September 21, 2016 PAC Package

Transcription

CITY OF FREDERICTON
PLANNING ADVISORY COMMITTEE
AGENDA
A.
SEPTEMBER 21, 2016
APPROVAL OF MINUTES
Regular PAC Meeting – August 17, 2016
B.
ZONING APPLICATIONS
1.
170 Main Street – Get Active Afterschool Inc.
Amend Terms & Conditions to Permit Childcare Centre – Large (up to 120 children)
C.
SUBDIVISION APPLICATIONS
1.
City of Fredericton – 1315 Regent Street
Subdivision to Add Land to the Public ROW
Parking Setback Variance
D.
VARIANCE APPLICATIONS
1.
ADI Atlantic Limited –160,162,190,194,198 King Street (portion of Brunswick)
Side Yard and Parking Setback Variance to Permit 3 Storey Mixed Use Building
2.
Priority Permits – 21 Trinity Avenue
Amend Variance Terms and Conditions to Permit Fascia Sign Height (over 1.5 m)
E.
OLD BUSINESS
F.
NEW BUSINESS
G.
BUILDING PERMITS
To receive building permits for the month of August 2016
H.
ADJOURNMENT
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Map \ carte # I
File \ fiche: PR-72-2016
Date \ date: septembre/Sept. 21, 2016
Subject \ sujet: 170 rue Main St.
Get Active After School Inc.
c/o Alan Wigley
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Map \ carte # III
c/o Alan Wigley
Fredericten
PLANNING REPORT
PAC- September 21, 2016
File No.: V-40-2016; P.R. No. 73/16
To:
Planning Advisory Committee
From:
Tony Dakiv, Senior Planner
Proposal:
Variances to allow construction of a 3 storey 16 unit mixed use building.
Property:
160, 162, 190, 194, 198 King Street and a portion of 181, 183 Brunswick Street
(PID's 01435783, 01435775, 01435767, 01433598)
OWNER:
Burco Holdings Ltd.
PO Box 53, Stn A
155 King Street, Fredericton, NB, E3B 5A6
APPLICANT:
ADI Atlantic Inc. (John MacDonald)
370 Wilsey Road, Fredericton, NB, E3B 6E9
SITE INFORMATION:
Location:
South-west corner of King Street and Northumberland Street.
Context:
Commercial uses to the north (Irving gas bar, Home Hardware store and
yard), apartment building to the east, mix of converted dwellings and small
commercial uses to the south and west.
Ward No:
10
Municipal Plan:
City Centre Planning Area - West End Mixed Use Area
Zoning:
City Centre Zone (CC)
Existing Land Use:
Vacant site - existing foundation of previous commercial building
Previous Applications: P.R.162/88, P.R.182/95
EXECUTIVE SUMMARY:
•
The proposal is a three storey, 16 unit mixed use building requiring variances for the flanking
side yard setback and to allow more than 4 surface parking stalls. The proposal is generally
consistent with the Mixed Use designation of the Municipal Plan and with the City Centre Plan's
Built Form Design Guidelines. The variances are considered to be reasonable given the
context of the site and should not adversely impact adjacent properties.
•
The proposal allows the Simms Home Hardware to re-establish itself within a mixed use
building format providing a unique "big box" retail use for the downtown in a built form and
design that is consistent with City Centre policy. The project represents a high quality mixed
use development which will contribute positively to the City's urban form.
•
Staff support this application subject to terms and conditions.
APPLICATION:
ADI Atlantic Inc. has made application for the following variances:
•
•
3 metre flanking side yard setback; and
to allow more than 4 surface parking stalls,
to allow construction of a 16 unit mixed use building on property located at 160, 162, 190,
194, 198 King Street and a portion of 181, 183 Brunswick Street.
