1.

Minutes

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on Wednesday, March 2^nd, 2005, be adopted.

CARRIED

2.

Development Permit DP 04-270828
(Report: February 17/05  File No.:  DP 04-270828)   (REDMS No. 1431341)

APPLICANT:

Patrick Cotter Architect Inc.

PROPERTY LOCATION:

7520 Gilbert Road

INTENT OF PERMIT:

To permit the construction of five (5) three-storey townhouses at 7520 Gilbert Road on a site zoned Comprehensive Development District (CD/120).

Applicant’s Comments

Mr. Patrick Cotter, architect, with the aid of a model and various other materials, described the unit orientation and the site plan, including the strong residential character of the 2 units facing Gilbert Road.  The open space, the vehicular access and the pedestrian access were also reviewed.

Staff Comments

Mr. Allueva indicated that: i) the proposed development was consistent with the 3-storey conditions in the immediate area; ii)  the drive aisle and the open space had been located adjacent to the single-family; and iii) the lane, the only vehicular access to the site, at 9m is wider than usual, and that the proposal had been reviewed by the Transportation Department re: safety issues of which none had been identified.

Mr. Cotter, in response to questions from the Panel, said that: i) the elevations and a conflict with the design of the vehicular access prevented the retention of the 2 trees identified by an arborist as being in fair condition.  Further to this, Mr. Cotter said that the tree replacements would be concentrated along the pedestrian walkway; ii) a transfer of living space to the ground floor was not feasible as it would affect the functional floor plans on the second and third floors; and, iii) the possibility of making the garage door opening a different size than that at the building face to prevent easy relocation of the garage doors, would be reviewed.

Correspondence

B.P. Ives, #337 – 7451 Moffatt Road –Schedule 1.

R. and P. Shiu – Schedule 2.

Gallery Comments

Mr. Pasquale Iannatone, 7560 Gilbert Road, questioned the future re-development potential of his property.

Mr. Allueva, in response, said that Mr. Iannatone’s property was approximately the same size as that of the subject property, that a similar zone and density would be applicable, and, that access would be achieved from the lane.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would permit the construction of five (5) three-storey townhouses at 7520 Gilbert Road on a site zoned Comprehensive Development District (CD/120).

CARRIED

At this point the order of the agenda was varied in order that Item 3 and 4 be heard last.

5.

Development Permit DP 04-279621
(Report: February 22/05 File No.:  DP 04-279621)   (REDMS No. 1443200)

APPLICANT:

Empress Garden Holdings Ltd.

PROPERTY LOCATION:

8640 and 8660 No. 3 Road

INTENT OF PERMIT:

1.

To permit the construction of 13 multi-family townhouse dwelling units at 8640 and 8660 No. 3 Road on a site zoned Townhouse District (R2 - 0.6); and

2.

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

a)

permit building projections of up to 0.6m into the front yard setback; and

b)

permit two (2) tandem parking spaces.

Applicant’s Comments

Mr. Tom Yamamoto, architect, reviewed the project, and in particular the lower profile that had been chosen in order to better fit into the existing neighbourhood and also to aid future development to the north and south.  Mr. Yamamoto also noted the tandem parking provided to one unit resulted in one extra visitor parking space being provided between the buildings.  In response to questions from the Panel, the architect indicated pea gravel would be used in the amenity area.

Staff Comments

The Director of Development, Raul Allueva, indicated that a number of issues raised at the Public Hearing on the rezoning for this site, including the garbage enclosure location and landscaping, had been satisfactorily addressed.

Mr. Allueva also:  i) addressed the concerns raised in the correspondence on this item noting that development on major arterial roads was provided for in current City policies, and ii) responded to questions from the Panel regarding drainage issues, of which none had been identified in this area.

Correspondence

N. Santos, #21-8631 No. 3 Road – Schedule 3

Gallery Comments

Mr. Tony Moffat, 8620 # 3 Road, the owner of the adjacent property to the north, liked the model and said the project looked good, but he expressed concern that the drainage would be problematic.  Mr. Moffat asked whether the catch basin located on the edge of the subject property could be relocated onto his property to more adequately remove any surface water.

The General Manager, Engineering and Public Works, Jeff Day, responded that something could be done in regards to the catch basin, possibly by adding an extension from the existing catch basin to a new catch basin on Mr. Moffat’s property.

Mr. Moffat also asked i) whether the roof drainage on the subject property could be directed into the storm sewer on No. 3 Road instead of into the perimeter drainage as a solid sewer pipe would prevent any drainage from seeping onto Mr. Moffat’s property, and ii) whether additional lines could be added into the perimeter drainage.  Mr. Moffat concluded his comments by noting that he would prefer to not see 3 storey building in the front of the site.

Mr. Yamamoto indicated that the roof drainage would be looked at as part of the building permit. 

The Chair, Joe Erceg, noted that no variances were required on the height of the buildings so 3-storey units were permitted under the rezoning.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

permit the construction of 13 multi-family townhouse dwelling units at 8640 and 8660 No. 3 Road on a site zoned Townhouse District (R2 - 0.6); and

2.

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

a)

permit building projections of up to 0.6m into the front yard setback; and

b)

permit two (2) tandem parking spaces.

CARRIED

6.

