1.

Minutes

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on Wednesday, April 16^th, 2003, be adopted.

CARRIED

It was agreed that the agenda would be varied so that Item 7 could be reviewed first.

7.

APPLICANT:

Onni Imperial Landing Development Ltd. Partnership

PROPERTY LOCATION:

12262, 12266, 12268, 12280, 12282, 12286, 12288 English Avenue, and 12271, 12273, 12275, 12277, 12279, 12291, 12293, 12295 Ewen Avenue

INTENT OF PERMIT:

1.

To vary the minimum setbacks of buildings from property lines and maximum heights in Comprehensive Development District (CD/102) as follows:

To:

1)          Allow an enclosed connection between the house and garage;

2)         Allow the accessory garage buildings to be constructed to a height of 6.1 m (20 ft.) to accommodate living space over the garage;

3)         Allow front roof gables to project beyond the residential vertical envelope (lot depth);

4)         Allow side roof gables to project beyond the residential vertical envelope (lot width);

5)         Allow bay windows to project 0.6 m (2 ft.) into the required front yard setback;

6)         Allow bay windows and the corners of houses to project 0.6 m (2 ft.) into the required setbacks on end lots;

7)         Allow porch columns supporting a porch roof to project 1.0 m (3.28 ft.) into the required front and side yard setbacks; and

8)         Allow fireplace/chimney enclosures to encroach 0.6 m (2 ft.) into the required side yard setback.

Applicants Comments
The architect representing Onni Imperial Landing Development Ltd. Partnership advised that the variances applied for were very similar to those of other single-family houses already constructed on the Imperial Landing site, which were approved in February by Council.

Staff Comments
Mr. Erceg, Manager , Development Applications advised that staff had no objection to the proposed variance.

Correspondence

None

Gallery Comments

Ms. Kathleen Sullivan stated that she was concerned that the City would grant the applicant the variances requested, because of the way in which the developer had swindled her.

Panel Discussion

Chair advised that the Panel supported the variance applied for and noted that it was unfortunate that there was bad blood between Ms. Sullivan and the applicant.
 

Panel Decision

It was moved and seconded

That a Development Variance Permit be issued for 12262, 12266, 12268, 12280, 12282, 12286, 12288 English Avenue and 12271, 12273, 12275, 12277, 12279, 12291, 12293, 12295 Ewen Avenue that would vary the minimum setbacks of buildings from property lines and maximum heights in Comprehensive Development District (CD/102) as follows:

1)          Allow an enclosed connection between the house and garage;

2)         Allow the accessory garage buildings to be constructed to a height of 6.1 m (20 ft.) to accommodate living space over the garage;

3)         Allow front roof gables to project beyond the residential vertical envelope (lot depth);

4)         Allow side roof gables to project beyond the residential vertical envelope (lot width);

5)         Allow bay windows to project 0.6 m (2 ft.) into the required front yard setback;

6)         Allow bay windows and the corners of houses to project 0.6 m (2 ft.) into the required setbacks on end lots;

7)         Allow porch columns supporting a porch roof to project 1.0 m (3.28 ft.) into the required front and side yard setbacks; and

8)         Allow fireplace/chimney enclosures to encroach 0.6 m (2 ft.) into the required side yard setback.

CARRIED.

2.

Development Permit 02-215579
(Report: Mar. 26/03; File No.:  DP 02-215579)   (REDMS No. 986641)

APPLICANT:

Ah-Ten Holdings Ltd.

PROPERTY LOCATION:

9180 Hemlock Drive, 9200 Hemlock Drive and 6233 Katsura Street

INTENT OF PERMIT:

1.

To permit the development of a 4-building high-rise residential complex containing approximately 492 units on a property zoned Comprehensive Development District (CD/67); and

2.

