1.

Minutes

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on
December 14^th, 2005, be adopted.

CARRIED

2.

DEVELOPMENT PERMIT DP 05-292191
(Report: December 13^th, 2005 File No.:  DP 05-292191)   (REDMS No. 1618207)

APPLICANT:

Western Ferndale Holdings Ltd.

PROPERTY LOCATION:

6099 Alder Street (Formerly 9420, 9440 Westminster Highway and 9411, 9431 Ferndale Road)

INTENT OF PERMIT:

1.

To permit the construction of 48 townhouse units at 6099 Alder Street on a site zoned “Comprehensive Development District (CD/164)”; and

2.

To vary the provisions of the Zoning and Development Bylaw No. 5300 to increase the permitted number of small parking spaces from 30% to 33% to permit an additional 3 small parking spaces.

Applicant’s Comments

Mr. Wayne Fougere, Architect, representing the applicant, advised that this project consisted of 48 townhouse units facing Westminster Highway, Alder Street and Ferndale Road.  He advised that he was available to answer questions.

Staff Comments

Mr. Holger Burke, Acting Director of Development, stated that staff had no additional comments. 

Correspondence

None.

Gallery Comments

None.

Panel Discussion

Mr. Joe Erceg, Chair stated that the Panel liked the project.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

Permit the construction of 48 townhouse units at 6099 Alder Street on a site zoned “Comprehensive Development District (CD/164)”; and

2.

Vary the provisions of the Zoning and Development Bylaw No. 5300 to increase the permitted number of small parking spaces from 30% to 33% to permit an additional 3 small parking spaces.

CARRIED

ITEM 3 – Moved to the end of the agenda as the applicant was late.

4.

DEVELOPMENT PERMIT DP 05-298331
(Report: December 8^th, 2005;  File No.:  DP 05-298331)   (REDMS No. 1660354)

APPLICANT:

Willow Construction Ltd.

PROPERTY LOCATION:

9051 Blundell Road

INTENT OF PERMIT:

1.

To permit the construction of 12 Townhouse Dwellings at 9051 Blundell Road on a site zoned Comprehensive Development District (CD/121); and

2.

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

a)

Increase the maximum site coverage from 40% to 42%;

b)

Reduce the front yard setback from 4.5 m to 3.0 m for a portion of the easterly building, only, and to 0.0 m for mailbox/signage structure;

c)

Reduce the rear yard setback from 3.7 m to 1.8 m for the westerly building, only;

d)

Increase the maximum building height from 12 m to 12.6 m for decorative roof appurtenances;

e)

Permit a small car parking space for one visitor parking space; and

f)

Permit a tandem parking arrangement for eight of the twelve townhouse dwellings.

Applicant’s Comments

Mr. Wayne Fougere, Architect, representing the applicant, advised that this townhouse project consisted of two buildings with six Victorian-style units each.  The variance in height was requested in order to provide finials and roof details.   In response to a query from the Panel, Mr. Fougere advised that there was an existing hedge between the pub and this site which would be maintained.  The materials used on the building consisted of brick at the base, wood trims in different colours, hardy shingle and vinyl sidings; units would have different combinations of colours.  This site would provide ingress/egress for the project to the north which had not yet been constructed.  He stated that the main living areas were above grade and it was not possible to provide noise buffers.  In response to a query from the Panel, the applicant stated that the marketing program would include disclosure to let purchasers know about the pub next door.

Staff Comments

No additional comments.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

Chair stated that this was a very good project.

Panel Decision

That a Development Permit be issued which would:

1.

Permit the construction of 12 Townhouse Dwellings at 9051 Blundell Road on a site zoned Comprehensive Development District (CD/121); and

2.

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

a)

Increase the maximum site coverage from 40% to 42%;

b)

Reduce the front yard setback from 4.5 m to 3.0 m for a portion of the easterly building, only, and to 0.0 m for mailbox/signage structure;

c)

Reduce the rear yard setback from 3.7 m to 1.8 m for the westerly building, only;

d)

Increase the maximum building height from 12 m to 12.6 m for decorative roof appurtenances;

e)

Permit a small car parking space for one visitor parking space; and

f)

Permit a tandem parking arrangement for eight of the twelve townhouse dwellings.

CARRIED

5.

