1.

Minutes

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on Wednesday, May 28^th, 2003, be adopted.

CARRIED

2.

DEVELOPMENT PERMIT DP 00-175893
(Report: May 26/03 File No.:  DP 00-175893)   (REDMS No. 1010589)

APPLICANT:

EBN Grainco Ltd.

PROPERTY LOCATION:

15900 River Road

INTENT OF PERMIT:

To allow the expansion of a grain-handling facility in a manner which minimizes the effects on the Environmentally Sensitive Area (ESA) and provides compensation for loss of vegetation.

Applicants Comments

Mr. Ralph May was present to answer questions.

Staff Comments

The Manager, Development Applications, Joe Erceg, said that although approval of the project had been recommended in August 2001, the required Letter of Credit for landscaping had not been received until May 2003.  Staff recommended issuance of the permit.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Chair said that he supported the project as it added to the economic development in the City without impact on the Environmentally Sensitive Area.

Panel Decision

It was moved and seconded

That a Development Permit be issued for a property at 15900 River Road that would allow the expansion of a grain-handling facility in a manner which minimizes the effects on the Environmentally Sensitive Area (ESA) and provides compensation for loss of vegetation.

CARRIED

3.

DEVELOPMENT PERMIT DP 02-221259
(Report: June 3/03   File No.:  DP 02-221259)   (REDMS No. 1011329)

APPLICANT:

Ah Ten Holdings Ltd.

PROPERTY LOCATION:

6300 Birch Street, 9760 Ferndale Road and 9771 Alberta Road

INTENT OF PERMIT:

1.

To enable the construction of 97 townhouse units; and

2.

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

a)

reduce the minimum setback from the east property line from 3 m (9.843 ft.) to 2.4 m (7.874 ft.) for some buildings;

b)

reduce the minimum setback from the south and west property lines for some buildings from 6 m (19.685 ft.) to 4.5 m (14.763 ft.); and to 0 for recycling/ garbage enclosures & roofed entry, and to

c)

allow porches to project a maximum of  2 m (6.561 ft.) into the minimum setback from Alberta Road and Ferndale Road.

Applicants Comments

Mr. Chris Turcotte, Polygon Developments, and Mr. Peter Kreuk, Durante Kreuk Ltd., were present.

With the aid of an artists renderings, aerial photograph, a site plan, and a materials board, Mr. Turcotte reviewed the project noting that a previously issued permit in 1997 had expired.  Of the same concept and road alignment, density and site coverage as the previous project the most notable difference was the cash payment in lieu of provision of indoor amenity space.  The payment would accommodate improvements to the adjoining park.  Additional brick now complemented the vinyl siding and the internal road had been jogged in order that an existing willow tree be retained.

Staff Comments

The Manager, Development Applications, Joe Erceg, said that staff preferred the current proposal over the previous application.  The project was said to conform to the applicable guidelines, and the variances minor.  Mr. Erceg also gave advice that in addition to a number of existing trees that had been retained, substantial replanting would occur in replacement of those existing trees that were removed from the site.

In response to questions from the Panel, Mr. Kreuk provided an explanation of (i)  the entry design, ie. the green space, with walkways on either side and benches/trellis at the end, would provide the main entry to the units, and (ii)  the number of replacement trees and their calliper sizes.  In addition Mr. Turcotte said that should the adjacent property redevelop with access provided thru the subject site, a request would be made that a green buffer would be provided between the two properties.

Correspondence

Resident, 6233 No. 4 Road Schedule 1.

Ms. Nada Mansour, 6211 No. 4 Road Schedule 2.

Mr. Speare Lee, 6205 No. 4 Road Schedule 3.

Mr. Tung-Ming Lee, 6331 No. 4 Road Schedule 4.

Gallery Comments

An area resident indicated that he had spoken previously to the Engineering Department regarding sewer installation for his property, and was under the understanding that at the point the property behind his property developed there would be an obligation to install the sewer line.

Ms. Nada Mansour, 6211 No. 4 Road, said that the lots on No. 4 Road adjacent to the proposed development all experienced drainage problems during the winter months to the extent that the replacement of pipes was required approximately every 3 years. 

Ms. J. Hoag, 9711 Ferndale Road, questioned how the increase to traffic that would result from the new development would be addressed.

In response to the concerns expressed by the residents of No. 4 Road, Mr. Turcotte indicated that the relocation of the sewer line into the lane could be investigated.

Panel Discussion

The Chair said that he appreciated the efforts that had been made to save the existing willow tree.  Further to this, Mr. McLellan said that he was sympathetic to the concerns of the owners of the lots on No. 4 Road regarding the lack of sewers.

Panel Decision

It was moved and seconded

That a Development Permit be issued for a property zoned Comprehensive Development District (CD/71) at 6300 Birch Street, 9760 Ferndale Road and 9771 Alberta Road that would:

CARRIED

It was moved and seconded

That provision of sanitary sewers, on the lane, for the properties on No. 4 Road be investigated with report to the Public Works and Transportation Committee prior to September 2003.

CARRIED

4.

DEVELOPMENT VARIANCE PERMIT DV 03-231731
(Report: May 26/03 File No.:  DV 03-231731)   (REDMS No. 1007038)

APPLICANT:

Mitchell Taylor and Nora McCallum

PROPERTY LOCATION:

11551 Trumpeter Drive

INTENT OF PERMIT:

To vary the maximum site coverage in Land Use Contract 006 from 33% to 40% in order to permit an addition of 28.613 m (308 ft) to the existing single-family residence at 11551 Trumpeter Drive.

