1.

Minutes

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on Wednesday, September 29^th, 2004, be adopted.

CARRIED

2.

Development Permit DP 04-263999
(Report: September 21/04 File No.:  DP 04-263999)   (REDMS No. 1334804, 1336225)

APPLICANT:

Chevron Canada Limited

PROPERTY LOCATION:

12011 Bridgeport Road

INTENT OF PERMIT:

To permit development of a gas station with a retail trade and food-catering establishment in a building containing a total floor area of 269.3 m2 (2,900 ft2) at 12011 Bridgeport Road on a site zoned Comprehensive Development District (CD/150).

Applicant’s Comments

Mr. Larry Hardisty, Chevron Canada, with the aid of a variety of materials, spoke about the proposed new land use that will include a White Spot, a Town Pantry and a four gate gas bar.  Mr. Hardisty also spoke about the reduced access points, the retro-style architecture, the task lighting, and the land dedications that will be provided to the City.

Staff Comments

The Director of Development Raul Allueva, said that a number of issues that had arisen during the rezoning process had related to land use, and not form and character. 

In response to a question from the Chair, Ms. Mary Chan-Yip, DMG Landscape Architects, said that in response to the redevelopment of the site the landscaping would also be completely re-done that would include a decorative wall feature along the streetscape; the addition of street trees along #5 Road that would match those on Bridgeport Road; the provision of hedging material which would be layers down to shrubs planted on the outside of the fence; additional trees along the east edge that would enhance buffering; and, the provision of a six foot fence with a trellis element.   Ms. Chan-Yip also said that no existing trees could be retained on the site due to their poor condition.

Correspondence

None

Gallery Comments

None

Panel Discussion

Mr. Erceg said that he quite liked the project which, combined with the enhanced landscaping, will greatly improve the site.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would permit development of a gas station with a retail trade and food-catering establishment in a building containing a total floor area of 269.3 m2 (2,900 ft2) at 12011 Bridgeport Road on a site zoned Comprehensive Development District (CD/150).

CARRIED

3.

Development Variance Permit DV 04-264734
(Report:  September 23/04  File No.:  DV 04-264734)   (REDMS No. 1336884)

APPLICANT:

Birthe Drewnowski

PROPERTY LOCATION:

10611 Lassam Road

INTENT OF PERMIT:

To reduce the required side yard setback from 2 m (6.6 ft.) to 1.7 m (5.58 ft.) for the existing house at 10611 Lassam Road in order to accommodate the subdivision of a new single-family residential lot on the eastern portion of the subject site.

Applicant’s Comments

Ms. Birthe Drewnowski, the applicant, accompanied by her brother, said that the subject property had been in her family since 1942, and that her intent was to remain on the property.  Further to this Ms. Drewnowski said that the subdivision of the property would allow her brother to build his retirement home on the subdivided lot. 

Staff Comments

The Director of Development, Raul Allueva, indicated that the possibility of a variance had been supported at the time of rezoning.  In addition, Mr. Allueva said that the variance would be applicable to the existing building only and that any future building would have to conform.

In response to a question from the Chair, Ms. Drewnowski said that as a result of subdivision her driveway would be extended to Hollybank Drive.

Correspondence

None

Gallery Comments

None

Panel Discussion

Mr. Erceg noted that the minor variance had been considered at rezoning, and was supportable.

Panel Decision

It was moved and seconded

That a Development Variance Permit be issued which would reduce the required side yard setback from 2 m (6.6 ft.) to 1.7 m (5.58 ft.) for the existing house at 10611 Lassam Road in order to accommodate the subdivision of a new single-family residential lot on the eastern portion of the subject site.

CARRIED

4.

Development Permit DP 04-270421
(Report: September 21/04 File No.:  DP 04-270421)   (REDMS No. 1327470, 1327496, 1327475)

APPLICANT:

Pelman Architecture Inc.

PROPERTY LOCATION:

7751, 7771 and 7791 Ash Street

INTENT OF PERMIT:

1.

To permit 31 townhouse units with access from Keefer Avenue on a site to be zoned Comprehensive Development District (CD/129); and

2.

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

a)

Keefer Avenue setback to the deck from 4 m to 2.6 m; and

b)

Keefer Avenue and Ash Street setback to the trellis arbour and gateway landscape structures from 2 m to 1.5 m.

