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Beedie Construction desire isa to add flexibility to the use of their
industrial park (currently zoned M-1 and M-2) minimizing the need for
rezoningsa; the time involved in a rezoning make it more difficult to close
.cconstruction/lease agreements for new industrial buildings. Beedie noted
that other Municipalities (Burnaby), have "all inclusive" zones where the
heavier industrial zones allow all uses permitted in the lighter zones.

Comarents 3

The Planning Department cannot support this request. The particular
character of our industrial zones and the stage of development we are at, make
it undesirable to reduce the potential market for M~3 land by permitting the
same uses throughout the industrial areas. The marketing of the new Business
and Industrial Parks in the Dominion Triangle would be severely affected if
the potential market demand is diluted throughout all the industrial areas of
the City.

Further, the conflict between office uses and heavy industrial uses has
created problems in other Municipalities resulting in some highly desirable
Heavy Industrial uses having to be rejected because of their conflict with
very light office uses in the immediate property.

2. “That the minimum arem of the outright office uses permitted in the #-3
zone be reduced from 550 m@ to 418 m*. The represeutative of Beedie
Construction support their request on “their experience with the market”.

Comments:

The 550 m* in our Bylaw was established based on conversations with other
Planning Departments and observations of the potentials within the City center
area to provide for office space. The purpose of these minimum size is to
reduce the potential for office uses that could otherwise locate in the City
Center, to move or locate in the industrial areas.

The 550 m* is not a proven hard number and, therefore the Planning
Department, would be hard pressed toa defend it number; but it appears to
conservative enough to be used on a "trial basis".

The Planning Department believes that 450 m@ may also work, however,
possibility of attracting to the industrial areas office uses that could
otherwise be destined to the City Center will be higher.

3. That the floor apace ratio for M-1/M-2 be revised.

The representatives of Beedie Construction noted that most other

industrial zones, particularly General and Heavy industrial zones do not

have a floor space ratie restrictions, but only =zaximum site coverage and
height provisions to control the level of development.

woe 3/