1.

Minutes

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on October 26th, 2005, be adopted.

CARRIED

2.

DEVELOPMENT PERMIT DP 04-279174
(Report: October 26^th, 2005; File No.:  DP 04-279174)   (REDMS No. 1602408)

APPLICANT:

Oris Development (London Landing) Corp.

PROPERTY LOCATION:

6111, 6225 and 6233 London Road

INTENT OF PERMIT:

1.

To permit the construction of a mixed-use building with approximately 870 m² of ground floor commercial/light industrial space, 74 dwelling units, a one-bedroom guest suite on the second floor, and an underground parking structure at 6111, 6225 and 6233 London Road on a site zoned Comprehensive Development District (CD/83); and

2.

To vary the provisions of the Zoning and Development Bylaw No. 5300 to reduce the drive aisle width in the parking garage from 7.5 m to 6.7 m.

Applicant’s Comments

Mr. Patrick Cotter, Architect, indicated that the project is a mixed-use development consisting of commercial space at grade, 1 level of underground parking, 74 dwelling units with one guest suite on the second floor.  Historical reference to the cannery is expressed in building form, design and material.  The project presents a very strong street presence and starts the process of developing a pedestrian style village presence in the area.

Staff Comments

Mr. Holger Burke, Acting Director of Development, advised that the rezoning for this site was already adopted.  At the Public Hearing for the rezoning application, no public concerns were expressed.  Staff is pleased with the development and the variance requested was typical of that allowed for parking garages.  He noted that a quite extensive servicing agreement for the site had also been approved. 

In response to queries from the Panel, the applicant advised that the area within the property line abutting the greenway would be lit.  That public access through the site was possible, although no legal agreement for public access was provided and the outdoor amenity area for children’s play would be shared with the adjacent development and can be easily accessed from this site.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Chair complimented the applicant on the level of detail put into the development.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

Permit the construction of a mixed-use building with approximately 870 m² of ground floor commercial/light industrial space, 74 dwelling units, a one-bedroom guest suite on the second floor, and an underground parking structure at 6111, 6225 and 6233 London Road on a site zoned Comprehensive Development District (CD/83); and

2.

Vary the provisions of the Zoning and Development Bylaw No. 5300 to reduce the drive aisle width in the parking garage from 7.5 m to 6.7 m.

CARRIED

3.

DEVELOPMENT PERMIT DP 05-296789
(Report: October 11^th, 2005, File No.:  05-296789)   (REDMS No. 1660622)

APPLICANT:

Toyu Garden City Development Ltd.

PROPERTY LOCATION:

9440 Ferndale Road

INTENT OF PERMIT:

1.

To permit the construction of 24 townhouse dwellings at 9440 Ferndale Road on a site zoned Comprehensive Development District (CD/168); and

2.

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

a)

Reduce the minimum Ferndale Road setback from 6.0 m to 5.39 m for secondary bay and window dormers;

b)

Reduce the minimum Ferndale Road setback from 2 m to 0.3 m for a trellis covered landscape structure; and

c)

Reduce the minimum Hemlock Drive setback from 5.0 m to 4.5 m for third storey window dormers.

Applicant’s Comments

Mr. Tom Yamamoto, representing the applicant, briefly reviewed this application.  He advised that internal driveway would be shared with the property on 9420 Ferndale Road, which was being developed through DP 05-297694.  Mr Yamamoto noted that this shared drive aisle was widened in the centre to break up the linear form and to provide better access to the amenity areas located on each side of the drive-aisle.  It was further noted that there would be a cross-access agreement in place for use of the amenity areas.  There were 2 existing single-family houses on either side of the development.  The house on the east side is slated for redevelopment in the near future.  The privacy of the house on the west side would not be compromised as the proposal for 9420 Ferndale Road (DP 05-297694) would retain the existing evergreen hedge and would plant a tree to buffer the development and the units to the west were stepped down to two stories, there were no windows, major living spaces or balconies facing the west, and there was no visitor parking on that side either.  The material used consisted of brick with hardiboard accents.  The variances asked for were minor and would help improve the architectural expression and character of the development.

Staff Comments

Mr. Burke, Acting Director of Development advised that this site as well as the one on 9420 Ferndale Road were being developed at the same time.  The variances requested were minor.  The applicant had tried to address the concerns of the owner of the single family home to the west by stepping down the western units to two stories, providing landscaping and an evergreen fence to buffer the properties.  He noted that the single family home to the east would be rezoned to multi-family housing. 

In response to a query from the Panel, the applicant advised that the visitor parking would be separated from the children’s amenity area and there would be a cross-access agreement between the two developments for use of the amenity area. 

