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City of Surrey PLANNING & DEVELOPMENT REPORT
File: 7917-0365-00
Planning Report Date: September 11, 2017
PROPOSAL:
Development Variance Permit
to relax setbacks for the proposed underground parkade.
LOCATION: 15100 - Edmund Drive
OWNER: Kelson Investments Ltd.
ZONING: RM-70
OCP DESIGNATION: Multiple Residential
NCP DESIGNATION: Apartments (65 upa max)
Staff Report to Council File: 7917-0365-00
Planning & Development Report
Page 2 RECOMMENDATION SUMMARY
Approval for Development Variance Permit No. 7917-0365-00 to proceed to Public Notification.
DEVIATION FROM PLANS, POLICIES OR REGULATIONS
The applicant is proposing to relax setbacks of the proposed underground parkade from 7.5 metres (25 ft.) to 3.0 metres (10 ft.) at the southeast property line, to 1.0 metre (3 ft.) at the south property line and to 0.6 metres (2 ft.) at the east property line.
RATIONALE OF RECOMMENDATION
At the February 6, 2017 Regular Council – Land Use meeting, Council granted approval to Development Application No. 7914-0286-00 which allows for the development of 181 townhouse units, a commercial plaza and a 106-unit purpose-built rental housing 4-storey apartment building. The 4-storey apartment building was approved with a setback relaxation from 7.5 metres (25 ft.) to 4.5 metres (15 ft.) for the west, north and south setbacks. The applicant has applied for a Building Permit for the 4-storey apartment building and during the review of the Building Permit drawings it was identified that portions of the proposed underground parkade structure setbacks would require additional setback variances, as portions of the parkade structure protrude more than 0.6 metres (2 ft.) above grade. The apartment and underground parkade design has not changed from what was approved by Council at the February 6, 2017 Regular Council – Land Use meeting.
The adjacent properties to the east and south of the subject site have a "back of building" interface with the subject site, and as such the portion of the proposed underground parkade that protrudes above the adjacent finished grade is not visible from the public realm.
Staff Report to Council File: 7917-0365-00
Planning & Development Report
Page 3 RECOMMENDATION The Planning & Development Department recommends that Council approve Development Variance Permit No. 7917-0365-00 (Appendix III), to reduce the minimum setbacks of the RM-70 Zone for the proposed underground parkade from 7.5 metres (25 ft.) to 3.0 metres (10 ft.) at the southeast property line, to 1.0 metre (3 ft.) at the south property line and to 0.6 metres (2 ft.) at the east property line, to proceed to Public Notification. REFERRALS Engineering: The Engineering Department has no objection to the proposed
variance. SITE CHARACTERISTICS Existing Land Use: Vacant site. Adjacent Area:
Direction Existing Use OCP/NCP Designation
Existing Zone
North (Across Edmund Drive) and West (Across un-named 12- metre (39-ft.) wide green lane):
Currently vacant, but recently approved for townhouse development under Development Application No. 7914-0286-00.
Multiple Residential/ Townhouses 25 upa max.
RM-30
East:
Currently vacant, but recently approved for commercial development under Development Application No. 7914-0286-00.
Commercial/ Commercial
C-8
South:
Commercial complex with Fresh St. Market, Shoppers Drug Mart and other CRUs
Commercial/ Commercial
CD (By-law Nos. 12282 and 17005)
DEVELOPMENT CONSIDERATIONS Background
At the February 6, 2017 Regular Council – Land Use meeting, Council granted approval to Development Application No. 7914-0286-00 which allows for the development of 181 townhouse units, a commercial plaza and a 106-unit purpose-built rental housing 4-storey apartment building. The 4-storey apartment building was approved with a setback relaxation from 7.5 metres (25 ft.) to 4.5 metres (15 ft.) for the west, north and south setbacks.
