1.

Minutes

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on Wednesday, August 13^th, 2003, be adopted.

CARRIED

2.

Development DP 03-232824
(Report: August 6/03 File No.:  DP 03-232824)   (REDMS No. 1049833, 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 1.63 m (5.35 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 1.32 m (4.34 ft.) for a 2-storey box bay window and gas fireplace on one (1) townhouse unit at the southwest corner of the site.
 

Applicants Comments

The applicant was not in attendance.

Staff Comments

The Manager, Development Applications, Joe Erceg advised that staff supported the application, which was seeking a variance in the side yard setbacks along the west property line for (i) a portion of the principal building, and (ii) a two-storey box bay window and gas fireplace, for one townhouse unit located at the south-west corner of the subject site.

The Chair noted that there were a number of people in attendance on this matter, and as a result, it was agreed that consideration of this application would be delayed until later in the meeting.
 

(To provide clarity to the minutes, the discussion on this matter which ensued later in the meeting (following Item No. 4), is being continued at this point.)

Applicants Comments

Mr. Amar Sandhu, representing the applicant, apologized for being late and stated that he was present to answer any questions which the Panel might have.
 

Reference was made to statements made in the July 9^th, 2003 staff report that the applicant would not be complying with the City's Tree Replacement Guidelines, and questions were raised about whether staff had had any progress with the applicant on that issue.  Advice was given that staff had been seeking a 2 for 1 replacement of trees.  Further advice was given that the landscaping plan had not changed from the previous review by the Panel.
 

A brief discussion ensued with Mr. Sandhu, who advised that there were only three trees on the property, of which only one was being removed, and that two trees were being planted to replace this tree.  With reference to the landscape plan, Mr. Sandhu stated that the plan had been amended to (i) include a hedge along the south-west property line to increase the buffer between the townhouse unit with the side yard setback variance and the single-family residential lot to the west, and (ii) provide information on the two variances being sought for the south-west corner of the property.

Correspondence

None.

Gallery Comments

Mr. Keith Wong, of 7451 Sunnymede Crescent, expressed pleasure that the proposed three additional townhouse units would be two-storey in height and not three-storey as first thought.  However, he expressed concern about the proposed variances being requested by the applicant, as he and the residents he represented were concerned about the potential loss of privacy if the side yards were reduced.  Mr. Wong also questioned the status of the tree located midway along the south-western property line, and in response, advice was given that the tree was to be retained. 
 

During the discussion which ensued with Panel members, advice was given that a hedge of tall cedar trees was to be planted along the westerly property line, with breaks for the driveway and fence.  Further advice was given, with respect to the request for variances to the side yard at the south-west corner of the subject property, that if a single-family residence had been constructed rather than the townhouse units, the home could have been located much closer to the property line than the townhouses, even with the approval of the variances.
 

Discussion continued, during which information was provided that the fence to be constructed along the south side of the property would be six feet in height, and that hedging would be planted between the townhouse units in question.  In concluding his presentation, Mr. Wong reiterated his concerns about the potential loss of privacy to the residents whose homes were located immediately south of the proposed development.
 

Mr. Kenny Chan, of 7431 Sunnymede Crescent, expressed concern about the overall appearance of the neighbourhood once construction of the project had been completed, with respect to the final side yard setbacks and privacy issues.  He voiced concern about the townhouse residents looking into adjacent backyards and questioned what the rear yard setback would be to the south property line.  Information was provided that the setback in question would be 6 metres, and that a fence would be constructed along the rear property line, with hedges planted between the townhouse units within the development.
 

Ms. May Wong, of 7451 Sunnymede Crescent, stated that she wanted to ensure that the needs of the Sunnymede residents whose properties abutted the development would not be negatively impacted by this project, and that their concerns were addressed.
 

Reference was made by the Chair to the streetscape plan being developed by the City for Blundell Road to reduce the impact of the multi-family residential units on the existing single-family homes.  In response to questions, Ms. Wong stated that she found that the streetscape plan to be very effective.

Panel Decision

It was moved and seconded

That a Development Permit (DP 03-232824) be issued for 7160 Blundell Road on a site zoned Comprehensive Development District (CD/23) which would:

1.

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.

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 1.63 m (5.35 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 1.32 m (4.34 ft.) for a 2-storey box bay window and gas fireplace on one (1) townhouse unit at the southwest corner of the site.
 