DEVELOPMENT PERMIT DP 05-300965
(Report: December 6^th, 2005;  File No.:  DP 05-300965)   (REDMS No. 1628798)

APPLICANT:

LPA Development & Marketing Consultants Ltd.

PROPERTY LOCATION:

5411 Moncton Street

INTENT OF PERMIT:

To permit the construction of a 50-unit two-storey seniors assisted living complex at 5411 Moncton Street on a site zoned Comprehensive Development (CD/169).

Applicant’s Comments

Mr. Ron Yuen, Architect, representing the applicant, advised that the community had some concerns with the original design of this project and the design had been tweaked to address these concerns.  He stated that this was a 50-unit  2 storey building designed to maintain the character of the surrounding residences.  A public pathway leading to the road to the North could be used by residents in the area and would be fully accessible to wheelchairs etc.  In response to queries from the Panel, Mr. Jonathan Losee, Landscape Architect, advised that the development’s irrigation system could be used by residents wishing to plant a garden.  He also stated that the public path was smooth and at grade.

Staff Comments

Mr. Holger Burke, Acting Director of Development noted that this site went through a public process during rezoning and that the applicant had addressed the community’s concerns.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

On behalf of the Panel, Chair thanked the architect for listening to community concerns and producing such an appealing project.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would permit the construction of a 50-unit two-storey seniors assisted living complex at 5411 Moncton Street on a site zoned Comprehensive Development (CD/169).

CARRIED

6.

DEVELOPMENT PERMIT DP 05-306274
(Report: December 12^th, 2005;  File No.:  DP 05-306274)   (REDMS No. 1711089)

APPLICANT:

Adera Equities Inc.

PROPERTY LOCATION:

9211, 9231, 9251 Ferndale Road

INTENT OF PERMIT:

1.

To permit the construction of a 76 unit four-storey apartment building over a one (1) level parkade at 9211,  9231, 9251 Ferndale Road on a site zoned Comprehensive Development District (CD/166); and

2.

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

a)

Reduce the minimum west side yard setback from 6.0 m to 3.22 m to permit building projections into the setback area;

b)

Decrease the minimum north rear yard setback for the underground parkade structure from   2 m to 0.44 m;

c)

Decrease the minimum west side yard setback for the underground parkade structure from    2 m to 1.89 m;

d)

Decrease the minimum east public road setback for the underground parkade structure from 3.6 m to 2.51 m.

Applicant’s Comments

Mr. Derek Chung, representing the applicant advised that this project twinned their first project RED 1 to the north of this site.  He noted that the Advisory Design Panel’s concerns had been addressed by providing a dedicated children’s play area, and providing a secondary entrance and stairs from units to Katsura Street. With the aid of a model,

Mr. Holger Burke, Acting Director of Development, pointed out the setback variance requested on the west side of the project which would be used for bay window projections.

In response to a query from the Panel, Mr. Chung advised that a program had been set up, at no cost to the purchaser, to make units universally accessible if requested.  He stated that 4 units per floor were designed to be easily convertible to accommodate universal accessibility.

Staff Comments

No additional comments.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

Chair stated that this was a well done project.

Panel Decision

It was moved and seconded

1.

Permit the construction of a 76 unit four-storey apartment building over a one (1) level parkade at 9211,  9231, 9251 Ferndale Road on a site zoned Comprehensive Development District (CD/166); and

2.

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

a)

Reduce the minimum west side yard setback from 6.0 m to 3.22 m to permit building projections into the setback area;

b)

Decrease the minimum north rear yard setback for the underground parkade structure from 2 m to 0.44 m;

c)

Decrease the minimum west side yard setback for the underground parkade structure from 2 m to 1.89 m;

d)

Decrease the minimum east public road setback for the underground parkade structure from 3.6 m to 2.51 m.

CARRIED

7.

DEVELOPMENT VARIANCE PERMIT DVP 05-307913
(Report: Nov. 9, 2005;  File No.:  DVP 05-307913)   (REDMS No. 1673583)

APPLICANT:

Sanford Design Group

PROPERTY LOCATION:

15100 Knox Way

INTENT OF PERMIT:

To vary the provisions of Zoning and Development Bylaw No. 5300 to reduce the required setback and landscaping for the off-street parking spaces along a public road from 3 m to 2.64 m along Knox Way and to 1.52 m  along Savage Road on a site zoned “Light Industrial District (I2)”.

