REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT ON DEVELOPMENT PERMIT APPLICATION NO. DPM00521 520 ST. PAUL STREET OWNER: SALSBURG HOLDINGS INC. APPLICANT: WEST EDGE ENGINEERING LTD. March 25, 2015 PURPOSE To issue a Development Permit to allow for the construction of a new professional medical office building. SUMMARY The subject property is located at 520 St. Paul Street in the City Centre. As such, the property is within a Development Permit Area in accordance with the policies in KAMPLAN and is subject to compliance with the City Centre Development Permit Area Guidelines. The subject property is zoned CBD (Central Business District), which includes office as a permitted use. The land is currently vacant and under application for subdivision to create two lots. This Development Permit application applies to proposed Lot 2, which is 558 m 2 in area. The proposed building is three storeys in height with 63% parcel coverage and will contain two medical practices, with parking in the building and in the rear yard. In order to accommodate the proposed building, a variance to the minimum required landscaping is proposed, reducing it from 5% to 4.1%, as well as a variance to remove the requirement for screening of the rear yard parking lot. The Development and Engineering Services Department has reviewed the servicing requirements for the proposed development. Water, sanitary sewer, and storm drainage will be finalized prior to issuance of a Building Permit. Any off-street improvements or servicing upgrades will be at the owner's expense. Staff support the proposal as the site layout, landscaping plans, and building elevations (Attachments "A" and "B") meet the general form and character requirements of the City Centre Development Permit Area Guidelines. T:\DES\PLAN & DEV\REP\2015\DPM00521.docx 62
DEVELOPMENT PERMIT APPLICATION NO. DPM00521 March 25, 2015 Page 2 RECOMMENDATION: That Council authorize issuance of a Development Permit for Lot A, D.L. 232, K.D.Y.D., Plan 31987 (520 St. Paul Street), in accordance with the site plan and landscape plan shown as Attachment "A", and building elevations shown as Attachment "B". Note: Issuance of this Development Permit will vary Zoning Bylaw No. 5-1-2001 as follows: Division Fifty-Two - Off Street Parking, Section 5209 (3)(l), Parking Site Specifications, to not require the parking area be provided with landscaped screening (the obstruction from view of streets, highways, or adjacent properties) for all exposed parking; and Division Fifty-Three - Landscaping, Screening and Fencing, Section 5310(VI), Landscaping, Screening and Fencing, reducing the minimum landscaped area provided for the site from 5% to 4.1%, all in accordance with Attachment "A". COUNCIL POLICY There is no applicable Council policy. SITE CONDITIONS AND BACKGROUND Neighbourhood - City Centre KAMPLAN Designation - City Centre Current Zoning/Use - CBD (Central Business District)/vacant Proposed Variance - Variance to the minimum required landscaping is proposed, reducing it from 5% to 4.1%, and to remove the requirement for screening of the rear yard parking lot. Surrounding Uses - Medical office building/henry Leland House/ RCMP office/parking lot Application Date - February 2, 2015 Restrictive Covenant - n/a Project Evaluation Team (PET) - February 13, 2015 Parcel Size - 558 m 2 MOTI Referral - n/a T:\DES\PLAN & DEV\REP\2015\DPM00521.docx 63
DEVELOPMENT PERMIT APPLICATION NO. DPM00521 March 25, 2015 Page 3 DISCUSSION The subject property is located in the City Centre at 520 St. Paul Street and is zoned CBD (Central Business District). The applicant is proposing to construct a three-storey medical office building that will accommodate two medical practices. Offices are a permitted use in the CBD zone. The subject property is currently under application for subdivision and the Development Permit application applies to proposed Lot 2 only. KAMPLAN - City Centre Development Permit Guidelines KAMPLAN designates the City Centre as a Development Permit Area. The City Centre Development Permit Area Guidelines were created to ensure the City Centre is the focal point of Kamloops, with a concentration of office space, civic facilities, retail, and residential neighbourhoods. The objective of the guidelines is to provide direction regarding the design quality of new development to create a positive impact on the public realm. As the subject property is located within the City Centre Development Permit Area, a Development Permit regulating form and character in accordance with the City Centre Development Permit Area Guidelines is required prior to the application proceeding to Building Permit stage. Form and Character The proposed three-storey height and overall design of this building are compatible with the existing surrounding uses. The building finishes incorporate a mix of exterior façade treatments, including stucco, stone veneer, painted concrete, and metal sunshades. The use of glazing, sunshades, and varied roof design break up the overall mass of the building and maintain a pedestrian-oriented street front. A neutral colour scheme is proposed, with a mix of grey and dark grey stucco and painted concrete, natural stone, brown trim/fascia, and black and charcoal metal sunshades. The form and character of the exterior of the building satisfy the City Centre Development Permit Area Guidelines with regard to building materials, massing, and varied roof design. Staff support the building elevations as shown on Attachment "B". Landscaping The applicant has submitted a landscaping plan (Attachment "A"), which was prepared by a professional landscape architect and illustrates the planting of a variety of trees, shrubs, perennials, and ornamental grasses. The landscaping is located in the front of the development, is visible from St. Paul Street, and accents the main entrance and front façade of the building. A landscape security of $8,125, which is 125% of the estimated cost (prepared by the landscape architect), will be collected prior to the registration of the Development Permit. Access and Parking The proposed development will be accessed off of the rear lane. The subject property is located within the Downtown Off-street Parking Specified Area, which exempts uses, buildings, and structures within the CBD zone from the requirement to provide off-street parking. Notwithstanding the exemption provided in the Zoning Bylaw, the proposed development includes in-building parking stalls and exterior parking stalls, which are located in the rear yard. T:\DES\PLAN & DEV\REP\2015\DPM00521.docx 64
DEVELOPMENT PERMIT APPLICATION NO. DPM00521 March 25, 2015 Page 4 Variances In order to accommodate the proposed building, a variance to the minimum required landscaping is proposed, reducing it from 5.0% to 4.1%, as well as a variance to remove the requirement for screening of the rear yard parking lot. Staff support the proposed variances as they are considered minor in nature. The reduction in required on-site landscaping from 5.0% to 4.1% will have a marginal impact on the aesthetic appeal of the property as the boulevard will be fully landscaped, which if taken into account, provides a total of 15% landscaped area. The parking lot is located in the rear yard adjacent to a lane and will not be visible from the street. Concentrating the landscaping in the front yard is preferable, as it is highly visible and will create a more pleasing street front. The Development and Engineering Services Department has reviewed the servicing requirements for the proposed development. Water, sanitary sewer, and drainage requirements will be finalized prior to the issuance of a Building Permit. M. Kwiatkowski, P.Eng. Development and Engineering Services Director Approved for Council Consideration: Author: B. Smith, MCIP, RPP, Planner Reviewed by: E. Beach, MCIP, RPP, Planning and Development Supervisor R. L. Lambright, MCIP, RPP, Planning and Development Manager BS/lm Attachments T:\DES\PLAN & DEV\REP\2015\DPM00521.docx 65
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