Correspondence

None.

Gallery Comments

Mona Chan, 9400 Ferndale Road queried the number of visitor parking that would be provided. 
Mr. Yamamoto advised that there were 5 visitor parking stalls for each of the 2 developments.  She stated that she was concerned about the increase in traffic and safety issues that would occur if this development were allowed.  In response, the Chair advised that transportation staff had reviewed this proposal and did not foresee any traffic concerns in this area.

In response to a query from the Panel, Mr. Burke advised that the visitor parking provided met the City’s bylaw requirements for the site and that the resident parking provided exceeded the bylaw requirements.  He also stated that the portion of Hemlock Drive that abutted this site would be completed by the applicant and as new development occurred in the area, a new road pattern would be developed between Ferndale Road and Westminster Highway which should alleviate the concerns expressed by Ms. Chan.

Panel Discussion

None.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

Permit the construction of 24 townhouse dwellings at 9440 Ferndale Road on a site zoned Comprehensive Development District (CD/168); and

2.

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

a)

Reduce the minimum Ferndale Road setback from 6.0 m to 5.39 m for secondary bay and window dormers;

b)

Reduce the minimum Ferndale Road setback from 2 m to 0.3 m for a trellis covered landscape structure; and

c)

Reduce the minimum Hemlock Drive setback from 5.0 m to 4.5 m for third storey window dormers.

CARRIED

4.

DEVELOPMENT PERMIT DP 05-297694
(Report: October 11^th, 2005 File No.:  05-297694)   (REDMS No. 1655302)

APPLICANT:

Am-Pri Construction Ltd.

PROPERTY LOCATION:

9420 Ferndale Road

INTENT OF PERMIT:

1.

To permit the construction of 24 townhouse dwellings at 9420 Ferndale Road on a site zoned Comprehensive Development District (CD/167); and

2.

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

a)

Reduce the minimum Ferndale Road setback from 6.0 m to 5.39 m for secondary bay and window dormers;

b)

Reduce the minimum Ferndale Road setback from 2 m to 0.3 m for a trellis covered landscape structure;

c)

Reduce the minimum Hemlock Drive setback from 5.0 m to 4.5 m for third storey window dormers; and

d)

Reduce the minimum side yard setback from 3.0 m to 2.1 m for a third storey dormer on Building 5.

Applicant’s Comments

Mr. Yamamoto advised that he was available to answer questions on the proposed development.

Staff Comments

Mr. Burke advised that there were no additional staff comments. 

In response to queries from the Panel, Mr. Yamamoto advised that there were three units with adaptable floor plans in this development.  He also noted that the existing evergreen fence would provide enough privacy for the single family home to the west and that the magnolia tree was 1.8 metres high and of 6cm calliper.  Discussion occurred on the size of the tree being provided and Mr. Yamamoto agreed that he would replace the Magnolia tree with a 10cm calliper tree.

In response to a query from the Panel, Mr. Burke advised that if both developments were not started at the same time, the drive aisle would still be large enough for use.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Chair thanked Mr. Yamamoto for agreeing to increase the calliper of the tree that would be planted.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

Permit the construction of 24 townhouse dwellings at 9420 Ferndale Road on a site zoned Comprehensive Development District (CD/167); and

2.

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

a)

Reduce the minimum Ferndale Road setback from 6.0 m to 5.39 m for secondary bay and window dormers;

b)

Reduce the minimum Ferndale Road setback from 2 m to 0.3 m for a trellis covered landscape structure;

c)

Reduce the minimum Hemlock Drive setback from 5.0 m to 4.5 m for third storey window dormers; and

d)

Reduce the minimum side yard setback from 3.0 m to 2.1 m for a third storey dormer on Building 5.

CARRIED

5.

DEVELOPMENT PERMIT DP 05-302568
(Report: October 24^th, 2005 File No.:  05-302568)   (REDMS No. 1673742)

APPLICANT:

Hywel Jones Architect Ltd.

PROPERTY LOCATION:

10760 & 10780 Cambie Road

INTENT OF PERMIT:

1.

To permit the construction of a BMW Automobile Dealership at 10760 and 10780 Cambie Road on a site zoned Automobile-Oriented Commercial District (C6); and

2.

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

a)

Reduce the parking setback from 3 m to 0 m for the display vehicle stalls abutting the public road along the southern property line of the site;

b)

Reduce the side yard parking setback from 1.5 m to 0 m for parking stalls abutting the western property line of the site;  and

c)

Reduce the number of parking stalls required to accommodate visitors and staff from 89 stalls to a minimum of 59 stalls.