PLANNING COMMENTS:
Proposal:
•
The proposal is a 3 storey, 16 unit mixed use building on the site of the previous
Tommy's Flooring and Capital Pool and Spa commercial building which was destroyed
by fire. The proposed building would utilize the existing foundation as well as the
corner area of the site toward the street intersection as shown on Map 11. The ground
floor will contain a 1260m2 commercial space for the Home Hardware store which will
relocate from the existing building across King Street. The upper 2 floors will contain 8
apartment units on each floor (15 two-bedroom units and 1 one-bedroom unit). A roof
top terrace area is proposed on the second level for the use of the residents.
•
The site comprises 4 parcels, three of which have street frontage on King Street as
well as the rear portion of a parcel with frontage on Brunswick Street, all of which will
be consolidated to accommodate the proposed development. The proposal will allow
the existing store on the north side of King Street to be remodeled to accommodate
the previous tenants as well as other significant improvements to the lumber yard.
•
The existing foundation is the only remaining structure of the original building and the
portions along King Street and Northumberland Street encroach slightly into the right
of-way (ROW) by 0.27m and 0.23m respectively. The encroaching foundation requires
remediation in preparation of the proposed building. In order to allow for this work, the
Legal Division has prepared a Statement of Principles and Proposals that outlines a
land exchange which would see the City conveying the ROW land affected by the
encroachment (total of 19.9m2) to the developer in exchange for a surplus triangular
portion at the extreme corner of the King/Northumberland Street intersection (19.2m2).
The land exchange requires Council approval through the normal land
acquisition/disposal process which would occur after PAC considers this application,
therefore staff will seek Council's "approval in principle" on this matter prior to the PAC
meeting.
•
Main access to the site for the retail store will be from King Street to a parking lot
containing 46 parking stalls located along the west and south portions of the site. An
access to Northumberland Street will accommodate a loading area proposed on the
building's south side as well a ramp to the residential parking area located
underground. A screening fence will be installed around the perimeter of the parking
lot. A decorative fence and landscaping treatment is proposed at the driveway
entrances to help buffer the parking area and provide an attractive street interface
where there is no building. A parking and landscape plan will be required at the
building permit stage including decorative fence, landscaping, bicycle parking and
garbage detail.
Municipal/City Centre Plan
•
The site is located within the West End Mixed Use Area on the City Centre Character
Planning Area Map. The proposal is consistent with the vision for this area which
recognizes that there is significant potential for commercial and residential uses and
encourages mixed use formats.
•
The proposal is generally consistent with the Built Form Design Guidelines of the City
Centre Plan as follows:
Siting and orientation close to sidewalk;
Minimum street wall height equivalent of two storeys;
Articulation of base, middle and top with base being no less than 4 metres in height;
Building is oriented to both streets on the corner site;
Enhancement of corner sites - in this case with a wrapped display window treatment;
Well proportioned and designed retail frontage.
The last item above was particularly challenging given the nature of the "big box" retail
format and the operational need for shelving along solid walls. The design incorporates
columns and large areas of transparent glazing along the streets emulating individual
store fronts - this provides visual and grade level interest. This was a key component to
ensure the ground floor facades satisfied City Centre design guidelines and it forced a
different internal layout and shelving orientation that would not conflict with the
transparent glazing.
•
The site is located within the "High Street" Built Form Character Area. The placement
and massing provisions encourage a O building setback from the street with a minimum
2 storey and maximum 5 storey building height. The high ceiling height of the
commercial ground floor will have the appearance of a two storey building height for the
roof top terrace portion of the building. Although this corner site can accommodate
greater building height and density, there is still long term potential for additional
development to occur in the parking area.
Zoning By-law.
The following is a comparison of the proposal to the standards of the CC zone:
Standard
Required
Provided
Om
Om
Om*
Building Setbacks (min.)
Front
North Side
South Side
3m
Om
Om
17m approx.
32m approx.
Building Height (max.)
12m
12m
Parking
26 spaces (commercial)
16 spaces (residential)
4 surface spaces max.
46 spaces
16 spaces +3 visitor
46 spaces*
Rear
* Variance required.
