September 26, 2017 REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT ON DEVELOPMENT PERMIT APPLICATION NO. DPM00614 1428 LORNE STREET EAST OWNER/APPLICANT: LORNE STREET VENTURES LTD. PURPOSE To issue a Development Permit to regulate the form and character of a two-storey service commercial building and landscaping in accordance with the City Centre Development Permit Area Guidelines. SUMMARY The 1,650 m 2 subject property is zoned C-4 (Service Commercial) and is located at 1428 Lorne Street East in the City Centre neighbourhood. The property is currently undeveloped and is adjacent to a mix of small service commercial businesses, such as automobile service, recreation indoor, and limited retail sales, which are permitted in the C-4 zone. As permitted under KAMPLAN s Urban land use designation and in the C-4 zone, the proposed two-storey service commercial building will feature six commercial units for small businesses (Attachment B ). The building design provides flexible internal space to accommodate small local service businesses, such as trades companies. The proposed development will expand employment space within the City Centre neighbourhood. A Development Permit is required for any improvements to a property within the City Centre Development Permit Area. The proposed site layout and landscaping (Attachment A ) and the building form and character (Attachment B ) meet the City Centre Development Permit Area Guidelines. The landscape plan, which was prepared by a registered landscape architect, provides natural elements through a selection of shrubs, ornamental grasses, and perennials to achieve a high quality built environment that meets the City s landscape guidelines. The landscaping will enhance the streetscape on Lorne Street East. The proposed development provides 25 off-street parking spaces, which satisfies the Zoning Bylaw s parking regulations. This Development Permit application meets KAMPLAN s City Centre Development Permit Area Guidelines. Staff support the application and advise Council to proceed as outlined in the recommendation. S:\DCS\Jobs (c3)\285188_dpm00614_rep\285189_dpm00614_rep.docx
DEVELOPMENT PERMIT APPLICATION NO. DPM00614 September 26, 2017 Page 2 RECOMMENDATION: That Council authorize the Corporate Officer to issue Development Permit No. DPM00614 for Lot A, D.L. 234, K.D.Y.D., Plan EPP73688 (1428 Lorne Street East), in accordance with the site and landscape plan show as Attachment A and building elevations shown as Attachment B. Note: Issuance of this Development Permit will vary Zoning Bylaw No. 5-1-2001; Division Fifty-Three; Landscaping, Screening and Fencing Regulations; Section 5310; Landscaping, Screening and Fencing Requirements, by reducing the landscaping requirement of the developed site from 5% to 3%. Note: Registration of the Development Permit will be held until a landscape security in the amount of $16,175 has been submitted to the City. COUNCIL POLICY The subject property s C-4 zoning permits the proposed service commercial development use and density; however, all development within the City Centre requires a Development Permit before a Building Permit may be issued. The proposed development s site layout, landscape, and form and character meet the City Centre Development Permit Area Guidelines. SITE CONDITIONS AND BACKGROUND Neighbourhood - City Centre KAMPLAN Designation - Commercial Current Zoning/Use - C-4 (Service Commercial)/vacant land Proposed Variance - n/a Surrounding Uses - Automobile service, recreation indoor, and limited retail sales Application Date - July 20, 2017 Restrictive Covenants - n/a Project Evaluation Team (PET) - August 4, 2017 Parcel Size - 1,650 m 2 MOTI Referral - n/a DISCUSSION Context The subject property is zoned C-4 and is located at 1428 Lorne Street East in the City Centre neighbourhood. The C-4-zoned Lorne Street East employment area is home to a mixture of repair, service, and distribution small businesses that typically provide locally oriented and ancillary support services to the Central Business District and the broader community. Surrounding businesses include an industrial equipment logistics operator, an office furniture supplier, a sign company, and an automotive repair shop. S:\DCS\Jobs (c3)\285188_dpm00614_rep\285189_dpm00614_rep.docx
DEVELOPMENT PERMIT APPLICATION NO. DPM00614 September 26, 2017 Page 3 Proposal As permitted within the C-4 zone, the proposed two-storey building is designed to accommodate small local service businesses, such as trades companies, that require secure enclosed storage/assembly space that is accessible from the rear lane. The proposed building meets the C-4 zone s regulations on siting, density, and height. The proposed development meets the Zoning Bylaw s parking regulations by providing 25 off-street parking spaces. Development Permit Area Guidelines The proposed site layout, building form and character, and landscaping and amenity area of this application satisfy KAMPLAN s guidelines for form and character, as outlined in the City Centre Development Permit Area Guidelines. The objective of these guidelines is to promote new development that is compatible with the form and character of existing development. Site Layout and Landscaping The proposed building consists of six commercial units that are visible from Lorne Street East. Street character is enhanced through landscaping and visibly accessible businesses at ground level. Extensive landscape enhancements will occur within the boulevard area, providing year-round visual interest through shrubs, perennials, and ornamental grasses. The landscaping will help screen the garbage enclosures and reduce the appearance of surface parking from the street. A minor variance is required to reduce the permitted landscape area of the developed site from 5% to 3%. If the landscaped boulevard area were included as part of the developed site area, the total landscape area would account for 8%, thereby exceeding the minimum requirement. Staff support this minor variance. Landscape security in the amount of $16,175 (125% of the landscape estimate) will be required before registration of the Development Permit. Building Form and Character The proposed service commercial building consists of a modest contemporary design that is compatible with adjacent existing built form context, which features one- and two-storey structures ranging in appearance from detached bungalows to logistic distribution buildings. Building features, materials, and colour will create sufficient variety to enhance the appearance of the exterior wall (Attachment B ). Durable external materials will consist of stucco, concrete faux wood siding, and metal. The external building colour palette on the Lorne Street East frontage helps distinguish separate business entrances through the vertical application of soft summer wheat and red burnt umber shades. S:\DCS\Jobs (c3)\285188_dpm00614_rep\285189_dpm00614_rep.docx
DEVELOPMENT PERMIT APPLICATION NO. DPM00614 September 26, 2017 Page 4 SUSTAINABILITY IMPLICATIONS Through various community partners, the Sustainable Kamloops Plan promotes the growth of small business as part of sustainable economic development. This application would support the growth of small businesses. M. Kwiatkowski, P.Eng. Development and Engineering Services Director Approved for Council Author: J. Demens, MSc, MCIP, RPP, Planner Reviewed by: E. Beach, MCIP, RPP, Planning and Development Supervisor R. J. Martin, MCIP, RPP, Planning and Development Manager/Approving Officer JD/ts/kjm Attachments S:\DCS\Jobs (c3)\285188_dpm00614_rep\285189_dpm00614_rep.docx