Development Permit DP 04-280302
(Report: February 17/05 File No.:  DP 04-280302)   (REDMS No. 1372132)

APPLICANT:

Am-Pri Construction Ltd.

PROPERTY LOCATION:

7280, 7300, 7304 and 7320 Garden City Road

INTENT OF PERMIT:

1.

To permit the construction of 35 dwelling units at 7280, 7300, 7304 and 7320 Garden City Road on a site zoned Comprehensive Development District (CD/128); and

2.

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

a)

reduce the public road setback (Turnill Street) from 4.57 m to .25 m to allow for a covered recycling enclosure.

Applicant’s Comments

Mr. Tom Yamamoto, architect, with the aid of a model and other materials, reviewed the project, and in particular the similiarities between this project and the 3-storey developments to the north and east, and the design treatment along the three road frontages.

Staff Comments

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

In response to a question from the Panel on the amount of vinyl siding to be used, Mr. Yamamoto said that Hardi-Plank would be used to bring up colour, and that 2-tone vinyl would be used.  Along the street frontages a metal fence was provided with brick posts, and that the brick would tie in to a brick element on the street side façade.  In response to further questions, Mr. Yamamoto said that the driveway would be edged in concrete, that pavers were provided in the drive aisle and visitor parking stalls, and that the sides of the recycling enclosure would be solid with a lattice top.

Mr. Allueva spoke about the low tree retention, noting that a number of trees had been found to be in poor health, and that others interfered with the site planning.  Mr. Allueva indicated some trees were being retained along the Garden City Road frontage.

Correspondence

None.

Gallery Comments

None.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

permit the construction of 35 dwelling units at 7280, 7300, 7304 and 7320 Garden City Road on a site zoned Comprehensive Development District (CD/128); and

2.

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

a)

reduce the public road setback (Turnill Street) from 4.57 m to .25 m to allow for a covered recycling enclosure.

CARRIED

3.

Development Permit DP 04-279309
(Report: February 9/05 File No.:  DP 04-279309)   (REDMS No. 1350281)

APPLICANT:

Platinum Management Inc.

PROPERTY LOCATION:

7100 St. Albans Road

INTENT OF PERMIT:

1.

To permit the construction of five (5) dwelling units at 7100 St. Albans Road on a site zoned Comprehensive Development District (CD/127); and

2.

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

a)

reduce the public road (front yard) property line setback for a gateway structure from 2 m to 0 m; and,

b)

reduce the east property line setback from 4.57 m to 4 m.

Applicant’s Comments

Mr. Taizo Yamamoto, Tom Yamamoto Architects, with the aid of a model and other materials, reviewed the 5-unit single building townhouse project, including the vehicular and pedestrian access, the amenity area, the gateway structure with the mailbox that created a stronger street presence, the tree retention program, the tandem parking provided to the three middle units, the use of pavers, and the exterior materials.

Staff Comments

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

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Chair said that he normally did not like the building set up but it was all that would work on this site.  Mr. Erceg also noted the good materials and screening provided.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

permit the construction of five (5) dwelling units at 7100 St. Albans Road on a site zoned Comprehensive Development District (CD/127); and

2.

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

a)

reduce the public road (front yard) property line setback for a gateway structure from 2 m to 0 m; and,

b)

reduce the east property line setback from 4.57 m to 4 m.

CARRIED

4.

Development Permit DP 04-279615
(Report: February 15/05  File No.:  DP 04-279615)   (REDMS No. 1409295)

APPLICANT:

K.Y. Properties Ltd.

PROPERTY LOCATION:

7531 St. Albans Road

INTENT OF PERMIT:

1.

To permit the construction of four (4) dwelling units at 7531 St. Albans Road on a site zoned Comprehensive Development District (CD/120); and

2.

To vary the provisions of the Zoning and Development Bylaw No. 5300 to reduce the minimum required Public Road setback (St. Albans Road) from 4.5 m to 1 m and the north side yard setback from 1.2 m to 0.55 m for a mailbox structure with a decorative roof.

Applicant’s Comments

Mr. Taizo Yamamoto, Tom Yamamoto Architects, with the aid of a model and other materials, reviewed the 4-unit townhouse project comprised of both two and three storey duplexes, and he spoke about the cross-access agreement which would provide a future benefit for the property to the south, the privacy measures undertaken, the individual accesses from the sidewalk for the units on St. Albans Road, and the exterior materials.

Staff Comments

The Director of Development Raul Allueva, said that although a number of trees on the site couldn’t be retained, staff were pleased that a large Douglas Fir tree in the amenity area was to be retained.

Correspondence

None.

Gallery Comments

None.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

permit the construction of four (4) dwelling units at 7531 St. Albans Road on a site zoned Comprehensive Development District (CD/120); and   

2.

vary the provisions of the Zoning and Development Bylaw No. 5300 to reduce the minimum required Public Road setback (St. Albans Road) from 4.5 m to 1 m and the north side yard setback from 1.2 m to 0.55 m for a mailbox structure with a decorative roof.

CARRIED

7.

Adjournment

It was moved and seconded

That the meeting be adjourned at 4:24 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, March 16^th, 2005.

_________________________________

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Joe Erceg
Chair

Deborah MacLennan
Administrative Assistant