1.

Minutes

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on July 26, 2006, be adopted.

CARRIED

2.

Development Permit 05-293675
(Report: August 8, 2006  File No.:  DP 05-293675)   (REDMS No. 2005557, 1747427)

APPLICANT:

359664 BC Ltd.

PROPERTY LOCATION:

8311 No. 2 Road (Formerly 8291 and 8311 No. 2 Road)

INTENT OF PERMIT:

1.

Permit the construction of 12 townhouse units at 8311 No. 2 Road on a site zoned “Townhouse District (R2 - 0.7)”; and

2.

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

a)

Increase the permitted lot coverage from 40% to 42%;

b)

Reduce the north side yard setback from 3 m to 1.7 m with a maximum 0.2 m room projection at the second floor; and

c)

Reduce the front yard setback from 6 m to 4.5 m for a mailbox structure with roof.

Applicant’s Comments

Yoshi Mikamo, Architect, addressed the Panel on behalf of the applicant, 359664 BC Ltd., and stated that they have worked with staff to address issues that were identified by the Development Permit Panel at the July 26, 2006 meeting, including the issues of relocating the driveway to a central location and improving the landscaping along the south property line.

Mr. Mikamo stated that relocation of the driveway was explored. Two (2) storey structures accessed via a centrally located driveway was considered; however, the turning radii required for SU-9 trucks would require shifting structures toward the north and south property lines and associated setback variances would be required. This scheme would have resulted in the loss of outdoor amenity space and would have involved the loss of an accessible visitor parking space.

Introducing two (2) three (3) storey buildings adjacent to the centrally located driveway would address issues associated with setback variances and would provide a sufficient truck turning radius; however, widening of the driveway access from 6m (19.6 ft.) to 7.5 m (24.6 ft.) at the time the adjacent property develops would be difficult to undertake, and the applicant is averse to the introduction of a three (3) storey building form.

Mr. Mikamo explained that the revised scheme included the following:

·         

the north side-yard was reduced from 3 m to 1.7 m, with a 0.2 m room projection by variance;

·         

a landscape buffer was provided along the south edge of the driveway, thus mitigating the impact of the development on neighbouring duplexes;

·         

a cedar hedge along the south edge of the driveway is 1.5 m in height;

·        t

additional trellis structures with flowering climbing vines at both the north and south ends of the internal driveway were added;

·         

privacy fencing would be 1.8 m in height and would be constructed of solid wood;

·         

there would be a fence of lower height in the 6 m front yard setback from No. 2 Road;

·         

a 6 m wide driveway at the south edge of the property would allow for future expansion to 7.5 m width;

Staff Comments

Wayne Craig, Acting Director of Development stated that, at the time of rezoning the property, the driveway was located along the north property line, and that during the September 10, 2004 Public Hearing a resident to the north of the property requested that the driveway location be investigated.

Correspondence

Johnson Lee, 8273 No. 2 Road, dated August 28, 2006 (Schedule 1)

Yin Fong Leung and Johnson Lee, 8273 No. 2 Road, dated August 28, 2006 (Schedule 2)

Gallery Comments

James Koo identified himself as the translator for a friend who is a resident of a home adjacent to the property. He summarized his friend’s concerns that noise and lights from the proposed development would have a negative impact on the lifestyle enjoyed by the neighbours.

In addition, Mr. Koo stated his friend’s desire to see the number of proposed townhouses on the site reduced from twelve (12) to ten (10).

In closing, he stated that his friend would like to see landscaping that includes trees and a higher fence erected between the proposed townhouse site and her property.

In response from an enquiry from the Chair, Mr. Craig advised that as a result of the redesign of the site, a 1.5 m emerald hedge would be planted, a wood trellis structure approximately 2.4 metres (8 ft.), high with climbing and flowering landscaping, would be constructed at the juncture of the drive aisles, and a 1.8 metre (6 ft) high fence would be installed along the property line..

Panel Discussion

Discussion ensued addressing the following points:

·         

at the time of rezoning there was a setback of 1.5 m variance noted;

·         

at the September 10, 2004 Public Hearing, Council directed that an exploration of options regarding the location of the driveway be pursued; the applicant and staff did so, and after looking at the option of having a central driveway, it was concluded that a south driveway was preferential;

·         

the City’s Transportation Department advised that options to reduce the drive aisle  width could be considered to allow for more landscaping to be done.  The minimum driveway width at the access to the site is 6 metres (19.6 ft.).

