1.

Minutes

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on Wednesday, June 25^th, 2003, be adopted.

CARRIED

2.

Development Permit DP 02-219529
(Report: Feb. 12/03 File No.:  DP 02-219529)   (REDMS No. 946136)

APPLICANT:

ASP Architects Inc.

PROPERTY LOCATION:

8220, 8240 Garden City Road & 9020, 9040 Dixon Avenue

INTENT OF PERMIT:

1.

To allow the development of 21 townhouse units containing a total floor area of 2,869 m (30,882.669 ft); and

2.

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

a)

reduce the road setback along Dixon Avenue from the required 6.0 m (19.685 ft.) to 0.6 m (1.969 ft.) for a mail kiosk/entry sign and a refuse/recycling enclosure;

b)

reduce the road setback along Dixon Avenue from the required 6.0 m (19.685 ft.) to 5.0 m (16.404 ft.) for building projections on two (2) townhouse units;

c)

reduce the road setback along Garden City Road from the required 6.0 m (19.685 ft.) to 5.0 m (16.404 ft.) for building projections on five (5) townhouse units; and

d)

reduce the minimum lot width requirement from 80 m (262.47 ft) to 40.92 m (134.252 ft.) along Dixon Avenue.

Applicants Comments

Mr. Jim Simpson and Mr. Russell Poulston, of ASP Architects Ltd., accompanied by Mr. Keith Koroluk, Landscape Architect, used site plans to explain the proposed development to the Panel.  Advice was given that the proposed 21 unit townhouse complex would be constructed on property located in the area of Garden City Road and Dixon Avenue; that the main access to the development would be from Dixon Avenue; and that the complex would be served by a single lane.
 

Further advice was given that the development character would be sympathetic with the two storey multi-family complex located to the east of the subject property; that of the 21 units proposed, 16 would be two-storey in height and five three-storey in height; the roof line was varied and included bay windows and dormers; and the exterior of the buildings would be stucco, with secondary cladding material on the larger three-storey townhouse units to reduce the scale of the three-storey units.  As well, a single lane right-of-way comprises part of the development, in addition to a secondary lane, with public rights-of-passage cross access agreements to allow connection to future development to the south, to Garden City Road and to the shopping centre to the north. 
 

Mr. Koroluk then used site plans to explain the proposed landscaping for the project and to describe the fencing and outdoor details.  He stated that the existing trees removed from the property would be replaced with trees on a ratio of 2 to 1; that these replacement trees would be a minimum of 10 centimetres in calliper size, with increased planting along the public lane, and would be planted in such a way to provide privacy to adjacent residents.  Mr. Koroluk expressed the belief that the replacement planting would help to establish the character of the complex.  He added that each of the front gardens would provide outdoor amenity space for the residents.  Mr. Koroluk further advised that the applicant had agreed to repair or replace any damaged existing fence panels along the neighbouring properties on the east and west side of the consolidated subject property.

Staff Comments

The Manager, Development Applications, Joe Erceg, advised that staff supported the project.  He referred to the Public Hearing held in October, 2002, and to the concerns of Mr. and Mrs. Danny Chung, about the removal of trees, and stated that the applicant had received correspondence from Mr. & Mrs. Chung which expressed support for the currently proposed tree retention and replacement plan.  Mr. Erceg referred to the variances being requested and explained that the proposed reduction in road setback to 0.6 metres was to allow a mail kiosk/entry sign and a refuse/recycling enclosure.
 

Correspondence

Mr.Joe Chicorelli, 9088 Dixon Avenue (Schedule 1)

Gallery Comments

None.

Panel Discussion

During the brief discussion which ensued, in response to a question about whether individual garbage containers would be permitted, advice was given that the variance, if approved, would allow for the installation of a centrally located garbage containers and one bin.

Panel Decision
 

It was moved and seconded

That a Development Permit (DP 02-219529) be issued for property at 8220, 8240 Garden City Road and 9020, 9040 Dixon Avenue on a site zoned Comprehensive Development District (CD/43) that would:

1.

allow the development of 21 townhouse units containing a total floor area of 2,869 m (30,882.669 ft); and

2.

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

a)

reduce the road setback along Dixon Avenue from the required 6.0 m (19.685 ft.) to 0.6 m (1.969 ft.) for a mail kiosk/entry sign and a refuse/recycling enclosure;

b)

reduce the road setback along Dixon Avenue from the required 6.0 m (19.685 ft.) to 5.0 m (16.404 ft.) for building projections on two (2) townhouse units;

c)

reduce the road setback along Garden City Road from the required 6.0 m (19.685 ft.) to 5.0 m (16.404 ft.) for building projections on five (5) townhouse units; and

d)

reduce the minimum lot width requirement from 80 m (262.47 ft) to 40.92 m (134.252 ft.) along Dixon Avenue.

