STAFF REPORT TO COUNCIL PLANNING AND DEVELOPMENT

Transcription

1 DATE: March 20, 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. VP to vary Section of the City of Prince George Zoning Bylaw No. 7850, 2007 to facilitate the expansion of a dental office. Applicant: Location: Anthem Kimco Ltd. 2150, 221, 2324, 2388, 2454, 2482 Ferry Avenue ATTACHMENTS: -Development Variance Permit No. VP Location and Existing Zoning Plan -Supporting Document RECOMMENDATIONS: 1. The Planning and Development Department recommends that Council APPROVE Development Variance Application No. VP for Lot C, District Lot 8180, Cariboo District, Plan BCP25328 to vary Section of the City of Prince George Zoning Bylaw No. 7850, 2007 as follows: a. Vary the combined maximum gross floor area of office, financial service and health services on the site from 500 m 2 to m 2. PURPOSE: The applicant is requesting a variance to the Z8: Regional Shopping zone to facilitate the expansion of an existing dental office at. The Z8 zone restricts office and health services to a maximum floor area of 500 m 2. The existing on-site office and health service tenancies include the 32.8 m 2 BCAA office, and the m 2 dental office. The dental office would like to expand into the 98.9 m 2 of adjacent leasable floor area, thereby pushing the total floor area of on-site office and health services to m 2. Therefore, this variance is requested to increase the maximum gross floor area of office and health service on the site from 500 m 2 to m 2. Document Number: 22929

2 BACKGROUND: Site Characteristics Location: Current Use: Site Area: Zoning: Official Community Plan Future Land Use: Growth Management Area: 2150, 221, 2324, 2388, 2454, 2482 Ferry Avenue 2.4 hectares Z8: Regional Shopping Business District Regional Commercial Infill Surrounding Land Uses: North: Vacant Commercial, Signature Sandman Hotel South: Ferry Avenue, Real Canadian Superstore East: Highway 1, School District #57 West: Recreation Drive, Prince George Golf and Curling Club POLICY AND REGULATORY ANALYSIS: The applicant is proposing to expand the floor area of the existing dental office on the subject property from 125 m 2 to 215 m 2. To facilitate this, a variance is requested to increase the maximum allowable floor area of office and health services on the site from 500 m 2 to m 2. Official Community Plan Bylaw No. 8383, 2011 The subject property is designated as Regional Commercial on Schedule B-: Future Land Use of the Official Community Plan. Policy indicates that Regional Shopping areas support: a full range of retail and service commercial uses, including supermarkets, department stores, apparel, home furnishings, drug and cosmetics and other general merchandise stores, smaller scale retail, and personal services. With respect to dental offices, Policy states that: Office uses outside the downtown should be limited to those professional services that are regularly used by individuals, for who nearby access is important, such as insurance, banks, medical and dental offices The policies above confirm that the Official Community Plan is supportive of smaller scale office and health services in commercial areas outside the downtown. These land uses provide an important service to nearby residents. Therefore, the variance application to facilitate the expansion of the existing dental office is supported by policy direction in the Official Community Plan. Zoning Bylaw No. 7850, 2007 The subject property is zoned Z8: Regional Shopping, which is primarily intended for retail uses that require large, low profile buildings or large tenancies within buildings. Areas zoned Z8 commonly feature an anchor retail store with smaller scale retail, service, and office tenancies. The subject property is anchored by The Brick retail store, with supporting tenancies that include Integris Credit Union, BCAA, and the dental office. Section of the Z8 Zone states that the combined maximum gross floor area of office, financial service, and health services is 500 m 2 for each site. Integris Credit Union is exempt from this regulation Document Number: 22929

3 under Section The BCAA office (32.8 m 2 ) and the dental office (125.1 m 2 ) are the only tenancies that are restricted to a total floor area of 500 m 2. The existing dental office is an established business that has the opportunity to expand into 98.9 m 2 of adjacent tenancy space. The proposed expansion pushes the total floor area of office and health service on the site over the maximum of 500m 2 ; however, even with the expansion, the dental office maintains a modest scale that is appropriate for health services outside the downtown. Increasing the maximum floor area of office and health services by 50.8 m 2, from 500 m 2 to m 2, is minor in nature. The additional 50.8 m 2 is approximately half the floor area of the smallest tenancy on site. Therefore, the requested variance still meets the Zoning Bylaw s intent to direct larger scale offices to the Downtown. The Planning and Development Department supports the variance request to increase the maximum gross floor area of office and health service on the site from 500 m 2 to m 2 for the reasons stated above. OTHER CONSIDERATIONS: The application was referred out to internal City divisions and external agencies; no outstanding concerns regarding the requested variance were expressed 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 request to increase the maximum gross floor area of office and health service on the site from 500 m 2 to m 2. SUMMARY AND CONCLUSION: The applicant is seeking a variance to increase the maximum gross floor area of office and health service on the site from 500 m 2 to m 2. The Planning and Development Department recommends that Council approve the request to increase the maximum gross floor area of office and health service on the site from 500 m 2 to m 2 for the reasons outlined in this report. Respectfully submitted: To: Mayor and Council Jesse Dill, Planner Community Planning Division 1 Section states that Notwithstanding Section the maximum gross floor area of financial service use on [the subject property] is 0 m 2, unless a larger branch of the same financial service company is located with the C1: Downtown zone, provided that in no case shall the maximum gross floor area of financial service use exceed 750 m 2. Integris Credit Union has a larger branch in the C1: Downtown zone, and therefore, the branch on the subject property is legally conforming to the regulations of the Z8 zone. Document Number: 22929

4 L Ferry Avenue, Prince George, British Columbia REC PLACE ROAD 2454 CR U sq ft Bosley s CR U sq f The Brick 34 FH Liquor Depot CR U 3 Subway 94 sq ft 25 BCAA 1 Tim Hortons CR U sq ft FH CR U 5 Mr. Mike s 5039 sq ft Integris Credit CR U sq ft Union 7 Drive Thru Pylon 10 HIGHWAY 1 BLDG UNIT UNIT# SQ.FTSQ.FT ,88 1,04 1,34 5,09 3,518 1,028 1,195 3,504 1,79 29,808 7,185 4,070 2,471 TENANT TENANT NAME NAME Integris Credit Union Dentist Office Mr. Mike s BCAA Seth Tobin Jewelry Subway Liquor Depot Tim Hortons The Brick Bosley s Pet Foods 1 1 Pylon FERRY AVENUE This is a representation for leasing purposes only and should not be used for measurements of any kind. This drawing is not to scale Mike Peebles anthemproperties.com

5 DEVELOPMENT VARIANCE PERMIT NO. VP ) This Development Variance Permit is issued to: Name: Address: Anthem Kimco Ltd., Inc. No. BC Burrard Street Vancouver, BC VC 2B5 2) This Development Variance Permit applies to: Addresses: Legal description: 2150, 221, 2324, 2388, 2454, 2482 Ferry Avenue Lot C, District Lot 8180, Cariboo District, Plan BCP ) 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 Section of the City of Prince George Zoning Bylaw No. 7850, 2007 as follows: a. Vary the combined maximum gross floor area of office, financial service and health services on the site from 500 m 2 to m 2. 5) 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. ) This Development Variance Permit is not a Building Permit. Authorizing resolution passed by Mayor and Council on day of, 201_ Issuance date: Authorizing Signature: Document Number: 22932