Applicant’s Comments

Mr. Dave Sanford, representing the applicant, advised that the minor variance was requested in order to provide increased landscaping on the site.  He noted that the applicant would also be replacing street trees on the city’s boulevard.  He stated that site coverage was well below what was allowable for the site and that parking had been provided in accordance with zoning requirements.  With the aid of photographs,
Mr. Sanford advised the Panel that some of the businesses in the surrounding area were fenced with chainlink fencing, and some also used their parking spaces for storage. In response to a query from the Panel, he advised that the applicant would not fence the property but would use landscape to enhance the area.  Mr. Massa Ito, Landscape Architect, advised that the site was elevated above the roadway, and stated that trees, roses and shrubs would be planted and these would eventually form a visual screen for the road and for motorists.

Mr. Kirk, applicant, advised that the building being constructed would have 16 small industrial units.  In response to a query from the Panel he stated that he would have no objections to a restriction being put on the Development Variance Permit prohibiting fences from being erected around the site. 

Staff Comments

Mr. Holger Burke, Acting Director of Development, noted that the applicant would be providing additional landscaping on site, as well as replanting street trees on the City’s boulevard.  He stated the building was setback from the street and the additional landscaping would give the appearance of having two rows of trees buffering the site.  In response to a query from the Panel, Mr. Burke advised that the variance requested would not affect the number of parking spaces the applicant had to provide. 

In response to a query from the Panel, Mr. Kirk, applicant, advised that if the request for a setback variance was not granted, the units would be uneconomical, as they would be too small.

Correspondence

Morgan Industrial Holdings, 1700 Savage Road. (2 letters) (attached as Schedule 1 and forms a part of these minutes). 

Gallery Comments

Mr. Roger Robillard, Morgan Industrial Holdings, advised that he had erected fences around his site because he had been robbed several times and stated that he was concerned with the increased parking demand in the area which was already congested. 

In response to this concern, Mr. Burke advised that the parking provided by this project meets the City’s zoning requirements - the property is zoned industrial and requires 27 parking spaces, the applicant is providing 54. 

Panel Discussion

Chair stated that this was a well done project, noting that the applicant would provide additional landscaping and would also be adding street trees to the City’s boulevard.  He advised that if approved, the Development Variance Permit would be amended to restrict fencing of the site.  Mr. Burke confirmed that the zoning does not permit separate office use which would require a higher number of parking spaces.  Discussion also ensued concerning the use of parking spaces for storage on adjacent development sites, and a suggestion was made that staff alert the City’s Bylaw Officers concerning these infractions.

Panel Decision

It was moved and seconded

That a Development Variance Permit be issued which would vary the provisions of Zoning and Development Bylaw No. 5300 to reduce the required setback and landscaping for the off-street parking spaces along a public road from 3 m to 2.64 m along Knox Way and to 1.52 m  along Savage Road on a site zoned “Light Industrial District (I2)” located at 15100 Knox Way subject to the Development Variance Permit being amended to prohibit the use of fencing along either Knox Way or Savage Road.

CARRIED

8.

DEVELOPMENT VARIANCE PERMIT DVP 05-315947
(Report: December 13^th, 2005;  File No.:  DVP 05-315947)   (REDMS No. 1693986)

APPLICANT:

Bill and Sandra DeRuiter

PROPERTY LOCATION:

11540 Pelican Court

INTENT OF PERMIT:

To vary the provisions of Land Use Contract (LUC/002) to reduce the required rear building setback from 4.6 m (15 ft.) to 1.2 m (4 ft.) to permit construction of a garage addition.

Applicant’s Comments

Mr. Bill De Ruiter, the applicant, advised that he wished to construct a double garage, and stated that his neighbour had no objections to this endeavor.

Staff Comments

Mr. Holger Burke, Acting Director of Development stated that this variance was required because of the Land Use Contract, and noted that if this property was located in a standard Single-Family Housing District zone, no variance would be required. 

Correspondence

None.

Gallery Comments

None.

Panel Discussion

None.

Panel Decision

It was moved and seconded

That a Development Variance Permit be issued which would vary the provisions of Land Use Contract (LUC/002) to reduce the required rear building setback from 4.6 m (15 ft.) to 1.2 m (4 ft.) to permit construction of a garage addition on a site located at 11540 Pelican Court.

