February 27, 2019 - Minutes

Time:

3:30 p.m.

Place:

Council Chambers
Richmond City Hall

Present:

John Irving, Chair 
Laurie Bachynski, Director, Corporate Business Service Solutions 
Peter Russell, Senior Manager, Sustainability and District Energy

Minutes

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on February 13, 2019 be adopted.

CARRIED

1.

DEVELOPMENT PERMIT 18-818762 
(REDMS No. 6027231)

APPLICANT:

Christopher Bozyk Architects on behalf of Open Road Toyota

PROPERTY LOCATION:

13100 Smallwood Place

INTENT OF PERMIT:

1.

Permit the construction of two additional floors of parking/vehicle inventory storage overtop of the existing Toyota dealership at 13100 Smallwood Place on a site zoned “Vehicle Sales (CV)”; and

2.

Vary the provisions of Richmond Zoning Bylaw 8500 to increase the maximum building height to accommodate:

(a)

a  parkade rooftop height of 15.1 m;

(b)

a parapet height of 16.2 m;

(c)

a stair tower height of 18.0 m; and

(d)

an elevator over-run height of 19.9 m.

Applicant’s Comments

Keiran Walsh, Christopher Bozyk Architects, Inc., provided background information on the proposed development, noting that the current development application is proposing additional two levels of parkade over the original two-level car dealership building proposed in the previously approved development permit application.

In addition, Mr. Walsh noted that the current development application is proposing changes to the site including (i) the relocation of the garbage and recycling facility to facilitate easier pick-up, (ii) the removal of 20 surface parking spaces to increase landscaping on the site, and (iii) an increase in the number of native species to be planted on-site.

Also, Mr. Walsh reviewed the proposed facade treatment for the additional two levels of parkade, noting that the perforated cadmium white cladding panels integrate well with the existing material and colour palette of the building and allow natural ventilation and lighting into the parkade.

In closing, Mr. Walsh noted that the proposed rooftop solar panels are a significant sustainability feature of the proposed development. 

In response to queries from the Panel, Mr. Walsh noted that (i) a height variance is proposed to increase the maximum building height, and (ii) planting along the Westminster Road frontage has been increased.

Staff Comments

Wayne Craig, Director, Development noted that (i) the Servicing Agreement associated with the original rezoning and development permit applications for the site includes frontage works and site service connections, (ii) electric vehicle charging stations are proposed on-site, and (iii) 107 rooftop solar panels will be installed in the proposed development.

Panel Discussion

In reply to queries from the Panel, Mr. Walsh acknowledged that (i) the location of the rooftop solar panels was determined through a shadow study, (ii) three on-site electric vehicle charging stations are provided for public access, (iii) there will be an increase in shadowing as a result of the proposed increase in building height, although shadowing of the Richmond Nature Park is limited to early morning hours and (iv) the building structure was designed to accommodate the weight of the additional levels of parkade.

In reply to a query from the Panel, Mr. Walsh reviewed the details of the proposed façade treatment for the additional levels of parkade facing the nature park to the west of the subject site, noting that the proposed cladding material is designed to mitigate potential bird strikes on the building.

Correspondence

None.

Panel Discussion

The Panel expressed support for the project and appreciated the proposed façade treatment for the additional levels of parkade and the provision of rooftop solar panels on the building are appreciated.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

permit the construction of two additional floors of parking/vehicle inventory storage overtop of the existing Toyota dealership at 13100 Smallwood Place on a site zoned “Vehicle Sales (CV)”; and

2.

vary the provisions of Richmond Zoning Bylaw 8500 to increase the maximum building height to accommodate:

(a)

a  parkade rooftop height of 15.1 m;

(b)

a parapet height of 16.2 m;

(c)

a stair tower height of 18.0 m; and

(d)

an elevator over-run height of 19.9 m.

CARRIED

2.

DEVELOPMENT PERMIT 18-825006 
(REDMS No. 6119296 v. 2)

APPLICANT:

IBI Group Architects (Canada) Inc.

PROPERTY LOCATION:

9455 and 9533 Bridgeport Road

INTENT OF PERMIT:

Permit the construction of two hotels at 9455 and 9533 Bridgeport Road on sites zoned “Light Industrial, Office and Hotel (ZI10) – Bridgeport Village (City Centre)”.

Applicant’s Comments

Martin Bruckner, IBI Group Architects, Inc., provided background information on the proposed development, noting that a development permit was previously issued to the proposed two hotels and the adjacent business centre building; however, the current development permit application includes only the two hotels, on which design modifications are proposed to meet the requirements of the hotels’ operator.                                     

