June 15, 2016 - Minutes

Time:

3:30 p.m.

Place:

Council Chambers
Richmond City Hall

Present:

Joe Erceg, Chair
Cathryn Volkering Carlile, General Manager, Community Services
Robert Gonzalez, General Manager, Engineering and Public Works

Minutes

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on May 11, 2016, be adopted.

CARRIED

The Chair noted that due to lack of public notification by the applicant prior to the June 15, 2016 Development Permit Panel meeting, Item 2-Development Variance Permit 15-717479 (Applicant: Su Wang; Property Location: 10691 Broomfield Place) will be deleted from the agenda.

It was moved and seconded

That Development Variance Permit 15-717479 be removed from the agenda of the June 15, 2016 Development Permit Panel meeting and referred back to staff.

CARRIED

1.

Development Permit 14-662341
(File Ref. No.:  DP 14-662341)  (REDMS No. 4984962)

APPLICANT:

Hollybridge Limited Partnership (Intracorp)

PROPERTY LOCATION:

6900 Pearson Way

INTENT OF PERMIT:

1.

Permit the construction of the second phase of a two-phase, high-rise, mixed use development comprised of 300 dwellings (including 31 affordable housing units) and 6,657.0 m2 (71,655 ft2) of retail, restaurant, and office uses at 6900 Pearson Way on a site zoned “Residential/Limited Commercial (RCL3)”.

Applicant’s Comments

David Jacobson, Intracorp, with the aid of a visual presentation (attached to and forming part of these Minutes as Schedule 1) provided background information on the proposed development and highlighted the following:

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the project is the second phase in a two-phase mixed-use project in the City Centre’s Oval Village Neighbourhood;

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the project provides 300 residential dwellings, including 269 market units in two towers, a mid-rise building and townhouses and 31 affordable housing units in a stand-alone building;

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the south side of the subject development responds to the future redevelopment of the City-owned Richmond Winter Club;

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the project provides 38,000 square feet of ground-oriented new retail space, 542 parking spaces and electric vehicle (EV) charging equipment;

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potential uses for the large, contiguous retail spaces could include restaurants, medical and dental clinics, and institutional uses such as banks;

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35,000 square feet of above-grade office space is provided for potential medical, dental and other uses;

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two extra larger affordable housing units have been provided in addition to the number of affordable housing units originally proposed at rezoning without increasing the affordable housing building’s footprint;

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the affordable housing units have been designed in partnership with a non-profit entity who will own and operate the units;

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20 percent of the total Phase 2 residential units, including all 31 affordable housing units meet the Basic Universal Housing (BUH) design standards;

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significant frontage improvements include the realignment of Hollybridge Way;

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the podium rooftop outdoor residential amenity space is intended for shared use by market and affordable housing residents;

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combined total area of outdoor amenity spaces is approximately 30 percent larger than the minimum Official Community Plan (OCP) requirement;

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indoor amenity spaces with varied uses provided in the project exceed the OCP minimum requirement by 70 percent;

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two visitor/guest suites for short-term use by residents’ friends and family are proposed to be included in the indoor amenity spaces;

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high-quality building materials for the two towers and mid-rise buildings fit well with the neighbourhood;

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the two towers look different from each other; the east tower has a horizontal expression with an earthier colour palette while the west tower emphasizes its verticality and has a cool, green marina architectural expression;

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the south face of the west tower with an elegant, curving screen wall provides an anchor point and a “gateway” feel; and

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the developer of the subject development has proposed a total cash contribution of approximately $1.5 million for community amenities, i.e., for child care, public art and community planning.

Panel Discussion

In response to queries from the Panel regarding the proposed treatment of various building entrances for retail, office spaces, restaurant, market and affordable residential housing units, Mr. Jacobson and Jeffrey Mok, IBI/HB Architects, noted that (i) the proposed treatments to the various building entrances are cohesive yet distinct, using signage and materials, to assist in wayfinding, (ii) the two entries to market residential housing units have water features, (iii) the entry to the affordable housing units will have similar external designs as the market housing entries but are more modest in terms of size, and (iv) the applicant will consider the recommendation of the potential operator of the affordable housing building regarding the interior material treatment of the affordable housing lobby, taking into consideration the operating cost.

