1.

Minutes

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on July 24, 2002, be adopted.

2.

Development Permit DP 01-198040
(Report: July 25/02 File No.:  DP 01-198040)   (REDMS No. 801251, 709579)

APPLICANT:

Perkins & Company Architecture and Urban Design Inc.

PROPERTY LOCATION:

4388 Moncton Street

INTENT OF PERMIT:

To allow the development of 10 townhouse units on one (1) lot containing a total floor area of 1,231.3 m (13,254.036 ft); and

To vary the provisions of Zoning and Development Bylaw 5300 to permit the following:

1.

The projection of the roofline for three (3) gable ends to a maximum of 1.091 m (3.579 ft.) above the 9.0 m (29.528 ft.) maximum building height within 10.0 m (32.808 ft.) from the property line abutting Moncton Street;

2.

The reduction of minimum total area of private outdoor space from 37 m (398.278 ft) to 28.427 m (306 ft) for six (6) townhouse units; and

3.

Allow tandem vehicle parking for six (6) of the townhouse uses.

Applicants Comments

Ms. Karen Hung, Perkins and Co., said that three previously requested variances had been eliminated from the project, and that the previously requested height variance for 3 gable end projections had been reduced from 2.057m to 1.091m.  In addition, the setback from Moncton Street had been increased by pushing the buildings back 6 feet. 

Staff Comments

The Manager, Development Applications, Joe Erceg, said that in response to the Panels request that the porch setbacks be compared to those of single family homes in the area, it was found that this project was set 3 ft. further back from Moncton than the single family homes.

Mr. Erceg said that the remaining variances were minor and added to the design of the project.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Chair said that he appreciated the applicants efforts in addressing the Panels previous concerns and that the noted amendments clearly improved the project.

Panel Decision

It was moved and seconded

That a Development Permit be issued for 4388 Moncton Street on a site zoned Comprehensive Development District (CD/101), which would allow the development of 10 townhouse units on one (1) lot containing a total floor area of 1,231.3 m (13,254.036 ft); and

Vary the provisions of Zoning and Development Bylaw 5300 to permit the following:

1.

The projection of the roofline for three (3) gable ends to a maximum of 1.091 m (3.579 ft.) above the 9.0 m (29.528 ft.) maximum building height within 10.0 m (32.808 ft.) from the property line abutting Moncton Street;

2.

The reduction of minimum total area of private outdoor space from 37 m (398.278 ft) to 28.427 m (306 ft) for six (6) townhouse units; and

3.

Allow tandem vehicle parking for six (6) of the townhouse uses.

CARRIED

3.

Development Permit DP 01-198041
(Report: July 22/02 File No.:  DP 01-198041)   (REDMS No. 812687, 710755)

APPLICANT:

Perkins & Company Architecture and Urban Design Inc.

PROPERTY LOCATION:

4388 Bayview Street

INTENT OF PERMIT:

To allow the development of twenty (20) townhouse units on one (1) lot containing a total floor area of 2,945.673 m (31,708 ft); and

To vary the provisions of Zoning and Development Bylaw 5300 to permit tandem vehicle parking for six (6) of the twenty (20) townhouse units.

Applicants Comments

Ms. Karen Hung, Perkins and Co., said that the previously requested variances had been reduced to one variance for tandem parking for six units.  In addition, in order to address the previously identified building height relationship to the property to the east, the building height had been reduced by one foot by bringing the lowest floor level down to 2.6m.  Ms. Hung reviewed other design revisions that had been made in order to address concerns raised at the previous presentation of the project.

Staff Comments

The Manager, Development Applications, Joe Erceg, said that in response to the project being referred to staff to address the issues of building height, landscaping, screening and site drainage, the height issue had been eliminated, upgrades had been made to the proposed drainage and that the applicant and staff had met with residents of Westwater Village to address the landscape issues.  Mr. Erceg said that the development complied with the applicable guidelines and that the requested variance was minor.

Correspondence

Ms. L. Meginbir, 14 12331 Phoenix Drive attached as Schedule 1.

Mr. L. Ware, 18- 12331 Phoenix Drive attached as Schedule 2.

Gallery Comments

Ms. Frances Clark, 8160 Railway Avenue, secretary of the Richmond Committee on Disability, thanked staff for its efforts to retain the two ramps.  Ms. Clark said that she would like to see more user friendly units in the development of these projects in addition to the few adaptable units proposed.  It was also hoped that staff would encourage accessibility, both internally and externally.

Panel Discussion

The Chair said that the redesign of the project, necessitated by concerns raised at the initial presentation of the project to the Panel in May, had been handled well.  Area residents had met with the developer to resolve issues; ramp and drainage issues had been addressed; legislation was in place to protect wildlife and the Development Permit had protective measures that covered Phoenix Pond.

Panel Decision

It was moved and seconded

That a Development Permit be issued for 4388 Bayview Street on a site zoned Comprehensive Development District (CD/103), which would allow the development of twenty (20) townhouse units on one (1) lot containing a total floor area of 2,945.673 m (31,708 ft); and

Vary the provisions of Zoning and Development Bylaw 5300 to permit tandem vehicle parking for six (6) of the twenty (20) townhouse units.