•
Staff have no concerns with the 3m flanking side yard setback variance as the original
building has always existed without a setback from King Street. The variance will allow
the development to be constructed to the property line along King Street which is in
keeping with the building orientation and siting guidelines in the City Centre Plan stating
"no setbacks required". In addition, the O setback condition would not extend all the way
to the corner of current site. The acquisition of the surplus corner triangle will ensure
sufficient site lines will be maintained for traffic and a more open sidewalk treatment for
pedestrians across this corner of the intersection.
•
In order to limit the amount of surface parking in the downtown, the zoning by-law
restricts the number of surface parking spaces to 4. Limiting surface parking helps
ensure buildings are constructed from property line to property line in the downtown
resulting in a consistent built edge along streets without "gaps" from surface parking.
Although the amount of proposed surface parking is substantial (42 spaces), staff feel
the variance is reasonable in this case for the following reasons:
The proposal represents a very unique and progressive development in the sense
that "big box" retail is being combined with residential dwelling units in a mixed use
building format. This is not a typical combination in a downtown given the operational
needs of the retail store, however it is highly encouraged in City Centre policy;
The scale of the Home Hardware retail store is larger than most retail businesses in
the downtown which, while providing an important service, does require easily
accessible surface parking due to the nature of it's business operation;
The west end site is located outside of the Queen Street core where there is no
established and consistent building street face or property line to property line
building coverage. The large area of the site is conducive to accommodating some
surface parking and in this case the parking area would not dominate the site;
The proposal represents a significant improvement to the historic use of the site. It
will establish a quality street wall along the majority of the site's frontage with the
parking area located to the sides and rear screened from adjacent properties and
buffered from the street by a high quality ornamental fence and landscaping
treatment.
Building Design
•
The contemporary design utilizes quality exterior finish materials: the ground floor fa9ade
has a brick base treatment and stone columns between large areas of transparent
window openings to emulate individual store fronts, a key design consideration. Above
this is a continuous banding of prefinished wood siding further helping to distinguish the
commercial ground floor from the upper two floors that are finished with a combination of
prefinished wood siding (earth tone colors) and brick as well as a continuous rooftop
banding treatment. The ground floor has a very high ceiling height compared to the
residential floors above and a highly transparent and distinctive exterior finish. This
combination helps to create a strong visual base for the building and the facades are all
highly articulated and visually interesting. Overall the proposal represents a high quality
infill project which will contribute positively to the City's urban form.
Access and Servicing
•
Property is located in Wellfield Zone B; all plans must conform to the NB
Wellfield Protected Area Designation Order. Refer inquiries to the City Wellfield
Protection Officer.
•
The Applicant is responsible for the costs of any applicable driveway curb cuts, curb re
instatements and sidewalk replacement. Curb and sidewalk work is to be done by City
of Fredericton.
•
One or more of the parcels comprising the property have been identified as a
contaminated site under the Department of Environment & Local government legislation.
Confirmation is required that the site has been remediated to residential standards to the
satisfaction of the Minister.
RECOMMENDATION:
It is recommended the application submitted by ADI Atlantic Inc. for the following variances:
• 3 metre flanking side yard setback; and
• to allow more than 4 surface parking stalls,
to allow construction of a 16 unit mixed use building on property located at 160, 162, 190, 194,
198 King Street and a portion of 181, 183 Brunswick Street be approved subject to the following
terms and conditions:
a) The site be developed generally in accordance with Map II attached to P.R. 73/16 to the
satisfaction of the Development Officer;
b) Final building design be substantially in accordance with Maps VI and VII attached to P.R.
