Time:

3:30 p.m.

Place:

Council Chambers
Richmond City Hall

Present:

Joe Erceg, Chair
Andrew Nazareth, General Manager, Business and Financial Services

Victor Wei, Director, Transportation

The meeting was called to order at 3:30 p.m.

1.

Minutes

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on June 13, 2007, be adopted.

CARRIED

2.

DEVELOPMENT PERMIT 07-362006
(Report: May 23, 2007 File No.:  07-362006)   (REDMS No. 2235817)

APPLICANT:

W. T. Leung Architects Inc.

PROPERTY LOCATION:

6351, 6391, and 6491 Minoru Boulevard

INTENT OF PERMIT:

1.

To permit the construction of two (2) sixteen storey high-rise buildings over a common parking structure consisting of approximately 224 dwelling units and 253 parking spaces as Phase I of a multi-phase development on a site zoned “Comprehensive Development District (CD/177); and

2.

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

a)

Increase the proportion of allowed small car parking spaces permitted from 30% to 32.4%.

Applicant’s Comments

W. T. Leung, architect, defined this as Phase One of a larger, multi-phase project on the 4.5-acre site at 6351, 6391 and 6491 Minoru Boulevard. When all phases are completed, the proposed development will comprise four high-rise residential towers with approximately 448 dwelling units, townhouses, and approximately 614 off-street parking spaces. The Phase One Development Permit application under discussion at present applies to two 16-storey high-rise buildings, a three-storey parking structure, and townhouses surrounding the three-storey parking structure. The two proposed towers include approximately 224 dwelling units and 253 parking spaces. The site for Phase One of this development was left vacant when, approximately five years ago, the low-rise rental apartment building that used to occupy the site was destroyed by fire.

Mr. Leung noted that one of the two towers under discussion is earmarked for the rental market and the second tower will be a strata market sales building. The two towers are oriented on the site to front onto the new east-west road, and architectural shading fins have been incorporated on the west and south to respond to conditions of orientation.

In describing the project Mr. Leung highlighted the following:

(i) the pedestrian access from Minoru Blvd. to Minoru Park will be relocated, there will be a new east-west road from Minoru Blvd., the existing pathway will be decommissioned, and a new pedestrian greenway connection to Minoru Park will be built, and both the new road and greenway will be lined with trees;

(ii) the project’s three levels of parking will be bordered by townhouses and amenity rooms on three sides;

(iii) the two towers are articulated with concrete and glazing, and the townhouses and the lower levels of the towers are articulated with brick masonry;

(iv) the towers’ top floors are stepped to create a sculpted effect and to provide a more varied skyline and roofscape.

Mr. Leung remarked that the Phase One rental tower will provide 132 replacement rental units for the loss of 128 existing rental units through the future demolition of the two existing rental apartment buildings in the Phase Two portion of the site. Of those, 22 are earmarked for “Seniors Independent Living”. With regard to the seniors who will live in the 22 units, they will have access to the third floor amenity room, a laundry room and associated outdoor amenity area. There are enhanced “aging in place” features that facilitate accessibility throughout the Phase One development, including the landscaped areas.

With regard to the proposed increase to the proportion of allowed small car parking spaces from 30% to 32.4%, Mr. Leung advised that the variance is slight and that it translates into six car spaces. The required radius in which such safety vehicles as fire trucks can turn dictates the increase of 2.4%.

In response to a query from the Chair, staff confirmed that other developers have requested similar variances and that staff has reviewed this variance in comparison with earlier variances granted, and this one is not atypical. In addition, staff stated that the total number of off street parking is 248 spaces and that the bylaw allows that 30% of these be earmarked for small cars. This represents 76, and the variance would go from 76 to 82. 

Ms. Jane Durante, landscape architect, gave an overview of the landscaping plans for Phase One and drew the Panel’s attention to:

(i) the proposed green walkway from Minoru Blvd. to Minoru Park which will have an elegant and urban feel, and will offer pedestrians the feeling of walking through a green landscape removed from the traffic;

(ii) the defining edge between the proposed development and the existing seniors housing development to the north (the Kiwanis Court Housing) will become densely planted to provide the Kiwanis Club property with a more pleasant aspect, and the north facing building face has been developed in coordination and in consultation with representatives of the Kiwanis Club property;

(iii) the entry plaza to be built in Phase Two will provide a green, leafy lead into the buildings and into the park;

(iv) the roof terrace at the third level, shared by both towers, will have elevation changes and will provide a series of “outdoor rooms”;

(v) the intent is to provide an opportunity for a setting for a public art installation at the open area at the intersection of Minoru Blvd. and the new east-west road, to create a welcoming statement and an entry to the greenway to the park;

(vi) unique streetlight standards and street furniture will be used on site.

In response to an inquiry from the Chair, Ms. Durante confirmed that the planting at the north edge of the amenity area is intended to cascade down towards the lower planting.

Staff Comments

Jean Lamontagne, Director of Development, addressed the rental component of the application and advised that there were 128 existing residential rental units onsite, and reiterated that Phase One will provide 132 replacement rental units. Of the 132 rental units, 60% will be affordable rental units, and 22 of the units will be seniors affordable units.

He stated that one condition of the adoption of the rezoning application is for the applicant to have a non-profit partner for the management of the affordable housing units. Discussions on this point with the applicant are ongoing. 

Mr. Lamontagne commented that Phase One has to be completed prior to demolition of the two low rise apartment buildings to the west of the Phase One site, and that ample time will be provided for current renters to move into the new development, if they so choose.

