1.

Minutes

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on Wednesday, May 26^th, 2004, be adopted.

CARRIED

2.

Development  Permit DP 04-010738
(Report: May 12/04 File No.:  DP 04-010738)   (REDMS No. 1214951, 1203629, 76621, 1214951)

APPLICANT:

William Rhone

PROPERTY LOCATION:

7400 Heather Street

INTENT OF PERMIT:

1.

To permit the construction of eight (8) three-storey townhouses at 7400 Heather Street at the corner of General Currie Road on a site zoned Comprehensive Development District (CD/120); and

2.

To vary the provisions of the Zoning and Development Bylaw No. 5300 to:

a)

reduce the number of visitor parking spaces from two (2) spaces to one (1) space; and

b)

to increase the maximum permitted encroachment of balcony and porch projections into the required setback from General Currie Road from 1 m to 2.1 m.

Applicants Comments

Mr. Rhone, with the aid of a model, elevations, and sketches of the overall design and the corners, provided a review of the project.  Mr. Rhone noted that one of the two independent buildings at the rear of the site had been designed for accessibility, with wide corridors, a projection that could accommodate a residential elevator, and a modified kitchen and bathroom.  He also spoke about the modified Craftsman approach to the buildings, the exterior finishes, the extensive landscaping, and the desire for a residential look.

Staff Comments

The Development Co-ordinator, Holger Burke, gave advice that although the rezoning for the site had not yet been adopted it was close to finalization.  Advice was also given that the applicant had an application pending on the adjacent property for an additional four townhouses, and that it was understood with the applicant that upon approval the two projects would be consolidated to twelve units.

Mr. Burke then responded to questions from the Panel in regards the visitor parking variance and advised that considerable street parking is available on both Heather St. and General Currie Road.  He also noted that an additional space will be provided when the project immediately to the east develops.

Correspondence

None

Gallery Comments

None

Panel Decision

It was moved and seconded

That a Development Permit be issued that would:

1.

permit the construction of eight (8) three-storey townhouses at 7400 Heather Street at the corner of General Currie Road on a site zoned Comprehensive Development District (CD/120); and

2.

vary the provisions of the Zoning and Development Bylaw No. 5300 to:

a)

reduce the number of visitor parking spaces from two (2) spaces to one (1) space; and

b)

to increase the maximum permitted encroachment of balcony and porch projections into the required setback from General Currie Road from 1 m to 2.1 m.

CARRIED

3.

Development Variance Permit DV 04-267698
(Report: May 27/2004 File No.:  DV 04-267698)   (REDMS No. 1258021, 613136)

APPLICANT:

Amarjit and Pawanjit Hans

PROPERTY LOCATION:

10700 Granville Avenue

INTENT OF PERMIT:

To vary the maximum permitted area of the upper storey in the Agricultural District (AG1) zone from 2 storeys (upper storey limited to 50% of the floor area situated below) to 3 storeys (upper storey limited to 68% of the floor area situated below) in order to permit construction of a new single-family dwelling that does not exceed the 10.5 m (34.449 ft.) height maximum.

Applicants Comments

Mr. Rod Lynde, Lynde Designs, provided photographs to the Panel that offered several examples of similar type houses, and said that the design rationale for the project had been to concentrate the building on the lot in order to increase the open space around it to mitigate the impact on neighbouring properties.

A brief discussion ensued on the examples provided during which Mr. Lynde responded to a question from the Chair, that the proposals would meet the 2.5 storey requirementbut were under a separate roof.  Mr. Lynde noted that the staff report deemed the proposal acceptable. Mr. Lynde provided an illustration of the proposed house, the lower level of which would be partially covered by fill.

Staff Comments

The Development Co-ordinator, Holger Burke, said that staff were recommending approval of the variance.

Mr. Burke then responded to questions from the Panel by indicating that he was not aware of a previous approval of a similar type variance in the AG1 zone.

Correspondence

Ms. M. Stuart 11231 Granville Ave. objecting to the application. 

Gallery Comments

None.

Panel Discussion

Mr. Kirk indicated that he could not support the variance as it would set a precedence for the zone. 

Mr. Gonzalez also indicated he could not support the variance for the same reason.

Mr. Erceg said that he conducted a site visit of the neighbourhood and that although there were many new houses in the neighbourhood, all were of a 2 or 2.5 storey height.  Mr. Erceg also said that he was concerned about the precedent that approval of this variance would be set for agricultural lands in general.  Further to this, Mr. Erceg said that he was concerned that the proposed house still read as a 3 storey, with some fill around it, and that the top storey had not been incorporated into the attic space or disguised in any sense.  Mr. Erceg suggested that Mr. Lynde speak to staff about other examples of this nature.  Mr. Erceg also stated that he believed that the attempt to give the appearance of a two storey house was only partially successful because a considerable amount of the lower level was still visible and the upper level was not concealed within the roof structure.

Panel Decision

It was moved and seconded

That a Development Variance Permit, for 10700 Granville Avenue which would vary the maximum permitted area of the upper storey in the Agricultural District (AG1) zone from 2 storeys (upper storey limited to 50% of the floor area situated below) to 3 storeys (upper storey limited to 68% of the floor area situated below) in order to permit construction of a new single-family dwelling that does not exceed the 10.5 m (34.449 ft.) height maximum, BE DENIED.

CARRIED

4.

Adjournment

It was moved and seconded

That the meeting be adjourned at 3:53 p.m.

CARRIED

Certified a true and correct copy of the Minutes of the meeting of the Development Permit Panel of the Council of the City of Richmond held on Wednesday, June 16, 2004.

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Joe Erceg
Chair

Deborah MacLennan
Administrative Assistant