1.

Minutes

It was moved and seconded

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

CARRIED

2.

Development Permit DP 03-230076
(Report: July 10/03 File No.:  DP 03-230076)   (REDMS No. 1030610)

APPLICANT:

Killick Metz Bowen Rose Architects & Planners Inc.

PROPERTY LOCATION:

12231, 12233, 12237 and 12239 Easthope Avenue

INTENT OF PERMIT:

1.

To allow the development of 235 multiple family residential units containing a total floor area of 25,483.491 m (274,311 ft); and

2.

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

a)

reduce the road setback along Easthope Avenue from 4.3 m (14.108 ft.) to 3.124 m (10.25 ft.) for balconies and to 2.819 m (9.25 ft.) for roof overhangs;

b)

increase the maximum allowable height from 15 m (49.212 ft.) to 18.681 m (61.291 ft.) for the cupolas on Buildings C and D;

c)

reduce the aisle width in the underground parking structure for 90 degree parking stalls and two-way traffic from 7.5 m (24.606 ft.) to 6.705 m (22 ft.) for access aisles;

d)

reduce the length of small parking stalls from 5 m (16.404 ft.) to 4.902 m (16.083 ft.);

e)

reduce the width of parking stalls from 2.65 m (8.694 ft.) to 2.64 m (8.667 ft.) for column encroachments which are setback 0.61 m (2 ft.) from the maneuvering aisle;

f)

reduce the road setback along Moncton Street from 6 m (19.685 ft.) to 1 m (3.28 ft.) for a pedestrian gatehouse and trellis structure; and

g)

reduce the road setback along Bayview Street from 4.3 m (14.108 ft.) to 1 m (3.28 ft.) for a pedestrian gatehouse and trellis structure.

Applicants Comments

Mr. John Clark, Senior Project Designer, used a model to review the massing, landscaping and other design articulations of the project.  Mr. Clark also reviewed the setbacks for the project that had been revised and now exceeded the zoning requirements. 

Further explanation was provided by Mr. Clark about the break between the two buildings that allowed air and light penetration and also a sense of scale down; the significant separation provided between the adjacent 3 storey building; the additional street trees that would provide an increased canopy; the lowering of one building to the flood plain level to minimize the visible podium along Moncton St.;  the use of flat roofs in an attempt to relate to the form and character of historical buildings located on Moncton St.;  the knee braces, brackets, wood detailing, board and batton, and brick materials; the north/south and east/west pedestrian thoroughfare.

Mr. Clark then gave an overview of the landscape plan that included big decks, big outdoor space, spatial separation of the buildings, and big landscaping.  An extensive courtyard was preferred over internal parking and a loading zone as it was more conducive to the Steveston lifestyle.  He said that it had been a challenge on Bayview to relate to the marine architecture that still existed in the historical boatyard buildings.  The two buildings had been joined by trellised connections/walkways that included a gatehouse.  The main parking was accessed from Easthope, and the future developed of an adjacent lot had been taken into consideration.

Staff Comments

The Manager, Development Applications, Joe Erceg, noted the importance of this project due to its containing 1/3 of the density of the entire BC Packers site and also its proximity to Steveston village.  Also noted by Mr. Erceg was the applicants cooperation in addressing the suggestions put forth by staff and the Advisory Design Panel.  Staff considered the project an excellent response to the design cues.

In response to questions from the Panel Mr. Clark (i) identified the location of the gatehouses; (ii) explained the process of registration as a Phased Strata Plan and the resulting ability to have demarcation of a lot line within the parkade that would designate the future parking of Lot 27;  (iii) said that vehicle washing would not be encouraged due to the inability to control the substances used; (iv) indicated that visitor bicycle parking could be provided within the visitor area of the parkade; (v) said that the registration of the pedestrian thoroughfare as a right-of-way was under discussion with the City Solicitor; and (vi) suggested that a monitoring system including a controlled gate, be considered for the thoroughfare in order to inhibit skateboard and biking use.  A step in the ramp system would also inhibit those uses.

