3949 1 ZONING AMENDMENT BYLAW NO. 3949 A Bylaw ... - Granicus
ZONING AMENDMENT BYLAW NO. 3949
A Bylaw to amend "Zoning Bylaw, 2008, No. 3630" ______________________________________________________________________________ The Council of the Corporation of the City of Port Coquitlam enacts as follows: Citation 1.
This Bylaw may be cited for all purposes as "Zoning Bylaw, 2008, No. 3630, Amendment Bylaw, 2016, No. 3949".
Administration 2.
That “Zoning Bylaw, 2008, No. 3630”, Section 4 INDUSTRIAL ZONES, Subsection 4.3 Permitted Uses, Table 4.3 be amended by adding the use in the M3 column and adding Note 2 as follows: Use
M1
M2
M3
■
■
S Note 20
Commercial indoor storage 3.
That “Zoning Bylaw, 2008, No. 3630”, Section 4 INDUSTRIAL ZONES, Subsection 4.3 Permitted Uses, Notes to Table 4.3 be amended by adding the following Note 20: Note 20. A commercial indoor storage use in the M3 zone is limited to a maximum site area of 2000m2 and a maximum floor area of 6000m2 within a building located in the north-west portion of the property at 585 Seaborne Avenue. A building containing a commercial indoor storage use may be up to 15m in height and must provide a minimum of 15 parking spaces for the use.
Read a first time by the Municipal Council this 25th day of April, 2016. Read a second time by the Municipal Council this 25th day of April, 2016. th
Public Hearing held this 9 day of May, 2016.
___________________
_______________________
Mayor
Corporate Officer
3949 1
Report to Council DATE:
April 4, 2016
TO:
Mayor and Council
FROM:
Smart Growth Committee
SUBJECT:
585 SEABORNE AVE REZONING APPLICATION RZ000125 (Commercial Indoor Storage) (Smart Growth Committee Meeting – March 31, 2016)
EXECUTIVE SUMMARY The Smart Growth Committee (SGC) has considered an application from Circadian Group to permit a commercial indoor storage use within its light industrial development in the Dominion Triangle. As discussed by Council earlier this year, the approach being taken for this use in a light industrial area is to consider a site-specific approval. Following discussion of its potential implications, SGC resolved to forward the application to Council. The Committee also requested additional information be provided about the potential impact of commercial indoor storage uses on employment generation within the area as well as evidence of local demand for this use. RECOMMENDATION That the Zoning Bylaw be amended to permit a commercial indoor storage use in the Light Industrial M3 zone at 585 Seaborne Avenue and that the following site-specific regulations for this use be set: a) that the site area occupied by a commercial indoor storage use be limited to a maximum of 2000m2; b) that the maximum height of a building containing a commercial indoor storage use may be 15m; and, c) that a minimum of 15 parking spaces be required for a commercial indoor storage use of up to 6000m2. 1. BACKGROUND At its meeting held March 31, 2016, the Smart Growth Committee considered the attached staff report and resolved to support further consideration of rezoning to permit a commercial indoor storage business on a portion of a light industrial site within the Dominion Triangle. In discussion, it also requested that additional information be provided to Council regarding the demand for commercial indoor storage within the area and the projected impact of the use on employment. 2. ADDITIONAL INFORMATION a. Availability of storage unit space: Last July, three of the four commercial indoor storage businesses in Port Coquitlam shared information on their number of units and vacancies. Their vacancy rates at the time were low, as shown by the following data :
April 4, 2016 585 Seaborne Ave – Commercial Indoor Storage Use Page 2
Unit 1 Unit 2 Unit 3
439 storage units, of which 6 were vacant; 1,076 storage units, of which 40 were vacant; and, 12,000 storage units with vacancies ranging from 20 to 100 units throughout the year. As no additional commercial indoor storage developments have been constructed since the time of that survey, this identified demand remains unmet. b. Employment-generation: The large site is being developed to include over twenty strata-titled units. The total number of employees will depend on the type of tenants that locate within these units. The applicant’s estimate is that approximately 115 to 120 employees will be working at the site post-completion in businesses including trade contractors, advanced technology industries, machinery equipment and repair, production studios, and warehousing, storage and transshipment businesses. Allowing for an indoor storage use will result in the portion of the site occupied by this use having a lower number of direct employees than some other potential uses. However, the use is seen as being supportive to businesses by providing for their storage space needs and the redesign of the building to a three-storey profile promotes intensification of activity compared to that of a single-storey design. 3. OPTIONS Council may: 1. Determine that it wishes to proceed with consideration of rezoning to allow for commercial indoor storage use at the portion of the site fronting Dominion Avenue and to set regulations that will ensure the use is restricted to a portion of the site, allow for an intensified development by increasing the height limit and set specific parking space requirements (recommended) 2. Request that additional information or amendments to the application be made prior to consideration of an amending bylaw; or, 3. Reject the application if it does not wish to further consider allowing for commercial indoor storage use as proposed at this location.
