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BURNABY PLANNING AND BUILDING
DEPARTMENT COMMENTS
The subject site is located in the
westernmost section of the Big Bend area, adjacent to Boundary Road. The age
and condition of surrounding development varies, and includes new business
centre oriented developments as well as older industrial properties and
single family residences.
The subject property is zoned M5
Light Industrial District. In general, the M5 District is intended for high
standard industrial and business centre developments that can be located in
closed proximity to residential areas with a minimum of conflict.
The subject site is an irregular
corner lot, approximately 156 ft. wide and 286 ft. deep along the longer west
side property line. The property fronts onto the Keith Street cul-de-sac to
the southeast and flanks Boundary Road to the west. The site orientation is
unique in that the Keith Street cul-de-sac intrudes into the southeast corner
of the site. As a result, the south property line consists of the curved
cul-de-sac line at the southeast portion of the lot, and a straight segment
extending to the west side (Boundary Road) property line. This site
orientation is consistent with the orientation of adjacent lots to the east,
which front on Keith Street. To the west, across Boundary Road, is a green
buffer area with a townhouse complex beyond, that are located in the City of
Vancouver. To the north of the subject property, across the lane, are single
family residences. To the south and across the Keith Street cul-de-sac is an
industrial development, containing primarily warehouse and wholesaling uses.
Across the lane to the east, the subject site is bordered by an un-developed
lot. The site observes a substantial downward slope of approximately 44 ft.
from the north to the south. The property is currently a vacant wooded lot
with no developed vehicular access.
The present configuration of the
property originated with a five lot consolidation that incorporated a portion
of the Keith Street right-of-way, which formerly extended to Boundary Road.
At that time, a partial cul-de-sac was created at the southeast corner of the
property, deducting a small area from the subject site. In addition, an
approximately 33 ft. wide statutory right of way along the south property
line was registered on the subject title for water, electricity and telephone
purposes. Subsequently, the partial cul-de-sac was enlarged to its present
form, deducting further from the subject site in accordance with the terms of
subdivision (Subdivision Reference SUB#44/91). In addition, two covenants
were registered at that time; the first established an approximately 26 ft.
wide no-build area along the west (Boundary Road) property line and the
second prohibited vehicular access to or from Boundary Road.
The subject site is
proposed to be developed with a new industrial building including associated
surface parking, which is the subject of this
appeal. Vehicle access is proposed from the Keith Street cul-de-sac.
The appeal proposes the relaxation
of the front yard setback to 15.0 ft., measured to the foundation, with a
further canopy projection of up to 3.94 ft., where a minimum front yard
setback of 29.53 ft. is required from the south (Keith Street) property line.
The intent of the Bylaw is to
mitigate the massing impacts of new buildings and structures on neighbouring
properties and to preserve a unified streetscape.
The requested variance is directly
related to the unusual site geometry, which limits the developable area of
the subject site, primarily within the Keith Street frontage in relation to
the curved cul-de-sac frontage.
The main part of the
proposed building would
be sited well outside of the required front yard setback. The smaller three
storey office component, proposed at the southeast corner of the building,
would project approximately 14 ft. from the main
building face. Only this office component would encroach, to varying
degrees, into the required front yard setback along the cul-de-sac portion of
the property line, with a maximum encroachment of 14.53 ft. at its southeast tip. However, given the relationship of
this cul-de-sac to the neighbouring front property lines to the east of the
subject site, the proposed building would be placed well behind other
buildings within the subject block. As such, this relaxation would not
result in any massing impacts to neighbouring sites or the street frontage.
Further, the steep topography of the
subject site presents an additional challenge with respect to parking and
loading requirements. In this case, the proposal utilizes a more level area
at the southwest portion of the site for loading and parking. This is likely
the only area where required on-site maneuvering for loading activities can
be fully accommodated, given the unusual site geometry.
Given that site conditions present a
hardship and this request would not result in any impacts to the neighbouring
properties or the existing streetscape, this Department does not object to
the granting of this variance.
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