SPH1 White Willow DP

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REPORT TO

MAYOR AND COUNCIL

PRESENTED: APRIL 20, 2009 - PUBLIC HEARING REPORT: 09-53FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 10-24-0081

SUBJECT: DEVELOPMENT PERMIT APPLICATION NO. 100568(WHITE WILLOW INVESTMENTS LTD.)

PROPOSAL:Development Permit for two industrial manufacturingbuildings, 3216 m2 (34,620 ft.2) and 2832 m2 (30,480 ft.2)in size for White Willow Investments Ltd. in the 3100block of 262B Street in the Aldergrove Industrial area.

RECOMMENDATION SUMMARY:Development Permit No. 100568 may be issued to WhiteWillow Investments Ltd. subject to conditionsincorporated into Development Permit No. 100568.

RATIONALE:The proposal complies with the Aldergrove CommunityPlan, General Industrial Zone M-2, and the DevelopmentPermit guidelines.


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DEVELOPMENT PERMIT APPLICATION NO. 100568(WHITE WILLOW INVESTMENTS LTD.)Page 2 . . .

RECOMMENDATION:

That Council authorize issuance of Development Permit 100568 to White Willow InvestmentsLtd. for property located at 3102 262B Street, in accordance with Attachment B, subject to the

following conditions:

a) Building plans being in substantial compliance with Schedules A through F;b) Final on-site landscaping plans being in substantial compliance with Schedule G, and in

compliance with the Townships Street Tree and Boulevard Treatment program, to theacceptance of the Manager of Parks Design and Development;

c) Landscaping to be secured by letter of credit at the building permit stage;d) All garbage facilities to be located within buildings or screened; ande) Rooftop mechanical equipment to be located so as not to be visible from adjacent roads, or

alternatively to be screened from view by compatible architectural treatments.

Although not part of the Development Permit requirements, the applicant is advised that prior to

issuance of a building permit the following items will need to be finalized:

f) Payment of supplemental Development Permit application fees, Parks Design &Development ISDC Review fee, and Development Engineering Site Servicing Review fee;

g) Provision of a site specific Erosion and Sediment Control Plan in accordance with theErosion and Sediment Control Bylaw, to the acceptance of the General Manager ofEngineering;

h) Submission of a water capacity study ensuring the adequacy of fire protection to theacceptance of the General Manager of Engineering;

i) Confirmation of sewer capacities to the acceptance of the General Manager of Engineering;and

j) Provision of an adequate turn around at the south end of 262B Street to the acceptance of

the General Manager of Engineering.

EXECUTIVE SUMMARY:

Development Permit No. 100568 may be issued to White Willow Investments Ltd. to permit twoindustrial manufacturing buildings with accessory office space in the Aldergrove Industrial area.The development complies with the Townships land use policies and, in staffs opinion, with theDevelopment Permit guidelines of the Aldergrove Community Plan (see Attachment A).

PURPOSE:

This report is to provide recommendations concerning proposed Development Permit No.100568 for property located at 3102 262B Street in the Aldergrove Industrial area.


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SUBJECT


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ZONING BYLAW NO. 2500


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Site Plan- SUBMITTED BY APPLICANT


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ADDITIONAL INFORMATION:

REFERENCE:

Owners/Applicants: Phillip McLean (Director)White Willow Investments Ltd.Box 111171500 1055 W. Georgia StreetVancouver, BCV6E 4N7

Agent: Glenn FroeseKrahn Engineering Ltd.#201 34609 Delair RoadAbbotsford, BCV2S 2E1

Location: 3102 262B Street

Area: 1.0 ha (2.47 acres)

Existing Zoning: General Industrial Zone M-2(Minimum lot size: 1858 m2 / 0.46 acres)

Aldergrove Community Plan: Industrial

Agricultural Land Reserve: Not in ALR

E.S.A. Designation: E.S.A.# 098 Aldergrove(Rating - #3)

BACKGROUND/HISTORY:

The subject 1.0 ha (2.47 acres) site is designated Industrial in the Aldergrove Community Planand is currently zoned General Industrial Zone M-2. Development in Aldergrove is regulated byDevelopment Permit Guidelines which designate all industrial areas as mandatory DevelopmentPermit areas (see Attachment A).

Two existing industrial buildings (machine shop and steel fabrication shop) located on thesubject site are proposed to be demolished. These will be replaced with two new proposedindustrial buildings to be used by Quest Drilling.

A previous building permit application was issued for the subject property in 1992 butconstruction did not proceed. In 2004 Development Permit No. 100304 was issued but againconstruction of the project never proceeded. A new application has now been submitted for aDevelopment Permit to allow construction of the two new buildings.