In response queries from the Panel regarding the proposed features and amenities for the affordable housing units, Mr. Jacobson stated that (i) the proposed affordable housing indoor amenity room will use acoustical materials for noise control in consideration of the adjacent affordable housing unit, (ii) tenants of affordable housing units will have their own indoor amenity spaces and have access to the entire podium rooftop outdoor amenity space and children’s playground, (iii) the proposed indoor amenity space to be provided for affordable housing units is about 30 percent in excess of the OCP’s minimum requirement, and (iv) the potential operator for the affordable housing units has advised the proposed indoor amenity space provided is sized appropriately.

In response to a query from the Panel, Mr. Craig confirmed that (i) the proposed stand-alone affordable housing building predated Council’s direction for affordable housing units to be dispersed throughout a proposed development, (ii) the subject development was the last development in the City to provide a consolidated affordable housing building as part of a market residential development, and (iii) the proposal for the indoor amenity spaces for affordable housing was communicated to Council at rezoning.

Robert Brown, Catalyst Community Development, stated that (i) as future operator of the affordable housing building, operating cost is an important consideration as it impacts on the rental rates of affordable housing units, (ii) the operator is responsible for maintaining the indoor amenity for affordable housing, and (iii) the operator is comfortable with the proposed size of the indoor amenity spaces for affordable housing tenants and their access to the rooftop outdoor amenity spaces.

Mr. Brown added that based on their experience, affordable housing units dispersed throughout the development have higher maintenance costs, thus have a higher operating cost compared to affordable housing units contained in one building.

The Panel noted that Council’s current policy on affordable housing is to allow affordable housing residents to use the development’s indoor and outdoor amenity areas without passing on the operating cost to them.

In response to a query from the Panel, Mr. Jacobson and Mr. Mok noted that (i) retail spaces might either be consolidated or subdivided by future tenants, (ii) subject to a building permit, an additional elevator may be introduced in the future to access some office spaces, and (iii) the slopes in the underground parkade are designed to be accessible.

Staff Comments

Wayne Craig, Director, Development, noted that the proposed development (i) will be connected to the District Energy Utility (DEU) facility, (ii) will provide significant electric vehicle charging equipment, (iii) will meet the City’s aircraft noise standards in terms of the building acoustical design requirements, (iv) will provide 60 Basic Universal Housing units, and (v) has extensive green roofs on portions of the site.

Panel Discussion

In response to a query from the Panel, Mr. Jacobson confirmed that one 2-bedroom unit and one 3-bedroom unit have been added to the original number of affordable housing units proposed at rezoning, bringing the total to 31.

Correspondence

Christy Ji, 201-6971 Elmbridge Way (Schedule 2)

Anonymous Resident, 6200 River Road (Schedule 3)

TingTing (KiKi) Zhan, 6200 River Road (Schedule 4)

Wang Shi Hwai, no address stated (Schedule 5)

Mr. Craig noted that two letters expressed support for the project while the other two expressed concerns regarding (i) potential increase in traffic and congestion in the area and (ii) noise during construction of the project.

In response to a query from the Panel, Mr. Craig confirmed that (i) Transportation Department has reviewed the project and noted its compliance with all City Bylaws, (ii) a Construction and Traffic Management Plan will be submitted by the applicant prior to Building Permit issuance, (iii) some of the road improvements in the area are tied to Phase 1 which is currently under construction, and (iv) the project will be subject to the City’s construction noise requirements.

Gallery Comments

None.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

Permit the construction of the second phase of a two-phase, high-rise, mixed use development comprised of 300 dwellings (including 31 affordable housing units) and 6,657.0 m2 (71,655 ft2) of retail, restaurant, and office uses at 6900 Pearson Way on a site zoned “Residential/Limited Commercial (RCL3)”.

CARRIED

2.

Development Variance Permit 15-717479
(File Ref. No.:  DV 15-717479)( REDMS No. 4912527 v. 2)

APPLICANT:

Su Wang

PROPERTY LOCATION:

10691 Bromfield Place

INTENT OF PERMIT:

1.

Vary the provisions of Richmond Zoning Bylaw 8500 to reduce the minimum rear yard of the “Single Detached (RS1/E)” zoning bylaw from 6.0 m to 3.0 m, in order to allow retention of a non-conforming deck for the single-family dwelling located at 10691 Bromfield Place.

Deleted from the agenda and referred back to staff (See page 1 of these Minutes)

3.

Date of Next Meeting:   June 29, 2016

4.

Adjournment

It was moved and seconded

That the meeting be adjourned at 4:16 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 15, 2016.

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Joe Erceg
Chair

Rustico Agawin

Auxiliary Committee Clerk