1.

Minutes

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on August 30, 2006, be adopted.

CARRIED

2.

Development Permit 05-298718
(Report: August 21, 2006 File No.:  DP 05-298718)   (REDMS No. 1799266)

APPLICANT:

Patrick Cotter Architect Inc.

PROPERTY LOCATION:

12231 and 12251 1^st Avenue

INTENT OF PERMIT:

1.

To permit the construction of a two-storey over parkade mixed-use development containing approximately 280 m² (2,995 ft²) of commercial use on the first floor and three (3) dwellings at 12231 and 12251 1st Avenue on a site zoned Steveston Commercial (2-storey) District (C4); and

2.

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

a)

Increase the maximum building height from 9m to 11.1 m and to allow a three storey building;

b)

Permit on-street loading instead of on-site loading for one (1) loading bay; and

c)

Reduce the manoeuvring aisle width from 7.5 m to 7.1 m.

Applicant’s Comments

David Wootton, Architectural Technologist, addressed the Panel on behalf of the applicant, Patrick Cotter Architecture Inc., and was accompanied by Gary Fields, Senior Associate, Patrick Cotter Architecture Inc.

Mr. Wootton described the project as a two (2) storey over parkade mixed-used development, containing commercial use on the first floor, and three dwelling units above street level.

In reference to the parkade Mr. Wootton stated that:

·         

the concrete parkade takes advantage of the grade drop, from the corner of 1^st Avenue and Bayview Street, to create an in-ground parking facility; in addition, there is a partially below-grade parkade along 1^st Avenue;

·         

there is a 5 m right-of-way for storm sewers along Bayview St which the building respects;

·         

at the front of the building, the parkade is almost fully beneath the grade;

·         

the parkade projects approximately five (5) feet above the grade at a distance down the street;

·         

a ramp would access down into the parkade;

In reference to the units at street level, Mr. Wootton advised that the commercial space could be divided into four separate CRU units.

He noted that two residential units resemble townhouses in that they are two (2) storey units, and each would have individual entrances. He advised that the space behind the two residences is service space.

Mr. Wootton stated that the third residence is a large, one (1) level unit, unlike the two, two (2) storey units. The large, one (1) level unit would be the developer’s residence. A raised roof above this unit gives some definition to the building at the corner. Landscaped roof terraces will be accessible to the occupants of all three residential units.

Mr. Wootton stated that the architectural materials for the building included granite stone cladding on the columns, Hardi-Siding and Cedar wood shingles on the exterior walls, and a steel and glass canopy to provide visual interest and some weather protection.

The colour was described as having a muted pallet, with lots of greys and whites, to achieve a seaside feel.

A previous feature of the development was the pitched roof elements, with glass features and extended rafters, extending beyond the walls, to form a prow feature on the building at the corner of 1^st Avenue and Bayview Street.  This has been revised to address Advisory Design Panel comments.  The resulting design is shown in the DP Panel package.

Gary Fields stated that the developer would contribute financially towards the City’s Statutory Affordable Housing Fund, and provide payment-in-lieu for 2 parking spaces which was supported by the Transportation Department.

Staff Comments

Jean Lamontagne, Director of Development, advised that staff and the applicant worked closely to achieve a development that gives a strong sense of the Steveston neighbourhood. He added that gables and the pitched roof feature incorporated into the design are compatible with the Bayview streetscape.

Mr. Lamontagne stated that the applicant’s design meets 31 of the 33 guidelines outlined in the OCP Steveston Area Plan.  He advised that the Heritage Commission gave the project a good review as did the Advisory Design Panel. 

Correspondence

None.

Gallery Comments

None.

Panel Discussion

In response to a query from the Chair regarding the choice of architectural materials, Mr. Wootton advised that:

·         

granite for accents was the architecture material chosen by the developer;

·         

vinyl window frames were preferable to wood framed windows because they require less maintenance;

·         

door and window frames would be trimmed with white paint which would fit in with the Steveston neighbourhood;

·         

clear glass railings were chosen for the outdoor deck to minimize the overall height of the parapets facing Bayview Street, and to create a more invisible edge.

In response to further queries, Mr. Wootton stated that:

·         

there was no reason the project featured central double doors instead of single doors to the side of larger display windows in the retail facade, and advised that the applicant would probably not be adverse to exchanging the double doors for single doors, especially as it would be more in keeping with the Steveston neighbourhood;

·         

along 1^st Avenue at the corner, there would be a small retaining wall, of no more than .45 m in height, provided within the R.O.W. to retain soil, and that soft landscaping, such as long grasses, would be provided along this edge to: (i) mitigate the grade difference between 1^st Avenue and Bayview Street, (ii) discourage skateboarding and (iii) to discourage pedestrians from cutting through the corner; staff noted that it is not possible for the applicant to put a structure at this location on the site as there is a utility right-of-way located underneath;

·         

the applicant worked with the City’s Transportation Department with regard to loading requirements; loading would occur off site along 1^st Avenue in recognition of the small site, and the challenges of fitting the required vertical clearing for a loading bay within a height that would be compatible with existing, adjacent developments;

·         

clear signage would be posted to advise residents, as well as tenants of the commercial units, the exact times for loading;

·         

the two (2) storey units were never designed to be adaptable for disabled residents, their entrances are not at grade and the internal layout is tight. An elevator from the parking lot level accomplishes accessibility to the one (1) level unit, a unit which is very spacious and would easily accommodate accessibility.

In response to a query from the Chair, staff advised that a Heritage Commission suggestion that Transportation Department staff attended a Heritage Commission meeting to address requirements for parking and loading at the site had taken place.

The Chair stated that the City has tightened design guidelines for Steveston developments with a view that applicants be more sensitive to design elements that are in keeping with the appearance of buildings in the unique, historic neighbourhood.

He stressed that he would like to see the applicant revisit the choice of patterning and materials for the street level units on this key Steveston site, and pay special attention to historical proportions in the design of the doors and the display glazing. In closing, the Chair encouraged the applicant to speak further with staff to discuss the use of more traditional materials and detailing more in conformance with the design guidelines which prefer wood, and to make changes to the design before presentation to Council.

Mr. Wootton and Mr. Fields agreed to work with staff to meet the guidelines to explore the following:

·                     a store front design more in keeping with the Steveston Village Design Guidelines;

·                     wood framed windows with true divided light or alternatives that have the same appearance where practical.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

Permit the construction of a two-storey over parkade mixed-use development containing approximately 280 m² (2,995 ft²) of commercial use on the first floor and three (3) dwelling at 12231 and 12251 1^st Avenue on a site zoned Steveston Commercial (2-storey) District (C4); and

2.

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

a)

Increase the maximum building height from 9m to 11.1 m and to allow a three-storey building;

b)

Permit on-street loading instead of on-site loading for one (1) loading bay; and

c)

Reduce the manoeuvring aisle width from 7.5 m to 7.1 m.

CARRIED

3.

Adjournment

It was moved and seconded

That the meeting be adjourned at 4:06 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, September 13, 2006.

_________________________________

_________________________________

Joe Erceg
Chair

Sheila Johnston
Committee Clerk