Submitted by Laura Lee Richard, MCIP, Director of Development Services, with the concurrence of the Chair. Attachment:
Report to SGC dated March 22, 2016
Report to Committee DATE:
March 22, 2016
TO:
Smart Growth Committee
FROM:
Laura Lee Richard, Director of Development Services
SUBJECT:
585 SEABORNE AVENUE REZONING APPLICATION RZ000125 (Commercial Indoor Storage)
EXECUTIVE SUMMARY: Circadian Developments Ltd. wishes to include a commercial indoor storage facility as part of its light industrial development currently under construction at 585 Seaborne Avenue. The site is well situated to serve the emerging storage needs of residential and businesses in the Dominion Triangle area and, as proposed, would be in keeping with OCP objectives to promote intensified development. Circadian proposes to reconfigure one of its building fronting Dominion Avenue to a 3-storey height to accommodate the use. As this building is located across from the Carnoustie Golf Course, it is not expected to impact the amenity of residential developments located further to the west along Dominion Avenue. Commercial indoor storage is permitted in the General Industrial and Heavy Industrial zones but not in the Light Industrial M3 zone that applies to properties in the Dominion Triangle. SGC and Council recently reviewed regulations for this use as part of its consideration of the 2015 study, Industrial and Commercial Area Study and SGC determined that it supported taking a site-specific approach to ensure that the use would only be located where an applicant demonstrated local need and to provide a means to set specific conditions as may be appropriate to mitigate potential impacts. The recommended Zoning Bylaw amendment is brought forward within this context and includes measures to ensure an appropriate fit. RECOMMENDATION That Council be requested to bring forward a Zoning Bylaw amendment to permit a commercial indoor storage use in the Light Industrial M3 zone at 585 Seaborne Avenue and that the following site-specific regulations for this use be set: a) that the site area occupied by a commercial indoor storage use be limited to a maximumof 2000m2;
March 22, 2016 585 Seaborne Ave – Rezoning Application RZ000125 Page 2
b) that the maximum height of a building containing a commercial indoor storage use may be 15m; and, c) that a minimum of 15 parking spaces be required for a commercial indoor storage use of up to 6000 m2 . 1. BACKGROUND 1.1. The Proposal: Circadian Developments Ltd. wishes to be permitted to include a commercial indoor storage use as part of its development of three industrial buildings at 585 Seaborne Avenue. The proposal is to reconfigure a portion of the building next to Dominion Avenue to have a 3-storey height. All other aspects of the approved development including the building’s siting and landscaping would remain in accordance with the approved design.
Approved Industrial Building design as amended to include indoor commercial storage use
1.2. Prior Resolutions - 585 Seaborne Avenue: Council adopted a rezoning bylaw to zone the site Light Industrial (M3) in July 2015. SGC subsequently issued a development permit to regulate the form and character of development currently under construction. 1.3. Prior Resolutions – Indoor Commercial Storage: At the Council meeting held May 25th, 2015 Council referred changes to indoor storage regulations proposed as part of the implementation of the Industrial and Commercial Review back to SGC for further consideration. On July 16th, SGC endorsed an approach that consideration of commercial indoor storage uses be on a site-specific basis, The Committee wished to ensure that any sites approved for this use would reflect local demand for storage space and that the building would be designed to minimize the amount of land occupied by this use. SGC further requested that a policy and guidelines to guide this approach be brought forward as part of the upcoming OCP review. 2. POLICY & REGULATIONS 2.1. OCP Policy: The policies of the Official Community Plan (OCP) promote industrial uses that will generate high employment in the Dominion Triangle and that will be compatible with adjacent commercial and residential areas. The land use designation for the subject property is Light Industrial.
