October 10, 2012 - Minutes

Time:

3:30 p.m.

Place:

Council Chambers

Richmond City Hall

Present:

Dave Semple, Chair

Cathryn Volkering Carlile, General Manager, Community Services

Victor Wei, Director of 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 Wednesday, September 26, 2012, be adopted.

CARRIED

2.

Development Permit DP 12-613789

(File Ref. No.:  DP 12-613789)  (REDMS No. 3650618)

APPLICANT:

TD Canada Trust

PROPERTY LOCATION:

11300 Steveston Highway

INTENT OF PERMIT:

To permit exterior renovations and an addition to the existing TD Canada Trust bank at 11300 Steveston Highway (to include a drive-through ATM canopy structure, a drive-through aisle, and additional landscaping), on a site zoned “Industrial Community Commercial (ZC6) – Ironwood Area”.

Applicant’s Comments

John McCormack, Architect, accompanied by his associate Gord McQueen provided the following information regarding the proposal to construct a drive-through ATM with a canopy, a new drive-through aisle and additional landscaping:

the existing bank branch is on Steveston Highway at the northwest corner of the Coppersmith Corner Shopping Centre;

the proposed drive-through aisle, automated teller machine (ATM), and canopy structure is located on the exterior of the south side of the building in an area used by the previous tenant, Kelsey’s Restaurant, as a patio; TD Canada Trust has no plans to increase the interior space;

the proposed drive aisle can accommodate four vehicles, and the proposed canopy measures approximately 220 square feet in area;

in appearance, the proposed alterations are consistent with the architectural form and character of the existing building, including the sloping roof elements, as well as other buildings within the shopping centre;

there is no change to the existing elevation on the south side of the subject site, except for the proposed canopy that is to be supported by new columns;

proposed new landscaping would reduce the appearance of the paved surface on the site; existing trees will be retained on the site;

proposed new landscape areas and materials blend in with the existing landscape scheme to the east and north of the bank building;

the proposed alteration means the loss of four parking stalls, but on site there are 38 parking stalls and this number exceeds the bylaw requirement; and

there are two bike racks in front of the bank.

Panel Discussion

In response to queries Mr. McCormack provided the following additional information:

the shopping mall management office maintains all landscaping on the bank building site;

a portion of the existing south wall of the bank building will feature stone cladding; and

the “Ford truck” public art piece at the shopping mall is not associated with the TD Canada Trust bank building.

In response to a comment that the City has an idling bylaw, and a query regarding whether TD Canada Trust could erect signage in the proposed drive aisle reminding its clients to turn off car ignitions if the wait for the ATM machine is long, Mr. McCormack advised that a representative from TD Canada Trust was in attendance, and that the comment would be brought to the attention of banking officials.

Staff Comments

Wayne Craig, Director of Development, advised that staff was satisfied that the proposed building alteration blends with the original character of the structure. He added that the project would improve pedestrian circulation on the subject site.

Correspondence

None.

Gallery Comments

None.

Panel Decision

It was moved and seconded

That a Development Permit be issued for exterior renovations and an addition to the existing TD Canada Trust bank at 11300 Steveston Hwy (to include a drive-through ATM canopy structure, a drive-through aisle, and additional landscaping), on a site zoned “Industrial Community Commercial (ZC6) – Ironwood Area”.

CARRIED

3.

Development Permit DP 12-610759

(File Ref. No.:  DP 12-610759)  (REDMS No. 3649139)

APPLICANT:

Townline Developments Inc.

PROPERTY LOCATION:

9431, 9451 and 9471 Alberta Road

INTENT OF PERMIT:

1.

Permit the construction of a 35 unit townhouse at 9431, 9451 and 9471 Alberta Road on a site zoned “High Density Townhouses (RTH1)”; and

2.

Vary the provisions of Richmond Zoning Bylaw 8500 to:

a)

reduce the Alder Street setback from 4.5 metres to 4.21 metres to allow for a building footprint encroachment in Building 2;

b)

reduce the corner setback at Hemlock Drive and Alder Street from 4.5 metres to 3.96 metres to allow for a building footprint encroachment in Building 2; and

c)

permit resident parking in a tandem configuration in 26 of the 35 units.

Applicant’s Comments

Taizo Yamamoto, Yamamoto Architects provided the following details regarding the proposal to develop a 35 townhouse unit complex on Alberta Road:

the applicant’s proposed development completes this section of the north-south Alder Street and develops its portion of Hemlock Drive; frontage improvements along the applicant’s portion of Alberta Road is part of the proposal;

the site presents unique challenges and the design maximizes orientation of townhouse units toward the street; each townhouse unit features its own gate;

the outdoor amenity area is located where the project’s drive aisle curves and presents a nice focal point combined with a green termination;

the extensive use of permeable pavers on site wraps around the site and creates a unified entry to the subject site;

the architectural style is more contemporary than buildings in the neighbourhood, and include a large gable roof form, a back slope element for pop-up features, and a nice rhythm along the streetscape;

where the site allows more depth, some townhouse units feature a second storey balcony;

the townhouse complex to the west has its own drive aisle and that precludes any overlook concerns;

there is one convertible unit with all other units providing aging in place features; and

Hardi-plank material is offset by the use of some Hardi-panel; wood posts and bracket elements are also featured and provide warmth to offset the contemporary nature of the architectural style.

