1.

Minutes

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on Tuesday, December 23^rd, 2003, be adopted.

CARRIED

2.

Development Permit DP 03-225089
(Report: December 1/03 File No.:  DP 03-225089)   (REDMS No. 1007044)

APPLICANT:

Kaiman Enterprises Co. Ltd. and Emanon Holdings Ltd.

PROPERTY LOCATION:

22571 Westminster Highway

INTENT OF PERMIT:

1.

To permit the construction of nine (9) three-storey townhouses on a site zoned Comprehensive Development District (CD/24); and

2.

To vary the regulations of Zoning and Development Bylaw No. 5300 to:

a)

reduce the road setback along Westminster Highway from 6m (19.685 ft.) to 3.048m (10 ft.) for access stairs to the porches on the second floor;

b)

reduce the road setback along Westminster Highway from 6m (19.685 ft.) to 0.914m (3 ft.) for a mailbox structure; and

c)

permit nine (9) tandem parking stalls for the townhouse units.

Applicants Comments

Mr. Tom Yamamoto, Architect, with the aid of a model, a photoboard, a materials board, a landscape plan, and an artists rendering, described the adjacent conditions of the site, including the park area and the single family residence to the south.  Mr. Yamamoto referred to the future access driveway that had been provided to the property to the south, and also the public open space into which a number of existing trees had been incorporated.  The alignment of the driveway with Windsor Court was noted.

Mr. Yamamoto also spoke about the unit fronts that faced the park area, the porched entries from the street, and the trellised gateway to the units at the rear.  The requested minor variances were reviewed and it was noted that the arborists report had indicated that not all of the existing trees were in good shape.

Staff Comments

Mr. Holger Burke, Development Coordinator, indicated that staff recommended approval of the Development Permit.  He then reviewed the concerns contained in a letter received from Ms. Trudie Darby, and responded as follows:

-

although McLean Park would be boxed in to some extent, portions of the park would remain open to Westminster Highway.  The rezoning application had been approved by Council and was consistent with the Area Plan.  The Rezoning Application and the Development Permit application had been reviewed by Parks Dept. staff who had no concerns regarding the parks openness;

-

the small development should pose no major conflict for vehicles turning onto or off of Westminster Highway;

-

the angular shape of the property made it difficult for the stairs not to encroach into the setback.  Safety and noise issues would not be significant.  A fence along Westminster Highway was indicated on the landscape plan;

-

relocation of the mailbox structure further into the site would cause a loss of some landscaping; and

-

the proposed parking met the bylaw requirements for visitor parking however, additional parking could be provided but it would be at the loss of landscaping.

A brief discussion ensued between the Panel members and staff, during which the following information was provided:

-

the traffic concept for the future access to the property to the south included a deadend with visitor parking at the end and a hammerhead turnaround; and

-

that a cross-access agreement would be required for the property to the south.

Correspondence

Ms. T. Darby, 78 22888 Windsor Court Schedule 1.

Gallery Comments

None.

Panel Discussion

The Chair said that he supported the recommendation of staff.  Mr. Erceg further said that he was particularly happy with the retention of the existing trees, the variety of materials used, and, the staggered facades of the buildings.

Panel Decision

It was moved and seconded

That a Development Permit be issued for 22571 Westminster Highway that would:

1.

Permit the construction of nine (9) three-storey townhouses on a site zoned Comprehensive Development District (CD/24); and

2.

Vary the regulations of Zoning and Development Bylaw No. 5300 to:

a)

reduce the road setback along Westminster Highway from 6m (19.685 ft.) to 3.048m (10 ft.) for access stairs to the porches on the second floor;

b)

reduce the road setback along Westminster Highway from 6m (19.685 ft.) to 0.914m (3 ft.) for a mailbox structure; and

c)

permit nine (9) tandem parking stalls for the townhouse units.

CARRIED

3.

Development Variance Permit DV 03-251026
(Report: December 11/03  File No.:  DV 03-251026)   (REDMS No. 1098391)

APPLICANT:

LPL Properties Ltd.

PROPERTY LOCATION:

11120 Silversmith Place

INTENT OF PERMIT:

To vary the maximum building height from 12 m (39.37 ft.) to 19.812 m (65 ft.) for a proposed equipment tower in the southwest portion of the site.

Applicants Comments

Mr. Ciaran Deery, representative of Layfield Plastics, the owner/tenant of the property for the past fifteen years, explained that plastic was extruded and pulled vertically, and he further explained that the piece of equipment that was to be purchased to modernize and maintain the current standards of extrusion, required a certain height to be effective; there was no alternative to the vertical operation.  The portion of the building that would require an increased height would be limited to the new piece of equipment which would be located at a rear corner of the site.

Staff Comments

Mr. Holger Burke, Development Coordinator, said that a letter of support had been received from the Granby Group, located immediately to the south of the subject property.

Correspondence

Granby Group of Companies Schedule 2.

Gallery Comments

None.

Panel Discussion

The Chair noted that although the tower would be quite high it was only for a small portion of the building, and that the variance request was supported by the adjacent business owner.

Panel Decision

It was moved and seconded

That a Development Variance Permit be issued for 11120 Silversmith Place which would vary the maximum building height from 12 m (39.37 ft.) to 19.812 m (65 ft.) for a proposed equipment tower in the southwest portion of the site.

CARRIED

4.

Development Variance Permit DV 03-252524
(Report: December 18/03   File No.:  DV 03-252524)   (REDMS No. 1104171)

APPLICANT:

Francha Holdings

PROPERTY LOCATION:

3411 Catalina Crescent

INTENT OF PERMIT:

To vary the side yard setback from 1.2 m (4 ft.) to 0.6 m (2 ft.) along the northern property line for the northwest portion of a proposed garage.

Applicants Comments

Ms. Barbara Kalloch, representative of Francha Holdings, indicated that she was present to answer questions of the Panel.  She also referred to the letter of support received from the owners of 3451 Catalina Crescent.

Staff Comments

Mr. Holger Burke, Development Coordinator, said that he had nothing further to add to the report.

In response to a question from the Chair, Ms. Kalloch said that the situation had arisen due to a fence not being located exactly on the property line.

Correspondence

Pan Canadian Mgmt. Corp. Schedule 3

Gallery Comments

None.

Panel Discussion

The Chair said that he had visited the site and found the encroachment to be minor.

Panel Decision

It was moved and seconded

That a Development Variance Permit be issued for 3411 Catalina Crescent which would vary the side yard setback from 1.2 m (4 ft.) to 0.6 m (2 ft.) along the northern property line for the northwest portion of a proposed garage.

CARRIED

5.

New Business

Holger Burke, Development Coordinator, introduced two new staff members, Cecilia Achiam, Planner 2, and Sara Badyal, Planner 1, to the Panel.

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, January 14^th, 2004.

_________________________________

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Joe Erceg
Chair

Deborah MacLennan
Administrative Assistant