In response to a question from the Chair, Mr. Lamontagne confirmed that what Council approved through the rezoning process meets the City’s rental and affordable housing agreement, and in addition, that Council will consider a separate bylaw that describes the affordable housing component.

Correspondence

Vera Wong, #608-6088 Minoru Blvd. (Schedule 1)

Manmohan Vij, #810-6631 Minoru Blvd. (Schedule 2)

Sarah Dix, #306-6491 Minoru Blvd. (Schedule 3)

Gallery Comments

Frank Toffin, 6611 Minoru Blvd. commented that the view he enjoys from his home would be impacted in a negative way by the two towers in Phase One. In addition he expressed his opinion that the requested increase from 30% to 32.4% in the proportion of allowed small car parking spaces was not probable or justified. Mr. Toffin remarked that it was a bad idea to have pedestrians, who do not live in the area, use the proposed new greenway.

Theresa Harding, Arlington Group, Planning and Architecture Inc., #1030-470 Granville Street, Vancouver, advised that she spoke on behalf of property owners living at 6551 and 6451 Minoru Blvd., immediately to the south of the new east-west road from Minoru Blvd. and asked if (i) a construction traffic management plan had been prepared, and (ii) if a construction noise mitigation plan been prepared.

Staff advised that conditions for final adoption for rezoning dictates that the applicant must submit for review both a construction traffic management plan and a construction noise mitigation plan. This application, and other applications, cannot be approved until these plans are submitted to City staff and approved. Staff further advised that anyone wishing to review the plans could contact those responsible for creating the plans and could request access to the plans.

Mr. Kramer, 6611 Minoru Blvd. expressed concern that the east-west connection, in addition to both the greenway from Minoru Blvd. and the plaza at the entrance to the park, would attract many pedestrians to the site, and to Minoru Park, and the increased traffic would lessen residents’ security.

Mr. Leung addressed the concern and stated that such design approaches as lighting standards along the full length of the walkway, and throughout the plaza, would enhance the sense of security on the site. In addition, the townhouses were designed to encourage residents to participate in passive casual surveillance, thereby potentially discouraging unacceptable behaviour on site. He remarked that with more people living in an area, acts of uncivil behaviour would naturally be deterred. 

In response to a query from the Panel, Mr. Leung advised that when the Richmond Advisory Design Panel reviewed the development plans, no security concerns were raised.

Panel Discussion

In response to inquiries Mr. Leung advised that:

·         

light standards will be placed along the entire length of the planned new greenway leading to Minoru Park, as well as throughout the rest of Phase One; night lighting will be extended to the edge of the park in order to enhance safety and security;

·         

the applicant proposes unique light standards, which will include unique design features, in order to signal the distinctiveness of the development as well as to delineate the entry into Minoru Park;

·         

a new traffic light is proposed at the intersection of Minoru Blvd. and the access to the Richmond Centre Mall where at present a pedestrian activated traffic signal is already in place; City transportation staff has reviewed the new traffic light plan and are satisfied with the proposal;

·         

the applicant is mindful of the tenants in the existing low-rise buildings and for that reason will move as quickly as possible on developing Phase Two; at present discussions are taking place between the applicant, City staff and representatives of BC Housing with the desired outcome being management and an annual subsidy for the 22 units of seniors affordable housing; he clarified that current renters in the low-rise buildings who wish to relocate into a rental unit in the new development will have the first priority, the second priority is for Richmond residents and then the list would open up.  Phase One is independent from Phase Two and Phase Three, if development proceeds as a three-phase project.  It could be a two or three phase project, but the park access would be constructed in Phase Two; and

·         

the east-west corridor will be universally accessible and the applicant, in discussions with the Kiwanis Club, has also committed to creating a gated access point from the pathway parallel to the park on the development site to the Kiwanis Club site; the gate is to be located at the common property line and will be controlled by the Kiwanis residents.

In response to a query, Mr. Lamontagne advised that the east-west connecting pathway is an important link, and that it is the City’s intention that the existing pathway along the north side of the current site be abandoned. He explained that Crime Prevention Through Environmental Design (CPTED) principles have been incorporated throughout the site to provide a safer and clearer connection to the park. In addition, implementation of CPTED could include incorporating windows in stairwells, separation between resident and visitor parking areas, etc. 

In response to an inquiry from the Chair regarding the dimensions of the individual units, Mr. Leung advised that 35 units in Phase I are designed specifically to be easily convertible for wheelchair accessibility, with appropriate bathroom layouts, ample areas for wheelchair turning radii and wider doorways.  All units incorporate aging-in-place features and can be easily fitted to respond to seniors needs (i.e. installation of grab bars and other fixtures).

Mr. Leung responded to the Chair’s question regarding the landscaped roof of the parking podium by advising that at present there are no plans to incorporate separate garden plots, but that if, in the future residents desire a garden plot, it would be possible to accommodate such a request.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

Permit the construction of two (2) sixteen storey high-rise buildings over a common parking structure consisting of approximately 224 dwelling units and 253 parking spaces as Phase I of a multi-phase development at 6351, 6391 and 6491 Minoru Boulevard on a site zoned “Comprehensive Development District (CD/177); and

2.

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

a)

Increase the proportion of allowed small car parking spaces permitted from 30% to 32.4%.

CARRIED

3.

New Business

None.

4.

Date Of Next Meeting: Wednesday, July 11, 2007

5.

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, June 27, 2007.

_________________________________

_________________________________

Joe Erceg
Chair

Sheila Johnston
Committee Clerk