7903-0449-00
City of Surrey
PLANNING & DEVELOPMENT REPORT
File: 7903-0449-00 Development Permit
Proposal:
Development Permit to permit truck parking and an
administration building for a trucking company.
Recommendation:
Location:
Approval to Proceed
9985 Grace Road
OCP Designation:
Industrial
NCP Designation:
Light Impact
Industrial
Zoning:
IL
Owner:
Amar Investments Ltd.
file:///C|/Users/GB3/Desktop/bylaw%20project/All%20HTML%20Files/8706.html[05/06/2015 3:47:29 PM]
7903-0449-00
PROJECT TIMELINE
Completed Application Submission Date:
December 8, 2003
Application Revision & Re-submission Date:
March 26, 2004
Planning Report Date:
April 19, 2004
The applicant is proposing:
a Development Permit
in order to permit truck parking and the construction of an administration building for a trucking company.
The Planning & Development Department recommends that:
file:///C|/Users/GB3/Desktop/bylaw%20project/All%20HTML%20Files/8706.html[05/06/2015 3:47:29 PM]
7903-0449-00
1. Council authorize staff to draft Development Permit No. 7903-0449-00 in accordance with the attached
drawings (Appendix II).
2. Council instruct staff to resolve the following issue prior to approval:
(a) resolution of minor design issues, as documented in the report, to the satisfaction of the City Architect;
(b) submission of landscaping cost estimate to the specifications and satisfaction of the City Landscape
Architect; and
(c) input from Gateway Program.
REFERRALS
Engineering:
The Engineering Department has no objection to the project
subject to the completion of Engineering servicing requirements
as identified in the attached (Appendix III).
Gateway Program:
This application has been sent to the Gateway Program which is
undertaking the study for the South Fraser Perimeter Road. No
comments have been received to date.
SITE CHARACTERISTICS
Existing Land Use
Significant Site Attributes
East:
South:
West:
North:
Steel storage and no building.
Colliers Creek, City of Surrey Pump Station.
Across River Road Single family residential, zoned RF,
designated Urban.
Across Grace Road Vacant land zoned IL, designated
Industrial. South Fraser Way, rail rights-of-way, Surrey Fraser Docks,
zoned IL, designated Industrial.
Vitran trucking business, zoned IL, designated Industrial,
developed in accordance with Development Permit No.
7901 0179-00.
PLAN AND POLICY COMPLIANCE
OCP Designation:
Complies.
NCP Designation:
Complies.
DEVELOPMENT CONSIDERATIONS
Background
The subject property was sold by the City of Surrey to the previous owner in July 2000. Development Permit
file:///C|/Users/GB3/Desktop/bylaw%20project/All%20HTML%20Files/8706.html[05/06/2015 3:47:29 PM]
7903-0449-00
No. 7900-0166-00 was issued on December 10, 2001 and regulated the landscaping along South Fraser Way and
Grace Road. Development Variance Permit No. 7900 0166-00 was issued on the same date to relax the
construction of a permanent building, to vary the siting of outdoor storage regulations and to relax the sewer and
fire flow requirements. The intent of the application was to allow the outdoor storage of building materials.
The property has subsequently been sold to the current owners.
Current Proposal
The current owners wish to develop the northerly portion of the property at this time for a small office and
paved parking for a transportation company. The owners are currently seeking future tenants for a multi-tenant
warehouse, or industrial use on the remaining southern portion of the property.
The site is impacted by Colliers Creek along the north property line. A 37.95-metre (124.51 ft.) setback is
maintained from the creek. Additional native plantings were installed along the creek setback area under the
previous Development Permit application.
The subject property is located in the South Westminster Neighbourhood Concept Plan area, which was
approved by City Council on December 8, 2003. In the plan, this area is designated for Light Impact Industrial
uses. The proposed use is consistent with the adopted plan.
In October 2001, Council considered Corporate Report No. R213 which proposed amendments to the Salvage
Industrial Zone (IS) including renaming it "Selected Business Industry Zone (ISB)" and to rezone specific lands
in South Westminster from Light Impact Industrial Zone (IL) to the ISB Zone. The new ISB Zone is intended to
accommodate and regulate the development of selected industrial uses primarily enclosed within buildings, and
to limit outside storage. The Council-initiated rezoning involves IL-zoned lots which are a minimum size of 1.5
acres, are within the area bounded by Grace Road, Scott Road, South Fraser Perimeter Road and King George
Highway, and are not under application for rezoning, Development Permit or Development Variance Permit. The subject property had an active land development application (No. 7900 0166-00) in process at the time that
the ISB Zone was introduced, and was, therefore, not included in the Council-initiated rezoning. The Zoning
By-law text amendment by-law (No. 14527) and the rezoning by-law of specific IL-zoned lands (No. 14528),
received First and Second Readings on October 1, 2001 and Public Hearing was held on October 22, 2001. Third Reading of the by-laws was subsequently deferred.
On March 22, 2004, Council considered Corporate Report No. R071 and approved the recommendation to
declare the entire South Westminster NCP Area as a Development Permit Area. Public Hearing for the OCP
amendment by-law (No. 15336) was held on April 19, 2004 and Third Reading was given. The subject site is located within a Development Permit Area at this time as it fronts both South Fraser Way and
Grace Roads.
PRE-NOTIFICATION
In accordance with Council policy, a Development Proposal sign was erected on the property. To date, staff have not
received any inquiries with respect to the proposal.
DESIGN PROPOSAL AND REVIEW
The applicant is proposing to install a chain link fence around the entire property at this time for security
file:///C|/Users/GB3/Desktop/bylaw%20project/All%20HTML%20Files/8706.html[05/06/2015 3:47:29 PM]
7903-0449-00
purposes and to define the developed and undeveloped portions of the site. This fence is proposed to be setback
from the property line to provide for the opportunity to landscape the area in front of the fence when the future
development occurs, on the undeveloped portion of the property.
