ADMINISTRATIVE REPORT

Date: February 7, 2001
Author/Local: B. Boons/7678

RTS No. 01891

CC File No. 2605

P&E: February 22, 2001

TO:	Standing Committee on Planning and Environment
FROM:	Director of Current Planning
SUBJECT:	2058 West 41st Avenue Development Application Number DE405449

RECOMMENDATION

THAT the Director of Planning be advised that Council would favour approval of Development Application Number DE405449 for a liquor store at 2058 West 41st Avenue.

GENERAL MANAGER’S COMMENTS

The General Manager of Community Services RECOMMENDS approval of the foregoing.

COUNCIL POLICY

There is no explicit Council policy directly applicable to government liquor stores. However, when Council initiated by-law amendments in 1981 to create “Liquor Store” as a conditional approval use to distinquish from the use “Retail Store”, it was clearly indicated that this would allow Council an opportunity to evaluate each new proposed location.

PURPOSE AND SUMMARY

This report seeks any advice Council may wish to offer concerning a development application to change the use of a portion of the ground floor in this newly constructed development from retail to provide a government liquor store.

SITE DESCRIPTION AND CONTEXT

The proposed liquor store would be located on the south side of West 41st Avenue, between East Boulevard to the West and Maple Street to the east. (See Appendix “A” attached).
The site is within a C-2 zoning district and has recently been redeveloped with a new four-storey Retail and Office building, as part of the new Kerrisdale Station development.

Staff carried out a land use survey of the surrounding area, similar to that which would be done for a licensed liquor outlet, as covered by Council policy. The survey area contains primarily commercial and residential uses. The site for many years contained a government liquor store located at 2060 West 41st Avenue, which was demolished to make way for the new development. The closest government liquor store is located at 4255 Arbutus Street.
The site and surrounding zoning are shown on the attached Appendix “A”.

PROPOSED DEVELOPMENT

The current development application seeks to change the use of approximately 382 square metres (4,110 square feet) of the retail space on the ground floor to provide for the new Liquor Store use.

The applicant, B.C. Liquor Distribution Branch, advises that this is part of a new retail plan aimed at better serving the needs of their customers and providing an interesting and unique shopping experience in the Kerrisdale community.

The proposed liquor store has been assessed against the applicable provisions of the Zoning and Development By-law and also complies with the requirements of the Parking By-law.

This site provides a total of 28 off-street parking spaces underground and a further 29 spaces are dedicated in the underground parking area located on the site across the lane to the south. This southerly site which makes up the other portion of the Kerrisdale Station development, consists of a new London Drugs outlet and residential dwelling units and provides a total of 348 parking spaces, of which 197 are required spaces with the remainder being available for public use.

NOTIFICATION

As part of the review of this development application, 51 neighbouring property owners were notified of the proposal. In response the Director of Planning received one petition with a total of 30 names, representing approximately 16 households, largely from the residential neighbours located to the south along 42nd Avenue. The concerns expressed by the residents relate primarily to the increased traffic that has resulted in the neighbourhood since the new developments have been constructed. The neighbours are concerned that a new liquor outlet will add further traffic problems to the neighbourhood.

The notification area is included in the attached Appendix “A” map. A copy of the neighbour’s letter is attached as Appendix “B”.

POLICE DEPARTMENT COMMENTS

The Police Department advises that they have no objections to this proposal.

CONCLUSION

The proposed development meets the technical requirements of the Zoning and Development By-law. Staff in Development Services do not believe that a liquor store at this location will have an adverse affect on the neighbourhood, noting that the parking and loading provisions are in compliance with the standards set out in the Parking By-law. Further, the Police Department does not oppose this application. The Director of Planning is prepared to approve this development, however, before making a final decision, is seeking any advice that Council may wish to provide.

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