ca ~A ABBOTSFORD

Report No.: PDS 124-2015

September 14, 2015 File No: 3020-20/D15-035

To: Mayor and Council From: Mateja Seaton, Planning Technician

COUNCIL REPORT

Executive Committee

Subject: Development Variance Permit application for the property located at 30360 Automall Drive Owner: ABBL Holdings (Directors: Byron John Hall; Ashley Nicole Hall)

RECOMMENDATIONS

1. THAT application 3020-20/D15-035 for a Development Variance Permit, as detailed in Report No. PDS 124-2015, be approved in principle, and proceed for public comment at an upcoming Council Hearing;

and after considering the comments and concerns of surrounding property owners and occupiers at the Council Hearing, if Council wishes to proceed with the issuance of Development Variance Permit No. 1990, the appropriate motion will be:

2. THAT application 3020-20/D15-035 to issue Development Variance Permit No. 1990, as detailed in Report No. PDS124-2015, be approved; and

3. THAT the Mayor and Corporate Officer be authorized to execute all documents relating to this matter.

SUMMARY OF THE ISSUE

A Development Permit was issued for a new Honda dealership on the subject property in May 2015. Staff advised the applicant that a variance would be required for the height of the proposed key entry feature on the north elevation. The applicant consequently amended the proposal to comply with the zoning regulations in order to expedite approval for the building design. The applicant is now applying to vary the maximum permitted building height from the 9.0 m permitted in the Automall Commercial Zone (CAM) to 10.4 m to allow for the installation of a key entry feature (see Attachment A).

BACKGROUND

Proposal:

Applicant:

Owner:

The applicant is proposing to increase the maximum permitted building height from 9.0 m to 10.4 m for a key entry feature on the Honda Way building currently under construction (see Figure 2).

T eek Construction LLP

ABBL Holdings Ltd.

L:\D15\D15-035\PDS124-2015.docx

Report No. PDS 124-2015 Page 2 of 3

Legal Description: Lot A Section 23 Township 13 New Westminster District Plan NWP88432

OCP Designation: Commercial

Zoning:

Site Area:

Description:

Automall Commercial Zone (CAM)

1.21 ha (2.98 acres)

The subject property is a triple-fronting commercial parcel in the south-east corner of the Fraser Valley Auto Mall. Located at a prominent intersection of Highway 1 and Mt Lehman Road, it is in close proximity to HighStreet Shopping Centre. The site is currently under development for a new car dealership.

Surrounding Uses: N: Fast food restaurant and automobile dealership zoned CAM, beyond which are CICP lands designated Industrial-Business;

DISCUSSION

S: Highway 1; E: Storage and Warehousing zoned 12 and High Street Shopping

Centre zoned C3; and W: Vacant commercial property zoned CAM, and automobile

dealerships beyond.

1. The Official Community Plan (OCP) designates the subject property Commercial. This land use category is dominated by uses such as offices, retail, big box and commercial services, with the ground floor of buildings typically reserved for commercial uses. This category forms corridors along main streets, or is clustered around major intersections and highway interchanges.

2. Given the proposed use of the property involves the retail sales of vehicles with related office uses, the proposed use is in keeping with the spirit and intent of the Official Community Plan.

3. If approved, the proposed entry feature will add articulation to the approved rooflines and improve the overall aesthetic quality of the building. Red aluminum composite material (ACM) panels are used for the approved Honda key entry feature, creating visual interest and defining the entrance to the building

The Commercial Development Permit Guidelines contained within the OCP provide policy to encourage visually attractive commercial developments. In respect to the building design, the following guideline concepts support the proposed height variance:

• Buildings on corner sites shall exhibit a visually prominent, 'landmark' architecture;

• Interesting and innovate commercial fagade treatments are strongly encouraged, including varying building materials, colours, roof lines and architectural features, and using innovative signage complementary to the design of the building; and

• Using architectural articulation/features along commercial storefronts longer than 15 metres to discourage blank walls along public streets.

Report No. PDS 124-2015 Page 3 of 3

Communication Plan

If supported by Council, a permit will be prepared for an upcoming Council Hearing. The City will notify in writing the adjacent property owners and occupiers of the date and time of the Council Hearing.

FINANCIAL PLAN IMPLICATION

No financial plan implications are anticipated.

IMPACTS ON COUNCIL POLICIES, STRATEGIC PLAN AND/OR COUNCIL DIRECTION

This proposal is consistent with the Official Community Plan and Commercial Development Permit Guidelines.

SUBSTANTIATION OF RECOMMENDATION

Staff has no objection to this application given, that this variance request proposes to further enhance the design of the approved commercial building.

~ P~affiiMat.ajaseaton Planning Technician

Reviewed by: Darren Braun Director of Development Planning

Enclosures: Figure 1 - Location Figure 2 - Proposed Variance Attachment A - Letter of Intent

~-· ~ == Department Head Approval: Siri Bertelsen General Manager of Planning & Development Services

Attachment B - Development Variance Permit No. 1990

FIGURE 1 LOCATION ADDRESS: 30360 Automall Drive APPLICANT: Teck Construction LLP

FILE NO.