Mr. Bruckner highlighted the following:

§   

the siting of the two hotels and the business centre remains the same;

§   

a new north-south road will continue to be constructed on-site, which straddles the two hotels, connects Bridgeport Road and Beckwith Road, and provides vehicle and pedestrian access to the subject site;

§   

the proposed modifications to the two hotels include minor changes to the external design of buildings, parking, loading and recycling areas, tree retention and landscaping;

§   

a major proposed change for Hotel 1 (east hotel) is the increase in height from 9 to 10 storeys;

§   

the proposed modifications will result in an overall increase in the total number of hotel rooms;

§   

while the overall design of the two hotel buildings continues to be similar and the building design differences remain generally the same, the revised design has reduced the use of exposed concrete and metal panels and increased the amount of glazing; and

§   

lighting elements have been added to the hotel buildings to improve the public realm and enhance the prominence of the buildings; however, lighting levels will be controlled as a condition of building permit issuance.

Mark van der Zalm, van der Zalm Associates Inc., briefed the Panel on the main landscaping features of the project, noting that the overall landscaping for the current  development application has remained generally the same as in the previously approved development permit application.

In addition, Mr. van der Zalm noted that modifications to the original landscaping include, among others, (i) the use of a more reflective paving material for the new north-south road to reduce heat island effect, (ii) additional planting of trees and other plant materials on-site, and (iii) the addition of comprehensive irrigation to the landscape plans.

Mr. van der Zalm further noted that the current proposal continues to provide, among others, bicycle parking, designated bus layby parking, amenity spaces in the hotels’ interior, Live green roofs which can support small shrubs, a tree retention area which will be enlarged, and lighter grade permeable paving for the parking spaces.

In reply to queries from the Panel, Mr. Bruckner acknowledged that a parkade is provided within the business centre in addition to on-site surface parking spaces for shared use between the two hotels and the business centre.

Staff Comments

Mr. Craig noted that (i) the Servicing Agreement associated with the original development permit includes frontage works to Bridgeport Road and Beckwith Road and design coordination with the north-south road through the site, (ii) the tree retention area on the northeast corner of the site includes the retention of a stand of 10 trees, (iii) the tree retention area is expected to be expanded as part of the rezoning application which is currently under review for 9250 Beckwith Road, (iv) there was consultation with the  Ministry of Transportation and Infrastructure (MOTI) as Bridgeport Road is under the administration and control of MOTI, (v) through the construction process, additional permits will be required from MOTI as well as Kinder Morgan related to jet fuel line, and (vi) the project has been designed to meet LEED Silver version 4 equivalent standards and ready for future connection to a District Energy Utility (DEU) facility .

Panel Discussion

In reply to queries from the Panel, the design team noted that (i) each hotel is self- sufficient in terms of amenities provided, (ii) on-site surface parking spaces and the parkade within the business centre are for shared use between the two hotels and the business centre, (iii) the tree retention area will be protected and monitored during project construction, (iv) a sod boulevard, concrete sidewalk, and layered planting of trees and shrubs provide an interface to Bridgeport Road, (v) no pedestrian access is provided along Bridgeport Road other than the publicly accessible pedestrian walkways on both sides of the main site entry at the new north-south road, and (vi) no speed bumps are currently proposed for the 24 feet wide north-south road as its scored concrete paving treatment provides a traffic calming feature.  

In reply to a query from the Panel, Mr. Craig noted that there is no requirement for electric vehicle charging for the subject site as the City’s Zoning Bylaw requires the provision of electric vehicle charging only for residential units and not for commercial uses.

In reply to a further query from the Panel, Mr. Bruckner confirmed that 10 percent of on-site surface parking stalls will be provided with electric vehicle charging.

Gallery Comments

Mr. Popazivanov, owner of a neighbouring property on Beckwith Road, sought clarification regarding the location of the main access to the subject site, noting that both Beckwith Road and Bridgeport Road are currently experiencing heavy vehicular traffic.

Mr. Popazivanov also expressed concern regarding the congestion of Beckwith Road due to the large number of vehicles parked on both sides of the street due to the proximity of existing commercial developments in the area.  He questioned whether the proposed development is necessary considering the presence of existing hotels in the area and its potential to worsen existing vehicular traffic and parking situation on Beckwith Road.

In closing, Mr. Popazivanov also expressed concern regarding the potential shadowing of the proposed development on his property and the damage to his property caused by pre-construction activities being undertaken in the area.

Todd Harris, 9451 Beckwith Road, expressed concern regarding (i) the use of Beckwith Road to access the subject site during construction as it would pose a safety concern for pedestrians, (ii) airborne dust and other debris generated by pre-construction and construction proper activities which pose a health concern to residents in the area, and the (iii) the damage to his property such as cracked concrete floors as a result of ground shaking generated by pre-construction activities in the subject site.

