November 26, 2014 - Minutes

Time:

3:30 p.m.

Place:

Council Chambers
Richmond City Hall

Present:

Robert Gonzalez, Chair
Dave Semple, General Manager, Community Services

John Irving, Director, Engineering

Minutes

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on Wednesday, November 12, 2014, be adopted.

CARRIED

1.

Development Permit 13-645579
(File Ref. No.:  DP 13-645579)  (REDMS No. 4377650)

APPLICANT:

NSDA Architects on behalf of the Pacific Autism Family Centre Foundation

PROPERTY LOCATION:

1001 Hudson Avenue

INTENT OF PERMIT:

1.

Permit the construction of a 5,752 m² (gross floor area) building for treatment of, and education about, Autism Spectrum Disorder at 1001 Hudson Avenue on a site zoned “Auto Oriented Commercial (ZC10) – Airport and Aberdeen Village”; and

2.

Vary the provisions of Richmond Zoning Bylaw 8500 to reduce the minimum commercial parking spaces setback (Zoning Bylaw S. 7.5.17) from 1.5 metres to zero metres along the northern lot line.

Applicant’s Comments

Garth Ramsey, NSDA Architects, briefed the Panel on proposed modifications to the proposed application and spoke on (i) urban design, (ii) architectural form and character, and (iii) landscape design.

Mr. Ramsey spoke on the proposed modifications made to the proposed application and noted that (i) the number of elevators will be reduced from three to two, (ii) the building will have a reduced massing (iii) there will be a reduction in rooftop mechanical equipment, and (iv) the recreation centre will not be included in this phase of development.

Staff Comments

Wayne Craig, Director, Development, spoke of the proposed parking variances, noting that they remain consistent with the previous application that was presented to the Development Permit Panel.

Panel Discussion

Discussion ensued regarding the recreation centre and in reply to queries from the Panel, Mr. Ramsey advised that the recreation centre could be included in a future phase of development.

Discussion then ensued with respect to the landscaping of the proposed development. Mr. Ramsey advised that as a result of the recreation centre being deferred to a future phase of development, changes in the landscaping would include the addition of trees and hedges and changes to the layout of the fencing. Also, Mr. Ramsey noted that a portion of the covering for the pedestrian walkway would be removed; however the pedestrian walkway is not affected by the proposed design changes.

In reply to queries from the Panel, Mr. Ramsey noted that he anticipates the construction of the recreation centre would cost approximately $2 million.

Correspondence

None.

Gallery Comments

None.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

permit the construction of a 5,752 m² (gross floor area) building for treatment of, and education about, Autism Spectrum Disorder at 1001 Hudson Avenue on a site zoned “Auto Oriented Commercial (ZC10) – Airport and Aberdeen Village”; and

2.

vary the provisions of Richmond Zoning Bylaw 8500 to reduce the minimum commercial parking spaces setback (Zoning Bylaw S. 7.5.17) from 1.5 metres to zero metres along the northern lot line.

CARRIED

2.

Development Permit 14-665485
(File Ref. No.:  DP 14-665485)  (REDMS No. 4388882)

APPLICANT:

Yamamoto Architecture Inc.

PROPERTY LOCATION:

Eastern Portion of 7120, 7140, 7160, 7180, 7200, 7220, 7240 and 7260 Bridge Street and 7211, 7231 and 7271 No. 4 Road

INTENT OF PERMIT:

Permit the construction of seventy-eight (78) 2 and 3-storey townhouses on the eastern portion of 7120, 7140, 7160, 7180, 7200, 7220, 7240 and 7260 Bridge Street and 7211, 7231 and 7271 No. 4 Road on a site zoned “Town Housing (ZT70) - South McLennan.”

Applicant’s Comments

Taizo Yamamoto, Yamamoto Architecture Inc., and Mary Yip, PMG Landscape Architects, provided a brief overview of the proposed development with respect to (i) the road network in the area, (ii) the conditions of adjacency, (iii) the building’s massing and typology, (iv) the site’s buffering, (v) architectural form and character, (vi) urban design, (vii) vehicle and pedestrian access, and (viii) sustainability features.

Mr. Yamamoto noted that the proposed development is anticipated to meet EnerGuide 82 standards and will have three convertible units.

Ms. Yip spoke of the Agricultural Land Reserve (ALR) buffer along No. 4 Road and the proposed development’s amenities which include an amenity building, playground structure, patio areas and community garden spaces. She added that the pedestrian connections will use pavers.