Meredith Mitchell, Landscape Architect, M2 Landscape Architecture provided the following details regarding the landscaping scheme:

the Hemlock frontage is slightly higher and provides “eyes on the street” from the townhouse unit patios;

“uplights” illuminate the trees in the amenity area;

low signage is featured at both the Alberta and Alder entries;

one on-site tree is to be retained and 80 trees will be planted on site to replace the 18 that are to be removed; some of the new trees will be featured along the internal drive aisle; and

a cedar hedge located at the rear of the site provides screening, privacy, and quiet.

Panel Discussion

In response to queries Ms. Mitchell provided the following details:

an existing fence on the adjacent property, plus shrubs and a variety of trees  provided on the subject site along the length of the west boundary act as a screen;

substantial landscaping will provide a buffer between the amenity area and vehicles that stop and/or accelerate out of the subject site;

it is anticipated that the density of landscaping elements near the amenity area would be enough to shield people using the area from exhaust fumes;

the walkway between the mail structure and the bike racks is five feet wide and can accommodate a wide baby buggy;

the bench planned for the amenity area can be moved so that it is closer to where young children would be playing; and

each of the townhouse units has its own individualized yards.

Staff Comments

Mr. Craig noted that the development of the subject site completes a portion of the network envisioned for the McLennan North Sub-Area Plan. With regard to the requested variances he stated that two of them refer to setbacks on Alder Street, and that the other refers to the tandem parking configuration. Mr. Craig added that an acoustical report has been undertaken that shows that the project complies with City guidelines for internal noise attenuation.

Correspondence

Susan Wang, 23-9420 Ferndale Road (Schedule 1)

Mr. Craig stated that Ms. Wang expressed concern regarding the proposed use of the site, but that the use, or zoning, of the subject site was considered by City Council, and was not an issue the Development Permit Panel could address. Mr. Craig noted that planning staff has responded to Ms. Wang’s letter and provided additional information to her regarding the nature of the area plan for the neighbourhood.

Gallery Comments

None.

Panel Discussion

Comments were made regarding the appearance of the project, as well as its liveability.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

Permit the construction of a 35 unit Townhouse at 9431, 9451 and 9471 Alberta Road on a site zoned “High Density Townhouses (RTH1)”; and

2.

Vary the provisions of Richmond Zoning Bylaw 8500 to:

a)

reduce the Alder Street setback from 4.5 metres to 4.21 metres to allow for a building footprint encroachment in Building 2;

b)

reduce the corner setback at Hemlock Drive and Alder Street from 4.5 metres to 3.96 metres to allow for a building footprint encroachment in Building 2; and

c)

permit resident parking in a tandem configuration in 26 of the 35 units.

CARRIED

4.

Development Permit 12-615424

(File Ref. No.:  DP 12-615424)  (REDMS No. 3644532)

APPLICANT:

Onni Contracting Ltd.

PROPERTY LOCATION:

7731 and 7771 Alderbridge Way

INTENT OF PERMIT:

1.

Permit the construction of a 659-unit project in four (4), six-storey wood frame buildings over two (2) concrete parking structures located at 7731 and 7771 Alderbridge Way;

2.

Vary the provision of Richmond Zoning Bylaw 8500 to:

(a)

reduce the required exterior side yard setbacks for portions of partially below-grade parking structures on the proposed Lots 1 and 2 from 3.0 metres to 0.0 metres respectively along Cedarbridge Way and Gilbert Road;

(b)

reduce the required interior side yard setback for limited portions of partially-below grade parking structures from 1.5 metres to 0.0 metres along the west property line of the proposed Lot 1 and the east property line of the proposed Lot 2;

(c)

reduce the required visitor parking from 0.20 spaces/dwelling unit to 0.15 spaces/dwelling unit for the development as a whole; and

(d)

relax the requirement for the provision of on-site loading spaces for two (2) WB-17 loading spaces.

Applicant’s Comments

Taizo Yamamoto, Architect, Yamamoto Architects Inc. Was accompanied by Eric Hughes, Development Department, Onni Contracting Ltd., addressed the Panel and briefly reviewed the discussion regarding  DP 12-615424 at the September 26, 2012 meeting of the Development Permit Panel (Schedule 2).

Mr. Yamamoto explained that the application was referred back for the applicant to revisit the treatment, particularly for the Alderbridge Way frontage, to determine whether something more could be done. He said that staff was also asked to: (i) prepare more information on the northwest corner of the subject site, as well as the plan and timeline for the City’s Parks and Transportation departments to work within the adjacent Gilbert Road allowance; and (ii) examine the effect of the disproportionate 25% reduction in visitor parking; and (iii) provide more information regarding the interface with the property to the west of the subject site.

