1.

Minutes

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on Wednesday, October 27, 2004, be adopted.

CARRIED

2.

Development Permit DP 03-254303
(Report: November 1/04 File No.:  DP 03-254303)   (REDMS No. 1350076, 1257989)

APPLICANT:

Chatham Development Ltd.

PROPERTY LOCATION:

3771 Chatham Street

INTENT OF PERMIT:

1.

To permit the construction of a three-storey building containing 140.4 m² (1,511 ft²) of commercial space at grade and two (2) dwelling units above on a site zoned Steveston Commercial (Three-Storey) District (C5); and

2.

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

a)

permit four (4) tandem parking spaces; and

b)

permit three (3) small parking spaces.

Applicant’s Comments

Mr. Yoshi Mikamo, of Tom Yamamoto Architect Inc., and Mr. Rocky Sethi, were present.  Mr. Mikamo, with the aid of a site plan and other materials, reviewed the revisions to the parking arrangement and the exterior materials that were requested at the previous Development Permit Panel meeting. 

Staff Comments

The Director of Development, Raul Allueva, said that the re-submitted plans satisfactorily addressed the issues raised previously.

Correspondence

None

Gallery Comments

None

Panel Decision

It was moved and seconded

That a Development Permit be issued that would:

1.

permit the construction of a three-storey building containing 140.4 m² (1,511 ft²) of commercial space at grade and two (2) dwelling units above on a site zoned Steveston Commercial (Three-Storey) District (C5); and

2.

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

a)

permit four (4) tandem parking spaces; and

b)

permit three (3) small parking spaces.

CARRIED

3.

Development Permit DP 04-264230
(Report: October 13/04 File No.:  DP 04-264320)   (REDMS No. 1309601)

APPLICANT:

Vermillion Properties Corp. / Beech Developments Ltd. / Goertzen Holdings Canada Ltd.

PROPERTY LOCATION:

6660, 6760, 6780 and 6784 Lynas Lane

INTENT OF PERMIT:

1.

To permit the construction of 19 two-storey townhouses at 6660, 6760, 6780 and 6784 Lynas Lane on a site zoned Townhouse District (R2); and

2.

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

a)

reduce the minimum front yard setback from 6 m to 1.6 m for the mailbox structure with roof; and

b)

reduce the minimum rear yard setback from 3 m to 1.7 m for the enclosed recycling, garbage and electrical rooms.

Applicant’s Comments

Mr. J. Gomberoff, of Gomberoff Bell Lyon Architects Group Inc., with the aid of elevations, a site plan, an artists’ rendering, and a landscape plan, reviewed the site context, the public information process, the outdoor amenity area, tree retention and replacement, and the exterior materials.

Ms. Mary Chan Yip, of DMG Landscape Architects, elaborated on the arborist review of the existing trees that had been undertaken and the generous tree replacement plan, and then spoke about the separation of the public and private realms, and, the safety features incorporated into the children’s play area.

Staff Comments

The Director of Development, Raul Allueva, said that during the rezoning process issues relating to existing trees along the rear property line, and traffic, had been identified.  He then said that although the majority of the trees on the property could not be saved, the replanting program would exceed the required ratio of 2:1; and, that a future traffic signal was proposed for the intersection of Granville Avenue and Lynas Lane at the point Lynas Lane was extended beyond Granville Avenue.  Mr. Allueva then briefly reviewed the two minor variances that were requested for design elements.

Correspondence

S. Shen, 55-6800 Lynas Lane – Schedule 1

Gallery Comments

A resident of 86-6800 Lynas Lane, asked where the garbage and recycling area would be located; and what the distance would be between the building and the perimeter fence.  He then spoke about his concerns about the volume of traffic and asked what would happen in the short term prior to the proposed future signalization of the Granville Avenue and Lynas Lane intersection.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

Permit the construction of 19 two-storey townhouses at 6660, 6760, 6780 and 6784 Lynas Lane on a site zoned Townhouse District (R2); and

2.