Correspondence

Mr. Michael Lee, President, Steveston Station Schedule 1.

Gallery Comments

None.

Panel Discussion

The Acting-Chair noted the appreciation for the excellent project and the internal courtyard.

Panel Decision

It was moved and seconded

That a Development Permit be issued for 12231, 12233, 12237 and 12239 Easthope Avenue on a site zoned Comprehensive Development District (CD/100), which would allow the development of 235 multiple family residential units containing a total floor area of 25,483.491 m (274,311 ft); and vary the provisions of Zoning and Development Bylaw 5300 to permit the following:

CARRIED

3.

Development Permit DP03-232824
(Report: July 9/03 File No.:  DP 03-232824)   (REDMS No. 1010590)

APPLICANT:

J.A.B. Enterprises Ltd.

PROPERTY LOCATION:

7160 Blundell Road

INTENT OF PERMIT:

1.

To allow the development of three (3) additional two-storey townhouse units containing a total floor area of 555.170 m (5,976 ft) on one (1) combined lot with a total area of 2,298.253 m (24,739 ft), and

2.

To vary the provision of the Zoning and Development Bylaw No. 5300, as follows:

a)

reduce the side yard setback along the west property line from 3 m (9.843 ft.) to 2.5 m (8.202 ft.) for a portion of the principal building on one (1) townhouse unit at the southwest corner of the site; and

b)

reduce the side yard setback along the west property line from 3 m (9.843 ft.) to 2.195 m (7.202 ft.) for a 2-storey box bay window on one (1) townhouse unit at the southwest corner of the site

Applicants Comments

The applicant was not present.

Staff Comments

The Manager, Development Applications, Joe Erceg, gave advice that the applicant, although requested to be present, was not in attendance.  The applicant had requested that the item be removed from the agenda in order accommodate an increase to the requested variance for the side setback, which would require re-notification.  Mr. Erceg indicated that the item would be included on the agenda of the Development Permit Panel scheduled for August 27^th.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

As a result of a brief discussion on the matter:

It was moved and seconded

That Development Permit DP03-232824 be referred to the August 27^th, 2003 meeting of the Development Permit Panel.

CARRIED

4.

Development Permit DP 03-234836
(Report: July 7/03 File No.:  DP 03-234836)   (REDMS No. 538355)

APPLICANT:

Northwest Development Ltd.

PROPERTY LOCATION:

11311/11331 Cambie Road

INTENT OF PERMIT:

1.

To allow the development of thirteen (13) townhouses with a total building area of 1,440.043 m (15,501 ft)

2.

To vary the provisions of Zoning and Development Bylaw 5300 as follows:

a)

reduce the minimum road setback along Cambie Road from 6.0 m (19.865 ft) to 5.0m (16.404 ft.) for two (2) covered porch projections;          

b)

reduce the minimum road setback along Cambie Road from 6.0 m (19.865 ft) to 1.0m (3.281 ft.) for a roof structure over the mailbox;

c)

reduce the minimum side yard setbacks along the east and west property lines from 3.0m (9.843 ft) to 2.543 m (8.343 ft.) for two (2) chimney; and

d)

increase the number of small car parking stalls from 0 to 11.

Applicants Comments

Mr. Tom Yamamoto, architect, with the aid of a site plan and an artists rendering, reviewed the adjacent conditions of the project; the two storey buildings in duplex form with the exception of one detached unit; and, the effects of shadowing.  Mr. Yamamoto also reviewed the requested variances.  Also provided was the rationale for not locating children's play equipment in the public amenity space due to a lack of sufficient space.  The space would therefore contain a small seating area. 

Staff Comments

The Manager, Development Applications, Joe Erceg, said that this was a small project for which the rezoning had been in effect for the past several years.  Mr. Erceg concurred with Mr. Yamamotos explanation of the CSA standards that impeded the placement of play equipment in the amenity space area.  Staff considered the requested variances minor and recommended issuance of the permit.

