1.

Minutes

It was moved and seconded

That the the minutes of the meeting of the Development Permit Panel held on Wednesday, August 11th, 2004, be adopted.

CARRIED

2.

Development Permit 04-255283
(Report: July 28/04; File No.:  DP 04-255283)   (REDMS No. 1217643)

APPLICANT:

598401 BC Ltd.

PROPERTY LOCATION:

22611 Westminster Highway

INTENT OF PERMIT:

1.

To permit the construction of 11 townhouses at 22611 Westminster Highway on a site zoned Comprehensive Development District (CD/24); and

2.

To vary the provisions of the Zoning and Development Bylaw No. 5300 to permit tandem parking.

Applicant’s Comments

Mr. Tyler Yamamoto, Tomizo Yamamoto Architects, with the aid of a model, elevations, an artist’s rendering, and a site plan, provided an overview of the project that included information on the site plan, the central drive access from the south, the land swap with McLean Park that was included in the rezoning process, the relocation of the amenity area, and that no livable area was located on the ground floor due to flood plain requirements.

Staff Comments

The Director of Development, Raul Allueva, had no further comments.

In response to questions from the panel, Mr. Yamamoto said that the roofing material would be asphalt; the ground floor exterior material would be Hardi-Plank with board and batton and vinyl material applied to the upper floors; and that, due to the close proximity of McLean Park, the amenity area would have seating provided for passive use.

Correspondence

T. Darby, 78-22888 Windsor Court – Schedule 1.

Gallery Comments

None.

Panel Discussion

The Chair requested that staff review the tandem parking concerns raised by Ms. Darby about her townhouse complex.

Mr. Erceg said that he was pleased with the project and that it integrated well with McLean Park.  Mr. Erceg also expressed his appreciation that the issues raised by a resident to the south at public hearing had been addressed.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

Permit the construction of 11 townhouses at 22611 Westminster Highway on a site zoned Comprehensive Development District (CD/24); and

2.

Vary the provisions of the Zoning and Development Bylaw No. 5300 to permit tandem parking.

CARRIED

3.

Development Permit 04-265641
(Report: July 26/04; File No.:  DP 04-265641)   (REDMS No. 1314126)

APPLICANT:

Lancing Properties Ltd.

PROPERTY LOCATION:

5980 Lancing Road, 7631, 7651, 7671 and 7711 No 2 Road

INTENT OF PERMIT:

1.

To permit the construction of 24 townhouses at 5980 Lancing Road, 7631, 7651, 7671 and 7711 No 2 Road on a site zoned Townhouse District (R2 – 0.7); and

2.

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

a)

To reduce the minimum side yard setback from 6 m to 4.5 m along No. 2 Road; and

b)

To increase the maximum building height from 11 m to 11.12 m for a central portion of the roof on all 4 buildings; and

c)

To permit tandem parking.

Applicant’s Comments

With the aid of a model, elevations, a materials board and a landscape plan, Mr. Chris Chung, Robert Ciccozzi Architecture Inc., provided in his overview of the project information on the site plan, the location of the amenity area, landscape improvements, the style and colour scheme that tied well to the neighbourhood context, the exterior materials that would be utilized – Hardi-Plank, vinyl siding and wood panels, and asphalt roofs, and that the end units had been opened up to allow light into the project and the expression of corner views.

Staff Comments

The Director of Development, Raul Allueva, had no further comments.

In response to questions from the Panel information was given that the required amount of visitor, including disabled, parking had been provided; and, that the concerns raised by the property owner to the south, Mr. John Cameron, had all been adequately addressed.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Chair said that he liked the design of the units and the generous amount of open space provided on site.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

Permit the construction of 24 townhouses at 5980 Lancing Road, 7631, 7651, 7671 and 7711 No 2 Road on a site zoned Townhouse District (R2 – 0.7); and

2.

Vary the provisions of the Zoning and Development Bylaw No. 5300:

a)

To reduce the minimum side yard setback from 6 m to 4.5 m along No. 2 Road; and

b)

To increase the maximum building height from 11 m to 11.12 m for a central portion of the roof on all 4 buildings; and

c)

To permit tandem parking.

CARRIED

4.

Development Permit 04-267499
(Report: July 28/04; File No.:  DP 04-267499)   (REDMS No. 1315604, 1315605)

APPLICANT:

Ledingham McAllister Properties Ltd.

PROPERTY LOCATION:

9100 and 9200 Ferndale Road (formerly 6180 and 6200 Garden City Road and 9020, 9040, 9060, 9100, 9140 and 9200 Ferndale Road)

INTENT OF PERMIT:

1.

To permit 2 four-storey residential buildings, totalling 156 apartments over a parkade structure on a site zoned Comprehensive Development District (CD/144); and

2.

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

a)

Reduce the Ferndale Road (north) setback from 2.0 m to 0.9 m for the secondary entry pergola structure only; and

b)

Reduce the Katsura Street (east) setback from 3.3 m to 2.9 m to the covered decks; and

c)

Reduce the Garden City Road (west) setback from 8.8 m to 8.1 m to the balconies only.