A new driveway is proposed from Grace Road. Block pilasters will frame the driveway on either side and
provide for gates to protect the business during the evening hours.
The proposed administration building is located at the southeast corner of the property, adjacent to the Cityowned property for the pump station. The building will be constructed with light gray coloured split-face block,
with smooth face block painted an accent darker gray surrounding the windows and main entrance. Glazing has
been provided on all four building elevations.
The top of the building is a pre-finished meal cladding painted blue. A fascia sign and address is proposed
above the main entry identifying the name of the company. The applicant has not proposed a free-standing sign
at this time.
Landscaping will be provided along the portion of Grace Road proposed for development, and the existing
landscaping along the South Fraser Perimeter Road frontage will be augmented. The landscaping incorporates a
number of coniferous trees, with some flowering crab apple trees. The proposed shrubs are a mixture of
flowering and non-flowering varieties. Landscaping will also be provided in the setback area between the
administration building and Grace Road.
A concrete block wall with a landscape strip in front will be provided to screen the trucks and trailers from the
Grace Road frontage. South Fraser Way is substantially lower than the subject property, and the trucking
operation will not be visible from this major arterial road.
ADVISORY DESIGN PANEL
This application was not referred to the ADP but was reviewed by City staff and found in general to be satisfactory. The City Architect has requested the following minor amendments to the plans:
Screening of rooftop mechanical units;
Replacing yard lights with flat lens fixtures to reduce glare to residential uses up the slope; and
Minor landscaping modifications with respect to the size and grouping of vegetation.
INFORMATION ATTACHED TO THIS REPORT
The following information is attached to this Report:
Appendix I. Lot Owners, Action Summary and Project Data Sheets
Appendix II. Proposed Site Plan, Typical Floor Plans and Elevations, Landscape Plans and Cross Sections
Appendix III. Engineering Summary
INFORMATION AVAILABLE ON FILE
Detailed Engineering Comments dated January 29, 2004.
Soil Contamination Review Questionnaire prepared by Doug Birch and dated January 8, 2004.
South Westminster Land Use Map
file:///C|/Users/GB3/Desktop/bylaw%20project/All%20HTML%20Files/8706.html[05/06/2015 3:47:29 PM]
7903-0449-00
Corporate Report No. R213 (October 1, 2001)
Murray Dinwoodie
General Manager
Planning and Development
LAP/kms
v:\wp-docs\planning\plncom04\04051551.lap.doc
KMS 5/3/04 1:33 PM
APPENDIX I
Information for City Clerk
Legal Description and Owners of all lots that form part of the application:
1. (a) Agent: Name:
Krahn Engineering - Glen Froese
Address: #201 - 34609 Delair Road
Abbotsford, B.C.
V2S 2E1
Tel: 604-853-8831
2. Properties involved in the Application
(a) Civic Address:
9985 Grace Road
(b) Civic Address:
9985 Grace Road
Owner:
Amar Investments Ltd.
PID:
024-699-039
Lot A District Lot 14 Group 2 New Westminster District Plan LMP 44651
3. DEVELOPMENT DATA SHEET
Proposed Zoning: IL
Required Development Data
LOT AREA* (in square metres)
Gross Total
Road Widening area
Undevelopable area
Net Total
LOT COVERAGE (in % of net lot area)
Minimum Required /
Maximum Allowed
file:///C|/Users/GB3/Desktop/bylaw%20project/All%20HTML%20Files/8706.html[05/06/2015 3:47:29 PM]
Proposed
40,971.15 m²
28,680.15 m²
12,291 m²
7903-0449-00
Buildings & Structures
60%
0.34%
Paved & Hard Surfaced Areas
30%
Total Site Coverage
30.34%
SETBACKS ( in metres)
Front
7.5 m
7.5 m
Rear
7.5 m
204.5 m
Side #1 (East)
7.5 m
42.22 m
Side #2 (West)
7.5 m
14.92 m
BUILDING HEIGHT (in metres/storeys)
Principal
18 m
4.7 m
Accessory
6m
n/a
NUMBER OF RESIDENTIAL UNITS
1
0
Bachelor
One Bed
Two Bedroom
Three Bedroom +
Total
FLOOR AREA: Residential
FLOOR AREA: Commercial
Retail
Office
Total
FLOOR AREA: Industrial
12,291 m²
140.47 m²
FLOOR AREA: Institutional
TOTAL BUILDING FLOOR AREA
12,291 m²
140.47 m²
* If the development site consists of more than one lot, lot dimensions pertain to the entire site.
Development Data Sheet cont'd
Required Development Data
DENSITY
# of units/ha /# units/acre (gross)
# of units/ha /# units/acre (net)
FAR (gross)
FAR (net)
AMENITY SPACE (area in square metres)
Indoor
Outdoor
Minimum Required /
Maximum Allowed
1.0
file:///C|/Users/GB3/Desktop/bylaw%20project/All%20HTML%20Files/8706.html[05/06/2015 3:47:29 PM]
Proposed
0.01
7903-0449-00
PARKING (number of stalls)
Commercial
Industrial
Residential Bachelor + 1 Bedroom
2-Bed
3-Bed
Residential Visitors
Institutional
Total Number of Parking Spaces
Number of disabled stalls
Number of small cars
Tandem Parking Spaces: Number / % of
Total Number of Units
Size of Tandem Parking Spaces width/length
3
4
1
0
Heritage Site
NO
Tree Survey/Assessment Provided
file:///C|/Users/GB3/Desktop/bylaw%20project/All%20HTML%20Files/8706.html[05/06/2015 3:47:29 PM]
NO