August 27, 2014 - Minutes

Time:

3:30 p.m.

Place:

Council Chambers
Richmond City Hall

Present:

Dave Semple, Chair
John Irving, Director, Engineering
Victor Wei, Director, Transportation

1.

Minutes

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on Wednesday, July 30, 2014, be adopted.

CARRIED

2.

Development Permit 13-631844
(File Ref. No.:  DP 13-631844, Xr: TE 13-631845)  (REDMS No. 4043731)

APPLICANT:

TM Mobile Inc.

PROPERTY LOCATION:

7411 Nelson Road

INTENT OF PERMIT:

Vary the maximum permitted height of an accessory structure in the “Industrial (I)” zone of the Richmond Zoning Bylaw 8500 from 20.0 m to 30.0 m, in order to permit the construction of a telecommunication antenna installation at 7411 Nelson Road.

Applicant’s Comments

Using visual aids and speaking notes (attached to and forming part of these minutes as Schedule 1), Matthew McDonagh, Standard Land Company Inc. and Chad Marlatt, Telus Corp., briefed the Panel on the proposed application, noting the following:

§   

the new tower will increase cellular coverage in the area;

§   

the applicant has notified the adjacent property owner - Port Metro Vancouver, with respect to the proposed application;

§   

the applicant has made efforts to comply with the City’s development policies;

§   

the proposed application is located in an industrial area and other communication towers are not in proximity;

§   

the proposed landscaping includes a fully fenced site and the addition of maple trees and cedar shrubs; and

§   

the proposed application includes a Phase 1 Environmental Site Assessment;

Panel Discussion

Discussion ensued regarding the allowance for additional equipment in the future and additional screening of the tower. In reply to queries from the Panel, Mr. McDonagh  advised that the tower’s paint scheme will help the tower blend into the landscape. Mr. Marlatt noted that the tower will have the capacity to include additional equipment. Mr. Marlatt then added that a reduction in size of the antennae array at the top of the tower is possible; however the tower would have to increase in height in order to compensate for the reduction in the antennae array.

In reply to queries from the Panel, Mr. Marlatt advised that the landscape plan will include the addition of maple trees however; screening of the entire tower using vegetation would not be possible.

Discussion then ensued with regard to methods to effectively improve the aesthetics of communication towers.

Staff Comments

Wayne Craig, Director, Development, noted that the proposed application complies with applicable policies contained within the City’s Telecommunication Antennae Consultation and Siting Protocol. He added that the proposed application avoids residential, agricultural, and environmentally sensitive areas.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

In reply to queries from the Panel, Mr. Craig advised that Port Metro Vancouver has been notified of the proposed application.

Discussion then ensued with regard to the tower design and location.

Panel Decision

It was moved and seconded

1.

That a Development Variance Permit be issued which would vary the maximum permitted height of an accessory structure in the “Industrial (I)” zone of the Richmond Zoning Bylaw 8500 from 20.0 m to 30.0 m, in order to permit the construction of a telecommunication antenna installation at 7411 Nelson Road; and

2.

That Richmond City Council grant concurrence to the proposed telecommunication antenna installation at 7411 Nelson Road.

CARRIED

3.

Development Permit 14-664790
(File Ref. No.:  DP 14-664790)  (REDMS No. 4243577)

APPLICANT:

Penta Homes (Princess Lane) Ltd.

PROPERTY LOCATION:

4160 Garry Street

INTENT OF PERMIT:

1.

Permit the construction of a five (5) unit townhouse complex at 4160 Garry Street on a site zoned “Town Housing (ZT35) – Garry Street (Steveston)”; and

2.

Vary Section 4.9.7 of Richmond Zoning Bylaw 8500 to permit the proposed garbage and recycling enclosure to be located within the setback to Yoshida Court.

Applicant’s Comments

Dana Westermark, Penta Homes (Princess Lane) Ltd., gave a brief overview of the proposed development with respect to (i) urban design, (ii) architectural form and character, and (iii) landscaping and open space design. He advised that the applicant has consulted with neighbourhood residents with regard to the proposed development and noted that concerns regarding traffic and access to Yoshida Court have been addressed.