March 22, 2016 585 Seaborne Ave – Rezoning Application RZ000125 Page 3 2.2. Zoning Bylaw: The site is zoned Light Industrial (M3). Commercial indoor storage use is permitted in the General Industrial (M1) and Heavy Industrial (M2) zones but not in the M3 zone. 2.3. Development Permit: This site is subject to the objectives and guidelines of the industrial and environmental conservation development permit area designations. 2.4. Site-Specific Design Guidelines: The site is subject to a restrictive covenant that established specific building, parking, loading and landscape design requirements at the time of rezoning to ensure appropriate treatment of the interface between nonindustrial uses to the north of Dominion Avenue and industrial uses to the south. 3. COMMENTS AND ANALYSIS 3.1. Site Characteristics and Context: The first of three buildings planned for the site is now under construction, and the applicants intend to complete all three buildings by September. The Carnoustie Golf Course and agricultural lands are located directly to the north of the building proposed to include the indoor storage use, Building C. The adjoining property on the east is vacant and has been filled for future development; the property to the west has a house remaining on it but the site has been partially filled in anticipation of future development. Access to the site is from Seaborne Avenue.
Dominion Ave
3.2. Project Description: The commercial indoor storage use is proposed to be located on the west side of Building ‘C’ along Dominion Avenue and it would occupy approximately half of this building. Approximately 620 commercial indoor storage units would be provided over three floors. The building would have 15 parking spaces allocated for the use. Access to storage units would be via 2 loading bays with an elevator at each bay as well as a building entrance.
Seaborne Ave
March 22, 2016 585 Seaborne Ave – Rezoning Application RZ000125 Page 4 3.3. Discussion: There are currently no commercial indoor storage businesses in the Dominion Triangle area and no sites where this use would be permitted under existing zoning. The attached written submission provided by the applicant describes local demand for a commercial indoor storage facility, stemming both from the new multifamily residential development and new businesses in the Dominion Triangle. The taller height proposed for Building C is not anticipated to impact views as it is not adjacent to residential properties and the varied height adds architectural interest. As the Zoning Bylaw currently limits building height in the M3 zone to 12m it is recommended that the Zoning Bylaw clearly allow for the height as proposed. The current parking requirement is 1 space per 95m2 of industrial building space or 1 for each 3 employees, whichever is greater. A commercial indoor storage use is not expected to need as many parking spaces as other industrial uses and the 15 allocated parking spaces are considered to be sufficient, resulting in a recommendation to vary the current parking requirement through a specific requirement to apply to a commercial indoor storage use. Visits from residential customers may be more frequent on weekends when moves often occur and generate a higher parking demand but on-site parking associated with the industrial uses would then be available. The applicant advises that additional information on parking demand will be provided prior to the Committee’s consideration of this report. 3.4. Consultation: A sign providing notification of the application is posted on site and to date, no comments have been received. Public comment on the land use amendment would be obtained through the Public Hearing process. 4. OPTIONS The Smart Growth Committee may: 1. Support proceeding to Council for consideration of the Zoning Bylaw amendment including the recommended site-specific regulations for height, area that may be occupied by the use and parking and loading spaces (recommended); 2. Request additional information on the potential impacts of the change in use or the recommended regulations prior to making a decision on the application; or, 3. Recommend rejection of the application to change the permitted use. The applicant may then request the application be forwarded to Council for consideration.
_____________________ Laura Lee Richard, MCIP Director of Development Services Attachments: 1. Location Map 2. Written Submission from Applicant
ATTACHMENT 1 CITY OF PORT COQUITLAM DEVELOPMENT APPLICATION LOCATION MAP PROJECT ADDRESS: 585 Seaborne Ave
585 Seaborne Ave
FILE NO: RZ000125
A Bylaw to amend "Zoning Bylaw, 2008, No. 3630" ______________________________________________________________________________ The Council of the Corporation of the City of Port Coquitlam enacts as follows: Citation 1.