·        t

the Panel advised the applicant that a more substantial hedge, of 2 metres (6.5 ft.) in height, instead of the proposed 1.5 metres (4.9 ft.), would enhance the landscaping scheme.

Panel Decision

It was moved and seconded

That, subject to the applicant working with staff to incorporate the suggested landscape and site plan changes to the driveway, including a hedge no less than 2 metres high along the south property line, a Development Permit be issued which would:

1.

Permit the construction of 12 townhouse units at 8311 No. 2 Road on a site zoned “Townhouse District (R2 - 0.7)”; and

2.

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

a)

Increase the permitted lot coverage from 40% to 42%;

b)

Reduce the north side yard setback from 3 m to 1.7 m with a maximum 0.2 m room projection at the second floor; and

c)

Reduce the front yard setback from 6 m to 4.5 m for a mailbox structure with roof.

CARRIED

3.

Development Permit 05-300277
(Report: August 8, 2006 File No.:  DP 05 - 300277)   (REDMS No. 2001752, 2000426)

APPLICANT:

Matthew Cheng Architect Inc

PROPERTY LOCATION:

5171 Steveston Highway

INTENT OF PERMIT:

1.

To permit the construction of seven (7) townhouse at 5171 Steveston Highway  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 4.5 m and to permit projections of maximum 0.4 m for bay windows and 1.2 m for a covered entry porch;

b)

Reduce the minimum lot size width from 30 m to 27.26 m; and

c)

Permit 4 tandem parking spaces (in 2 townhouse units).

Applicant’s Comments

Matthew Cheng, Architect, advised that improvements to the design have been made, as a result of comments from staff and the Advisory Design Panel. He highlighted the following changes:

·         

the building height was lowered from a three (3) storey building height to a uniform two- (2) storey building height;

·         

accessible parking would be provided;

·         

a unit for occupancy by the disabled would be provided.

In response to a query from the Chair, Mr. Cheng advised that one unit is identified as an adaptable unit with a staircase that is wide enough if, in the future, the unit has to accommodate a chairlift.

Masa Ito, Landscape Architect, advised that all units would be fully landscaped. He stated that the paving treatment on site is permeable, and patterning and colour have been incorporated into the design of the site, improving the permeability and the appearance.

In answer to a query from the Chair, Mr. Ito confirmed that there were no existing trees on-site, but that three deciduous trees on the neighbouring properties to the north and east would be protected by the applicant, and that the landscape design includes: 12 new trees, shrub, ground cover, ferns and ornamental grass planting.

Staff Comments

Mr Craig confirmed that as a result of concerns expressed during the January 17, 2005 Public Hearing, the applicant had responded by lowering the height of the buildings from three (3) storeys to two (2) storeys.

Correspondence

M. D. Whiting, 5151 Steveston Highway, dated August 30, 2006 (Schedule 3)

Gallery Comments

Marion Ferguson, 10671 Hollymount Drive, advised the Panel that she lives in a home directly north of the property. She expressed concern that homes to the north of the proposed development might experience flooding during strong rains unless the developer raised the height of the properties adjacent to the proposed seven townhouse development.

The Chair advised that when parcels of land are redeveloped, full perimeter drainage is provided and that the proposed townhouses to the south of her home will not drain any storm water onto her, or her neighbours’ properties. He stated that all drainage from the proposed development would be disposed into the City’s storm system.

Mrs. Ferguson requested information regarding:

·         

the proposed start date of construction, and the estimated completion date of construction at the site, and stated the concern that the site is overgrown with weeds;

·         

whether there would be more than shrubs separating the proposed development from adjacent properties;

The developer, Daljit Dhami, advised that:

·         

as soon as the City issued a building permit, construction on the site would begin;. (the Chair added that this could potentially be within a month);

·         

he had recently directed someone to visit the site and to clear the weeds, and he volunteered to have someone clean the site again.  The Chair added that the developer should use the City’s good neighbour guidelines to assuage the concerns of other property owners in the area.

In response to a question from Mrs. Ferguson, the Chair advised that the applicant plans to include a 1.8 metre (6 ft.) high fence on the property line between the proposed development and her home, and that it is advisable to wait until the fence is erected to plant cedars on her site

June Hanson, 1066 Hollymount Drive, addressed the Panel briefly, and repeated the concerns expressed by her neighbour, Mrs. Ferguson.