CARRIED

3.

DEVELOPMENT PERMIT DP 05-293524
(Report: December 15^th, 2005;  File No.:  DP 05-293524)   (REDMS No. 1721792)

APPLICANT:

Lawrence Doyle Architect Inc.

PROPERTY LOCATION:

7360 Elmbridge Way

INTENT OF PERMIT:

1.

To permit the construction of 3 high rise residential towers with approximately 309 dwelling units, including 12 townhouses, with a 3 storey parkade, at 7360 Elmbridge Way on a site zoned Downtown Commercial District (C7); and

2.

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

a)

permit 163 parking spaces in tandem (326 total parking spaces);

b)

reduce the manoeuvring aisle width from 7.5 m to 6.7 m; and

c)

increase the maximum height (of the elevator penthouse only) from 45 m to 45.5 m.

Applicant’s Comments

Chair advised that this Development Permit application was presented at the
December 14^th, 2005 meeting of the Panel, therefore it would be in order for Mr. Doyle, Architect, and Mr. Evans, representing the applicant, to present clarification on the variance in parking spaces requested only.  Mr. Lawrence Doyle advised that the new parking lane on Alderbridge Way would provide some additional street parking for this project.  There were three levels of parking, as well as at grade parking in the parkade.  All tandem parking would be in a secured for residents only area and no tandem parking is proposed for visitors.  In response to a query from the Panel, Mr. Doyle advised that three laybys had been provided for moving truck use.   He noted also that traffic from the project would exit through the new lane to the south.

In response to a query from the Panel, Mr. Burke advised that the project towers met the City’s guidelines for separation of buildings - both on the site and from neighbouring properties.

Staff Comments

Mr. Holger Burke, Acting Director of Development advised that staff had no additional comments, stating that this Development Permit Application had been referred from the December 20^th, 2006 Permit Panel Meeting so that the applicant could address the requested variance in parking spaces.

Correspondence

George Munson, 7380 Elmbridge Way, #1708, Richmond (attached as Schedule 2 and forms a part of these minutes)

Noordin Sayani, Terra Firma Development Company Ltd., 1080 Howe Street, #800, Vancouver (2) (attached as Schedule 3 and forms a part of these minutes)

Sherry Wen, 7380 Elmbridge Way, #809, Richmond (attached as Schedule 4 and forms a part of these minutes)

Stanya Horsky, 7380 Elmbridge Way, #1707, Richmond (attached as Schedule 5 and forms a part of these minutes)

Gallery Comments

Mr. George Munson, 7380 Elmbridge Way, advised that he was concerned about site distances being obstructed by cars parking on Elmbridge Way, and the volume of traffic that would be generated by this project.  In response to this concern, Mr. Wei, Acting Director of Transportation, advised that this issue had been reviewed by Transportation staff who advised that there would be adequate site lines in both directions.

Panel Discussion

In response to a query from the Panel, the applicant advised that at point of sale of the apartment units, parking stalls would be assigned.  Discussion ensued on this topic and the applicant agreed that he would place a restrictive covenant on title prior to the issuance of the Building Permits to ensure that tandem parking spaces would be assigned only to units with two or more bedrooms.  Mr. Wei, Acting Director of Transportation, indicated that there had been no complaints regarding tandem parking in high rise residential projects and that his staff supported the proposed tandem parking variance.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

Permit the construction of 3 high rise residential towers with approximately 309 dwelling units, including 12 townhouses, with a 3 storey parkade, at 7360 Elmbridge Way on a site zoned Downtown Commercial District (C7); and

2.

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

a)

permit 163 parking spaces in tandem (326 total parking spaces)

b)

reduce the manoeuvring aisle width from 7.5 m to 6.7 m; and

c)

increase the maximum height (of the elevator penthouse only) from 45 m to 45.5 m.

subject to the registration of a Restrictive Covenant to assign the tandem parking spaces only to units with two or more bedrooms, prior to the Building Permit being issued.

CARRIED

9.

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, January 11^th, 2006.

_________________________________

_________________________________

Joe Erceg, General Manager
Urban Development Division
Chair

Desiree Wong
Committee Clerk