Panel Discussion

Discussion ensued with regard to the proposed amenity space and in reply to queries from the Panel, Mr. Westermark noted the following:

§   

the proposed development will include an amenity space with benches for seating and an in-ground chess board;

§   

the proposed development is in walking proximity to local parks and children play areas;

§   

there is pedestrian access from Yoshida Court;

§   

a second amenity space with benches is located at the front of the site;

§   

the amenity space is compact but will be accessible even with parked cars present;

§   

the configuration of the amenity space will allow for sunlight;

§   

a reduction of stairs between the patio and main living areas will enhance the use of patio areas; and

§   

the overall height of the proposed development approximately matches the height of the neighbouring townhouses across the street and will be approximately four to five feet higher than neighbouring homes.

Discussion then ensued regarding privacy and Mr. Westermark noted that the north-south layout of the proposed development and drive aisle location will enhance privacy with respect to neighbouring buildings. He added that the hedges will be maintained to maximize sunlight for the neighbours.

In reply to queries from the Panel, Mr. Westermark noted that the configuration of the proposed development limits garbage truck access on-site so garbage and recycling containers would have to be taken out from the enclosure onto Yoshida Court for pick up.

Staff Comments

Mr. Craig noted that the applicant is required to enter into a Servicing Agreement for the design and construction of frontage improvements along Yoshida Court and Garry Street. He added that the proposed development will be designed to achieve an EnerGuide rating of 82 and that there will be one convertible unit included.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

Discussion ensued with regard to the compact layout of the proposed development.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

permit the construction of a five (5) unit townhouse complex at 4160 Garry Street on a site zoned “Town Housing (ZT35) – Garry Street (Steveston)”; and

2.

vary Section 4.9.7 of Richmond Zoning Bylaw 8500 to permit the proposed garbage and recycling enclosure to be located within the setback to Yoshida Court.

CARRIED

4.

Development Permit 13-648221
(File Ref. No.:  DP 13-648221)  (REDMS No. 4164201)

APPLICANT:

Blundell Ventures Ltd.

PROPERTY LOCATION:

5180 Blundell Road (formerly 5160 and 5180 Blundell Road)

INTENT OF PERMIT:

Permit the construction of 15 townhouse units at 5180 Blundell Road (formerly 5160 and 5180 Blundell Road) on a site zoned “Low Density Townhouses (RTL4)”.

Applicant’s Comments

Taizo Yamamoto, Architect, Yamamoto Architecture Inc., gave a brief overview of the proposed development regarding (i) urban design, (ii) architectural form and character, and (iii) landscaping and open space design. He noted that units adjacent to neighbouring single family homes will be two storeys and the retention of trees on the eastern portion of the site will create a larger setback than required. He added that there will be one two-storey convertible unit and an accessible parking stall on the east side of the site.

Patricia Campbell, Landscape Architect, PMG Landscape Architects. Ltd., commented on the landscape design and noted that there will be a fenced play area with natural play equipment. A bike rack and a bench will be included in the amenity area. She added that each yard is fenced and hedged, and that 34 replacement trees will be planted on-site.

Panel Discussion

In reply to queries from the Panel, Ms. Campbell noted that pedestrian access is available on the western portion of the site. Pedestrian access on the eastern portion of the site is not possible due to the configuration of a retaining wall.

Mr. Yamamoto advised that extensive lighting was not included in the walkway due to the possibility of light affecting neighbouring residents. However, he noted that adding low-level light to the walkway was possible. The Panel encouraged the developer to include lighting along the walkway.

Discussion ensued with regard to landscaping elements along Blundell Road as well as the natural play spaces in the amenity areas.

Staff Comments

Mr. Craig commented on the applicant’s tree preservation efforts and noted that a Servicing Agreement is in place for frontage improvements. He added that a statutory right-of-way has been secured to allow access to and from adjacent future development sites.

Gallery Comments

Feng Guo, 5220 Blundell Road, expressed concerns with regard to the increased density of the proposed development. He was of the opinion that the increase in density would increase noise and traffic in the area.