Panel Discussion

Panel members urged the applicant to follow the City’s good neighbour guidelines.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

Permit the construction of seven (7) townhouses at 5171 Steveston Highway 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 4.5 m and to permit projections of maximum 0.4 m for bay windows and 1.2 m for a covered entry porch;

b)

Reduce the minimum lot size width from 30 m to 27.26 m; and

c)

Permit 4 tandem parking spaces (in 2 townhouse units).

CARRIED

4.

Development Permit 05-311765
(Report: August 3, 2006 File No.:  05-311765)   (REDMS No. 1693859)

APPLICANT:

Alan Clark

PROPERTY LOCATION:

10351 Palmberg Road

INTENT OF PERMIT:

1.

To permit the construction of a single-family dwelling and accessory buildings at 10351 Palmberg Road on a site zoned Agricultural District (AG1) and designated as an Environmentally Sensitive Area.

Applicant’s Comments

Alan Clark advised the Panel that the site is 4.8 acres and that the proposed development occurs within the treed portion of the Environmentally Sensitive Area (ESA).

He further advised that approximately two-thirds of the site, located at the rear, would continue to be actively farmed by the site’s previous owner. Vegetables for commercial sale are farmed at the site.

The front one-third of the site contains trees and the applicant has identified which trees are to be removed in order to accommodate the footprint of the proposed building, a single-family dwelling. To compensate, 78 trees, as well as shrubs and ground cover plants, will be added to the site.

Mr. Clark remarked that there is a huge ditch in front of the property, which the Department of Fisheries and Oceans (DFO) has deemed to be a stream. The ditch would remain and would have two crossings constructed over it, which have been approved by the DFO.

Staff Comments

Mr. Craig advised that the proposed development would result in a net loss of habitat, and that a consultant’s report confirms there are neither raptors/raptor nests on the site, nor any other species are at risk.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

In response to a query from the Panel, Mr. Clark confirmed that the ESA extends throughout the entire site.

The Chair noted that portions of the proposed tennis court, parking garage, and paved patio areas extend beyond the City’s established maximum setback of 50 m for dwellings. For this reason he was uncomfortable in recommending to Council the removal of the ESA without full compensation. The preference would be to have the structures placed within the maximum 50 m setback.

The Panel expressed concern that no-net loss was not achieved, and advised the applicant that an opportunity existed to reconfigure the proposed buildings by moving them forward to lessen the impact on the ESA land, while providing more area at the back.  The Panel does not support removal of additional trees in the process of reconfiguring the site.

The development appears to have a bigger impact on the ESA than is desirable. The applicant was advised by the Panel to explore moving the tennis court, parking building and paved patio areas so that they would be within the 50 m setback. The Panel saw no problem with the septic field and any structure related to the septic field.

Panel Decision

It was moved and seconded

1.

That Development Permit 05-311765 be referred to staff to explore ways to minimize the impact on the Environmentally Sensitive Area (ESA).

2.

That the residential building and associated residential accessory buildings (excluding any septic field associated structures) respect the 50 metres maximum setback.

3.

That Development Permit 05-311765 be brought forward at the September 27, 2006 meeting of the Development Permit Panel.

CARRIED

5.

Development Permit 05-319300
(Report: August 3, 2006 File No.:  DP 05-319300)   (REDMS No. 1888476)

APPLICANT:

Eagle Ridge Enterprises

PROPERTY LOCATION:

20499 and 20599 Westminster Highway

INTENT OF PERMIT:

1.

To permit the construction of an industrial/warehouse building and a perimeter landscape buffer at 20499 and 20599 Westminster Highway on a site zoned Business Park Industrial District (I3).

Applicant’s Comments

Wayne Grafton of Eagle Ridge Enterprises stated that there would be one building on the western site and two buildings on the eastern site.

Masa Ito, Landscape Architect, advised the Panel that the property lines would be lined with trees and shrubs and the area along the highway would be landscaped as well.

In response to a query from the Panel, Mr. Ito stated that additional landscaping elements would be added to the buffer between the site and the neighbouring school site, in addition to the existing hedge that already acts as a buffer.

Staff Comments

None.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Chair commented that the site is visible to drivers using the east gateway to Richmond, from Highway 91. For this reason it is important that not only perimeter landscaping be at this site, but also that landscaping be done in the middle of the site as well.

The applicant advised the Panel that landscaping elements would be added along the shared property line between the two subject sites, and adjacent to the loading area on the westerly site.