Staff Report to Council File: 7917-0365-00
Planning & Development Report
Page 4
The applicant has applied for a Building Permit for the 4-storey apartment building and during the review of the Building Permit drawings it was identified that portions of the proposed underground parkade structure setbacks would require additional setback variances, as portions of the parkade structure protrude more than 0.6 metres (2 ft.) above grade.
BY-LAW VARIANCE AND JUSTIFICATION (a) Requested Variance:
To reduce the minimum setbacks of the RM-70 Zone for the proposed underground parkade from 7.5 metres (25 ft.) to 3.0 metres (10 ft.) at the southeast property line, to 1.0 metre (3 ft.) at the south property line and to 0.6 metres (2 ft.) at the east property line.
Staff Comments:
The apartment and underground parkade design has not changed from what was approved by Council at the February 6, 2017 Regular Council – Land Use meeting. The adjacent properties to the east and south of the subject site have a "back of building" interface with the subject site, and as such the portion of the proposed underground parkade that protrudes above the adjacent finished grade is not visible from the public realm. Although this area is not visible from the public realm, the applicant is proposing to screen the portion of the underground parkade that protrudes above the adjacent finished grade with Mountain Hemlock, Serbian Spruce and Maiden Grass, as shown in Appendix II.
INFORMATION ATTACHED TO THIS REPORT The following information is attached to this Report: Appendix I. Lot Owners, Action Summary Appendix II. Site Plan and Apartment Drawings approved under Development Application
No. 7914-0286-00 Appendix III. Development Variance Permit No. 7917-0365-00
original signed by Ron Hintsche Jean Lamontagne General Manager Planning and Development KB/da
APPENDIX I
Information for City Clerk Legal Description and Owners of all lots that form part of the application: 1. (a) Agent: Name: Oleg Verbenkov
Pacific Land Resource Group Address: 7485 - 130 Street, Unit 101 Surrey, BC V3W 1H8
2. Properties involved in the Application
(a) Civic Address: 15100 - Edmund Drive
(b) Civic Address: 15100 - Edmund Drive Owner: Kelson Investments Ltd. PID: 030-094-682 Lot 2 Section 10 Township 2 New Westminster District Plan EPP59961
3. Summary of Actions for City Clerk's Office
(a) Proceed with Public Notification for Development Variance Permit No. 7917-0365-00 and bring the Development Variance Permit forward for issuance and execution by the Mayor and City Clerk.
Apartm
ent Draw
ings Approved under D
evelopment A
pplication No. 7914-0286-00
Appendix II
Apartment Drawings Approved Under Development Application No. 7914-0286-00 Appendix II
1
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UP
UP
UP
UP
UP
129 Vertical Bicycle Spaces
LOBBY000
VEST.001
STAIR #1002
ELEV
2500
lbs
ELEV
2500
lbs
ELEC009
ELEVMACH.
003
BICYCLE STOR.005
VEST.008
STAIR #2007
VEST.010
STAIR #3011
U/G PARKADE017
STAIR #4006
10 STALLS
OUTLINE OFBUILDING ABOVE
OUTLINE OFBUILDING ABOVE
OUTLINE OFBUILDINGABOVE
OUTLINE OFBUILDINGABOVE
CONCRETECOLUMN TYP.
139 TENANT STALLS
NOTE:-HEADROOM CLEARANCE OF MIN 2.1m REQUIREDUNDER ALL PIPES, DUCTS, ETC. IN PARKADE-ALL PARKADE WALLS & COLUMNS TO BEPAINTED WHITE
15 ST
ALLS
18 ST
ALLS
15 ST
ALLS
20 ST
ALLS
17 ST
ALLS 18
STAL
LSCONCRETECOLUMN TYP.
MECH.015
GARBAGE/RECYCLING
004
11 STALLS
12 STALLS
6 STALLS
6 STALLS9 ST
ALLS
160 65
10
11
25
3852
98129
3951
113114
STORAGE012
STORAGE013
6697
8182
STAIR #7014
U/G PARKADE016
21 VISITOR STALLS
5%
15%
5%
8'x3'-6" OPENINGSWITH METAL SECURITYBARS. 3'-6" ABOVEFLOOR FINISH
CHAIN-LINKFENCE, TO U/SSTRUCTURE
(2'-1")0.6 m
(3'-3
")1.