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DISCUSSION/ANALYSIS:

White Willow Investments Ltd. proposes the construction of two industrial buildings with

accessory office space for Quest Canada Drilling. Quest Canada Drilling is an international oildrilling company and will use the buildings for off season repair of equipment and machinery.Fifty persons are expected to be employed. Construction of both buildings will be of two storeyconcrete tilt up. In accordance with Councils policy, a rendering, site plan, building elevationsand a landscape plan have been submitted detailing the proposed developments form,character and siting. Proposed Development Permit 100568 is attached as Attachment B.

Exterior finishing of both buildings will consist of tilt up concrete walls (painted a shade of lighttan) with vertical accent bands (metal flashing in black with yellow trim) including large verticalfeatures of glazed glass in aluminum storefront frames. The main entrance of proposed buildingA will face east and is to be highlighted by an articulation in roofline height, reflective windowglazing and a pedestrian canopy. Building A will include 474m2 (5,100ft2) of accessory office

space, while Building B will include 186m

2

(2,000ft

2

) of accessory office space.

Total building coverage will be approximately 60% of the site. Six (6) overhead bay doors will belocated on building A and five (5) on building B. All overhead bay doors will be internally facingand painted light tan to complement the design scheme of the remainder of the buildings.Proposed garbage facilities will be located along the northern property line; and be fenced andlandscaped so as not to be visible from 262B Street or adjacent properties. The area betweenthe proposed buildings will be asphalt surfaced to allow for parking and internal vehiclecirculation.

Adjacent Uses:

Surrounding land uses include:

North: Two (2) general industrial parcels (0.28 acres and 1.92 acres in size respectively)zoned General Industrial (M-2);

South: 30A Avenue, beyond which is one (1) SR-2 zoned parcel (designated for futureIndustrial use) and the Aldergrove Fire Hall (zoned P-1);

East: Aldergrove Village Shopping Centre (zoned C-2); andWest: Alum-Tek Management Ltd. (2.0 acres in size) and zoned M-2.

Access and Parking:

Access to the subject site will be via a driveway from 262B Street and one from 30A Avenue.Both accesses will be gated for security purposes. A previous requirement to extend 262B

Street to 30A Avenue was reviewed by Township staff and found to be no longer required. Therationale was that if 262B Street was connected to the Fraser Highway it would potentiallycreate a short cut to an uncontrolled intersection. Full turnaround access at the south end of262B Street will however be required at the building permit stage to meet Townshiprequirements. The proposed driveways will allow access to the parking spaces serving themain entrance and office portions of the proposed buildings as well as the loading area andgarbage facilities. The applicant is proposing to provide a total of fifty six (56) parking spaces onsite (in compliance with the Zoning Bylaw requirement).


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The parking area will be paved with asphalt (as shown on Schedule B). Concrete curbing andlandscaped areas will be used to formalize the driveway entrances to the loading area, parkingspaces, and loading bay doors of the existing and proposed buildings (see Schedules D and F).

Servicing:

Full urban services exist to the site (road, water, storm sewer and sanitary sewer). A site-specific stormwater management plan, including siltation control, will be required as part of thebuilding permit application to deal with changes to the on-site drainage resulting from theproposed development. A water capacity study must be provided to the acceptance of theGeneral Manager of Engineering proving the adequacy of available fire protection. This mayrequire additional offsite/onsite hydrants to be installed.

The east Langley area is experiencing water and sanitary sewer capacity problems. As such, areview of site discharge rates is required at the building permit stage. Upon review, temporaryon-site storage and off-peak discharge of sewage may be required, subject to the acceptance ofthe General Manager of Engineering. The applicant will be required to confirm the adequacy of

all services for the proposed use prior to issuance of a Building Permit.

Signage:

No signage is proposed for the development at this time. If in the future any signage is proposedit will be required to comply with the Townships Sign Bylaw.

Landscaping:

Plantings of trees (Magnolia and Maple), shrubs (Azalea, Abelia, Nandina, Rhododendron,Spiraea, Landscape (Meidiland) rose, Viburnum and Pieris Japonica) and hedging (NorthernWhitecedar) are proposed along 30A Avenue and the lot perimeter. A 1.5m high cedar hedgewill be planted along the full length of the southern and northern property lines. Final landscape

plans are subject to the acceptance of the Manager of Parks Design and Development.

Tree Protection/Retention Plan:

A Tree Protection Plan and Evaluation report was provided by C. Kavolinas and Associates Inc.on behalf of the applicant. The report states there are 76 significant trees on site, 16 of whichare proposed to be retained. On this basis a total of 44 replacement trees will be required alongwith twelve (12) street trees as shown on the landscape plan (see Schedule G). Subsequent todevelopment a total of 72 trees will exist.

Exterior Lighting:

On January 12, 2004 Council adopted an Exterior Lighting Impact Policy intended to addressconcerns regarding off-site lighting impacts from commercial/industrial developments locatedadjacent to residential and rural properties.

As the subject site is located more than 150 metres from the nearest residential property notdesignated as future Commercial/Industrial within the Aldergrove Community Plan, therefore anExterior Lighting Impact Plan is not required according to the Townships Exterior LightingImpact Policy.


