1.

Minutes

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on Wednesday, July 30^th, 2003, be adopted.

CARRIED

2.

Development Permit DP 03-223156
(Report: July 11/03  File No.:  DP 03-223156)   (REDMS No. 1008160)

APPLICANT:

Paul Leong Architect Inc

PROPERTY LOCATION:

7360 Heather Street

INTENT OF PERMIT:

1.

To allow the construction of 10 townhouse units on a property zoned Comprehensive Development District (CD/130); and that would:

2.

Vary the regulations in the Zoning and Development Bylaw to:

a)

reduce the side yard setback on the north side for two buildings from 3 m (9.843 ft.) to 1.29 m (4.25 ft.), and

b)

reduce the setback from the east right-of-way from 6m (19.685) to 1m (3.28) for entry stairs.

Applicants Comments

Mr. Paul Leong, with the aid of a model, a materials board, a landscape plan and a photoboard, provided the following comments in review of the project.  The massing, architecture and planning of the project were consistent with the first two phases of the project.  Access will be achieved through a cross-access agreement for a shared driveway.  Heavy landscaping is planned for the site, in particular along the south property line.  In response to the visual privacy concerns raised by the neighbours, and in addition to a 5 ft. fence, Western Red Cedars would be introduced along the south property line.  The planting height of the Cedars would be approximately 12 ft. with maximum growth expected to reach 25 30 ft.  The landscape plan and the requested variances were reviewed.  Photographs were provided of Phase 1 to demonstrate the massing, form, and colour scheme intended.  The amenities are to be shared with Phases 1 and 2.  All building blocks have been provided with a view through to the open space in the centre of the development.

Staff Comments

The Manager, Development Applications, Joe Erceg, noted that the rezoning of the site was adopted on July 14^th.  Mr. Erceg said that the project integrated well with the site under construction to the north and that the issues of privacy and screening raised by the owners to the south had been addressed.  As the project conformed to the Development Guidelines for the area, staff recommended issuance of the permit.

Correspondence

None.

Gallery Comments

Mr. Gerry Sieben, 9271 General Currie Road, submitted, and then reviewed the contents of, a letter outlining his concerns.  A series of photographs was also submitted.  Both letter and photographs are attached as Schedule 1 and form a part of these minutes.  The concerns included those of loss of privacy, the objectionable nature of the outside stairs, and, the requested variance for the east side setback.

In response, Mr. Erceg indicated that similar variance requests for outside stairs had been granted on Phases 1 and 2.  Mr. Erceg also indicated that although a 10 metre wide right-of-passage provided for the future ring road, uncertainty existed as to whether the road would be required.  In response to a question from the Chair, Mr. Alex Jamieson, Planner, said that although the height of the outside stairs would be similar to those shown in the photographs provided by Mr. Sieben of a project at Blundell and Heather Roads, the projects themselves were not comparable.

Mr. Leong then responded to the comments and questions of the Panel as follows:

●

the wood fence would be an improvement over the existing chain link fence.  The Western Red Cedars would provide a fast-growing hedge that would achieve 25 ft. in height;

●

the site coverage was actually lower than a typical R/2 site;

●

the original design concept of porches overlooking the open space had been revised to pull back the porches to a landing size only, which reduced the possible uses of the area, in order to address the feedback received from adjacent homeowners regarding the close proximity of the units to their properties;

●

the second floor sits over the landing area providing a human scale to the faade;

●

the project was of the same relative height of neighbouring buildings;

●

the main focus would be to the east/west minimizing overlook as much as possible;

●

landscaping and some trees would be provided along the section proposed for the future ring road, however, no hedging or fencing would be installed at this point as requested by staff.

Panel Discussion

The Chair noted his support for the project.  Further to this, Mr. McLellan said that Mr. Sieben had raised common issues for this type of development, in particular that of backyard privacy when old and new building forms converge.  It was agreed that the fence would be relatively ineffective from a privacy standpoint, but that the Cedars would go a long way in addressing the issue.  In conclusion, Mr. McLellan found the development, which did not exceed height requirements, to be consistent with Phase 1.

Panel Decision

It was moved and seconded

That a Development Permit be issued for a property at 7360 Heather Street that would:

1.

Allow the construction of 10 townhouse units on a property zoned Comprehensive Development District (CD/130); and that would:

2.

Vary the regulations in the Zoning and Development Bylaw to:

a)

reduce the side yard setback on the north side for two buildings from 3 m (9.843 ft.) to 1.29 m (4.25 ft.), and

b)

reduce the setback from the east right-of-way from 6m (19.685) to 1m (3.28) for entry stairs.

CARRIED

3.

Development Permit DP 03-231373
(Report: July 22/03 File No.:  DP 03-231373)   (REDMS No. 1031497)

APPLICANT:

Porte Development Corp.

PROPERTY LOCATION:

7491, 7511, 7551 & 7571 No. 4 Road

INTENT OF PERMIT:

1.

To allow the development of a townhouse project on a site zoned Comprehensive Development District (CD/35); and that would

2.

Vary the provisions of the Zoning and Development Bylaw to:

a)

reduce the setback from No. 4 Road from 9 m (29.528 ft.) to 6.5 m (21.32 ft.) for three buildings or portions of buildings;

b)

reduce the setback from other roads from 6 m (19.685 ft.) to 5.5 m (18 ft.), for certain portions of buildings;

c)

reduce the side yard setback from 3 m (9.842 ft.) to 1.5 m (4.921 ft.) for porches with columns; and to 0 for garbage/ recycling enclosures, and to

d)

allow up to 15 vehicle parking stalls to be arranged in tandem.

Applicants Comments

Mr. David Porte, Porte Realty, with the aid of a site plan and model, said that although this was an exciting project that had resulted in a project different to other developments in McLennan South, a number of constraints on site, such as the dedication for the north/south road and the significant number of trees that were retained and/or relocated on site, and the number of detached or duplex buildings, had been a challenge.  Mr. Porte then reviewed the factors that had contributed to the variance requests for sections of some buildings.

Mr. Porte spoke briefly of the discussions that had been held with the owner of an adjacent single-family home.

Staff Comments

The Manager, Development Applications, Joe Erceg, said that staff were happy with the project, including the design, colour scheme and landscaping including the retention/relocation of trees.  Mr. Erceg also pointed out that as one the first projects in the area the project provided a good model for future development.  The rezoning was expected to go forth on August 25^th, 2003.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

In supporting the project the Chair noted his agreement for its design and concept and said that a built form consistent with the concept would be anticipated. 

Panel Decision

It was moved and seconded

That a Development Permit be issued for a property at 7491, 7511, 7551 &7571 No.4 Road that would:

1.

Allow the development of a townhouse project on a site zoned Comprehensive Development District (CD/35); and that would

2.

Vary the provisions of the Zoning and Development Bylaw to:

a)

reduce the setback from No. 4 Road from 9 m (29.528 ft.) to 6.5 m (21.32 ft.) for three buildings or portions of buildings;

b)

reduce the setback from other roads from 6 m (19.685 ft.) to 5.5 m (18 ft.), for certain portions of buildings;

c)

reduce the side yard setback from 3 m (9.842 ft.) to 1.5 m (4.921 ft.) for porches with columns; and to 0 for garbage/ recycling enclosures, and to

d)

allow up to 15 vehicle parking stalls to be arranged in tandem.

CARRIED

4.

Adjournment

It was moved and seconded

That the meeting be adjourned at 4:25 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 13^th, 2003.

_________________________________

_________________________________

David McLellan
Chair

Deborah MacLennan
Administrative Assistant