CARRIED

3.

Development Permit DP 02-222274
(Report: June 9/03; File No.:  DP 02-222274)   (REDMS No. 1017288)

APPLICANT:

Peter Fong

PROPERTY LOCATION:

3591 and 3611 Chatham Street

INTENT OF PERMIT:

1.

To permit the construction of a mixed-use development containing four (4) two-storey townhouses above four (4) commercial retail units on a site zoned Steveston Commercial (Three-Storey) District (C5); and

2.

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

a)

reduce the setback along the south property line on Chatham Street from 3.0 m (9.843 ft.) to 1.7 m (5.577 ft.) for parking stall encroachments;

b)

reduce the setback along the east and west property lines on the south side of the proposed building from 1.5 m (4.921 ft.) to 1.2 m (3.937 ft.) for parking stall encroachments;

c)

reduce the setback along the east and west property lines on the north side of the proposed building from 1.5 m (4.921 ft.) to 0.0 m (0.0 ft.) for parking stall encroachments;

d)

reduce the setback along the north property line of the subject site from 1.5 m (4.921 ft.) to 0.51 m (1.673 ft.) for parking stall encroachments; and

e)

reduce the minimum area for a loading space from 28.0 m (301.399 ft) to 20.85 m (224.43 ft).

Applicants Comments

Mr. Kevin Lee, of Kevin C. Lee Architect, representing the applicant, used site plans to explain the design of the building and the location of the proposed parking.  He stated that the comments of the Advisory Design Panel had been taken into consideration, and as a result, wooden planters would be added to the balconies of the townhouse units; the exterior of the building would be cladded with Hardi-Plank siding, accented with wood trim, painted doors, and a cedar roof which would match the adjacent roof line.
 

Mr. Lee further advised that the sidewalk would be extended across the front of the proposed building to abut with the adjacent commercial buildings to encourage pedestrian traffic along Chatham Street.  He advised however that continuous access to the west was blocked by a low concrete block, an existing gas meter and a landscape planter on the adjacent property.

Staff Comments

Mr. Erceg advised that staff supported the project, which had been designed to fit with the buildings on either side.  He stated that even with the variances being requested by the applicant, the subject property would have better screening and landscaping that the other properties in the area.

Correspondence

Dawn McKinney, 12488 No. 3 Road (Strata Manager and Co-owner of a building at 3631 Chatham Street) Schedule 2.  (Mr. Lee advised that the applicant was aware of the damage and was waiting for the provision of an Engineers Report from the complainant.)

Gallery Comments

None.

Panel Discussion

Reference was made to the planted area located at the south-west corner of the property, and concern was expressed about pedestrians walking through the landscaping to access the adjacent building.  Mr. Lee was asked to consider ways to prevent the pedestrians from walking through that area.
 

Reference was made to the proposed balcony design for the front of the building, and in response to questions, advice was given that the balconies would be solid to provide increased privacy for the bedrooms located on the third floor; however, the balconies on the second floor would be altered to make them similar to the adjacent buildings (i.e. open railing with spindles).

Panel Decision
 

It was moved and seconded

That a Development Permit be issued for 3591 and 3611 Chatham Street that would:

1.

permit the construction of a mixed-use development containing four (4) two-storey townhouses above four (4) commercial retail units on a site zoned Steveston Commercial (Three-Storey) District (C5); and

2.

vary the off street parking and loading provisions of Zoning and Development Bylaw No. 5300 to permit the following:    

a)

reduce the setback along the south property line on Chatham Street from 3.0 m (9.843 ft.) to 1.7 m (5.577 ft.) for parking stall encroachments;

b)

reduce the setback along the east and west property lines on the south side of the proposed building from 1.5 m (4.921 ft.) to 1.2 m (3.937 ft.) for parking stall encroachments;

c)

reduce the setback along the east and west property lines on the north side of the proposed building from 1.5 m (4.921 ft.) to 0.0 m (0.0 ft.) for parking stall encroachments;

d)

reduce the setback along the north property line of the subject site from 1.5 m (4.921 ft.) to 0.51 m (1.673 ft.) for parking stall encroachments; and

e)

reduce the minimum area for a loading space from 28.0 m (301.399 ft) to 20.85 m (224.43 ft).

CARRIED

4.

New Business

None.

5.

Date Of Next Meeting:       Wednesday, July 30^th, 2003

6.

Adjournment

It was moved and seconded

That the meeting be adjourned at 3:55 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, July 16^th, 2003.

_________________________________

_________________________________

Jeff Day
Chair

Fran J. Ashton
Executive Assistant City Clerks Office