Discretionary Use Application (16-DU-23)
Proposed Restaurant in LC1 Zone - 166 University Park Drive

REGINA PLANNING COMMISSION - NOVEMBER 30, 2016

The Commission adopted a resolution to concur in the recommendation contained in the report.  Recommendation #2 does not require City Council approval.

Councillors:  Mike O’Donnell (Chairperson), Jerry Flegel and Barbara Young; Commissioners: Pam Dmytriw, Phil Evans, Adrienne Hagen Lyster, Simon Kostic, Ron Okumura, Daryl Posehn, Laureen Snook and Kathleen Spatt were present during consideration of this report by the Regina Planning Commission.

The Regina Planning Commission, at its meeting held on November 30, 2016, considered the following report from the Administration:

RECOMMENDATION

1.      That the Discretionary Use Application for a proposed Restaurant located at 166 University Park Drive, being Block/Par A, Plan No. 78R53179, University Park Subdivision be APPROVED, and that a Development Permit be issued subject to the following conditions:

a)      The development shall be consistent with the plans attached to this report as Appendix A-3.1 to A-3.3. inclusive.

b)     The development shall comply with all applicable standards and regulations in Regina Zoning Bylaw No. 9250.

c)      No drive-through (Drive-in, as per Section 7D.2 of the Regina Zoning Bylaw No. 9250) shall be permitted through this approval.

2.      That this report be forwarded to the December 19, 2016 meeting of City Council for approval.

CONCLUSION

The applicant proposes to develop a Restaurant within an existing shopping centre. The subject property is currently zoned LC1- Local Commercial Zone whereby a restaurant is a Discretionary Use. The subject property is located within the University Park subdivision.

The proposal complies with the development standards and regulations contained in the Regina Zoning Bylaw No. 9250 (Zoning Bylaw) and is consistent with the policies contained in Design Regina: The Official Community Plan Bylaw No. 2013-48 (OCP). Accordingly, the Administration is recommending approval.

BACKGROUND

An application has been received for Discretionary Use approval to accommodate a Restaurant located at 166 University Park Drive. This application is being considered pursuant to the Zoning Bylaw, OCP and  The Planning and Development Act, 2007 (the Act).

Pursuant to subsection 56(3) of the Act, City Council may establish conditions for discretionary uses to reinforce the objectives of the Zoning Bylaw related to the nature of the proposed development (e.g. site, size, shape and arrangement of buildings) and aspects of site design (e.g. landscaping, site access, parking and loading), but not including the colour, texture or type of materials and architectural details.

DISCUSSION

The subject property at 166 University Park Drive contains a shopping centre with a number of commercial and office uses. The applicant proposes to develop a Restaurant within the existing shopping centre on the property. There is no drive-through included as part of the proposal, which is ensured through a condition of approval. The previous use of the development area was a Recreational Service Facility (fitness center).

Land use and zoning related details of this proposal are summarized in the following table:

The leased space for the proposed development area is 432 m² and has a seating capacity of 16 people. The Zoning Bylaw requires 1 parking stall per 5 seats, therefore the parking requirement for the proposed development is four stalls. The parking requirement for the previous land use, a Recreational Service Facility, was approximately 22 stalls which was based on the floor area of the space. The parking requirement for the proposed restaurant are less than the previous land use and is accommodated within the existing stalls on site.

Surrounding land uses include residential to the north, west and south. Arcola Avenue borders the site to the east.

The proposed development is consistent with the purpose and intent of the LC1- Local Commercial Zone with respect to integrating neighbourhood shopping facilities into residential areas.

RECOMMENDATION IMPLICATIONS

Financial Implications

The subject area currently receives a full range of municipal services, including water, sewer and storm drainage. The applicant will be responsible for the cost of any additional infrastructure or changes to existing infrastructure that may be required to directly or indirectly support the development, in accordance with City standards and applicable legal requirements.

Environmental Implications

None with respect to this report.

Policy/Strategic Implications

The proposal is consistent with the policies contained within Part A: Citywide Plan of the OCP with respect to:

Guidelines for Complete Neighbourhoods

·              Opportunities for daily lifestyle needs, such as services, convenience shopping and recreation.

·              Convenient access to areas of employment.

Other Implications

None with respect to this report.

Accessibility Implications

The Zoning Bylaw requires two per cent of the required parking stalls (gross parking calculation) be provided for persons with disabilities. The proposed development provides three parking stalls for persons with disabilities which meets the minimum requirement for the overall parking area.

COMMUNICATIONS

Communications with the public is summarized as follows:

Administration received six public comment sheets expressing concerns about the proposal. These were primarily about transportation matters. A more detailed accounting of the respondents’ comments and the Administration’s response to them is provided in Appendix B.

The Arcola East Community Association was notified of the proposed project. No comments were provided with respect to this application.

The applicant, Community Association and other interested parties will receive a copy of the report and notification of the meeting to appear as a delegation, in addition to receiving written notification of City Council’s decision.

DELEGATED AUTHORITY

City Council’s approval is required, pursuant to Part V of The Planning and Development Act, 2007.

Respectfully submitted,

REGINA PLANNING COMMISSION

Elaine Gohlke, Secretary