Panel Decision

It was moved and seconded

That, subject to landscaping elements being incorporated internally on the site, a

Development Permit be issued which would permit the construction of an industrial/warehouse building and a perimeter landscape buffer at 20499 and 20599 Westminster Highway on a site zoned Business Park Industrial District (I3).

CARRIED

6.

Development Permit 05-320225
(Report: August 2, 2006  File No.:  DP 05-320225)   (REDMS No. 2007750)

APPLICANT:

Sungrand Developments Ltd.

PROPERTY LOCATION:

11651, 11671, 11691, 11711 Steveston Highway

INTENT OF PERMIT:

1.

To permit the construction of a twenty seven (27) unit two-storey townhouse development at 11651, 11671, 11691, 11711 Steveston Highway on a site zoned “Townhouse District (R2 – 0.6)”; and

2.

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

a)

Reduce the front yard setback from 6 metres (19.6 ft.) to 4.3 metres (14 ft.) for Building No. 2 and No. 3 along a portion of the Steveston Highway frontage;

b)

Reduce the west side yard setback from 3 metres (9.8 ft.) to 1.6 metres (5.2 ft.) for Building No. 8, at the northwest corner of the site;

c)

Permit both the recycling and mailbox/entry gate structure to be located within the front yard setback; and

d)

Increase the permitted site coverage from 40% to 41%.

Applicant’s Comments

David Kominek, representing Tom Yamamoto Architect, advised that each of the proposed 27 units will be two (2) storey townhouses.

He further advised that each unit would have side-by-side parking garages, and all pedestrian walkways would be placed away from the drive aisles.

The request to increase the site coverage to 41% would accommodate covered porches for the units fronting Steveston Highway.

In response to a query from the Panel, Mr. Kominek stated that since a neighbour, who resides to the north of the site, requested at the December 14, 2005 Public Hearing that the setback between the proposed development and the residence be increased from 3 m to 4.5 m, the setback for Building No. 8 (located at the northwest corner of the site) has been increased to 4.5 m.

Staff Comments

Mr. Craig advised that the Petro-Canada station, located on the eastern adjacent property, has initiated rezoning and development permit applications to facilitate redevelopment.    The preliminary plans indicate a hedge, shrubs and a tree along the western property line adjacent to the subject site.

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 twenty seven (27) unit two-storey townhouse development at 11651, 11671, 11691, 11711 Steveston Highway on a site zoned “Townhouse District (R2 – 0.6)”; and

2.

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

a)

Reduce the front yard setback from 6 metres (19.6 ft.) to 4.3 metres (14 ft.) for Building No. 2 and No. 3 along a portion of the Steveston Highway frontage;

b)

Reduce the west side yard setback from 3 metres (9.8 ft.) to 1.6 metres (5.2 ft.) for Building No. 8, at the northwest corner of the site;

c)

Permit both the recycling and mailbox/entry gate structure to be located within the front yard setback; and

d)

Increase the permitted site coverage from 40% to 41%.

CARRIED

7.

Development Permit 06-325113
(Report: August 10, 2006 File No.:  DP 06-325113)   (REDMS No. 1799657, 2007276)

APPLICANT:

Am-Pri Construction Ltd.

PROPERTY LOCATION:

7060 Ash Street (formerly 7040 and 7060 Ash Street)

INTENT OF PERMIT:

1.

To permit the construction of a 17 unit townhouse development at 7060 Ash Street (formerly 7040 and 7060 Ash Street) on a site zoned Comprehensive Development District (CD/35); and

2.

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

a)

Reduce the front yard setback from 6 m to 1.52 m for a garbage enclosure and a mailbox enclosure; and

b)

Permit 0.8 m single-storey entry porches to project into the front yard setback

Applicant’s Comments

Yoshi Mikamo, Architect, advised that 17 townhouse units, each two (2) storeys high, are planned for the site. The buildings are mostly duplexes.

In response to a query from the Panel, Mr. Mikamo stated that the plan would include possible accessible unit conversion for Unit A, the west unit of Building 6. The conversion would be simple and would include the possibility of a chairlift on a staircase adjacent to the kitchen.

In response to queries regarding landscaping, Masa Ito, Landscape Architect, advised:

·         

the site plan was extensively landscaped to replace trees removed from the site;

·         

large trees are planned for the front of the site, with tall growing plants at each corner;

·         

3 trees will be retained on the site, 2 at the front and 1 which may be relocated on-site subject to confirmation from the applicant’s arborist;

·         

play equipment on site is geared toward toddlers, and would include a slide and a climbing structure.

