1.

Minutes

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on September 27, 2006, be adopted.

CARRIED

2.

Development Permit - 05-317317 
(Report: October 23, 2006 File No.:  DP 05-317317)   (REDMS No. 2034035)

APPLICANT:

Rize Alliance (Richmond I) Properties Ltd.

PROPERTY LOCATION:

8080 & 8084 Granville Avenue and 7080 No. 3 Road

INTENT OF PERMIT:

To permit the construction of a mixed-use commercial / residential development containing approximately 161 dwelling units and approximately 290 m² of retail fronting Granville Avenue in a 16-storey tower and mid-rise building including five (5) partial levels of parking on a site zoned Comprehensive Development District (CD/176).

Applicant’s Comments

With the aid of a model and various display boards, Mr. Bruce Haden, HBBH Architects reviewed the general site context, and explained the challenges of the L shaped site which  wraps around the existing gas station. It was explained that recent design changes shown in were not reflected in the display boards. He noted that one of the principle considerations from the applicant’s perspective is that the geometry of this site made configuration of double loaded parking difficult. Mr. Haden further noted that the intial development parcel was improved with the acquisition of 8080 Granville Avenue, which was required to go through a rezoning process.

Mr. Haden stated that the general massing strategy reflects the intent to conceal and or inhabit the edges of the parking garages, that there is one tower with two sides of the parkade fronted by sky-homes, and that although the sky-homes are elevated, they will enjoy the same level of amenity as typical townhouses.

He then spoke of the lanes and access to the site, mentioning that the site has three fronts, located along No. 3 Road, the access lane, and Granville Avenue. He spoke of the challenges of re-inhabiting the lane in front of the town houses, and concluded by explaining the relationship of the side lines to the tower.

Mr. Blair Guppy, PFS Landscape Architects, addressed the Panel with regard to the issues related to the tightness of the site such as the orientation of the building as it relates to the site, the main tower access at No. 3 Road, and the intention of providing retail continuity in the design of Granville Avenue. Mr. Guppy further noted that the major traffic issues had been addressed with regard to lane / road treatment, and entrances to the townhouses.

In reviewing the landscape design strategy, Mr. Guppy noted that level six will accommodate an intensive green roof with the focus being placed on creating an amenity space which will include garden plots, a gym, a sauna, a children’s play area, a tea house, and a common public area.

Mr. Haden further noted that the open edge of the parkade exposed to Granville Avenue will accommodate a green planted screen until the gas station and adjacent vacant site are developed.

Staff Comments

Mr. Jean Lamontagne, Director of Development, advised the Panel that as a result of Council’s comments with regard to placing more greenery on the roof, the older landscape plans display boards that had just been reviewed were not current and that the plans provided in the package were current.

In response to a Panel question raised with regard to vehicular and pedestrian access to the site, Mr. Haden responded that the major access is from No. 3 Road for the tower, upper level sky-homes and ground level loft homes, and that a small secondary lobby will be provided for pedestrians for the Granville Avenue units. He referred to a drawing and described the major vehicle access point to the site located on No. 3 Road, the dedicated right of way, the retail access, the loading and garbage servicing area, the guest parking and the gated areas.

In response to a Panel query with regard to the configuration of the lane, Ms. Cecilia Achiam, Senior Planner advised that for the interim, the lane will be a one-way lane. Once the McDonald’s site is developed it will be widened to accommodate two-way traffic.

A Panel question was raised with regard to the adjacent property sharing the wide driveway fronting onto Granville Avenue. In response advice was given that once the gas station is re-developed, the one driveway will be the only access for the corner lots, and that a cross-access agreement has been given for the benefit of the gas station site. The edge column has been spaced in such a way that it will accommodate a driveway and future development on the corner site will not be permitted to have vehicular access on either No. 3 Road or Granville Avenue.

Mr. Victor Wei, Director of Transportation suggested that if a shared driveway crossing will exist until the adjacent site is developed, then the detail design of the driveway should incorporate delineation of the two aisles to avoid confusion between the two properties.

A Panel question was posed with regard to the size of the roof top, number of garden plots and height of the garden plot beds in relation to accessibility for someone in a wheelchair. In response advice was given that the roof top is approximately 1500 square meters, that the plots are 24 inch high pre-manufactured planters at a level that accessibility should not be an issue, and that they are modular units.

Correspondence

None.

Gallery Comments

None.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would permit the construction of a mixed-use commercial/residential development containing approximately 161 dwelling units and approximately 290 m² of retail fronting Granville Avenue in a 16-storey tower and mid-rise building including five (5) partial levels of parking at 7080 No. 3 Road and 8080 and 8084 Granville Avenue on a site zoned Comprehensive Development District (CD/176).

CARRIED

3.

New Business

None.

4.

Date Of Next Meeting: Wednesday, November 29, 2006

5.

Adjournment

It was moved and seconded

That the meeting be adjourned at 3:53 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 15, 2006.

_________________________________

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Cathryn Volkering Carlile
Acting Chair

Shanon Hamilton
Committee Clerk