Applicant’s Comments

Mr. Newman, the applicant, advised he was available to answer questions.

Staff Comments

Mr. Holger Burke, Acting Director of Development, advised that the variance being requested on the southern property line was supported by staff since it fronts onto an on ramp to Highway 99 which incorporated a 9m wide grassed boulevard strip between the site and the roadway.  He noted that the applicant would introduce planting islands and porous paving to break up the display parking in this area.  Staff also supported the variance to the west property line as this abutted an existing wall face of the building on the abutting property.  He noted that the reduction in parking stalls was also supported by staff since the applicant will provide a total of 253 parking stalls on site, including display stalls, and that the number of display stalls could be reduced should a parking shortfall become evident. 

Mr. Losee, Landscape Architect, briefly reviewed the green roof being provided by the development.

Correspondence

None.

Gallery Comments

Keith Takeshima, General Manager of Holiday Inn, 10720 Cambie Road, stated that he was in favour of this development and requested some clarification on the parking stall setback variances.

Panel Discussion

None.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

Permit the construction of a BMW Automobile Dealership at 10760 and 10780 Cambie Road on a site zoned Automobile-Oriented Commercial District (C6); and

2.

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

a)

Reduce the parking setback from 3 m to 0 m for the display vehicle stalls abutting the public road along the southern property line of the site;

b)

Reduce the side yard parking setback from 1.5 m to 0 m for parking stalls abutting the western property line of the site;  and

c)

Reduce the number of parking stalls required to accommodate visitors and staff from 89 stalls to a minimum of 59 stalls.

CARRIED

6.

DEVELOPMENT PERMIT DP 05-303895

(Report: October 24^th, 2005; File No.:  DP 05-303895)   (REDMS No. 1687223)

APPLICANT:

Kasian Architecture Limited

PROPERTY LOCATION:

11688 Steveston Highway

INTENT OF PERMIT

To permit the construction of a 41.9 m² addition to an existing McDonald’s restaurant on a site zoned Community Commercial District (C3).

Applicant’s Comments

The applicant was not available.

Staff Comments

Mr. Burke, Acting Director of Development advised that this was a very small addition to the McDonald’s restaurant play area.  He noted that the applicant would loose a couple of parking spaces but noted that there was enough parking in the Ironwood mall to accommodate the loss. 

Correspondence

None.

Gallery Comments

None

Panel Discussion

None.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would permit the construction of a 41.9 m² addition to an existing McDonald’s restaurant on a site zoned Community Commercial District (C3) located at 11688 Steveston Highway.

CARRIED

7.

DEVELOPMENT PERMIT DP 05-307245
(Report: October 27^th, 2005; File No.:  05-307245)   (REDMS No. 1675479)

APPLICANT:

Richmond Nissan Ltd.

PROPERTY LOCATION:

13220 Smallwood Place

INTENT OF PERMIT:

1.

To permit the construction of a 574 m² (6,179 ft²) building addition with façade improvements and landscaping enhancements at 13220 Smallwood Place on a site zoned “Automotive Park District (AUP)”; and

2.

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

a)

Reduce the parking setback from 3.0 m to 0.0 m for the display vehicle stalls abutting the public road (Smallwood Place); and

b)

Reduce the road setback from 6.0 m to 4.8 m for the front entry feature of building.

Applicant’s Comments

Mr. Dirk Buttjes, Architect, advised that the applicant was in the process of upgrading the dealership to meet the criteria of the new Nissan corporate image.  The architect further advised that the variances requested were for existing site features. 

Staff Comments

In response to Panel queries the architect advised that the project had been through the Richmond Auto Mall design review process.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

None.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

Permit the construction of a 574 m² (6,179 ft²) building addition with façade improvements and landscaping enhancements at 13220 Smallwood Place on a site zoned “Automotive Park District (AUP)”; and

2.

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

a)

Reduce the parking setback from 3.0 m to 0.0 m for the display vehicle stalls abutting the public road (Smallwood Place); and

b)

Reduce the road setback from 6.0 m to 4.8 m for the front entry feature of building

CARRIED

8.

New Business

Chair asked Mr. Burke to thank staff on behalf of the Panel, for the concise and well-documented reports being presented to Panel.

9.

Date Of Next Meeting: November 30^th, 2005

10.

Adjournment

It was moved and seconded

That the meeting be adjourned at 4:20 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 16^th, 2005.

_________________________________

_________________________________

Joe Erceg, General Manager, Urban Division
Chair

Desiree Wong
Committee Clerk