Applicant’s Comments

Mr. Pelman, Pelman Architecture Inc., with the aid of a model and other materials, presented the project to the Panel, including a review of access, the exterior materials, the architectural characteristics, and both the active and passive landscape elements.

Staff Comments

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

In response to questions from the Panel Mr. Pelman described the requested variances, and the results of the arborist report, which had indicated that the majority of the existing trees were unhealthy and would be replaced, at a ratio of 2:1, with a larger calliper tree.

Correspondence

None

Gallery Comments

None

Panel Discussion

Mr. Day said that he would like to see the Zoning and Development Bylaw amended to reduce the number of similar type variances being required. 

A brief discussion ensued among Mr. Erceg, Mr. Allueva and Mr. Pelman regarding what would happen in the future when the lane was punched through and whether a residual paved area would result.  Mr. Pelman indicated that at the point the lane went through the driveways could be extended, however, that would be a decision of the Strata Corporation.

Mr. Erceg said that he was happy for the project to move ahead, although he said that he would like the applicant to have a discussion with staff regarding a contingency landscape plan with the adjacent property. 

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

permit 31 townhouse units with access from Keefer Avenue on a site to be zoned Comprehensive Development District (CD/129); and

2.

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

a)

Keefer Avenue setback to the deck from 4 m to 2.6 m; and

b)

Keefer Avenue and Ash Street setback to the trellis arbour and gateway landscape structures from 2 m to 1.5 m.

CARRIED

5.

Development Permit DP 04-271614
(Report: September 21/04  File No.:  DP 04-271614)   (REDMS No. 1334589, 1334781)

APPLICANT:

Aadmi Investments Ltd.

PROPERTY LOCATION:

10991 No. 4 Road

INTENT OF PERMIT:

1.

To permit development of a one-storey automotive service station building containing two (2) service station bays and two (2) car wash bays with a total floor area of 288 m2 (3,100 ft2) on a site zoned Service Station District (G2); and

2.

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

a)

reduce the road setback from 12 m (40 ft.) to 8.33 m (28 ft.) for the building façade along Steveston Highway and permit the projection of a roof canopy a further 1.32 m (4.33 ft.) into this setback; and

b)

reduce the road setback from 12 m (40 ft.) to 10.22 m (34 ft.) for a roof canopy along No. 4 Road.

Applicant’s Comments

Mr. Wojciech Grzybowicz, WG Architecture Inc., with the aid of an artists’ rendering and other materials, provided the context of the site and reviewed the circulation on the site.  The exterior materials and colours, the glazing, and the special shape of the roof were also reviewed.

The landscape architect spoke about the two major areas of the site – the Steveston Highway edge, which included a more formal landscape scheme, and the No. 4 Road edge, which included a heavily landscaped berm between the sidewalk and the parking area.  The existing tree retention was discussed, as were the view corridors, through the transparent front of the building, that would be retained under a canopy of trees, and the use of decorative pavers.

In response to questions from the Panel information was provided that the berm would wrap around to the Steveston Highway edge; and, that the variance for the reduced setback from Steveston Highway was crucial to the project.

Staff Comments

Mr. Allueva indicated that access to Steveston Highway had been discouraged, and that the proposed design avoided that access and provided a 40 ft. length of buffer along Steveston Highway.  Mr. Allueva also responded to questions from the Chair regarding what measures had been taken to mitigate the impact of pushing the driveway to the corner on the residential properties across No. 4 Road.

Correspondence

None

Gallery Comments

Mr. Michael Chung, 8511 Greenfield Road, spoke about the impact that the 24 hour car wash and the car repair business would have on the neighbouring residential, and also the traffic issues that would result.  Mr. Chung submitted 2 petitions objecting to the proposal, a copy of the petitions are attached as Schedule 1 and form a part of these minutes.

Mr. Raj Aadmi, applicant, said that the service bays would provide 10 minute oil changes only and that decibel ratings undertaken at other locations had indicated a recording of 65 decibels, which was no worse than traffic noise.  Mr. Aadmi further said that extensive landscaping was planned to mitigate the noise; that the traffic flow was no greater than a typical gas station, and, that the driveway proximity to the corner was no different to those of other gas stations along Steveston Highway.

In response to questions from the Panel, Mr. Aadmi said that night activity at the car wash was minimal; and, that no complaints had been received from the adjacent properties of a similar development in Abbotsford.