Staff Comments

Mr. Craig advised that there was concern expressed at the April 18, 2006 Public Hearing  regarding pedestrian safety in the area. Pedestrian safety at the crosswalk at Granville Avenue and Ash Street will be addressed as frontage improvements along Ash Street to the intersection with Granville Avenue. This is required as a condition of rezoning.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

In response to a query, the applicant advised that the site will be well lit by wall-mounted lights. In addition, the common area will benefit from lights on the arbour structure.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

Permit the construction of a 17 unit townhouse development at 7060 Ash Street (formerly 7040 and 7060 Ash Street) on a site zoned Comprehensive Development District (CD/35); and

2.

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

a)

Reduce the front yard setback from 6 m to 1.52 m for a garbage enclosure and a mailbox enclosure; and

b)

Permit 0.8 m single-storey entry porches to project into the front yard setback

CARRIED

8.

Development Permit 06-330473
(Report: August 8, 2006 File No.:  DP 06-330473)   (REDMS No. 2000544)

APPLICANT:

Kasian Architecture Interior Design & Planning Ltd.

PROPERTY LOCATION:

11388 Steveston Highway

INTENT OF PERMIT:

1.

To permit an exterior renovation and addition to the existing Canadian Tire store at 11388 Steveston Highway on a site zoned “Comprehensive Development District (CD/34).”

Applicant’s Comments

Ken Mah, representing Kasian Architecture Interior Design & Planning Ltd., stated that the plan addresses a 373 m² (4,015 ft²) addition to the Canadian Tire store at 11388 Steveston Highway.

The design includes:

·         

an upgrade of the existing pedestrian crosswalk on Coppersmith Place;

·         

the eastern canopy and stone colonnade across the front (north) elevation will be extended to the end of the building in order to provide rain protection for pedestrians;

·         

to further enhance the appearance of the building, a spandrel glass window, beneath the canopy at the east end of the building, will be added;

·         

the existing fence and stone colonnade along Coppersmith Place will be retained because it adds a layer of visual interest to the east elevation.

Staff Comments

None.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

None.

Panel Decision

It was moved and seconded

That a Development Permit be issued for an exterior renovation and addition to the existing Canadian Tire store at 11388 Steveston Highway on a site zoned “Comprehensive Development District (CD/34).”

CARRIED

9.

Development Permit 06-335989
(Report: August 8, 2006 File No.:  DP 06-335989)   (REDMS No. 1993786)

APPLICANT:

Kasian Architecture Interior Design & Planning Ltd.

PROPERTY LOCATION:

5880 No 3 Road (Unit 50 – 8100 Ackroyd Road)

INTENT OF PERMIT:

1.

To permit exterior renovations to the existing Boston Pizza restaurant at 5880 No 3 Road (Unit 50 - 8100 Ackroyd Road), zoned “Downtown Commercial District (C7)”.

Applicant’s Comments

Scott Douglas, representing Kasian Architecture Interior Design & Planning Ltd., distributed colour plans for the proposed renovations to the Boston Pizza restaurant at No. 3 and Ackroyd Roads. (Schedule 4)

He advised that Boston Pizza has a rotational program whereby their stores are renovated approximately every seven years in order to bring the exteriors up to current designs. The features of this application include:

·            

a new entry facing No. 3 Road would be added; the new entry is part of the corporate prototype;

·            

with the exception of the existing washroom and kitchen facilities, the remainder of the interior would be rebuilt and renovated, with changes to the floor plan and ceiling heights;

·            

a new tower would replace the existing skylight construction that faces No.3 Road;

·            

exterior upgrades include a new colour scheme, upgraded fascia signage, and exterior building materials.

Staff Comments

None.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Chair noted that the new No. 3 entrance will be quite an improvement.

Panel Decision

It was moved and seconded

That a Development Permit be issued that would permit exterior renovations to the existing Boston Pizza restaurant at 5880 No 3 Road (Unit 50 - 8100 Ackroyd Road), zoned “Downtown Commercial District (C7)”.

CARRIED

10.

Adjournment

It was moved and seconded

That the meeting be adjourned at 5:00 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, August 30, 2006.

_________________________________

_________________________________

Joe Erceg
Chair

Sheila Johnston
Committee Clerk