To vary the regulations in the Zoning and Development Bylaw to:

a)

allow up to 60 vehicles to be parked in tandem;

b)

reduce the setback from Garden City Road from 10 m (32.808 ft.) to 5.5 m (18 ft.) for a generator room and lockers, and,

c)

vary the regulations in the Zoning and Development Bylaw to increase the maximum building height from 45m (147.638) to 47m (154.2).
 

Applicants Comments
The architect advised that he had worked with staff to resolve the issues concerning trees removed from the subject site and to provide applicable compensation for the trees removed.  He stated that when the development was finished, there would be approximately 354 trees with 87 trees having a 10 cm calliper.

Staff Comments
In response to a query from the Chair, Mr. Erceg, Manager, Development Applications advised that the number of trees previously on site was difficult to determine, since there was no accurate historical record concerning this matter.  Furthermore, the number of trees on the North East portion of the site had never been documented.  He also advised that the restoration had been made to Mr. Ranson whose property had been damaged by the applicant.  He had no knowledge of restoration of the second damaged property.  He noted also that staff was disappointed that the offer to accelerate the construction of the park had been withdrawn in favour of the applicant providing 87-10cm calliper trees.  
 

In response to Mr. Erceg, the applicant advised that his understanding was that the Panel was looking primarily at compensation for the removal of trees.  He stated that he was obligated to provide a park and that the time line for this had been moved ahead 1 years.    He noted that a wide variety of trees had been provided with good density of planting on site, as well, the size of the street trees had been increased.

Correspondence

None

Gallery Comments

None.

Panel Discussion

Chair advised stated that he supported this application though, somewhat reluctantly.

Panel Decision

It was moved and seconded

That a Development Permit be issued for properties at 9180, 9200 Hemlock Drive and 6233 Katsura Street that would:
 

1.

Permit the development of a 4-building high-rise residential complex containing approximately 492 units on a property zoned Comprehensive Development District (CD/67); and that would

2.

Vary the regulations in the Zoning and Development Bylaw to:

allow up to 60 vehicles to be parked in tandem;

a)

reduce the setback from Garden City Road from 10 m (32.808 ft.) to 5.5 m   (18 ft.) for a generator room and lockers; and,

b)

vary the regulations in the Zoning and Development Bylaw to increase the maximum building height from 45m (147.638) to 47m (154.2).

CARRIED

3.

Development Permit 97-121069
(Report: February 24/03 File No.:  DP 97-121069)   (REDMS No. 961833)

APPLICANT:

MB 628 Ventures Ltd.

PROPERTY LOCATION:

8580 Cambie Road

INTENT OF PERMIT:

To allow the construction of two business park buildings at 8580 Cambie Road (on the Odlin Road extension) on a site zoned Business Park Industrial District (I3).

Applicants Comments

Mr. Paul Leong, Architect advised that 4 weeks ago this application had been referred back to the applicant with a request to resolve 3 issues as follows:

-   Lack of a model, a better designed project, and disabled access to the 2^nd floor.

With the aid of the model he reviewed the project advising that more glazed areas had been added, along with larger articulated overhangs which  were extended around the sides of the building as well.  He stated that he had met with the Richmond Committee on Disability but felt that access was not required to the second floor because of the size of the units.  He stated that 50% of the units were accessible and when the third phase was constructed, that phase would be 100% accessible.

Staff Comments

In response to a query from the Chair, Mr. Erceg advised that Richmond's Committee on Disability would have preferred accessibility to the 2^nd floor of the building, but noted that the universal guidelines as open to debate since it only encouraged universally accessibility.

Correspondence

Mr. Kevin Ueyama, Chair, Richmond International High School (Schedule 4)

Gallery Comments

Ms. Frances Clark, Chair, Richmond Committee on Disability, stated that she was concerned that this project would have 24 new businesses, which were not accessible.  She stated that the city needed to re-visit its Universal Guidelines as well as re-examine why universal accessibility was slowly being eliminated from the City's commercial projects.

Mr. Ken Ueyama, Chair, Richmond International High School and College, was concerned that the school would not be able to use the City's road dedication when the new road was constructed.