CARRIED

At this point the Chair varied the order of the agenda to allow time for the applicant of item 4 to be present.

5.

Development Permit 02-205966
(Report: August 7/02 File No.:  DP 02-205966)   (REDMS No. 818572)

APPLICANT:

Westbank Projects Corporation

PROPERTY LOCATION:

11760 Steveston Highway

INTENT OF PERMIT:

To allow the development of a commercial/retail building on one (1) lot containing a total floor area of 1,299.940 m (13,992.9 ft); and

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

1.

Reduce the side yard setback along the east property line from 6 m (19.865 ft) to 3 m (9.843 ft); and

2.

Reduce the rear yard setback along the south property line from 6 m (19.865 ft) to 3 m (9.843 ft).

Applicants Comments

Mr. Scott Douglas, Kasian Kennedy Architects, introduced Mr. Edward Teh, Westbank Projects Corporation and Mr. P.J. Mallen, Kasian Kennedy Architects, to the Panel. 

Mr. Douglas said that the proposed project would allow a seamless completion of the Ironwood Shopping Plaza.  The traffic and pedestrian patterns would remain the same, with architecture, materials, roof slopes and turrets consistent with the existing development.  Mr. Douglas said that staff had recognized early in the process that a relaxation of the rear and side yard setbacks would be required if the community shopping centre zone was applied to this smaller parcel. 

Concerns regarding the requested relaxations had been received from the Chevron station, the adjacent property to the east, and the result of discussions held with the owners of the station identified that refinements to design details had not met their concerns of visual continuity from the station thru to the shopping centre.  Mr. Douglas said that the owners of the Chevron station did not want a pedestrian connection to the shopping centre. 

Mr. Douglas said that the applicant was opposed to the inclusion of a breezeway as i) they are not popular from a CEPTED perspective; and ii) division of the building into two would adversely affect leasing potential.

Staff Comments

The Manager, Development Applications, Joe Erceg, said that staff supported the application as the project complied with the guidelines and the variances had been identified as part of the rezoning process. 

Correspondence

None.

Gallery Comments

Mr. Larry Hardisty, Area Development Manager, Chevron Canada Limited, on behalf of the owners of the adjacent Chevron station, reviewed a written submission which is attached as Schedule 3 and forms a part of these minutes.  

Mr. T. Ankenman, Ankenman Marshall Architects, the original architect for the Ironwood Town Pantry, said that it had always been envisaged that there would be a spacial opportunity between the sites.  From an urban design perspective, the long wall proposed negated this opportunity, a circumstance that did not normally occur in new development.  Mr. Ankenman said that two options that were consistent with the scale and character of Ironwood had been presented to Westbank but had been flatly rejected. 

Mr. Hardisty requested that the information submitted, along with Chevrons long term involvement with the site, be taken into consideration prior to the Panels decision.  In response to a question from the Panel, Mr. Hardisty said that the station had been designed to be compatible with the Ironwood Shopping Plaza and to act as a bookend, and that additional monies had been spent to accomplish this.

Mr. Douglas pointed out that a visual connection and vehicle or pedestrian access did not exist at present, nor were contemplated or designed.  Mr. Douglas said that from the intersection, exposure thru the Chevron station to Ironwood was minimal, as it would be to the back of the proposed building.

Mr. Ian Gillespie, Ironwood Shopping Plaza, prefaced his comments with a note of regret to Mr. Hardisty.  Mr. Gillespie then said that no visual, vehicle or pedestrian connection between the Chevron station and Ironwood Shopping Plaza exists today and questioned what the pedestrian crossing would be for.  Mr. Gillespie noted the loss of parking stalls the connection would incur.  In response to a question from the Panel, Mr. Ankeman said that although discussions with several businesses had taken place, a formal lease agreement had not yet been achieved.

Mr. Hardisty questioned why no communication had been received on the matter until that received from the City.  Mr. Hardisty said he could not support a variance for a wall that separates the two properties; and that although it had always been understood that the property would be developed, the Chevron station should not be affected by an economic drive.

Mr. Ankenman said that the breezeway proposed would be in the range of 60 80 feet wide. 

Panel Discussion

The Chair said that Mr. Hardisty was accurate in his presentation of events and that Ironwood would not have happened if Chevron had not accomplished the road and corner improvements at No. 5 Road and Steveston Highway.  Mr. McLellan expressed his concerns with the project as presented and said that the proposal was not consistent with the design theme of the Plaza. 

Mr. McLellan pointed out that the west property line of Coppersmith Plaza abutted industrial property and said that he appreciated the comments received on the visual connection.  Mr. McLellan said that isolation of the Chevron site would be a travesty and that he preferred the two building approach. 

Mr. Day agreed with the Chairs comments and said that Chevron had built in good faith of the original intent and vision and that it would be a mistake to cut them off.