This Bylaw may be cited for all purposes as "Zoning Bylaw, 2008, No. 3630, Amendment Bylaw, 2016, No. 3949".
Administration 2.
That “Zoning Bylaw, 2008, No. 3630”, Section 4 INDUSTRIAL ZONES, Subsection 4.3 Permitted Uses, Table 4.3 be amended by adding the use in the M3 column and adding Note 2 as follows: Use
M1
M2
M3
■
■
S Note 20
Commercial indoor storage 3.
That “Zoning Bylaw, 2008, No. 3630”, Section 4 INDUSTRIAL ZONES, Subsection 4.3 Permitted Uses, Notes to Table 4.3 be amended by adding the following Note 20: Note 20. A commercial indoor storage use in the M3 zone is limited to a maximum site area of 2000m2 and a maximum floor area of 6000m2 within a building located in the north-west portion of the property at 585 Seaborne Avenue. A building containing a commercial indoor storage use may be up to 15m in height and must provide a minimum of 15 parking spaces for the use.
Read a first time by the Municipal Council this 25th day of April, 2016. Read a second time by the Municipal Council this 25th day of April, 2016. th
Public Hearing held this 9 day of May, 2016.
___________________
_______________________
Mayor
Corporate Officer
3949 1
Report to Council DATE:
April 4, 2016
TO:
Mayor and Council
FROM:
Smart Growth Committee
SUBJECT:
585 SEABORNE AVE REZONING APPLICATION RZ000125 (Commercial Indoor Storage) (Smart Growth Committee Meeting – March 31, 2016)
EXECUTIVE SUMMARY The Smart Growth Committee (SGC) has considered an application from Circadian Group to permit a commercial indoor storage use within its light industrial development in the Dominion Triangle. As discussed by Council earlier this year, the approach being taken for this use in a light industrial area is to consider a site-specific approval. Following discussion of its potential implications, SGC resolved to forward the application to Council. The Committee also requested additional information be provided about the potential impact of commercial indoor storage uses on employment generation within the area as well as evidence of local demand for this use. RECOMMENDATION That the Zoning Bylaw be amended to permit a commercial indoor storage use in the Light Industrial M3 zone at 585 Seaborne Avenue and that the following site-specific regulations for this use be set: a) that the site area occupied by a commercial indoor storage use be limited to a maximum of 2000m2; b) that the maximum height of a building containing a commercial indoor storage use may be 15m; and, c) that a minimum of 15 parking spaces be required for a commercial indoor storage use of up to 6000m2. 1. BACKGROUND At its meeting held March 31, 2016, the Smart Growth Committee considered the attached staff report and resolved to support further consideration of rezoning to permit a commercial indoor storage business on a portion of a light industrial site within the Dominion Triangle. In discussion, it also requested that additional information be provided to Council regarding the demand for commercial indoor storage within the area and the projected impact of the use on employment. 2. ADDITIONAL INFORMATION a. Availability of storage unit space: Last July, three of the four commercial indoor storage businesses in Port Coquitlam shared information on their number of units and vacancies. Their vacancy rates at the time were low, as shown by the following data :
April 4, 2016 585 Seaborne Ave – Commercial Indoor Storage Use Page 2
Unit 1 Unit 2 Unit 3
439 storage units, of which 6 were vacant; 1,076 storage units, of which 40 were vacant; and, 12,000 storage units with vacancies ranging from 20 to 100 units throughout the year. As no additional commercial indoor storage developments have been constructed since the time of that survey, this identified demand remains unmet. b. Employment-generation: The large site is being developed to include over twenty strata-titled units. The total number of employees will depend on the type of tenants that locate within these units. The applicant’s estimate is that approximately 115 to 120 employees will be working at the site post-completion in businesses including trade contractors, advanced technology industries, machinery equipment and repair, production studios, and warehousing, storage and transshipment businesses. Allowing for an indoor storage use will result in the portion of the site occupied by this use having a lower number of direct employees than some other potential uses. However, the use is seen as being supportive to businesses by providing for their storage space needs and the redesign of the building to a three-storey profile promotes intensification of activity compared to that of a single-storey design. 3. OPTIONS Council may: 1. Determine that it wishes to proceed with consideration of rezoning to allow for commercial indoor storage use at the portion of the site fronting Dominion Avenue and to set regulations that will ensure the use is restricted to a portion of the site, allow for an intensified development by increasing the height limit and set specific parking space requirements (recommended) 2. Request that additional information or amendments to the application be made prior to consideration of an amending bylaw; or, 3. Reject the application if it does not wish to further consider allowing for commercial indoor storage use as proposed at this location.