 In response, Chair advised that the road would not be built until the 2^nd phase was constructed.

It was moved and seconded

That staff review universal accessibility provisions, with particular attention paid to accessibility to commercial buildings within the City Centre.

CARRIED

Panel Decision

It was moved and seconded

That a Development Permit be issued that would allow the construction of two business park buildings at 8580 Cambie Road (on the Odlin Road extension) on a site zoned Business Park Industrial District (I3).

CARRIED

4.

Development Permit DP 02-212758
(Report: April 02/03 File No.:  DP 02-212758)   (REDMS No. 913670)

APPLICANT:

London Landing Developments Ltd.

PROPERTY LOCATION:

6400 & 6420 Princess Lane and 6411 & 6431 Dyke Road

INTENT OF PERMIT:

To allow the development of eleven (11) detached townhouse units containing a total floor area of 1,816 m (19,548.0 ft) on a site zoned Comprehensive Development District (CD/115).

Applicants Comments

Mr. Dana Westermark, the applicant, stated that this project was similar to the one west of the site.  He stated that units were paired with large spaces between them.  In response to a query from the Chair he advised that the units were so designed to meet market demands.  The space between buildings could be used, and the separation provided some privacy.  In response to a query from the Chair he advised that the heritage building on the site could not be retained but that the material had been salvaged to rebuild the applicants house on Princess Lane

Staff Comments

Mr. Erceg, Manager, Development Applications, advised that staff supported this application which was in keeping with the heritage- type project situated to the west of the site.

Correspondence

None.

Gallery Comments

Mr. Chris Charlton, Princess Lane Industrial Park stated the following concerns that:

- the new entrance road to the site would be narrowed and was not wide enough for truck access;
- in April 2002, a road layout plan had already  been adopted for the neighbourhood as part of a servicing agreement, if guardrails were put up, Princess Lane would be closed to general traffic and traffic would have to use McKinny Walk which was only 4.5 metres in width;
- the sidewalk was on the industrial site and too close to the buildings;
- trucks could not get to the Park  to unload, and would have to be parked and unloaded on a residential street;
-  the road appeared to be punched through one building on the Industrial Park itself.

Mr. Curtis Eyestone, owner of Princess Lane Industrial Park stated several concerns about the proposed new road (Schedule 1).

Ms. Jan Corkan, provided a submission of her concerns about the proposed new road; (Schedule 2).

Mr. Aleksic, 2110-6451 Princess Lane, stated his concerns about the proposed new road and that the applicant had not provided landscape buffers between the site and the industrial area, stating that this was a safety issue (Schedule 3).

In response to a query from the Chair, Mr. Erceg, Development Applications Manager, advised that a new rezoning application would resolve the issue of a buffer to the existing industrial Park.  In response to Mr. Eyestones statement he stated  that the city did have the legal ability to provide both emergency and pedestrian accesses where necessary.

Panel Discussion

A discussion ensued among the Panel and it was agreed that prior to the Development Permit being approved, staff must meet with Princess Lane Industrial tenants on-site as soon as possible, to discuss and resolve drainage and access issues to the Industrial Park.  Chair advised Mr. Eyestone to meet with Mr. Erceg, Development Applications Manager to discuss right of way issues.  It was also agreed that this item would be tabled to the next meeting of the Development Permit Panel scheduled to be held on Wednesday, May 14^th, 2003.

Panel Decision

It was moved and seconded

1.       That Staff meet with tenants of the Princess Lane Industrial Park to discuss and resolve drainage and access issues; and

2.       That DP-02-212758 be tabled to the next meeting of the Development Permit Panel scheduled to be held on Wednesday, May 14^th, 2003 at 3:30 pm in Council Chambers, Richmond City Hall.

CARRIED

5.

Development Permit 02-221446
(Report April  7/03 File No.:  DP 02-221446)   (REDMS No. 982975)

APPLICANT:

Grand Span Dev. Ltd.