In response to questions from the Panel, Mr. Yamamoto provided the information that (i) a low fence was preferred along the street front in order to meet the design guidelines but further discussion on the acoustical requirements would take place; and (ii) the exterior finishes would include vinyl siding, Hardi-Plank and an asphalt roof.

Correspondence

Mr. H. Bhanwar, 11280 Cambie Road Schedule 2.

Mr. H. Bhanwar & S. Sidhu Schedule 3.

Gallery Comments

Mr. Barry Stewart, 11380 Cambie Road, expressed his concerns relating to vehicle access onto Cambie Road; that the traffic light at Cambie Road and Bargen Dr. should be co-ordinated with a traffic light at Cambie and Dallyn Road to allow access from the new developments; the speed of traffic on Cambie Road; the number of accidents that occur along this section of Cambie Road; the lane switching that will occur as a result of no holding lane for turning being provided on this section of Cambie Road; and, the difficulties he incurs when leaving his driveway, i.e. the pedestrian light must be activated.

Mr. Erceg gave advice that the traffic issues had been addressed during the rezoning process, and that the issues raised by Mr. Stewart were not pertinent to the issuance of the Development Permit.  Transportation staff had reviewed the project.  The access, agreed to as part of the rezoning process, was a temporary access that would be replaced in the future by an access to Bargen Dr., at which point the temporary access would be closed.  Mr. Erceg also noted the $10,000 contribution of the applicant towards the future signalization of Cambie and Dallyn Roads.

Mr. Haridal Bhanwar, 11280 Cambie Road, submitted letters on behalf of himself and S. Sidhu, 11262 Cambie Road, attached as Schedules 2 and 3 respectively forming a part of these minutes.

Panel Discussion

The Acting Chair reiterated that although traffic issues would occur as a result of the redevelopment of the area the access, however, was temporary and would be replaced in the future by an access to Bargen Drive.

Panel Decision

It was moved and seconded

That a Development Permit be issued for 11311/11331 Cambie Road on a site zoned Townhouse District (R2), which would allow the development of thirteen (13) townhouses with a total building area of 1,440.043 m (15,501 ft) and vary the provisions of Zoning and Development Bylaw 5300 as follows:

a)

reduce the minimum road setback along Cambie Road from 6.0 m (19.865 ft) to 5.0m (16.404 ft.) for two (2) covered porch projections;     

b)

reduce the minimum road setback along Cambie Road from 6.0 m (19.865 ft) to 1.0m (3.281 ft.) for a roof structure over the mailbox;

c)

reduce the minimum side yard setbacks along the east and west property lines from 3.0m (9.843 ft) to 2.543 m (8.343 ft.) for two (2) chimney; and

d)

increase the number of small car parking stalls from 0 to 11.

CARRIED

5.

Development Variance Permit 03-236579
(Report: July 10/03 File No.:  DV 03-236579)   (REDMS No. 1028624)

APPLICANT:

5908 Holdings Ltd.

PROPERTY LOCATION:

5520 No. 6 Road

INTENT OF PERMIT:

To vary the maximum floor area allowed for a caretaker residential accommodation from 75 m2 (807.32 ft2) to 100 m2 (1076.39 ft2) for a new industrial building being constructed at 5520 No. 6 Road.

Applicants Comments

Mr. Kirk Yuen, representing 5908 Holdings Ltd., briefly reviewed the request to increase the caretaker unit to just under 1100 sq. ft.

Staff Comments

The Manager, Development Applications, Joe Erceg, said that staff supported the variance request and that the request was in keeping with a current proposal to increase the size of caretaker units initiated by the Zoning Department.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Acting Chair reiterated that the City was in the process of increasing the allowable size of caretaker units.