Submitted by Laura Lee Richard, MCIP, Director of Development Services, with the concurrence of the Chair. Attachment:
Report to SGC dated March 22, 2016
Report to Committee DATE:
March 22, 2016
TO:
Smart Growth Committee
FROM:
Laura Lee Richard, Director of Development Services
SUBJECT:
585 SEABORNE AVENUE REZONING APPLICATION RZ000125 (Commercial Indoor Storage)
EXECUTIVE SUMMARY: Circadian Developments Ltd. wishes to include a commercial indoor storage facility as part of its light industrial development currently under construction at 585 Seaborne Avenue. The site is well situated to serve the emerging storage needs of residential and businesses in the Dominion Triangle area and, as proposed, would be in keeping with OCP objectives to promote intensified development. Circadian proposes to reconfigure one of its building fronting Dominion Avenue to a 3-storey height to accommodate the use. As this building is located across from the Carnoustie Golf Course, it is not expected to impact the amenity of residential developments located further to the west along Dominion Avenue. Commercial indoor storage is permitted in the General Industrial and Heavy Industrial zones but not in the Light Industrial M3 zone that applies to properties in the Dominion Triangle. SGC and Council recently reviewed regulations for this use as part of its consideration of the 2015 study, Industrial and Commercial Area Study and SGC determined that it supported taking a site-specific approach to ensure that the use would only be located where an applicant demonstrated local need and to provide a means to set specific conditions as may be appropriate to mitigate potential impacts. The recommended Zoning Bylaw amendment is brought forward within this context and includes measures to ensure an appropriate fit. RECOMMENDATION That Council be requested to bring forward a Zoning Bylaw amendment to permit a commercial indoor storage use in the Light Industrial M3 zone at 585 Seaborne Avenue and that the following site-specific regulations for this use be set: a) that the site area occupied by a commercial indoor storage use be limited to a maximumof 2000m2;
March 22, 2016 585 Seaborne Ave – Rezoning Application RZ000125 Page 2
b) that the maximum height of a building containing a commercial indoor storage use may be 15m; and, c) that a minimum of 15 parking spaces be required for a commercial indoor storage use of up to 6000 m2 . 1. BACKGROUND 1.1. The Proposal: Circadian Developments Ltd. wishes to be permitted to include a commercial indoor storage use as part of its development of three industrial buildings at 585 Seaborne Avenue. The proposal is to reconfigure a portion of the building next to Dominion Avenue to have a 3-storey height. All other aspects of the approved development including the building’s siting and landscaping would remain in accordance with the approved design.
Approved Industrial Building design as amended to include indoor commercial storage use
1.2. Prior Resolutions - 585 Seaborne Avenue: Council adopted a rezoning bylaw to zone the site Light Industrial (M3) in July 2015. SGC subsequently issued a development permit to regulate the form and character of development currently under construction. 1.3. Prior Resolutions – Indoor Commercial Storage: At the Council meeting held May 25th, 2015 Council referred changes to indoor storage regulations proposed as part of the implementation of the Industrial and Commercial Review back to SGC for further consideration. On July 16th, SGC endorsed an approach that consideration of commercial indoor storage uses be on a site-specific basis, The Committee wished to ensure that any sites approved for this use would reflect local demand for storage space and that the building would be designed to minimize the amount of land occupied by this use. SGC further requested that a policy and guidelines to guide this approach be brought forward as part of the upcoming OCP review. 2. POLICY & REGULATIONS 2.1. OCP Policy: The policies of the Official Community Plan (OCP) promote industrial uses that will generate high employment in the Dominion Triangle and that will be compatible with adjacent commercial and residential areas. The land use designation for the subject property is Light Industrial.