PROPERTY LOCATION:

4791 Steveston Highway

INTENT OF PERMIT:

1.

To allow the development of eight (8) detached single-family townhouses and two (2) duplex townhouses for a total of twelve (12) townhouse units containing a total floor area of 2,002 m (21,550 ft) on a site zoned Comprehensive Development District (CD/135) ; and

2.

To vary the provisions of Zoning and Development Bylaw 5300 to allow tandem parking for four (4) units.

Applicants Comments
Mr. Dana Westermark, Applicant, advised that a high-density project was supported by Council but not by the neighbourhood.  He stated that several public consultations were held with residents in the neighbourhood and a compromise suiting their needs had been struck.  Taller units would face the street, and units in the back were designed to have a single-family type look.  The East/West lane at the back of the property would not extend to the East or to City property. 

Staff Comments

Mr. Erceg, advised that staff supported the application.

Correspondence

None

Gallery Comments

None.

Panel Comments

Chair advised that he was pleased that the applicants had worked out a compromise with residents in the neighbourhood.

Panel Decision

It was moved and seconded

That a Development Permit be issued for 4791 Steveston Highway, on a site zoned Comprehensive Development District (CD/135), which would:

1)       Allow the development of eight (8) detached single-family townhouses and two (2) duplex townhouses for a total of twelve (12) townhouse units containing a total floor area of 2,002 m (21,550 ft); and

2)       Vary the provisions of Zoning and Development Bylaw 5300 to allow tandem parking for four (4) units.

CARRIED.

6.

Development Permit 03-227595
(Report April  15/03 File No.:  DP 03-227595)   (REDMS No. 995909)

APPLICANT:

Great Canadian Casino Ltd.

PROPERTY LOCATION:

8811/8831 River Road

INTENT OF PERMIT:

To allow the development of the building only (Part 1) for a comprehensive entertainment and hotel facility including a casino, hotel, dinner theatre, conference centre, a variety of restaurants, banquet rooms and retail shops, and the executive offices of the casino company

Applicant Comments

The applicant stated he had worked closely with staff and was able to design a project which met with the major objectives for the project.  He stated that the Advisory Design Panels comments had been addressed by using more natural material in the design.  In response to a query from the Chair, he stated that the entrance to the market place would be enhanced with wood frames, with wooden columns enhancing the lobby.  Metal panels would be used on the buildings along with natural stone and concrete.  

Staff Comments

Mr. Erceg advised that staff approved the project.  He noted that the rezoning of the site would be forwarded to Council on May 12^th.

Correspondence

None

Gallery Comments

Ms. Frances Clark, Chair, Richmond Committee on Disability, advised that this was an exciting project, which should be made as universally accessible as possible.  She stated that according to the Advisory Design Panels minutes, the project only had 6 accessible washrooms.  She also stated that her Committee would like to be involved in this project early enough to oversee accessibility issues.

In response to Ms. Clark, the applicant stated that when the Advisory Design Panel reviewed this project, the inside had not been fully planned.  However since then, he noted more universally accessible washrooms, unisex, had been provided.  He stated that he would meet with the Committee on Disability to resolve any further issues.

Panel Comments

Chair stated that he was pleased with the architecture of the project.

Panel Decision

   It was moved and seconded

That a Development Permit be issued for 8811/8831 River Road, on a site proposed to be rezoned Comprehensive Development District (CD/87), which would allow the development of the building only (Part 1) for a comprehensive entertainment and hotel facility including a casino, hotel, dinner theatre, conference centre, a variety of restaurants, banquet rooms and retail shops, and the executive offices of the casino company.

CARRIED.

8.

Date Of Next Meeting:       Wednesday, May 14^th, 2003

9.

Adjournment

It was moved and seconded

That the meeting be adjourned at 5:33 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, April 30^th, 2003.

_________________________________

_________________________________

David McLellan
Chair

Desiree Wong
Administrative  Assistant, City Clerks Office