A brief discussion ensued on the separation of the subject property from the adjacent commercial property to the west, during which Mr. Allueva said that a non-mountable curb and low planting was proposed in order to maintain visibility between the sites.  Further to this Mr. Allueva said that the Transportation Department was satisfied that the minimum access requirements would be met, with adequate separation provided from Steveston Highway.  The parking requirements had also been met.

Mr. Andy Aadmi spoke in support of the project as it would aid in reducing crime in the area.

Panel Discussion

Mr. Erceg said that although a number of issues had been raised, the project fit within the existing zoning and uses.  Noting that the Traffic and Transportation Departments had reviewed the project, Mr. Erceg said that the reduction to the setback from Steveston Highway made sense because it allowed for vehicle circulation to the north of the building with additional landscaping along Steveston Highway.  The landscape berm and plantings were considered to be very good and would assist to alleviate any noise from the site.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

permit development of a one-storey automotive service station building containing two (2) service station bays and two (2) car wash bays with a total floor area of 288 m2 (3,100 ft2) on a site zoned Service Station District (G2); and

2.

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

a)

reduce the road setback from 12 m (40 ft.) to 8.33 m (28 ft.) for the building façade along Steveston Highway and permit the projection of a roof canopy a further 1.32 m (4.33 ft.) into this setback; and

b)

reduce the road setback from 12 m (40 ft.) to 10.22 m (34 ft.) for a roof canopy along No. 4 Road.

CARRIED

6.

Development Permit DP 04-272882
(Report: September 15/04  File No.:  DP 04-272882)   (REDMS No. 1316620)

APPLICANT:

Peter Yee

PROPERTY LOCATION:

9331 General Currie Road

INTENT OF PERMIT:

To permit the construction of four (4) dwelling units at 9331 General Currie Road on a site zoned Comprehensive Development District (CD/120).

Applicant’s Comments

Mr. Alex Yip, owner of the property, provided a brief overview of the project.

Staff Comments

The Director of Development, Mr. Raul Allueva, referred to the concern raised during the rezoning process regarding on-site parking.  Mr. Allueva said that the proposal met the parking requirements and no further action had been taken. 

In response to questions from the Panel regarding access to the units from the parking garages, Mr. Allueva provided the interim provisions that would be involved until the lane at the rear was complete.  Further to this Mr. Allueva said that a Development Permit was issued in perpetuity, which would provide assurance that the landscaped area would not be turned into parking.

Mr. Erceg said that he liked the concept, but that he was struggling with the project as it required more development.  Mr. Erceg further said that the success of previous such development had been determined by the small details of those projects, and he provided the example of a project on Bennett Road.  The combination of elements in the driveaisle, the lack of articulation or delineation between the storeys, the landscape detail, and the close proximity of the open space for the rear unit to the family room window of the other unit, were identified as concerns by Mr. Erceg, and he said he would prefer the application be referred to staff for more work on those areas.

Mr. Day agreed with Mr. Erceg’s comments, and said that an opportunity had been missed in the design.  Further to this Mr. Day said that he liked the look of the south elevation and the two storey, but that the design was less successful on the other sides.  Mr. Day requested that more work be done on the trim detail, and also the landscaping.

Correspondence

Ms. K. Gawandor, 9340 General Currie Road – Schedule 2.

Gallery Comments

None.

Panel Discussion

Mr. Erceg said that he would like the item to go back to staff for a review of a number of items, which he identified.  Mr. Day concurred with a referral of those items to staff, and he said that he hoped the application could then be included on the next Development Permit Panel agenda. 

As a result the following referral motion was introduced:

Panel Decision

It was moved and seconded

That DP 04-272882 be referred to staff for a review of the following:

-

provision of better access to the front units from the parking;

-

improved articulation of the interior side elevations and better delineation of each storey;

-

the use of a combination of materials for paving;

-

provision of landscaping along the internal driveway; and

-

confirmation of compliance with the City’s tree re-planting requirements and provision of landscaping detail for the boulevard.

CARRIED

7.

Adjournment

It was moved and seconded

That the meeting be adjourned at 4:36 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, October 13^th, 2004.

_________________________________

_________________________________

Joe Erceg
Chair

Deborah MacLennan
Administrative Assistant