Staff Comments

Mr. Craig commented on the proposed development, noting that (i) the site’s ALR buffer plan has been reviewed by the City’s Agricultural Advisory Committee, (ii) the proposed development will have a mixed typology, (iii) the majority of units will include side-by-side parking garages, and (iv) a servicing agreement is required for the new roads being introduced and site service connections.

Panel Discussion

Discussion ensued with respect to the proposed amenity building and in reply to queries from the Panel, Mr. Yamamoto advised that the proposed development’s amenities would be clustered on the south-western side.

Discussion then ensued regarding vehicle access within the site. Mr. Yamamoto noted that the width of the internal roads will be designed similar to a city-type street with a pedestrian area on the side and that pedestrian crossing points will be aligned. Mr. Yamamoto added that it is possible to add paving treatment on a section of Lechow Street for a pedestrian connection should this be acceptable to the City.

Discussion continued with regard to outdoor and indoor amenities. In reply to queries from the Panel, Ms. Yip noted that the amenity area will be set amongst the retained trees and will include a patio area, an outdoor ping pong table, and a community garden. Also, she added that the amenity area offers activities for different age groups, and provides good visibility to the children’s play areas.

In reply to queries from the Panel, Ms. Yip spoke on the landscaping and outdoor play areas and noted that (i) natural play elements will include logs and could include boulders, (ii) the buffer along the perimeter of the site will have a variety of tree species including evergreens and conifers, and (iii) due to the sparse traffic and some dead-end roads, there will opportunity for street play on the internal roads.

In reply to queries from the Panel, Mr. Yamamoto advised that the proposed development will be built to EnerGuide 82 standards.

Discussion ensued with respect to the site’s construction and concerns were expressed regarding the potential for empty lots as a result of prolonged construction. Mr. Yamamoto advised that the construction schedule is not available; however construction of the proposed development will begin on the eastern portion of the site.

Discussion then ensued regarding the conditions of adjacency and Mr. Yamamoto noted that the development along the southern edge of the site is two storeys. Also, he noted that there will be a six foot fence along the south and west side of the site and that an access point provided for the adjacent development site along No. 4 Road will be made should they redevelop in the future.

In reply to queries from the Panel, Mr. Yamamoto advised that the site will remain close to an at-grade elevation and any retaining wall installed would be a few feet in height.

Mr. Yamamoto spoke on the conditions of adjacency and elevation of the proposed development and noted that the development on the north-east edge of the site is not immediately adjacent to the site and would include a green strip between the new road and neighbouring property.

Discussion ensued with regard to the architectural form and character of the proposed development and in reply to queries from the Panel, Mr. Yamamoto noted that the eastern and western portion of the proposed development will have different themes.

Staff Comments

In reply to queries from the Panel, Mr. Craig noted that given the significant programming offered, the large amenity area is sufficient for the proposed development. He added that there will be no vehicle connection to the southern portion of Lechow Street until the adjacent properties are redeveloped.

Correspondence

None.

Gallery Comments

None.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would permit the construction of seventy-eight (78) 2 and 3-storey townhouses on the eastern portion of 7120, 7140, 7160, 7180, 7200, 7220, 7240 and 7260 Bridge Street and 7211, 7231 and 7271 No. 4 Road on a site zoned “Town Housing (ZT70) - South McLennan.”

CARRIED

3.

Development Permit 14-672669
(File Ref. No.:  DP 14-672669)  (REDMS No. 4402671)

APPLICANT:

S-8135 Holdings Ltd.

PROPERTY LOCATION:

9191 and 9231 Alexandra Road

INTENT OF PERMIT:

Permit the construction of a development with forty (40) town housing units and nine (9) live/work dwelling units at 9191 and 9231 Alexandra Road on a site zoned “Residential/Limited Commercial (ZMU28) – Alexandra Neighbourhood (West Cambie).”

Applicant’s Comments

Karen Smith, Robert Ciccozzi Architecture Inc., and Meredith Mitchell, M2 Landscape Architecture, gave a brief overview of the proposed application regarding (i) urban design, (ii) architectural form and character, (iii) vehicle parking and access, (iv) live/work units, and (v) sustainability features.

Ms. Smith spoke of the proposed development’s architectural form and character, noting that commercial side fronting Alexandra Road will utilize a different character. Also, she added that the proposed development will have one convertible unit.