0m
(10'-0")
3.0 m
SMAL
LCA
R
(3'-3"
)
1.0m
59
(18'-0")5.5 m
(108'-8")33.1 m
(34'-10")10.6 m
(29'-5")9.0 m
(9'-5")2.9 m
(34'-10")10.6 m
(219
'-10"
)67
.0m
(20'
-1")
6.1
m(1
2'-4
")3.
8m
(14'-
11")
4.5
m(1
8'-0
")5.
5m
(5'-5
")1.
7m
(85'
-8")
26.1
m(8
4'-11
")25
.9m
(43'
-9")
13.3
m
(120'-
1")36.6
m
(285
'-2")
86.9
m(6
0'-4"
)18
.4m
(5'-8
")1.
7m
(33'-
0")
10.1
m(5
3'-11
")16
.4m
(10'-6
")3.2m
(10'-9
")3.3m
(10'-6
")3.2 m
(23'-
0")
7.0
mTY
P.(1
8'-8"
)5.
7m
TYP.
(18'-
0")
5.5
mTY
P.(2
3'-0"
)7.
0m
TYP.
(8'-6")2.6 m TYP.
(16'-0")
4.9 m
(9'-3
")2.
8m
(9'-3")2.8 m
(9'-3")2.8 m
(9'-3")2.8 m
(9'-3
")2.
8m
(10'-6
")3.2 m
(9'-3"
)2.8m
(9'-3"
)2.8m
(9'-3"
)2.8m
(18'-0")5.5 m
TYP.
(23'-0")7.0 m
TYP.
(18'-0")5.5 m
TYP.
SLO
PEDO
WN
SLO
PEDO
WN
19.56 m
19.54 m19.54 m
17.75 m17.75 m
19.20 m19.20 m
18.60 m
18.40 m
18.18 m
18.16 m
19.56 m
19.56 m
19.63 m
21.51 m
19.56 m
LOBBY &VESTIBULEDOORS TO
HAVEGLAZING
LOBBY DOOR TOHAVE GLAZING
LOBBY & VESTIBULEDOORS TO HAVEGLAZING
STAIR DOOR TOHAVE GLAZING
VESTIBULE DOORSTO HAVE GLAZING
KEYSTONEA R C H I T E C T U R E
K E Y S T O N E A R C H . C A
5750 Panorama Drive, Surrey, BCPanorama Drive Development
SD9-A2 1/16" = 1'-0"U/G PARKADE
1st FLOOR PLAN0' - 0"
U/G PARKADE-10' - 0"
U/G PARKADE (LOW)-16' - 0"
1st FLOOR PLAN0' - 0"
U/G PARKADE-10' - 0"
U/G PARKADE (LOW)-16' - 0"
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1st FLOOR PLAN0' - 0"
U/G PARKADE-10' - 0"
U/G PARKADE (LOW)-16' - 0"
1st FLOOR PLAN0' - 0"
U/G PARKADE-10' - 0"
U/G PARKADE (LOW)-16' - 0"
1st FLOOR PLAN0' - 0"
U/G PARKADE-10' - 0"
U/G PARKADE (LOW)-16' - 0"
1st FLOOR PLAN0' - 0"
U/G PARKADE-10' - 0"
U/G PARKADE (LOW)-16' - 0"
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PHASE 2 A
PHASE 1 A
PHASE 1 A
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TH-12TH-5
TH-1
2
APARTMENT BUILDING
Copyright reserved. This drawing and design is the property ofvan der Zalm + associates inc. and may not be reproduced orused for other projects without permission.
Location:
5750 Panorama DriveSurrey, BC
Drawn:
VD
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roje
ct #
:
Project:
PANORAMA DRIVE
No.