Applicant’s Comments

Mr. Jeff Chong, Ledingham McAllister, with the aid of site plan and elevations, described the adjacent conditions and the 2 four-storey buildings located over a common parkade.  Mr. Chong also spoke about the proposed pedestrian greenway that would connect Ferndale Road to the existing public walkway on the adjacent property, and the exterior materials that would be utilized.

Staff Comments

The Director of Development, Raul Allueva, had no further comments.

In response to questions from the Panel, staff advised that a lay-by would be provided on Ferndale Road for loading/unloading purposes; that 2 Chestnut trees would be retained at the corner of Ferndale Road and Garden City Road, new trees would be planted along Ferndale Road; and, that 16 adaptable units would be provided.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Chair complimented the well-designed project.

Panel Decision

It was moved and seconded

That a Development Permit be issued that would:

1.

Permit 2 four-storey residential buildings, totalling 156 apartments over a parkade structure on a site zoned Comprehensive Development District (CD/144); and

2.

Vary the provisions of the Zoning and Development Bylaw No. 5300 to permit the following:

a)

Reduce the Ferndale Road (north) setback from 2.0 m to 0.9 m for the secondary entry pergola structure only;

b)

Reduce the Katsura Street (east) setback from 3.3 m to 2.9 m to the covered decks; and

c)

Reduce the Garden City Road (west) setback from 8.8 m to 8.1 m to the balconies only.

CARRIED

5.

Development Permit 04-269088
(Report: July 26/04; File No.:  DP 04-269088)   (REDMS No. 1313821)

APPLICANT:

Patrick Cotter Architect Inc.

PROPERTY LOCATION:

7331 No. 4 Road

INTENT OF PERMIT:

1.

To permit the construction of 16 townhouses at 7331 No. 4 Road on a site zoned Comprehensive Development District (CD/35); and

2.

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

a)

To increase maximum permitted lot coverage from 30% to 40%; and

b)

To reduce the minimum side yard setback from 3 m to 2.5 m for projections from the north-west units; and

c)

To reduce the side yard setback from 3 m to 1.4 m for the south-west unit; and

d)

To permit projections into the side yard setback of 0.6 m for one-storey enclosed bays at grade on the south-east units; and

e)

To permit tandem parking spaces for two units.

Applicant’s Comments

Mr. David Wootton, Patrick Cotter Architect Inc., with the aid of elevations, an artist’s renderings, a site plan and a model, provided an overview of the project that included information on the temporary, primary access from No. 4 Road; the projections that would encroach into the 3m setbacks; the large number of replacement trees, some of which are large calliper, that had been incorporated; the amenity space; and the road dedication allowance.

Staff Comments

The Director of Development, Raul Allueva, had no further comments.

In response to questions from the Panel, information was provided that a second phase was proposed to the south of this site that would incorporate adaptable units.

Correspondence

None.

Gallery Comments

A resident of 7311 No. 4 Road expressed her concerns regarding i) whether her property would be impacted by the reductions to the sideyard setbacks; and ii) the fence that had been knocked down and the sand overflow into her yard from the preload on the site. 

Mr. Allueva responded that the property would be unaffected by the reductions to the sideyard setbacks. 

Mr. Wootton responded that a number of fences along the boundary property lines would be replaced, and that a landscape buffer would be added.  Mr. Wootton indicated that he would speak to the concerned resident, and that he would bring the concerns about the overflow of the preload into some of the yards and the downed fences to the attention of the developer.

Ms. M. Donshchenko, 7271 No. 4 Road, questioned how close the development would come to her property, and expressed concern about the sand, fences and drainage.

Panel Discussion

Direction was given to staff that the application be held until confirmation was received from the applicant that a meeting with the residents had been held and the issues concerning fencing and preload had been resolved. 

The Chair noted his appreciation of the 2-storey units in this project.

Panel Decision

It was moved and seconded

That Development Permit be issued that would:

1.

Permit the construction of 16 townhouses at 7331 No. 4 Road on a site zoned Comprehensive Development District (CD/35); and

2.

Vary the provisions of the Zoning and Development Bylaw No. 5300:

a)

To increase maximum permitted lot coverage from 30% to 40%; and

b)

To reduce the minimum side yard setback from 3 m to 2.5 m for projections from the north-west units; and

c)

To reduce the side yard setback from 3 m to 1.4 m for the south-west unit; and

d)

To permit projections into the side yard setback of 0.6 m for one-storey enclosed bays at grade on the south-east units; and

e)

To permit tandem parking spaces for two units.

CARRIED

6.

Development Permit 04-269797
(Report: July 30/04; File No.:  DP 04-269797)   (REDMS No. 1316672, 1304733, 1249045)

APPLICANT:

Hotson Bakker Boniface Haden Architects

PROPERTY LOCATION:

14791 Steveston Highway

INTENT OF PERMIT:

1.