Prior to the question on the motion being called, the Chair advised that he supported the recommendation, as it provided a good transition from Blundell Road into the Sunnymede subdivision.
 

The question on the motion was then called, and it was CARRIED.

3.

Development DP 03-234055
(Report: July 28/03 File No.:  DP 03-234055)   (REDMS No. 1047339, 1050279)

APPLICANT:

Garden City Homes Ltd.

PROPERTY LOCATION:

8300, 8200 Ryan Road

INTENT OF PERMIT:

1.

To permit construction of ten (10) 2-storey townhouse units on a site zoned Townhouse District (R2); and

2.

To vary the provisions of Zoning and Development Bylaw 5300 to reduce the road setback along Ryan Road from 6 m (19.685 ft.) to 5 m (16.404 ft.) for the entry porch and box windows of four (4) townhouse units.

Applicants Comments

Mr. Tom Yamamoto, representing the applicant, explained that while the project would be constructed within a single family area, the complex would be close to the existing townhouse development located to the east of the subject properties.  He advised that a 9 metre wide public right-of-passage had been provided along the east side of the development to connect the school/park site with Ryan Road.  Mr. Yamamoto further advised that a children's play area had been located in the amenity area, which was to be located on the east side of the project adjacent to the walkway.
 

Mr. Yamamoto further explained that the units would be constructed in clusters of two units each in the two buildings proposed to front Ryan Road; two units each in the two buildings proposed to abut the west property line; and two units in the one building located adjacent to the amenity area.  He added that the FAR was proposed to be 34% even though 40% was allowed, and that a variance was being sought to reduce the front yard setback along Ryan Road for the entry porches and box windows of the four townhouse units which abut that road. 

Staff Comments

Mr. Erceg advised that the rezoning bylaw for the subject property had been adopted by Council at its meeting on August 25^th, 2003, and that the required conditions had been met as part of the rezoning process.  He stated that the proposed townhouse development was felt to be a better use of the site, and noted that provision had been made for a public walkway along the east side of the property.  Mr. Erceg added that when the property to the east was redeveloped, the driveway would be relocated to better align with the other property.  He stated that staff were recommending that the permit be issued.

Panel Discussion

In response to questions from Panel members, information was provided by Mr. Yamamoto that the children's play area would be separated from the amenity area by logs. 
 

Staff also provided information in response to questions, stating that the four units fronting Ryan Road would have individual garbage collection, while the internal units would utilize a garbage collection area.  As well, the picture of the fire truck on the site plan, indicated that there would be sufficient turning radius for such a large vehicle.

Correspondence

Natalie and Daniel Kuo, 10320 Leonard Road (Schedule 1)

Veronica, Saverio and Dan Marseca, 10940 Rosecroft Crescent (Schedule 2)

Gallery Comments

None.

Panel Decision

It was moved and seconded

That a Development Permit (DP 03-234055) be issued for 8300, 8320 Ryan Road that would:

1.

permit construction of ten (10) 2-storey townhouse units on a site zoned Townhouse District (R2); and

2.

vary the provisions of Zoning and Development Bylaw 5300 to reduce the road setback along Ryan Road from 6 m (19.685 ft.) to 5 m (16.404 ft.) for the entry porch and box windows of four (4) townhouse units.
 

Prior to the question on the motion being called, the Chair advised that the project was well done for such a small site, and indicated that he liked the treatment on the walkway leading to the school.
 

The question on the motion was then called, and it was CARRIED.

4.

Development Permit DP 03-237856
(Report:  August 7/03 File No.:  DP 03-237856)   (REDMS No. 1040673)

APPLICANT:

Fairchild Developments Ltd.

PROPERTY LOCATION:

8060 Cambie Road

INTENT OF PERMIT:

1.

To allow a hotel and community amenity space on a property zoned Comprehensive Development District (CD/86); and that would

2.

vary the regulations in the Zoning and Development Bylaw to reduce minimum road setback from 3 m (9.843 ft.) to 0.2 m (0.65 ft.) for a projecting canopy.

Applicants Comments

Mr. Bruce Rozenhart, representing the applicant, accompanied by Mr. Luciano Zago, provided information to the Panel on the efforts being taken to hide the parkade from the Cambie Road area to ensure that the project fit with Aberdeen Centre and at the same time, retained recognition as a renown hotel.  He suggested that construction of the hotel provided opportunities to increase tourism traffic to the centre of Richmond. 
 