73/16 (including proposed brick, stone, transparent window and prefinished wood siding
finish materials) to the satisfaction of the Development Officer;
c) A final parking and landscape plan be provided showing tree and shrub planting and
ornamental fence details as well as bicycle parking and garbage details to the satisfaction of
the Development Officer prior to issuance of the building permit;
d) PID's 01435783, 01435775, 01435767, and a portion of 01433598 be consolidated in
accordance with attached Map II attached to P.R. 73/16 to the satisfaction of the
Development Officer;
e) Access, municipal servicing, lot grading plans and storm water management plans be
provided to the satisfaction of the Director of Engineering & Operations;
f)
The Applicant is responsible for the costs of any applicable driveway curb cuts, curb re
instatements and sidewalk replacement. Curb and sidewalk work is to be done by City of
Fredericton;
g) A deposit for damage to existing sidewalk is to be paid prior to approval of a building permit
for the structure.
h) Backflow preventer and a storm oil-grit separator will be required;
i)
Property is located in Wellfield Zone B; all plans must conform to the NB Wellfield Protected
Area Designation Order. Refer inquiries to the City Wellfield Protection Officer;
j)
The applicant provide confirmation that the site has been remediated to residential
standards to the satisfaction of the Minister of Environment and Local Government prior to
issuance of a building permit;
k) Any signage shall comply with Section 6 of the Zoning By-law Z-5 and a sign permit
be obtained.
Prepared by:
Tony Dakiv, RPP, MCIP
Senior Planner, Community Planning
Approved by:
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Map \ carte # I
Date \ date: Septembre/Sept. 21, 2016
Subject \ sujet: 160 rue King St.
ADI Atlantic Inc.,
John MacDonald
3 metre flanking side yard setback variance required.
Dérogation de 3 mètres pour la marge de retrait de la
cour latérale
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Map \ carte # II
ADI Atlantic Inc.,
John MacDonald
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Map \ carte # III
ADI Atlantic Inc.,
John MacDonald
Ru
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Basement - parking / sous-sol - du stationnement
Community Planning
Map \ carte # IV
ADI Atlantic Inc.,
John MacDonald
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Community Planning
Map \ carte # V
ADI Atlantic Inc.,
John MacDonald
Rue N
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Rue King Street
Rue Northumberland Street
West Elevation / ouest élévation
Renderings / interprétations
Community Planning
Map \ carte # VI
ADI Atlantic Inc.,
John MacDonald
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Renderings / interprétations
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Map \ carte # VII
ADI Atlantic Inc.,
John MacDonald
Dakiv, Ton
From:
Sent:
To:
Cc:
Subject:
Louie Youssef [[email protected]]
Monday, September 12, 2016 11:41 AM
Dakiv, Tony
PLANNING AND DEVELOPMENT
ADI Atlantic Variance application PR: 73/16
Hi Tony,
This letter is in response to the variance notification I received, relating to properties on King and Brunswick Street. I own a property on Brunswick St
bordering the subject property, another on the corner of Brunswick and Northumberland looking at the subject property, and at third just across the street
looking at the property.
Approximately 30 families live in these buildings, and I am in full support of this development, and any variances required to get it done. I was hoping it
would be an even higher density development.
Regards,
Louie Youssef
President Cedar Valley Investments LTD.
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BB
SubjectArea/
Terrain visé
Costco - 1650
KEY MAP
1600 - Gas Bar
EC
¯
ED
Scale 1:3,500
Subject Property
Amend terms and conditions to permit fascia signage over
1.5 metres high.
Modification des termes et conditions pour permettre une
enseigne de façade avec une hauteur maximale qui
dépasse 1,5 mètres
Community Planning
Map \ carte # I
Subject \ sujet: 21 avenue Trinity Avenue.
Priority Permits
c/o Jason Noseworthy
Ru
eM
a in
pro
me
na
d
eH
illc
St
re
et
ou
rt D
r iv
e
Site Plan / Plan Du Site
Community Planning
Map \ carte # II
Priority Permits
A
¬
«
Ru
eM
a in
St
re
et
North Elevation/ élévation nord
B
¬
«
pro
me
na
d
eH
illc
South elevation/ élévation sud
ou
rt D
r iv
e
C
¬
«
D
¬
«
West elevation/ élévation ouest
Community Planning
East elevation/ élévation est
Map \ carte # III
Priority Permits

September 21, 2016 PAC Package

Transcription

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