Dra
win
g Ti
tle:
REVISIONS TABLE FOR DRAWINGS
Description Date
Scale:
Approved: Original Sheet Size:
Dra
win
g #:
Checked:
Stamp:
By:
F 604.882.0042P 604.882.0024
V1M 4B9
Suite 1, 20177 97th Avenue Langley, British Columbia
info@www.vdz.ca
Landscape ArchitectureUrban DesignParks & Recreation Environmental Consulting+
+
1 June 17, 2015TM Issue for Coordination
DP
2015
-18
MVDZ
TM
TMPC
2 July 2, 2015TM DP Check Set
3 July 9, 2015AD Issue for DP
24 " x 36"
4 July 22, 2015TM DP Check Set
5 July 24, 2015TM Issue for DP
6 Dec 10, 2015TM Issue for DP Review
7 Dec 18, 2015TM Re-Issue for DP #1
8 Feb 11, 2016TM Re-Issue for DP #2
9 Mar 2, 2016TM Re-Issue for DP #2 Rev1
10 May 6, 2016TM Re-Issue for DP #2 Rev2
11 Oct 24, 2016TM Re-Issue for DP #3 Rev1
12 Dec 16, 2016DC Re-Issue for DP #4
13 Jan 6, 2017DC Re-Issue for DP #4 Rev 1
14 Jan 31, 2017DC Re-Issue for DP #5
Key Map (NTS)
1L-10
1L-10
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SITE PLAN - SEE L-08B
2L-10
2L-10
Copyright reserved. This drawing and design is the property ofvan der Zalm + associates inc. and may not be reproduced orused for other projects without permission.
Location:
5750 Panorama DriveSurrey, BC
Drawn:
VD
Z P
roje
ct #
:
Project:
PANORAMA DRIVE
No.
Dra
win
g Ti
tle:
REVISIONS TABLE FOR DRAWINGS
Description Date
Scale:
Approved: Original Sheet Size:
Dra
win
g #:
Checked:
Stamp:
By:
F 604.882.0042P 604.882.0024
V1M 4B9
Suite 1, 20177 97th Avenue Langley, British Columbia
info@www.vdz.ca
Landscape ArchitectureUrban DesignParks & Recreation Environmental Consulting+
+
1 June 17, 2015TM Issue for Coordination
DP
2015
-18
MVDZ
TM
TMPC
2 July 2, 2015TM DP Check Set
3 July 9, 2015AD Issue for DP
24 " x 36"
4 July 22, 2015TM DP Check Set
5 July 24, 2015TM Issue for DP
6 Dec 10, 2015TM Issue for DP Review
7 Dec 18, 2015TM Re-Issue for DP #1
8 Feb 11, 2016TM Re-Issue for DP #2
9 Mar 2, 2016TM Re-Issue for DP #2 Rev1
10 May 6, 2016TM Re-Issue for DP #2 Rev2
11 Oct 24, 2016TM Re-Issue for DP #3 Rev1
12 Dec 16, 2016DC Re-Issue for DP #4
13 Jan 6, 2017DC Re-Issue for DP #4 Rev 1
14 Jan 31, 2017DC Re-Issue for DP #5
Key Map (NTS)
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MATCHLINE - SEE L-08B
Bike racks
Ramp toUnderground
Parking
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Copyright reserved. This drawing and design is the property ofvan der Zalm + associates inc. and may not be reproduced orused for other projects without permission.
Location:
5750 Panorama DriveSurrey, BC
Drawn:
VD
Z P
roje
ct #
:
Project:
PANORAMA DRIVE
No.