Mr. Rozenhart then spoke about the proposed provision of community space within the hotel building, and stated that the space was intended to compliment the businesses in the area to use as a conference centre for cultural interchange, as well as perhaps to display art from other parts of the world.
 

Mr. Zago then gave a PowerPoint presentation to explain how certain issues raised by staff had been addressed, including provision of access from the parkade to the lobby of the hotel; streetscapes; pedestrian amenities; exterior building construction materials; architectural elements; parking and loading; window glazing and amenity space.  (A copy of the PowerPoint presentation is attached as Schedule 3 and forms part of these minutes.)

Staff Comments

Mr. Erceg advised that staff supported the project, and felt that it would be an attractive addition to Aberdeen Centre.  He further advised that the application complied with the City's guidelines, and although staff had a preference for glass which allowed more light into the building, staff still supported the project and recommended that the permit be issued.
 

Reference was made to the bus lay-by area, and questions were raised about enforcement to ensure that illegal parking did not occur.  In response, information was provided that a hotel concierge would be responsible for surveillance of the area.  Questions were also raised about whether amendments would be required to the City's traffic bylaws, and the suggestion was made that the Community Bylaws Parking Enforcement Section be contacted on this matter.
 

Reference was made to the proposed community amenity space, and discussion ensued on this matter, during which Mr. Rozenhart explained that the applicants preference would be have the space used as a cultural interchange in keeping with the ethnic components of the area.  He stated that it was his understanding that use of the amenity space was still open for discussion, however, he commented that the suggestion made to use the area in question as a satellite art gallery would be a good idea.  Mr. Rozenhart confirmed, in response to further questions, that the amenity space would be turned over to the City following the completion of construction.  It was noted during the discussion that many letters of support had been received by the City which supported the use of the amenity space as an art gallery.
 

Questions were raised about whether a drop-off area would be available on Cambie Road for parents dropping their children off to attend programs in the amenity area.  Mr. Zago responded that consideration had been given to establishing a drop-off area within the parkade.  As well, he stated that the lay-by area could also be used.

Correspondence

Danny Leung, Senior Vice President and General Manager, Fairchild Developments Ltd. (enclosed letters of support for the establishment of an art gallery in the community amenity space)  (Schedule No. 4)

Gallery Comments

None.

Panel Decision

It was moved and seconded

That a Development Permit (DP 03-237856) be issued at 8060 Cambie Road that would:

1.

Allow a hotel and community amenity space on a property zoned Comprehensive Development District (CD/86); and that would

2.

Vary the regulations in the Zoning and Development Bylaw to reduce minimum road setback from 3 m (9.843 ft.) to 0.2 m (0.65 ft.) for a projecting canopy.
 

Prior to the question on the motion being called, the Chair expressed pleasure at the manner in which the hotel building had been designed to appear as if it were floating over the rest of the project.  He stated that his only concerns were with (i) the glass treatment for the lower levels of the building, and (ii) the drop-off area, particularly with regard to how it would function with the multiple uses in the area.  The Chair, however, commended the applicant for a well designed building.
 

The question on the motion was then called, and it was CARRIED.

5.

GENERAL COMPLIANCE 7228 WESTMINSTER HIGHWAY (DP 01-115831)
(Report:  August 21/03 File No.:  DP 01-115831)   (REDMS No. 1019778)

APPLICANT:

Downs Archambault Architects

PROPERTY LOCATION:

7228 Westminster Highway

The Chair advised that he was concerned about the proposed removal of the hedge because of the public outcry which occurred when the developer of the property to the west removed the hedge which had abutted his property.  He stated that it would be in the best interests of the City if a sign was posted on the property to advise users of Minoru Park of the proposed removal, and wait to see if there was a reaction to this announcement.  As a result, the following referral motion was introduced:
 

It was moved and seconded

That the report (dated August 21^st, 2003, from the Manager, Development Applications), regarding a General Compliance request for 7228 Westminster Highway (DP 01-115831), which would allow for the removal and replacement of a section of hedge, be referred to staff to carry out Option 3 (as described in the staff report.)

CARRIED

6.

New Business

None.

7.

Date Of Next Meeting:       Wednesday, September 10^th, 2003

8.

Adjournment

It was moved and seconded

That the meeting be adjourned at 4:35 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 27^th, 2003.

_________________________________

_________________________________

David McLellan
Chair

Fran J. Ashton,
Executive Assistant, City Clerks Office