Mr. Yamamoto then presented the following changes in the design scheme:

changes have been made to the Alderbridge Way frontage conditions, and enlarged sections along Alderbridge Way, Cedarbridge Way and River Road were provided to better illustrate the street edge conditions;

all patio terraces do not exceed 1.5 metres above the adjacent public sidewalks along Alderbridge Way, due to the lowering of the slab elevation of the covered bicycle parking at the front edge of the building;

the height of the landscape wall adjacent to the Alderbridge Way sidewalk has been reduced down to 0.45 metres;

the lower landscape wall has been stepped down in an increased number of places, adjacent to Cedarbridge Way, that is in keeping with the change in the elevation of the street;

to reduce the apparent height of the higher wall sloped landscaping between the lower walls adjacent to the sidewalk and the upper walls adjacent to the patio terraces has been undertaken;

there has been significant improvement in the location and the stairs leading from the Alderbridge sidewalk to several of the units;

design changes have been made to the river Road edge conditions for Buildings 2 and 3;

better section views that extend from the development site’s property line, through to the Gilbert Road allowance to the ultimate curb, and current edge of pavement of the road have been included;

a 2.0 metre interim planting strip within the adjacent Gilbert Road allowance area, consisting of a combination of shrubs and groundcover to screen the high portion of the parkade wall has also been included;

a plaza, pedestrian and cycling paths, lighting, significant tree planting are envisioned to be included within the greenway on the east side of the unused Gilbert Road allowance;

a 3.0 metre wide paved bike/pedestrian pathway from Lansdowne Road to River Road within the Gilbert Road allowance would be constructed by the City closer to the Gilbert Road edge;

Transportation staff reviewed the 0.15 visitor stall per unit parking rate and it was established that this ratio is acceptable;

to improve the interface between the subject site and the property to the west of the subject site owned by CTC Group (Richmond Holdings), the applicant has replaced the interim lock-block walls at the northern and southern ends of the greenway path with a poured-in-place concrete wall with reveals that will read as part of the adjacent concrete parkade wall.

staff and the applicant have spoken with the owners of the site to the west and Richmond Holdings has confirmed that they have recently hired an architect to review the development potential for their property;

Richmond Holdings have also confirmed that they understand the future plans for their property edge, and the subject site, and have provided written support to City staff for the subject application.

Mr. Yamamoto summarized his presentation by remarking that: (i) a number of design changes have been made to the orientation of the walls and terraces facing the Alderbridge and Cedarbridge Way frontages, as well as the River Road frontage; and (ii) the replacement of the lock block wall with a poured-in-place concrete wall along the west property line and additional plantings on the Gilbert Road allowance adjacent to the site has improved the interim interface of the development to the west of the subject site.

Panel Discussion

A brief discussion took place between the Panel, Mr. Yamamoto and Mr. Hughes, and the following additional information as provided:

the headroom in the bicycle storage areas meets the bylaw requirement of 7 feet; and

Richmond Holdings’ architect was given an opportunity to review the applicant’s design scheme

Staff Comments

Mr. Craig advised that even with interim arrangement regarding the Gilbert Plaza, staff believes that when the plaza is developed it will meet with what Onni is currently proposing. Mr. Wayne expressed pleasure with the efforts made to create a better interface along the property lines of the subject site. He noted that the proposed reduction of visitor parking, was undertaken with the City’s Transportation Division and that staff felt that the reduction is appropriate for this project.

Mr. Craig drew the Panel’s attention to the staff memo (attached to these Minutes as Schedule 3) attached to the plans that replace and supplement the plans for the proposed development.

Gallery Comments

None.

Correspondence

None.

Panel Discussion

Panel members commended all parties for their efforts in present a new design iteration.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

Permit the construction of a 659-unit project in four (4), six-storey wood frame buildings over two (2) concrete parking structures located at 7731 and 7771 Alderbridge Way;

2.

Vary the provision of Richmond Zoning Bylaw 8500 to:

(a)

reduce the required exterior side yard setbacks for portions of partially below-grade parking structures on the proposed Lots 1 and 2 from 3.0 metres to 0.0 metres respectively along Cedarbridge Way and Gilbert Road;

(b)

reduce the required interior side yard setback for limited portions of partially-below grade parking structures from 1.5 metres to 0.0 metres along the west property line of the proposed Lot 1 and the east property line of the proposed Lot 2;

(c)

reduce the required visitor parking from 0.20 spaces/dwelling unit to 0.15 spaces/dwelling unit for the development as a whole; and

(d)

relax the requirement for the provision of on-site loading spaces for two (2) WB-17 loading spaces.

CARRIED

5.

New Business – None.

6.

Date Of Next Meeting: Wednesday, October 24, 2012

7.

Adjournment

It was moved and seconded

That the meeting be adjourned at 4:14 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, October 10, 2012.

_________________________________

_________________________________

Dave Semple

Chair

Sheila Johnston

Committee Clerk