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

a)

reduce the minimum front yard setback from 6 m to 1.6 m for the mailbox structure with roof; and

b)

reduce the minimum rear yard setback from 3 m to 1.7 m for the enclosed recycling, garbage and electrical rooms.

CARRIED

4.

Development Permit DP 04-268922
(Report: October 12/2004 File No.:  DP 04-268922)   (REDMS No. 1342133)

APPLICANT:

Timothy Tse

PROPERTY LOCATION:

7920 Bennett Road

INTENT OF PERMIT:

To permit construction of four (4) dwelling units at 7920 Bennett Road on a site proposed to be zoned Comprehensive Development District (CD/28).

Applicant’s Comments

Mr. Timothy Tse, designer and applicant for Items 4, 5 and 6, reviewed the proposed streetscapes, the character and style of the buildings, the efforts to reduce the massing and scale of the buildings, and the tree retention and replacement programs.  Mr. Tse then spoke about the vertical and horizontal articulation, the raising of the buildings to provide passive surveillance, the transitions from the road, and, the efforts to increase the greenery on the three sites.

Staff Comments

The Director of Development, Raul Allueva, said that the projects had all been accommodated by Comprehensive Development zones that fit within the residential character of the area.  Mr. Allueva also said that the three projects each provided open space on site and off-street parking, and, that the tree replanting exceeded the required ratio of 2:1.

Correspondence

C. Sham & W. Wong, 7940 Bennett Road – Schedule 2

Y. Ramji, 7951 Bennett Road – Schedule 3

S. Ramji, 7951 Bennett Road – Schedule 4

Gallery Comments

None

Panel Discussion

Mr. Allueva indicated that the proposed density was envisioned and did not exceed overall density limits.  Mr. Allueva also said that the Transportation Department had confirmed that the roads were adequately sized, and that the density would not affect traffic assumptions for the area.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would permit the construction of four (4) dwelling units at 7920 Bennett Road on a site proposed to be zoned Comprehensive Development District (CD/28).

CARRIED

5.

Development Permit DP 04-269261
(Report:  October 18/04 File No.:  DP 04-269261)   (REDMS No. 1342219)

APPLICANT:

Timothy Tse

PROPERTY LOCATION:

7711/7731 Acheson Road

INTENT OF PERMIT:

To permit the construction of six (6) dwelling units at 7711/7731 Acheson Road on sites proposed to be zoned Comprehensive Development District (CD/120).

Applicant’s Comments

Please see Item 4.

Staff Comments

Staff had no further comment.

Correspondence

C. Sham & W. Wong, 7940 Bennett Road – Schedule 2

Gallery Comments

None

Panel Decision

It was moved and seconded

That a Development Permit be issued which would permit the construction of six (6) dwelling units at 7711/7731 Acheson Road on sites proposed to be zoned Comprehensive Development District (CD/120).

CARRIED

6.

Development Permit DP 04-270199
(Report: October 21/04 File No.:  DP 04-270199)   (REDMS No. 1346840)

APPLICANT:

Timothy Tse

PROPERTY LOCATION:

7860 Bennett Road

INTENT OF PERMIT:

To permit construction of four (4) dwelling units at 7860 Bennett Road on a site proposed to be zoned Comprehensive Development District (CD/28).

Applicant’s Comments

Please see Item 4.

Staff Comments

Staff had no further comments.

Correspondence

Y. Ramji, 7951 Bennett Road – Schedule 3

S. Ramji, 7951 Bennett Road – Schedule 4

Gallery Comments

None

Panel Discussion

In response to a question from the Panel, the Director of Development, Raul Allueva, indicated that offsite works would be required with the property to the west in order to accommodate the lane access.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would permit the construction of four (4) dwelling units at 7860 Bennett Road on a site proposed to be zoned Comprehensive Development District (CD/28).

CARRIED

7.

Development Permit DP 04-274972
(Report:  October 13/04 File No.:  DP 04-274972)   (REDMS No. 1330630, 1343585, 1343577)

APPLICANT:

Tien Sher Investment Group Inc.

