1.

Minutes

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on Wednesday, April 26^th, 2006, be adopted.

CARRIED

2.

Development Permit 05-315410
(Report: April 18, 2006; File No.:  DP 05-315410)   (REDMS No. 1701726)

APPLICANT:

P.J. Lovick Architect Ltd.<

PROPERTY LOCATION:

12060 Steveston Highway

INTENT OF PERMIT:

To permit the construction of two (2) Commercial Retail buildings on a site zoned "Comprehensive Development District (CD/161)".

Applicant’s Comments

Mr. P. Lovick, architect, 3707 First Avenue, Burnaby, advised that the proposal now being considered was for the construction of two commercial buildings on a 16,000 sq. ft. (16,684 sq.ft.) property as Phase 2 of the Sands Plaza complex at 12060 Steveston Highway. 

Mr. Lovick then displayed previously approved artist renderings for the first phase, and advised that each building was just over 3,500 sq. ft. in size.  He then referred to site plans for the development to explain the proposed building elevations and their relationship to the existing building elevations.  Mr. Lovick advised that the 26 parking stalls to be provided complied with the City’s requirement, and added that 2 handicapped parking stalls would be provided, as well as a bypass lane.  With reference to the proposed landscaping, he stated that the landscaping would be a continuation of the phase 1 landscaping on Steveston Highway, and would add two pockets of landscaping on the east side of the property.

Staff Comments

None.

Panel Discussion

None.

Correspondence

None.

Gallery Comments

None.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would permit the construction of two (2) Commercial Retail buildings at 12060 Steveston Highway on a site zoned "Comprehensive Development District (CD/161)".

CARRIED

3.

Development Permit 05-320899
(Report: April 24 , 2006 File No.:  DP 05-320899)   (REDMS No. 1801433)

APPLICANT:

Wensley Architecture Ltd.

PROPERTY LOCATION:

3060 No. 3 Road

INTENT OF PERMIT:

1.

To permit the construction of three (3) detached one-storey retail commercial buildings (approximate floor area of 1,312 m² (14,120 ft²)) at 3060 No. 3 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 minimum setback from 3.0 m. (10 ft.) to 0 m. (0 ft.) for ten (10) parking stalls adjacent to the west property line;

b)

Allow a trellis structure within the required 6 m. (20 ft.) setback to Sexsmith Road; and

c)

Allow a portion of the garbage and recycling enclosure within the required 6 m. (20 ft.) setback to No. 3 Road and Bridgeport Road.

Applicant’s Comments

Mr. Jim Wensley, architect, #301 – 1444 Alberni Street, Vancouver, used site plans to explain the proposal to the Panel.  He advised that the same materials and characteristics reflected in the recently developed Rona store would be carried through to the three new buildings.  He further advised that a 25 foot wide area immediately adjacent to No. 3 Road along the western edge of the property was dedicated to the City during the Rona project, and that how this area would be landscaped would be addressed as part of a servicing agreement.  Mr. Wensley referred to the proposed access/egress points and advised that these had been designed as a result of discussions with the City and the Ministry of Transport.

Mr. Wensley advised that a large retail building would back onto Bridgeport Road, and face into the subject property, while the two smaller buildings would back onto Sea Island Way.  He then used additional site plans to explain the appearance of (i) the various building elevations; (ii) building signage; and (iii) other detailed features of the site.

Reference was made to the request for a variance to allow a portion of the garbage and recycling enclosure within the required setback at Bridgeport Road, and in response, Mr. Wensley advised that this enclosure would include wrought-iron work and a 3 metre wide landscaping strip.

Staff Comments

The Director of Development, Jean Lamontagne, referred to the garbage and recycling enclosure and advised that the placement of this area on the west side of the property would allow the provision of a generous amount of landscaping around the area in question.  He added that only a small corner of the garbage and recycling container at the north-west corner of the property would encroach into the required setback.

Mr. Lamontagne referred to the area located on the west side of the property on No. 3 Road, and advised that the applicant had agreed to providing funding for the placement of landscaping and a sidewalk within this No. 3 Road right-of-way.

Mr. Lamontagne referred to the conditions of rezoning listed at the end of the staff report, and advised that the figure shown for the amount of a Letter of Credit for treatment of the plaza area should read $34,723 and not $154,827.

Panel Discussion

It was noted that the fronts of the stores occupying the large retail building would be facing into a courtyard in the middle of the property and that the back doors would be facing Bridgeport Road.  The comment was made that back doors facing major roads were not attractive and that any extra effort to disguise the rear side of the building would be appreciated, with consideration being given to ‘pedestrian friendliness’. 

Questions were raised about the appropriateness of the location of the bicycle parking adjacent to the proposed Starbucks building, as it was felt that it was located too far away from the retail stores on the north side of the property.  Concern was also expressed that any bicycles parked in the area  may be vulnerable to damage by passing vehicles.  In response, advice was given by a representative of the applicant that it was felt that the proposed location was one of the most central locations on the property and would be visible from many areas.  Further advice was given that the location could be refined and  a second bicycle parking area was located to the east of the large retail building on the north side of the property.

Reference was made to the garbage and recycling enclosure to be located at the north-west corner of the subject property, and in response to questions about the amount of landscaping which would be provided at this location, information was provided that a great deal of evergreen materials and shrubs would be planted around to a 4 to 6 foot mature height as well as vines and trees.  Further advice was given that additional landscaping would be planted along the No. 3 Road right-of-way, depending on the outcome of the lane widening.  It was noted that a conceptual landscape plan for this right-of-way was attached to the staff report as Attachment 4.

Further discussion took place on the location of the bicycle parking adjacent to Starbucks with questions being raised about whether this would be a logical site because of the location of the drive-thru on one side and the egress point on the other side.  The suggestion was made that the bicycle parking could be located further away from the curb.

Questions were raised about how the architect intended to address the façade of the rear side of the northern most building, and information was provided on the landscaping which was to be provided.  Advice was given that the proposed landscaping would be more than had been shown on the streetscape rendering board presented at the meeting.  .

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 three (3) detached one-storey retail commercial buildings (approximate floor area of 1,312 m² (14,120 ft²)) at 3060 No. 3 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 minimum setback from 3.0 m. (10 ft.) to 0 m. (0 ft.) for ten (10) parking stalls adjacent to the west property line;

b)

Allow a trellis structure within the required 6 m. (20 ft.) setback to Sexsmith Road; and

c)

Allow a portion of the garbage and recycling enclosure within the required 6 m. (20 ft.) setback to No. 3 Road and Bridgeport Road.

CARRIED

4.

New Business

Mr. Lamontagne referred to a Development Variance Permit approved by the Panel at its April 26^th, 2006 meeting, for the construction of a barn on Westminster Highway, and advised that since that meeting, a second stop work order had been issued because the applicant had made further modifications without having obtained a building permit.  He stated that staff were preparing a new report and recommendation for submission to a future meeting of the Development Permit Panel.

5.

Date Of Next Meeting: May 24, 2006

6.

Adjournment

It was moved and seconded

That the meeting be adjourned at 3:56 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, May 10^th, 2006.

_________________________________

_________________________________

Joe Erceg, General Manager, Planning & Development
Chair

Fran J. Ashton

Executive Assistant, City Clerk’s Office