Dra
win
g Ti
tle:
REVISIONS TABLE FOR DRAWINGS
Description Date
Scale:
Approved: Original Sheet Size:
Dra
win
g #:
Checked:
Stamp:
By:
F 604.882.0042P 604.882.0024
V1M 4B9
Suite 1, 20177 97th Avenue Langley, British Columbia
info@www.vdz.ca
Landscape ArchitectureUrban DesignParks & Recreation Environmental Consulting+
+
1 June 17, 2015TM Issue for Coordination
DP
2015
-18
MVDZ
TM
TMPC
2 July 2, 2015TM DP Check Set
3 July 9, 2015AD Issue for DP
24 " x 36"
4 July 22, 2015TM DP Check Set
5 July 24, 2015TM Issue for DP
6 Dec 10, 2015TM Issue for DP Review
7 Dec 18, 2015TM Re-Issue for DP #1
8 Feb 11, 2016TM Re-Issue for DP #2
9 Mar 2, 2016TM Re-Issue for DP #2 Rev1
10 May 6, 2016TM Re-Issue for DP #2 Rev2
11 Oct 24, 2016TM Re-Issue for DP #3 Rev1
12 Dec 16, 2016DC Re-Issue for DP #4
13 Jan 6, 2017DC Re-Issue for DP #4 Rev 1
14 Jan 31, 2017DC Re-Issue for DP #5
Key Map (NTS)
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MATCHLINE - SEE L-08A
MATCHLINE -
SEE 2/L-0
8B
Edge of parkade slab
MATCHLINE -
SEE 1/L-0
8B
Parkade Access Stair
Common Lawn
Eating Area withTrellis and BBQ
Sandbox
Raised GardenBeds
Garden Trellis
Tool Storage
Hose bib
CITY OF SURREY
(the "City")
DEVELOPMENT VARIANCE PERMIT
NO.: 7917-0365-00 Issued To: KELSON INVESTMENTS LTD. (the "Owner") Address of Owner: 208, 220 - 4th Avenue Kamloops, BC V2C 3N5 1. This development variance permit is issued subject to compliance by the Owner with all
statutes, by-laws, orders, regulations or agreements, except as specifically varied by this development variance permit.
2. This development variance permit applies to that real property including land with or
without improvements located within the City of Surrey, with the legal description and civic address as follows:
Parcel Identifier: 030-094-682
Lot 2 Section 10 Township 2 New Westminster District Plan EPP59961
15100 - Edmund Drive
(the "Land") 3. Surrey Zoning By-law, 1993, No. 12000, as amended is varied in Part 24, RM-70 Zone, as
follows:
(a) to reduce the minimum setbacks for the proposed underground parkade from 7.5 metres (25 ft.) to 3.0 metres (10 ft.) at the southeast property line, to 1.0 metre (3 ft.) at the south property line and to 0.6 metres (2 ft.) at the east property line.
4. The landscaping and the siting of buildings and structures shall be in accordance with the drawing numbered 7917-0365-00 (A) (the "Drawing") which are attached hereto and form part of this development variance permit.
5. This development variance permit applies to only that portion of the buildings and structures on the Land shown on Schedule A which is attached hereto and forms part of this development variance permit. This development variance permit does not apply to additions to, or replacement of, any of the existing buildings shown on attached Schedule A, which is attached hereto and forms part of this development variance permit.
Appendix III
- 2 -
6. The Land shall be developed strictly in accordance with the terms and conditions and
provisions of this development variance permit. 7. This development variance permit shall lapse if the Owner does not substantially start any
construction with respect to which this development variance permit is issued, within two (2) years after the date this development variance permit is issued.
8. The terms of this development variance permit or any amendment to it, are binding on all
persons who acquire an interest in the Land. 9. This development variance permit is not a building permit. AUTHORIZING RESOLUTION PASSED BY THE COUNCIL, THE DAY OF , 20 . ISSUED THIS DAY OF , 20 . ______________________________________ Mayor – Linda Hepner ______________________________________ City Clerk – Jane Sullivan
Schedule A 7917-0365-00 (A)
Setback relaxationfor undergroundparkade to 0.6m
Setback relaxationfor undergroundparkade to 1.0m
Setback relaxationfor undergroundparkade to 3.0m