Ms. Mitchell commented on the landscape and open space design of the proposed development noting that (i) the internal driveway will be articulated with permeable pavers, (ii) the amenity area will include an open lawn, stepping stones, logs and benches, (iii) a dog wash and bicycle parking will be available, (iv) internal street trees will be planted, and (v) the live/work units will have yard space and access to the street.

Staff Comments

Mr. Craig advised that the proposed development will (i) connect to the Alexandra District Energy Utility, (ii) take measures to address the City’s aircraft noise requirements, and (iii) make improvements to adjacent roads which will benefit the neighbourhood.

Panel Discussion

In reply to queries from the Panel, Ms. Smith advised that the live/work units would face Alexandra Road. She added that no live/work units are planned for the side facing Dubbert Street.

Discussion ensued with regard to the amenities and opportunities for street play on the internal streets. Ms. Smith spoke of the pedestrian flow and anticipates that on-site traffic will have reduced speeds.

Discussion then ensued with respect to the conditions of adjacency. Ms. Smith noted that the proposed development will be three storeys. Mr. Craig advised that properties to the north are four storeys and the proposed development to east of the site will also be four storeys.

Discussion continued regarding the elevation of the proposed development and the adjacent site. Ms. Smith noted that she anticipates that the proposed development will meet the grade of the higher adjacent site with raised rear yards along the shared property line.

Correspondence

Alvina Lee, 9299 Tomicki Avenue (Schedule 1)

In reply to queries from the Panel, Mr. Craig advised that the proposed development meets the City’s guidelines for on-site amenity space. He added that the area is anticipating the development of parks and green space. Also, he added that the Garden City Lands is in close proximity to the site.

In reply to queries from the Panel, Mr. Craig advised the proposed development will provide a ten metre road dedication for the widening of Tomicki Avenue. He added that once properties to the east of the site are developed, Tomicki Avenue will be fully developed between Dubbert Street and May Drive.

Gallery Comments

None.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would permit the construction of a development with forty (40) town housing units and nine (9) live/work dwelling units at 9191 and 9231 Alexandra Road on a site zoned “Residential/Limited Commercial (ZMU28) – Alexandra Neighbourhood (West Cambie).”

CARRIED

4.

Development Variance 14-676341
(File Ref. No.:  DV 14-676341, Xr: TE 14-672413) (REDMS No. 4411201)

APPLICANT:

Rogers Communications Inc.

PROPERTY LOCATION:

11771 Fentiman Place

INTENT OF PERMIT:

Vary the provisions of Richmond Zoning Bylaw 8500 to increase the maximum accessory structure height in the “Health Care (HC)” zoning district from 12 m (39.3 ft.) to 21 m (68.9 ft.) in order to permit the installation of a temporary telecommunications antenna pole at 11771 Fentiman Place.

Applicant’s Comments

Samuel Sugita, Rogers Communications Inc. and Kiersten Enemark, Standard Land, provided a brief overview of the proposed variance application for a temporary communications antenna pole and noted the following:

§   

the current communications antenna is located atop Lions Manor, which is planned for demolition;

§   

the temporary communications antenna pole would allow the continuation of  communication service in the Steveston area once the current antenna atop of Lions Manor is removed;

§   

other buildings in the area are only one storey and would not be suitable for an antenna installation;

§   

the proposed antenna would be temporary and will be designed to be a slim monopole with a minimum footprint on a temporary cement slab and painted green to blend with its surroundings;

§   

neighbours were notified of the proposed application for the temporary communications antenna pole and the applicants have not received any response;

§   

Rogers Communications Inc. has a three year agreement with Fraser Health to keep the communications antenna on the Lions Manor site; and

§   

Fraser Health owns and operates the Lions Manor site, and requested that the current communications antenna be relocated so the planned demolition could proceed.

Staff Comments

Mr. Craig commented on the proposed variance application and noted that community notification occurred in October 2014 and an enlarged notification area was used in keeping with Council’s Telecom Antenna Policy. He added that Fraser Health is currently in the process of applying for a demolition permit. Also, he noted that the site is currently zoned for Health Care; however Fraser Health has not identified any future plans for the Lions Manor site.

Panel Discussion

Discussion ensued with respect to the dimensions and location of the proposed communications antenna and the lack of information regarding the future plans for the Lions Manor site.