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Environmental Considerations:

A site-specific stormwater management plan will be required as part of the building permitapplication to deal with changes to on-site drainage resulting from the building and paved areas,

as well as sediment control. These items along with the provision of full urban services satisfythe management guidelines identified in the Townships Environmentally Sensitive Areas Study.No watercourses exist on site.

Policy Considerations:

The proposed application complies with the Industrial land use policy designation of theAldergrove Community Plan and complies with the General Industrial M-2 zoning requirements.The proposal, in staffs opinion, complies with the Development Permit Guidelines of theAldergrove Community Plan (see Attachment A).

Staff have notified adjacent property owners that this Development Permit application is beingconsidered at its next meeting, and they may attend and speak to the matter should they deem

necessary. They have also been provided with a copy of this report.

Councils consideration of the Development Permit request must be based on the form,character and siting of the proposal. If Council concurs, staff recommends that theDevelopment Permit be issued as attached.

Respectfully submitted,

William UlrichDEVELOPMENT PLANNERforCOMMUNITY DEVELOPMENT DIVISION

WU/JG

ATTACHMENT A Aldergrove Community Plan Development Permit GuidelinesATTACHMENT B Development Permit No.100568 text and Schedules A through G:

SCHEDULE A RenderingSCHEDULE B Site PlanSCHEDULE C Building A Floor PlanSCHEDULE D Building A ElevationsSCHEDULE E Building B Floor PlanSCHEDULE F Building B Elevations

SCHEDULE G Landscape Plans


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ATTACHMENT A

Excerpt from the Aldergrove Community Plan

4.2 DEVELOPMENT PERMITS(c) Development Permit Area "C" - Industrial

The area shown as Development permit Area C on the map entitledDesignated Development Permit Areas is designated a development permitarea under Section 945(4)(e) of the Municipal Act to establish objectives andprovide guidelines for the form and character of development.

The objective of this development permit area is to encourage thedevelopment of an attractive industrial area. The development permit areaguidelines for this area are:

(i) New development should be designed to integrate with and be

compatible with existing development with respect to siting, exteriorfinish and design of buildings and landscaping.

(ii) New development should be street fronting with building elevations thatprovide visual interest. While parking areas may be located in front ofthe building, parking and loading shall mainly be in the rear.

(iii) New buildings that are visible from adjacent roads or properties shall befinished and treated similarly to the front elevation.

(iv) Rooflines of buildings shall be designed to screen rooftop equipment.

(v) Lots shall be landscaped to enhance the appearance of the developmentand to screen parking, loading and storage areas and garbagecontainers from adjacent roads and residential development. A

landscaping plan shall be submitted as part of a development permitapplication. The landscaping plan shall show the location of thevegetation or trees to be retained, planted or removed and the type andsize of materials to be used.

(vi) Signage shall be compatible with the building design and landscaping.


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h) Submission of a water capacity study ensuring the adequacy of fire protection to theacceptance of the General Manager of Engineering;

i) Confirmation of sewer capacities to the acceptance of the General Manager ofEngineering; and

j) Provision of an adequate turn around at the south end of 262B Street to the acceptanceof the General Manager of Engineering.

5. The land described herein shall be developed strictly in accordance with the terms, conditionsand provisions of this Permit and any plans and specifications attached as a Schedule to thisPermit which shall form a part hereof.

This Permit is not a Building Permit. All developments forming part of this DevelopmentPermit shall be substantially commenced within two years after the date the DevelopmentPermit is issued. This permit shall have the force and effect of a restrictive covenant runningwith the land and shall come into force on the date of an authorizing resolution passed byCouncil.

It is understood and agreed that the Municipality has made no representations, covenants,warranties, guarantees, promises or agreement (verbal or otherwise) with the developer otherthan those in this Permit.

This Permit shall enure to the benefit of and be binding upon the parties hereto and theirrespective heirs, executors, administrators, successors and assigns.

AUTHORIZING RESOLUTION PASSED BY COUNCIL THIS ____ DAY OF__________, 2009.

SCHEDULE A RenderingSCHEDULE B Site PlanSCHEDULE C Building A Floor PlanSCHEDULE D Building A ElevationsSCHEDULE E Building B Floor PlanSCHEDULE F Building B ElevationsSCHEDULE G Landscape Plans


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S

CHEDULE

A

RENDERING


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CHEDULE

B

SITE

PLAN


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CHEDULE

C

BUILDI

NGA

FLOOR

PL

AN


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S

CHEDULE

D

BUILDI

NGA

ELEVATIO

NS


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CHEDULE

E

BUILDI

NGB

FLOOR

PL

AN


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CHEDULE

F

BUILDI

NGB

ELEVATIO

NS


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CHEDULE

G

LAN

DSCAPE

PLANS

SPH1 White Willow DP

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