Discussion ensued with respect to the residential density allowed within the subject zoning.

Martha Sturrock, 5160 Blundell Road, expressed concern regarding the proposed three-storey height of the development.

In reply to queries from the Panel, Mr. Craig advised that the proposed development contains a combination of two and three-storey units and that all units in the rear section of the proposed development have two stories.

Correspondence

None.

Panel Discussion

Discussion ensued with regard to public awareness of the zoning density permitted in the area and lighting options along the walkway.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would permit the construction of 15 townhouse units at 5180 Blundell Road (formerly 5160 and 5180 Blundell Road) on a site zoned “Low Density Townhouses (RTL4)”.

CARRIED

5.

Development Permit 13-638853                        
(File Ref. No.:  DP 13-638853)  (REDMS No. 4247844)

APPLICANT:

Citimark-Western Alberta Road Townhouse Ltd.

PROPERTY LOCATION:

9671 Alberta Road

INTENT OF PERMIT:

1.

Permit the construction of a 21-unit townhouse development at 9671 Alberta Road on a site zoned “Medium Density Townhouse (RTM2)”; and

2.

Vary the provisions of Richmond Zoning Bylaw 8500 to:

a)

reduce the minimum lot width from 30.0 m to 26.16 m;

b)

reduce the required interior (east) side setback from 3.0 m to 2.25 m; and

c)

reduce the required exterior (northwest corner) side setback from 6.0 m to 4.11 m.

Applicant’s Comments

Wayne Fougere, Architect, Fougere Architecture Inc., and Dave Jerke, Landscape Architect, Van der Zalm and Associates Inc., briefed the Panel on the proposed development with respect to (i) urban design, (ii) architectural form and character, and (iii) landscaping and open space design. Mr. Fougere noted that an agreement with a neighbouring development was made to share a common boulevard to eliminate the need for parallel parking and increase the landscaped space. Mr. Jerke added that nodes included in the greenway would provide for gathering spaces and that trees will be retained in the southwest corner of the site.

Panel Discussion

In reply to queries from the Panel, Mr. Fougere noted that the variances include a reduction in lot width and reductions in setbacks on the east and northwest corner areas of the site. He added that visitor parking would be arranged in groups of two and separated by trees. Also, he noted that even with the agreement to share a common boulevard with the neighbouring development, access to the visitor parking would have to be made along the proposed development’s side of the boulevard.

Discussion ensued with regard to the lighting along the pathway and in reply to queries from the Panel, Mr. Fougere and Mr. Jerke advised that there is existing street-lamp type of lighting as well as a proposal to include bollard lighting along the pathway.

In reply to queries from the Panel, Mr. Fougere and Mr. Jerke commented on play and seating elements of the greenway as well as the greenway’s configuration. Mr. Fougere noted that greenway is in proximity to schools and parks in the area.

Staff Comments

Barry Konkin, Program Coordinator, Development, noted that the developer has worked with staff on tree retention on-site. He added that a Servicing Agreement is required for frontage improvements along Alberta Road. Also, he noted that the proposed development will have one convertible unit.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

Discussion ensued with regard to the proposed development’s (i) architecture form and character, (ii) amenity space features, (iii) shared boulevard, and (iv) walkway.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

permit the construction of a 21-unit townhouse development at 9671 Alberta Road on a site zoned “Medium Density Townhouse (RTM2)”; and

2.

vary the provisions of Richmond Zoning Bylaw 8500 to:

a)

reduce the minimum lot width from 30.0 m to 26.16 m;

b)

reduce the required interior (east) side setback from 3.0 m to 2.25 m; and

c)

reduce the required exterior (northwest corner) side setback from 6.0 m to 4.11 m.

CARRIED

6.

New Business

7.

Date Of Next Meeting: September 10, 2014

8.

Adjournment

It was moved and seconded

That the meeting be adjourned at 4:29 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 27, 2014.

_________________________________

_________________________________

Dave Semple
Chair

Evangel Biason
Auxiliary Committee Clerk