Discussion then ensued regarding the relocation of the communications antenna operated by Telus Corp. from the Lions Manor site to another site in the area.

In reply to queries from the Panel, Mr. Craig noted that the relocated Telus Corp. communication antenna’s height conforms with the zoning so a variance application is not required.

Discussion continued regarding the communication service needs of the Steveston community and securing a long term solution for communication service in the area.

In reply to queries from the Panel, Mr. Sugita noted that the applicant was working with Telus Corp. on a temporary location for the communications antenna. He added that the current communication antenna has been in the community for approximately 12 years and the applicant is working on a permanent solution. Also, he noted that removal of the communication antenna could potentially cause a loss of communications coverage in the area.

Discussion ensued with respect to future plans for the Lions Manor site. The Chair recommended that the applicant liaise with Fraser Health to attain more information regarding the future plans for the Lions Manor site. Also, the Chair noted that the application for the demolition of Lions Manor is still pending so there is time to secure an alternative solution to the installation of a temporary communications antenna pole.

Ms. Enemark advised that the proposed communications antenna pole would be a temporary installation and Rogers Communications Inc. has not received any information with regard to the future plans for the Lions Manor site.

As a result of the discussion, the following referral introduced:

It was moved and seconded

That staff report titled Application by Rogers Communications Inc. for a Development Variance Permit at 11771 Fentiman Place, from the Director, Development, dated November 6, 2014, be referred back to staff to examine:

1.

options to relocate the communications antenna on Lions Manor in the Steveston area; and

2.

the future plans for the Lions Manor site.

CARRIED

5.

Development Permit 13-652010
(File Ref. No.:  DP 13-652010)  (REDMS No. 4308100)

APPLICANT:

Zhao XD Architect Ltd.

PROPERTY LOCATION:

8400 General Currie Road and 7411/7431 St. Albans Road

INTENT OF PERMIT:

1.

Permit the construction of 12 three-storey townhouse units at 8400 General Currie Road and 7411/7431 St. Albans Road on a site zoned “High Density Townhouses (RTH2)”; and

2.

Vary the provisions of Richmond Zoning Bylaw 8500 to increase the rate of tandem parking spaces from 50% to 67% to allow a total of sixteen (16) tandem parking spaces in eight (8) three-storey townhouse units.

Applicant’s Comments

Xuedong Zhao, Zhao XD Architects Ltd. and Denitsa Dimitrova, PMG Landscape Architects, provided an overview of the proposed application regarding (i) conditions of adjacency, (ii) urban design, (iii) landscape and open space design, and (iv) architectural form and character.

Mr. Zhao spoke of the proposed development’s sustainability features and noted that the proposed development is anticipated to meet EnerGuide 82 standards.

Ms. Dimitrova spoke of the landscape design and noted that (i) units will have private yards, (ii) cedar hedges and fencing will provide privacy from the adjacent properties, (iii) the development will have a children’s play area, (iv) there will be a trail and pedestrian entrance, (v) permeable pavers will be used on the internal driveways, and (vi) a bike rack will be installed.

Staff Comments

Mr. Craig advised that a development variance is proposed to increase the total number of tandem parking spaces and the variance enables the site to increase the number of parking spaces provided, which will exceed zoning bylaw requirements.

Panel Discussion

Discussion then ensued with regard to installing a traditional playground and the applicants were directed to discuss with staff options to enhance the children’s play area with natural play elements.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

Discussion then ensued with regard to the proposed development’s sustainability features and architectural form and character.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

permit the construction of 12 three-storey townhouse units at 8400 General Currie Road and 7411/7431 St. Albans Road on a site zoned “High Density Townhouses (RTH2)”; and

2.

vary the provisions of Richmond Zoning Bylaw 8500 to increase the rate of tandem parking spaces from 50% to 67% to allow a total of sixteen (16) tandem parking spaces in eight (8) three-storey townhouse units.

CARRIED

6.

New Business

It was moved and seconded

That the Wednesday, December 24, 2014 Development Permit Panel meeting be cancelled.

CARRIED

7.

Date Of Next Meeting: Wednesday, December 10, 2014

8.

Adjournment

It was moved and seconded

That the meeting be adjourned at 5:01 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 26, 2014.

_________________________________

_________________________________

Robert Gonzalez
Chair

Evangel Biason
Auxiliary Committee Clerk