoor recreational vehicle/boat storage use is suitable and to determine future development potential. S:\DCS\Jobs (c3)\239529_tup00051 DPM00557_REP\239530_TUP00051 DPM00557_REP.docx 43
TEMPORARY USE PERMIT NO. TUP00051 March 10, 2016 DEVELOPMENT PERMIT APPLICATION NO. DPM00557 Page 2 The objective of the North Shore Commercial and Industrial areas and Airport Entry Corridor Permit Area Guidelines is to ensure a high standard of built form, site design, and landscaping and to ensure new development complements existing development on adjacent properties. A landscape plan prepared by a landscape architect has been included with the application (Attachment "A") that addresses on-site and boulevard treatments. Intensive landscaping, including a mix of deciduous trees, shrubs, perennials, and ornamental grasses, along with the construction of a 1.8 m solid vinyl fence along the front and rear property lines, provides effective screening from adjacent residentially zoned properties and Tranquille Road. Black chain-link fencing is proposed along the side property lines adjacent to other C-4 zoned land. Landscape security in the amount of 125% of the landscape estimate ($17,868) will be required prior to registration of the Development Permit. The proposal includes a variance to the landscaping and fencing requirements to permit a 1.8 m fence in the front yard and to reduce the on-site landscaping requirements from 10% to 0%. All proposed landscaping is to be concentrated in the wide boulevard area in the front of the fence, where it is most effective. The amount of boulevard landscaping is equivalent to 6.8% of the area of the site. Future development of a permanent use will require the provision of on-site landscaping. It should be noted that the development site will be surfaced with milled asphalt to address dust control. To ensure the safe and effective movement of vehicles to and from the site, the gate at the entrance to the development has been set back 10 m to allow for vehicles accessing the site to pull off of Tranquille Road while waiting for the gate to open. Should the application be approved by Council, the applicant will be required to address site servicing requirements as a condition of the site servicing Building Permit, including grading and draining of the parking area in accordance with the Zoning Bylaw and the City's Design Criteria Manual. The Tranquille Road and Airport/Gateway Corridor Concept Plan adopted by Council on July 8, 2015, and Subdivision and Development Control Bylaw No. 4-33 specify future upgrades for the Tranquille Road frontage of the subject property. In conjunction with issuing Building Permits, the applicant will be required to undertake frontage improvements or contribute funds equivalent to the cost of curb, gutter, and sidewalk upgrades. The Development and Engineering Services Department supports the proposed TUP and Development Permit, as it complies with KAMPLAN's policy on TUPs and the site design and landscaping meet the objectives of the Development Permit Area Guidelines. RECOMMENDATION: That Council authorize: a) Distribution of a Notice of Intent to issue a three-year Temporary Use Permit for Lot 15, Blk. 6, D.L. 250 and 251, K.D.Y.D., Plan 2456, Except Plans 19963 and 23087 (2793 Tranquille Road), to permit the development and operation of an outdoor recreational vehicle/boat storage facility; and S:\DCS\Jobs (c3)\239529_tup00051 DPM00557_REP\239530_TUP00051 DPM00557_REP.docx 44
TEMPORARY USE PERMIT NO. TUP00051 March 10, 2016 DEVELOPMENT PERMIT APPLICATION NO. DPM00557 Page 3 b) Subject to approval of item a), issuance of a Development Permit for Lot 15, Blk. 6, D.L. 250 and 251, K.D.Y.D., Plan 2456, Except Plans 19963 and 23087 (2793 Tranquille Road), in accordance with the site/landscaping plan shown as Attachment "A". Note: Issuance of this Development Permit will vary Zoning Bylaw No. 5-1-2001, Division Fifty-Three, Landscaping, Screening and Fencing as follows: Section 5310(I), increasing the maximum fence height in any yard from 1 m to 2 m; and Section 5310(VI), reducing the minimum landscaping requirement from 10% of the developed site area to 0%. COUNCIL POLICY KAMPLAN: City of Kamloops Official Community Plan, Section 3.0 Special Development Areas, and Section 5.0 Temporary Use Permits North Shore Neighbourhood Plan: Section 4.15 Airport Entry Corridor, Appendix "A", North Shore Development Guidelines SITE CONDITIONS AND BACKGROUND Neighbourhood - Brocklehurst KAMPLAN Designation - Special Development Area Current Zoning/Use - C-4 (Service Commercial)/vacant Proposed Use Temporary Use Permit in the C-4 Zone/outdoor storage facility for recreation vehicles Proposed Variance - Division Fifty-Three, Landscaping, Screening and Fencing Requirements, Section 5310, Landscaping, Screening and Fencing Requirements - Section I, to increase the maximum fence height in any yard from 1 m to 2 m; and - Section VI, to reduce the minimum landscaping requirement from 10% to 0% Surrounding Uses - Residential, Service Commercial, Airport Application Date - Temporary Use Permit - September 14, 2015 Development Permit Application - February 16, 2016 Restrictive Covenant - n/a Project Evaluation Team (PET) - September 25, 2015 Parcel Size - 3,975 m 2 MOTI Referral - n/a S:\DCS\Jobs (c3)\239529_tup00051 DPM00557_REP\239530_TUP00051 DPM00557_REP.docx 45
TEMPORARY USE PERMIT NO. TUP00051 March 10, 2016 DEVELOPMENT PERMIT APPLICATION NO. DPM00557 Page 4 M. Kwiatkowski, P.Eng. Development and Engineering Services Director Approved for Council Consideration: Author: B. L. McCourt, MCIP, RPP, Planner Reviewed by: E. Beach, MCIP, RPP, Planning and Development Supervisor R. J. Martin, MCIP, RPP, Planning and Development Manager/Approving Officer BLM/ts/lm/dla Attachment S:\DCS\Jobs (c3)\239529_tup00051 DPM00557_REP\239530_TUP00051 DPM00557_REP.docx 46
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