Applicants Comments

Mr. Taylor and Ms. McCallum, the owners of the property, were present.  Mr. Taylor briefly summarized the proposed addition and also the advisement made to the immediate neighbours.  In response to a concern expressed by the property owners to the north of the subject property, Mr. and Mrs. Evans, regarding overlook, the applicants had agreed to eliminate the window that was proposed for the north side of the second floor.

Staff Comments

The Manager, Development Applications, Joe Erceg, said that this was a small addition to a very well maintained property that would not be visible from the street.  Mr. Erceg noted the restrictive nature of the Lane Use Contract, and, in response to a question from the Chair, indicated that discussions about discharging the Land Use Contract with the Zoning Department had taken place but that no decision had been made to date.  As a result, it had been decided that in this case a variance permit would be appropriate.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Chair said that he could appreciate the circumstances of this application.  In addition, Mr. McLellan noted his dissatisfaction with Land Use Contracts.

Panel Decision

It was moved and seconded

That a Development Variance Permit be issued that would vary the maximum site coverage in Land Use Contract 006 from 33% to 40% in order to permit an addition of 28.613 m (308 ft) to the existing single-family residence at 11551 Trumpeter Drive.

CARRIED

5.

DEVELOPMENT VARIANCE PERMIT DV 03-234169
(Report: May 30/03   File No.:  DV 03-234169)   (REDMS No. 1013046)

APPLICANT:

Mohinder K. Gill

PROPERTY LOCATION:

8620 Heather Street

INTENT OF PERMIT:

To vary the minimum depth requirement for the Single-Family Housing District, Subdivision Area B (R1/B) zone from 24 m (78.74 ft.) to 22.635 m (74.262 ft.) in order to subdivide two (2) new single-family residential lots at 8620 Heather Street, one which will front/access Heather Street and the other which will front/access Boyd Court.

Applicants Comments

The applicant was present to answer questions.

Staff Comments

The Manager, Development Applications, Joe Erceg, said that staff were in support of the application.

Correspondence

None.

Gallery Comments

None.

Panel Decision

It was moved and seconded

That a Development Variance Permit be issued that would vary the minimum depth requirement for the Single-Family Housing District, Subdivision Area B (R1/B) zone from 24 m (78.74 ft.) to 22.635 m (74.262 ft.) in order to subdivide two (2) new single-family residential lots at 8620 Heather Street, one which will front/access Heather Street and the other which will front/access Boyd Court.

CARRIED

6.

GENERAL COMPLIANCE - REQUEST BY JAN H. TIMMER FOR A GENERAL COMPLIANCE RULING ON A DEVELOPMENT PERMIT AT 8480 GRANVILLE AVE.
(Report: June 17/03  File No.:  DP 02-213623)   (REDMS No. 1024600)

APPLICANT:

Jan H. Timmer

PROPERTY LOCATION:

8480 Granville Ave.

Applicants Comments

The applicant was present.

Staff Comments

Mr. Alex Jamieson, Planner, said that it had been discovered that a greater Floor Area Ratio was allowed due to a revised interpretation of the floor area calculation.  As a result the intent of the applicant was to add 800 sq. ft. by rearranging space and bulking out walls on the 6^th level.  Staff recommended issuance of the variance permit.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The General Compliance request was considered appropriate.

Panel Decision

It was moved and seconded

That the attached plans for 8480 Granville Avenue be considered to be in general compliance with the approved Development Permit DP 02-213623.

CARRIED

7.

GENERAL COMPLIANCE - REQUEST BY PERKINS & COMPANY FOR A GENERAL COMPLIANCE RULING ON A DEVELOPMENT PERMIT AT 4500 AND 4600 WESTWATER DRIVE.
(Report: June 19/03 File No.:  DP 01-198029)   (REDMS No. 1025267)

APPLICANT:

Perkins & Company

PROPERTY LOCATION:

4500 And 4600 Westwater Drive

Applicants Comments

The applicant was present.

Staff Comments

Mr. Brian Guzzi, Planner, advised that although these types of general compliance requests were usually dealt with at the building permit stage, this request had been overlooked.  An architect had been involved in the process, and staff were supportive of the request.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The General Compliance request was considered appropriate.

Panel Decision

It was moved and seconded

That a General Compliance be issued for 4500 and 4600 Westwater Drive on a site zoned Comprehensive Development District (CD/106), which would revise the approved Development Permit to decrease the number of dwelling units, decrease the number of parking stalls and make minor revisions to various external and internal design and functional elements of the project.

CARRIED

8.

GENERAL COMPLIANCE - REQUEST BY DAGNEAULT PLANNING CONSULTANTS LTD. FOR A GENERAL COMPLIANCE RULING ON A DEVELOPMENT PERMIT AT 11488 EBURNE WAY.
(Report: March 14/03 File No.:  DP 96-000114)   (REDMS No. 1025412)

APPLICANT:

Dagneault Planning Consultants Ltd.

PROPERTY LOCATION:

11488 Eburne Way

Applicants Comments

Mr. Dagneault said that the realignment of the road, necessitated by the need to service end users in light of the size of the properties, had been discussed with staff.  In addition, Mr. Dagneault said that, in Phase 3, in co-operation with the Parks Department, the park would be relocated to the tip lands with access provided by the future road.

Staff Comments

None.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Chair indicated that the realignment of the road and the relocation of the park as shown in this General Compliance, were acceptable. 

Panel Decision

It was moved and seconded

That a General Compliance be issued for 11488 Eburne Way that would amend the Development Permit (DP 96-000114) to allow for revisions to be made to the road layout and the location of the final proposed park in the Development Permit area.

CARRIED

9.

Adjournment

It was moved and seconded

That the meeting be adjourned at 4:20 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 25^th, 2003.

_________________________________

_________________________________

David McLellan
Chair

Deborah MacLennan
Administrative Assistant