In addition, Mr. Harris queried whether (i) there is a precedent in the City for a large development causing damage to neighbouring properties due to pre-construction activities, and (ii) a sprinkler system could be installed on the subject site to mitigate the impact of dust pollution to neighbouring properties during project construction especially during the dry season.

In closing, Mr. Harris suggested that speed bumps be installed on the proposed north-south road on the subject site and was of the opinion that it is a more effective traffic calming measure than scored concrete paving treatment for speeding vehicles accessing the north-south road to get onto Beckwith Road.

In response to the concerns raised by Mr. Popazivanov and Mr. Harris, the Chair advised that their construction-related concerns are covered by relevant City bylaws and outside the jurisdiction of the Panel; however, they could be assisted by appropriate City staff to address their constructed-related concerns.

With regard to vehicular traffic concerns on Beckwith Road and Bridgeport Road, Mr. Craig noted that a traffic volume and traffic impact assessment was conducted as part of the original rezoning application for the subject site and the applicant has demonstrated that there is sufficient capacity for adjacent road networks to handle traffic to be generated from the subject site.

Mr. Craig further noted that (i) there will be improvements on Beckwith Road and Bridgeport including road widening along the frontage of the subject site, (ii) the sidewalk along the subject site’s Beckwith Road frontage will extend eastward up to the driveway on Airport Gateway Plaza to the east of the subject site, (iii) there are currently no parking restrictions on Beckwith Road; however, the City’s parking bylaw prohibits parking on private residences for more than three hours during the day, and  (iv) the City’s Community Bylaws Department is addressing parking concerns on Beckwith Road.

With regard to the proposal to install speed bumps on the new north-south road, Mr. Craig advised that staff will work with the applicant to ensure that speed bumps will be included in the road design prior to Council consideration of the subject development permit application.

With regard to the query regarding access to the subject site, Mr. Craig advised that all driveway access to the subject site will be from the new north-south road.

With regard to parking concerns on Beckwith Road, Mr. Craig further advised that (i) 107 surface parking stalls and 70 parking stalls in the parkade within the business centre building are provided for the two hotels, (ii) a total of 436 parking spaces are provided for the overall development, including the office building, and (iii) staff will refer the proposal for a residents’ only parking restriction on Beckwith Road to the City’s Transportation Division for their consideration. 

With regard to potential shadowing on adjacent properties along Beckwith Road, Mr. Bruckner reviewed the shadow impact study provided by the applicant.

The Panel noted that the shadow diagrams may not be accurate and directed staff to review the shadow study and confirm whether the shadows beyond the hotel will not extend beyond Beckwith Road.

In response to a query from the Panel, the project’s contractor acknowledged that (i) access to the hotel sites during construction is from Bridgeport Road and (ii) the business centre building site is accessed from Beckwith Road during construction.

Correspondence

Ramon Carfrae, neighbouring property (no address provided) (Schedule 1)

Seana Alexander, 9431 Beckwith Road (Schedule 1)

Miles Smart, 9571 Beckwith Road and 2271 No. 4 Road (Schedule 2)

Sharon Betker (on behalf of Naidae Betker), 9400 Beckwith Road (Schedule 3)

Vera Smart, neighbouring property (no address provided) (Schedule 4)

Todd Harris, 9451 Beckwith Road (Schedule 5)

Mr. Craig summarized the concerns expressed by neighbouring residents, noting that majority of their concerns are related to traffic, parking and construction-related impacts.

Panel Discussion

The Panel expressed support for the project, noting that (i) appropriate City staff could assist residents on construction-related impacts, (ii) the developer and contractor are expected to adhere to construction-related bylaws and address construction-related impacts to neighbouring properties, (iii) speed bumps could be installed on the new north-south road as a traffic calming measure, (iv) more accurate shadow diagrams need to be provided by the applicant to address shadowing concerns, (v) parking provision for the proposed development is adequate as confirmed by the traffic study, and (vi) minor changes to the original design of the project including landscaping meet the City’s requirements.

In addition, the Panel expressed appreciation for (i) the form and character of the proposed development, (ii) the proposed colour scheme, (iii) the proposed landscaping including the provision of green roofs, and (iv) the applicant’s response to address the City’s concerns regarding the proposed development.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would permit the construction of two hotels at 9455 and 9533 Bridgeport Road on sites zoned “Light Industrial, Office and Hotel (ZI10) – Bridgeport Village (City Centre)”.

CARRIED

3.

Date of Next Meeting:  March 13, 2019

4.

Adjournment

It was moved and seconded

That the meeting be adjourned at 4:50 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, February 27, 2019.

_______________________________

_____________________________

John Irving 
Chair

Rustico Agawin 
Committee Clerk