PROPERTY LOCATION:

7760, 7780, 7800 and a portion of 7740 Ash Street

INTENT OF PERMIT:

1.

To permit the construction of 29 townhouses at 7760, 7780, 7800 and a portion of 7740 Ash Street on a site to be zoned Comprehensive Development District (CD/35); and

2.

To vary the provisions of Zoning and Development Bylaw No. 5300, Section 291.35.4 (Minimum Setbacks From Property Lines) to permit the following:

a)

reduce the minimum side yard setback for the southern most unit along Ash Street from 3 m (10 ft.) to 2 m (6.5 ft.); and

b)

reduce the minimum side yard setback for the northern most unit along Ash Street from 3 m (10 ft.) to 2.4 m (8 ft.) for the building face and 1.68 m (5.5 ft.) for a 5.1 m (16.7 ft.) long single-storey electrical room projection; and

c)

reduce the minimum side yard setback for the unit adjacent to the rear yard of the existing house at 7740 Ash Street from 3 m (10 ft.) to 2.4 m (8 ft.); and

d)

reduce the public road setback from 6 m (20 ft.) to 5 m (16 ft.) in order to permit a single-storey entry porch projection for street facing units along Ash Street; and

e)

reduce the public road setback from 6 m (20 ft.) to 2.4 m (8 ft.) for a mail kiosk and trellis structure only.

Applicant’s Comments

Mr. Yoshi Mikamo, of Tom Yamamoto Architect Inc., and Mr. Rocky Sethi, were present.  With the aid of an area plan and other materials, Mr. Mikamo provided a brief overview of the project, and in particular the emphasis given to the transitions from the single-family homes and the efforts to reduce the building massing. 

Mr. Sethi identified a large stand of Birch trees that would retained on the site.

Mr. Mikamo then spoke about the additional space provided between the adjacent single-family residential, the exterior materials and colours, the roof pitches, and, that no bedroom windows had been placed along the single-family edge.

Staff Comments

The Director of Development, Raul Allueva, noted the relaxations to the interior yards and side yards and the reasonable relationship retained to the single-family by the use of 2-storey units.  Mr. Allueva said the variances requested were for projections into the sideyard and public road setbacks by the electrical room and mail kiosk.  He also said that most of the relaxations had been identified at the Public Hearing for the rezoning application and had generated no comment.

Correspondence

None

Gallery Comments

None

Panel Decision

It was moved and seconded

That a Development Permit be issued that would:

1.

Permit the construction of 29 townhouses at 7760, 7780, 7800 and a portion of 7740 Ash Street on a site to be zoned Comprehensive Development District (CD/35); and

2.

Vary the provisions of Zoning and Development Bylaw No. 5300, Section 291.35.4 (Minimum Setbacks From Property Lines) to permit the following:

a)

reduce the minimum side yard setback for the southern most unit along Ash Street from 3 m (10 ft.) to 2 m (6.5 ft.);

b)

reduce the minimum side yard setback for the northern most unit along Ash Street from 3 m (10 ft.) to 2.4 m (8 ft.) for the building face and 1.68 m (5.5 ft.) for a 5.1 m (16.7 ft.) long single-storey electrical room projection;

c)

reduce the minimum side yard setback for the unit adjacent to the rear yard of the existing house at 7740 Ash Street from 3 m (10 ft.) to 2.4 m (8 ft.);

d)

reduce the public road setback from 6 m (20 ft.) to 5 m (16 ft.) in order to permit a single-storey entry porch projection for street facing units along Ash Street; and

e)

reduce the public road setback from 6 m (20 ft.) to 2.4 m (8 ft.) for a mail kiosk and trellis structure only.

CARRIED

8.

Adjournment

It was moved and seconded

That the meeting be adjourned at 4:15 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, November 10^th, 2004.

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Jeff Day
Acting Chair

Deborah MacLennan
Administrative Assistant