March 22, 2016 585 Seaborne Ave – Rezoning Application RZ000125 Page 3 2.2. Zoning Bylaw: The site is zoned Light Industrial (M3). Commercial indoor storage use is permitted in the General Industrial (M1) and Heavy Industrial (M2) zones but not in the M3 zone. 2.3. Development Permit: This site is subject to the objectives and guidelines of the industrial and environmental conservation development permit area designations. 2.4. Site-Specific Design Guidelines: The site is subject to a restrictive covenant that established specific building, parking, loading and landscape design requirements at the time of rezoning to ensure appropriate treatment of the interface between nonindustrial uses to the north of Dominion Avenue and industrial uses to the south. 3. COMMENTS AND ANALYSIS 3.1. Site Characteristics and Context: The first of three buildings planned for the site is now under construction, and the applicants intend to complete all three buildings by September. The Carnoustie Golf Course and agricultural lands are located directly to the north of the building proposed to include the indoor storage use, Building C. The adjoining property on the east is vacant and has been filled for future development; the property to the west has a house remaining on it but the site has been partially filled in anticipation of future development. Access to the site is from Seaborne Avenue.
Dominion Ave
3.2. Project Description: The commercial indoor storage use is proposed to be located on the west side of Building ‘C’ along Dominion Avenue and it would occupy approximately half of this building. Approximately 620 commercial indoor storage units would be provided over three floors. The building would have 15 parking spaces allocated for the use. Access to storage units would be via 2 loading bays with an elevator at each bay as well as a building entrance.
Seaborne Ave
March 22, 2016 585 Seaborne Ave – Rezoning Application RZ000125 Page 4 3.3. Discussion: There are currently no commercial indoor storage businesses in the Dominion Triangle area and no sites where this use would be permitted under existing zoning. The attached written submission provided by the applicant describes local demand for a commercial indoor storage facility, stemming both from the new multifamily residential development and new businesses in the Dominion Triangle. The taller height proposed for Building C is not anticipated to impact views as it is not adjacent to residential properties and the varied height adds architectural interest. As the Zoning Bylaw currently limits building height in the M3 zone to 12m it is recommended that the Zoning Bylaw clearly allow for the height as proposed. The current parking requirement is 1 space per 95m2 of industrial building space or 1 for each 3 employees, whichever is greater. A commercial indoor storage use is not expected to need as many parking spaces as other industrial uses and the 15 allocated parking spaces are considered to be sufficient, resulting in a recommendation to vary the current parking requirement through a specific requirement to apply to a commercial indoor storage use. Visits from residential customers may be more frequent on weekends when moves often occur and generate a higher parking demand but on-site parking associated with the industrial uses would then be available. The applicant advises that additional information on parking demand will be provided prior to the Committee’s consideration of this report. 3.4. Consultation: A sign providing notification of the application is posted on site and to date, no comments have been received. Public comment on the land use amendment would be obtained through the Public Hearing process. 4. OPTIONS The Smart Growth Committee may: 1. Support proceeding to Council for consideration of the Zoning Bylaw amendment including the recommended site-specific regulations for height, area that may be occupied by the use and parking and loading spaces (recommended); 2. Request additional information on the potential impacts of the change in use or the recommended regulations prior to making a decision on the application; or, 3. Recommend rejection of the application to change the permitted use. The applicant may then request the application be forwarded to Council for consideration.
_____________________ Laura Lee Richard, MCIP Director of Development Services Attachments: 1. Location Map 2. Written Submission from Applicant
ATTACHMENT 1 CITY OF PORT COQUITLAM DEVELOPMENT APPLICATION LOCATION MAP PROJECT ADDRESS: 585 Seaborne Ave
585 Seaborne Ave
FILE NO: RZ000125