Panel Decision

It was moved and seconded

That the application for a Development Permit for 11760 Steveston Highway on a site zoned Community Commercial District (C3), be referred to staff for work with the applicant on the development of a two building proposal.

CARRIED

6.

Development Variance Permit DV 02-207969
(Report: July 25/02 File No.:  DV 02-207969)   (REDMS No. 819756)

APPLICANT:

Tom and Des Morrow

PROPERTY LOCATION:

11591 Sealord Road

INTENT OF PERMIT:

To vary the front yard setback from 6m (19.685 ft) to 4.328m (14.20 ft) and the residential vertical envelope (lot depth) or maximum height in order to permit the construction of a new single-storey two-car garage at 11591 Sealord Road.

Applicants Comments

The applicant was present to answer questions.

Staff Comments

The Manager, Development Applications, said that written support had been received from the immediate neighbours and that staff supported the request.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

In response to a question from the Chair the applicant said that in his discussions with his neighbours an interest had been expressed for enclosing a carport but not for building new garages.  The Chair expressed a small concern that others might follow this example.

Panel Decision

It was moved and seconded

That a Development Variance Permit be issued that would vary the front yard setback from 6m (19.685 ft) to 4.328m (14.20 ft) and the residential vertical envelope (lot depth) or maximum height in order to permit the construction of a new single-storey two-car garage at 11591 Sealord Road.

CARRIED

4.

Development Permit DP 02-203209
(Report: August 7/02 File No.:  DP 02-203209)   (REDMS No. 821647)

APPLICANT:

Gomberoff Bell Lyon Architects

PROPERTY LOCATION:

7780/7820 Garden City Road

INTENT OF PERMIT:

Applicants Comments

Ms. M. Bravo, Gomberoff Bell Lyon, Mr. Bruce Hemstock, Phillips Wuori Long Inc., and Ms. T. Kuss, Vice-President, Bogner Development Group Ltd., were present.

Ms. Bravo, with the aid of a site plan, reviewed the adjacent properties, the ring road, access and the fire access.  Ms. Bravo then reviewed the design of the project, including the pedestrian walkway through the site, the central open space and the requested variances. 

Staff Comments

The Manager, Development Applications, Joe Erceg, said the project met the Development Guidelines and that the requested variances were minor. 

Correspondence

None.

Gallery Comments

Ms. Y. Chow, one of the owners of the property to the south, said that the proposed fence would block the access to 7840 Garden City Road and she requested that the fence be placed on 7840 Garden City property in order that future permission to remove the fence would not be required.

Mr. Erceg responded that a legal mechanism that allowed for access to the Ms. Chows property was provided for in the rezoning bylaw.  The fence could be removed at the request, and at the expense, of the owner of 7840 Garden City Road.

Panel Discussion

The Chair said that he was impressed with the design, particularly the roof treatments and the gable ends, for this difficult site and that he was looking forward to the building of the project.

Panel Decision

It was moved and seconded

That a development permit be issued for a property at 7780/7820 Garden City Road that would:

1.

Allow the development of 27 townhouse units on a site zoned Comprehensive Development District (CD/127), and that would

2.

Vary the regulations in the Zoning and Development Bylaw to:

i)

reduce the required setback for the entry sign and garbage/ recycling enclosure from 2m (6.56) to 0, and to

ii)

reduce the number of visitor parking stalls from 6 to 5.

CARRIED

7.

Development Variance Permit (DV 01-198936)
(Report: June 13/02 File No.:  DV 01-198936)   (REDMS No. 731946)

APPLICANT:

Chris and Jayne Biasutti

PROPERTY LOCATION:

5951 McCallan Road

INTENT OF PERMIT:

To vary the front yard setback from 6 m (19.685 ft.) to 2.438 m (8 ft.) in order to accommodate an existing scaled back carport.

Applicants Comments

The applicants were present to answer questions.

Staff Comments

The Manager, Development Applications, Joe Erceg, referred to the memorandum on the matter that had been distributed to the Panel.  The memorandum is attached as Schedule 4 and forms a part of these minutes.  Mr. Erceg said that Transportation staff had attended the site and had found that site lines from the neighbouring property and the location of the McCallan driveway were of no concern.

In response to a comment from the Chair, Ms. Biasutti cited cost as the reason that additional drawings and plans had not been submitted.  Ms. Biasutti said the roof and materials would be consistent with those of the house.

Correspondence

Ms. M. Croucher, 4960 Webster Road Schedule 5.

Gallery Comments

None.

Panel Discussion

The Chair said that the actual orientation of the house was recognized.  He then expressed his disappointment at the separation of two neighbours that the matter had caused.

Panel Decision

It was moved and seconded

That the application for a Development Variance Permit at 5951 McCallan Road, to vary the front yard setback from 6 m (19.685 ft.) to 2.438 m (8 ft.) in order to accommodate an existing scaled back carport, be approved.

CARRIED

8.

Adjournment

It was moved and seconded

That the meeting be adjourned at 5:15 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, August 28, 2002.

_________________________________

_________________________________

David McLellan
Chair

Deborah MacLennan
Administrative Assistant