3020-20 I 015-035

on ~A ABBOTSFORD September 14, 2015

Planning and Development Services

(~)

PROPOSED VARIANCE to increase the maximum permitted height of the key entry feature from 9.0 m to 10.4 m

,, . 2. '----'

~ """"""'---"""'"~--.~~ .......... =i= ..... =-~~,,.,,.~--~~ ..... ~=i=~~ ......

FIGURE 2 PROPOSED VARIANCE ADDRESS: 30360 Automall Drive APPLICANT: Teck Resources LLP

c1~;

"";.::~.::

--:.::19

FILE NO.

3020-20 I 015-035

~~~A ABBOTSFORD I September 14, 2015 Planning and Development Services

TECK CONSTRUCTION LLP

8 May 2015

Mateja Seaton, MPlan City of Abbotsford

5197 - 216\h Street, Langley, BC V3A 2N4 Phone: (604) 534-7917 Fax: (604) 534-1518 www.teckca

I ,

Development Variance Permit Application - Letter of Intent 30360 Automall Drive

,'

We have applied for a Development Permit for the above property to allow for the construction of a new Honda automotive dealership in the CAM zone, which provides a maximum building height of 9m.

All automotive brands have an "image program" which defines the size and appearance of new dealerships with a high level of specificity, and conformance with the image program is a prerequisite before dealers are allowed to build a new facility or sell cars. Honda's white with red design motif is well-known, and their standard for building height for the exterior walls of their dealerships is 29'-6" (8.99m). However, the red cylindrical entry tower required by Honda Canada has a standard design height of 10.4m, and it is for this part of the design that we are applying for a development variance permit.

Our initial DP application included the overheight component of the entry. However, to expedite the DP and BP permit processes, we decided to "cut off the top" of the cylindrical entry tower down to 8.99m to match the rest of the walls, and apply for the DVP once the other permits were underway. Planning staff support the additional height of the entry tower as it will increase the architectural value of the project, and they recognize that it is part of the design standards for new Honda facilities.

Regards,

Wes Macaulay LEEP AP

PROFESSIONAL PRE CONSTRUCTION AND CONSTRUCTION SERVICES • SINCE 1957

DEVELOPMENT VARIANCE PERMIT NO. 1990

1. This Development Variance Permit No. 1990 is issued to

ABBL HOLDINGS LTD., INC. NO. 516593 #201-33832 SOUTH FRASER WAY ABBOTSFORD, BC V2S 2C5

as the owner (the "Permittee") and shall apply only to ALL AND SINGULAR that certain parcel or tract of land within the City of Abbotsford ("the City") described below, and any and all buildings, structures and other development thereon:

Parcel Identifier: 017-230-403 Legal Description: Lot A Section 23 Township 13 New Westminster District Plan NWP88432

(the "Lands")

2. This Development Variance Permit is issued pursuant to and in accordance with the applicable bylaws of the City and is issued subject to compliance with all of the bylaws of the City except as specifically varied by this Permit.

3. Abbotsford Zoning Bylaw, 2014, Section 585.3.6, shall be varied to allow for the construction of a key entry feature with a maximum height of 10.4 m, in conformance with Schedule "A".

4. This Permit does not constitute subdivision approval, a Soil Removal/Deposit Permit, a Tree Removal Permit or a Building Permit and does not entitle the Permittee to undertake any work without the necessary approvals or permits. Site work must be in compliance with the Soil Deposit/Removal Bylaw and the Tree Protection Bylaw; other works must be constructed in accordance with engineering plans and specifications acceptable to the City's General Manager of Engineering; and buildings and structures can only be altered, changed in occupancy or constructed in accordance with the B.C. Building Code following issuance of a Building Permit.

5. This Permit expires two years from the date of issuance, as provided for in the Local Government Act, Section 926.

AUTHORIZING RESOLUTION PASSED by Abbotsford City Council on the '2015.

THIS PERMIT IS ISSUED this

The Corporate Seal of the CITY OF ABBOTSFORD was hereunto affixed in the presence of:

Mayor, Henry Braun

Corporate Officer, William Flitton

L:\015\015-035\0VP1990.docx

day of '2015.

day of

SCHEDULE "A" DEVELOPMENT VARIANCE PERMIT NO. 1990

/~

:~)

~~ i:l -§ij;A 1- ·1 I 1

(~) N(llmf ELEVATION

~~.,.._A ABBOTSFORD Planning and Development Services

PROPOSED VARIANCE to increase the maximum permitted height of the key entry feature from 9.0 m to 10.4 m

~) r1J '--·

"'-"- Jll \O

~-;:;:~·

,,, .. ~

-..:.::'9