To permit 211 dwelling units (67 rental and 144 market housing) in four, 4-storey multiple-family apartment buildings with underground parking on a site zoned Comprehensive Development District (CD/134); and

2.

To vary the provisions of CD/134 to reduce the required parking for the entire site from the minimum required 460 to 420.

Applicant’s Comments

Mr. Norm Hotson and Mr. Stephane Laroye, Hotson Bakker Boniface Haden Architects, were present. 

Mr. Hotson, with the aid of a model, site plan, elevations and a landscape plan, summarized the project as being an initial 4 buildings on the rivers edge in the general location of the Riverport Entertainment complex.  The project comprises both rental and market housing unit, with a portion of the rental units, 5%, being adaptable.  All parking will be underground, and although a reduction has been requested to the required parking amount the reduction would still comply with the normal standards of the Zoning Bylaw.

Additional phases to the south will comprise accommodation, commercial, restaurant and office with some marine oriented use.

Mr. Hotson spoke of the large public benefit of the project in the provision of a new public road that will provide access to a future public park; a walkway along the river; the public space that will be developed by the City at the end of Steveston Highway, and a float.  He also spoke about the comprehensive landscape strategy for the project, including that the spaces formed by the L-shaped building would be available to the public and would be accessible from the walkway; that extensive landscape, including tree planting, was planned along the streets and within the zone of the river’s edge; that pier elements would be included as well as lay-by’s along the riverfront walkway to enhance the enjoyment of the setting; and, that the area of conservation along the water’s edge complied with FREMP and other agency regulations.

Staff Comments

The Director of Development, Raul Allueva, said that the changes that had been made since the rezoning proposal were positive and that the overall quality of the public amenities was good.  Mr. Allueva also said the changes to affordable and rental buildings were notable.

In response to questions from the Panel, Mr. Hotson provided details on the exterior materials and the building vocabulary; said that the buildings would comply with CMHC noise attenuation requirements for the location; noted the hedging and tree planting along the westerly edge that provide a visual screen to the CN right-of-way; and confirmed that the Disclosure Statement would contain information pertinent to the CN right-of-way.  Mr. Hotson also identified the sidewalk access points and perpendicular walkways that would connect the waterfront walkway and the green courts.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Chair said that he was pleased with the project, including the industrial look and materials used for the buildings, and commended the applicant for providing waterfront amenities in excess of what was originally promised at rezoning and for the increase to the number of rental units that are being provided.

Panel Decision

It was moved and seconded

That a Development Permit be issued that would:

1.

permit 211 dwelling units (67 rental and 144 market housing) in four, 4-storey multiple-family apartment buildings with underground parking on a site zoned Comprehensive Development District (CD/134); and

2.

vary the provisions of CD/134 to reduce the required parking for the entire site from the minimum required 460 to 420.

CARRIED

7.

Development Permit 04-270369
(Report: July 30/04; File No.:  DP 04-270369)   (REDMS No. 1305709, 1298457)

APPLICANT:

Polygon Developments (43) Ltd.

PROPERTY LOCATION:

7140, 7180, 7200, 7240, 7246, 7260, 7280, 7320 Heather Street and the rear portions of 7131, 7151, 7171, 7191, 7231, 7251, 7271, 7311, 7331, 7351, 7371 Ash Street

INTENT OF PERMIT:

1.

To permit 116 two and three-storey townhouses on a site zoned Comprehensive Development District (CD/143); and

2.

To vary the provisions of the Zoning and Development Bylaw No. 5300 to reduce the setback for the entry gate (trellis) and recycling enclosure only from 2 m to 0 m on Sills Avenue.

Applicant’s Comments

Mr. Kevin Shoemaker, Polygon Developments, provided a brief presentation.

Staff Comments

The Director of Development, Mr. Raul Allueva, said that in response to the issues relating to the interface of the project with the rear of the properties on Ash Street, that were identified during the rezoning process, staff had worked with the applicant to achieve a different unit type (2 storey) along that interface.

Correspondence

S. MacGougan, 7411 Ash Street – Schedule 2.

Gallery Comments

None.

Panel Discussion

In response to the correspondence that was received, the Chair noted that the project density was consistent with the requirements of both the Official Community Plan and the adopted rezoning for the property, and that Transportation staff were comfortable with traffic volume and access.  Staff were directed, however, to refer the traffic problems identified in the correspondence for review.

The Panel appreciated the provision of 2 storey units along the Ash Street interface.

Panel Decision

It was moved and seconded

That a Development Permit be issues which would:

1.

permit 116 two and three-storey townhouses on a site zoned Comprehensive Development District (CD/143); and

2.

vary the provisions of the Zoning and Development Bylaw No. 5300 to reduce the setback for the entry gate (trellis) and recycling enclosure only from 2 m to 0 m on Sills Avenue.

CARRIED

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 25^th, 2004.

_________________________________

_________________________________

Joe Erceg
Chair

Deborah MacLennan
Administrative Assistant