Panel Decision

It was moved and seconded

That a Development Variance Permit be issued that would vary the maximum floor area allowed for a caretaker residential accommodation from 75 m2 (807.32 ft2) to 100 m2 (1076.39 ft2) for a new industrial building being constructed at 5520 No. 6 Road.

CARRIED

6.

GENERAL COMPLIANCE - REQUEST BY BING THOM ARCHITECTS FOR A GENERAL COMPLIANCE RULING AT 4151 HAZELBRIDGE WAY
(Report: July 15/03 File No.:  DP 01-115457)   (REDMS No. 1035436)

APPLICANT:

Bing Thom Architects

PROPERTY LOCATION:

4151 Hazelbridge Way

Applicants Comments

Mr. Luciano Zago, Director, Bing Thom Architects, reviewed the General Compliance request for (i) the construction of a portion of the link between the future hotel and the mall and also the construction of a stairway attached to the parkade stair structure; and (ii) the transfer of community amenity space from Aberdeen Centre to the future hotel. 

Staff Comments

The Manager, Development Applications, Joe Erceg, had no further comment.

Correspondence

None.

Gallery Comments

None.

Panel Decision

It was moved and seconded

That the attached plans be considered to be in General Compliance with Development Permit DP 01-115457.

CARRIED

7.

GENERAL COMPLIANCE - REQUEST BY GREAT CANADIAN CASINOS INC. FOR A GENERAL COMPLIANCE RULING AT 8811/8831 RIVER ROAD
(Report: July 22/03 File No.:  DP 03-227595 Part 1 Building Only)   (REDMS No. 1044372)

APPLICANT:

Great Canadian Casinos Inc.

PROPERTY LOCATION:

8811/8831 River Road

Applicants Comments

Mr. Randy Knill, architect, briefly reviewed the proposed extension to the west side of the hotel/casino complex.  The consideration of the General Compliance was requested in order that the proposed pile driving for the entire building occur at one time.

Staff Comments

The Manager, Development Applications, Joe Erceg, said that all of the proposed works would ultimately not be visible and that the plan for the new entry would be brought forth during the next stage of the development. 

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Acting Chair gave advice that by adopting the General Compliance it was important to note that approval was not being conferred to the next stage of the building process.

Panel Decision

It was moved and seconded

That this submitted request for geotechnical preparations and foundation pile driving only for a contemplated building extension at the west end of the recently approved casino and hotel building be considered to be in General Compliance with Development Permit DP 03-227595.

CARRIED

8.

GENERAL COMPLIANCE - REQUEST BY KILLICK METZ BOWEN ROSE ARCHITECTS AND PLANNERS INC. FOR A GENERAL COMPLIANCE RULING AT 12333 & 12300 English Avenue
(Report: July 23/03 File No.:  DP 02-220699/ DP02-220758)   (REDMS No. 1045024)

APPLICANT:

Killick Metz Bowen Rose Architects and Planners Inc.

PROPERTY LOCATION:

12333 & 12300 English Avenue

Applicants Comments

Mr. John Clark, Senior Project Designer, briefly reviewed the proposed revision to the exterior cladding and roof forms of certain buildings.  Mr. Clark responded to a question from the Panel regarding the consideration given to different exterior cladding material.

Staff Comments

Staff had no comment.

Correspondence

None.

Gallery Comments

None.

Panel Decision

It was moved and seconded

That requested revisions for the following building clusters be considered to be in General Compliance with the respective Development Permits:   

a)

Revisions to the exterior cladding and roof form of Building Clusters #2, #3, #6, #7 and #8 located at 12333 English Avenue (Development Permit #DP 02-220699); and

b)

Revisions to the exterior cladding and roof form of Building Cluster #13 located at 12300 English Avenue (Development Permit #DP 02-220758).

CARRIED

9.

Adjournment

It was moved and seconded

That the meeting be adjourned at 4:42 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 30^th, 2003.

_________________________________

_________________________________

Jeff Day
Acting Chair

Deborah MacLennan
Administrative Assistant