May 29, 2019 - Minutes

Time:

3:30 p.m.

Place:

Council Chambers
Richmond City Hall

Present:

Joe Erceg, Chair 
Cecilia Achiam, General Manager, Community Safety 
John Irving, Acting 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 15, 2019 be adopted.

CARRIED

1.

DEVELOPMENT PERMIT 17-776441 
(REDMS No. 6148359)

APPLICANT:

Bismark Consulting Ltd.

PROPERTY LOCATION:

7000/7002, 7020 Williams Road & 10060 Gilbert Road

INTENT OF PERMIT:

1.

Permit the construction of 15 townhouse units with two secondary suites at 7000/7002, 7020 Williams Road & 10060 Gilbert Road on a site zoned "Medium Density Townhouses (RTM3)"; and

2.

Vary the provisions of Richmond Zoning Bylaw 8500 to reduce the minimum exterior side yard setback to Gilbert Road from 6.0 m to 4.5 m.

Applicant’s Comments

Stanford Siu, Bismark Consulting Ltd., accompanied by Xuedong Zhao, Zhao XD Architect Ltd., and Denitsa Dimitrova, PMG Landscape Architects, and with the aid of a video presentation (attached to and forming part of these Minutes as Schedule 1) provided background information on the proposed development including the project’s site context, proposed number of townhouse and secondary units, rezoning, servicing agreements, site plan and urban design, and the proposed setback variance.

Mr. Zhao reviewed the project’s form and character, noting that (i) the architectural style has been changed from traditional to modern, (ii) the townhouse project complies with Official Community Plan (OCP) guidelines, (iii) the retention of an existing tree in the outdoor amenity area is an important feature of the project, (iv) rooftop decks are provided on townhouse units, (v) the proposed materials and colours have been simplified, and (vi) a variety of colours are proposed for the entry doors of townhouse units.

Ms. Dimitrova briefed the Panel on the main landscaping features of the project, noting that (i) a wood deck structure will be constructed around the retained Norway Maple tree over existing grade in the outdoor amenity area, (ii) all units along the rear will be provided with a private yard with a patio and a lawn area, (iii) the overall landscape design is consistent with the modern architectural style of the townhouse buildings, (iv) a  pedestrian-oriented landscaping is proposed along street frontages, (v) the outdoor amenity area provides different play opportunities for children and includes a table, seating area, and an open space that could be used by adults, (vi) permeable pavers in different colours are proposed on the driveway entrance, ends of drive-aisles, and surface parking areas, and (vii) bicycle racks and address signage will be installed on the site.

In closing, Mr. Siu reviewed the project’s proposed sustainability features.

Panel Discussion

In reply to a query from the Panel, Ms. Dimitrova reviewed the design and landscaping for the outdoor amenity area, noting that (i) the wood deck structure around the retained tree is wheelchair accessible, (ii) a playhouse equipment and natural play elements are provided in the children’s play area, and (iii) landscaping in the outdoor amenity area has been enhanced in response to comments from the Advisory Design Panel.

In reply to further queries from the Panel, the design team noted that (i) irrigation is provided for the whole site, (ii) the setback variance was requested due to the required two-meter wide road dedication along Gilbert Road, (iii) the setback variance was identified at rezoning, (iv) electric vehicle charging will be provided for all residential parking stalls, and (v) the two secondary suites located within the two convertible units are also convertible.

Staff Comments

Wayne Craig, Director, Development, noted that (i) the proposed setback variance is a function of the two-meter wide road dedication along Gilbert Road, (ii) the distance between the building face and the back of curb on Gilbert Road is 8.8 meters, and (iii) the proposed setback variance was identified at the rezoning stage and no concerns from the public were noted.

In reply to queries from the Panel, Mr. Craig acknowledged that (i) the redesign of the project’s architectural style occurred after the Public Hearing, (ii) the new project design proposed by the applicant complies with City guidelines, (iii) the rooftop decks are part of the redesign of the project and are designed to minimize overlook to adjacent properties, and (iv) the height of the rooftop decks’ access hatches has been minimized and complies with BC Building Code requirements.

Gallery Comments

None.

Correspondence

None.

Panel Discussion

The Panel expressed support for the project, noting that (i) the project is attractive and well thought out, and (ii) the retention of the existing tree in the outdoor amenity area is a positive feature of the project.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

permit the construction of 15 townhouse units with two secondary suites at 7000/7002, 7020 Williams Road & 10060 Gilbert Road on a site zoned "Medium Density Townhouses (RTM3)"; and

2.

vary the provisions of Richmond Zoning Bylaw 8500 to reduce the minimum exterior side yard setback to Gilbert Road from 6.0 m to 4.5 m.

CARRIED

2.

DEVELOPMENT PERMIT 17-768248 
(REDMS No. 6157036 v. 3)

APPLICANT:

GBL Architects

PROPERTY LOCATION:

6551 No.3 Road

INTENT OF PERMIT:

1.

Permit the development of a two-phase, high rise, mixed use development at 6551

No. 3 Road and the construction of the development's first phase including the removal and replacement of part of the existing CF Richmond Centre shopping mall with a combination of mall- and street-oriented commercial uses, 1,166 dwellings (including 79 affordable housing units), and new streets and public open space on a site zoned "Downtown Commercial (CDT1 )"; and

2.

Vary the provisions of Richmond Zoning Bylaw 8500 to:

(a)

reduce the minimum permitted front yard setbacks for Phase 1:

(i)

for balconies adjacent to the Minoru Boulevard/Murdoch Avenue comer from 2.0 m to 1.2 mat Levels 3 to 14;

(ii)

for towers adjacent to the proposed City street at the site's south edge from 3.0 m to 2.0 m at Level l and from 3.0 m to 0.5 m at Levels 2 to 14; and

(iii)

for parking located below finished grade from 3.0 m to 0.0 m along the site's Minoru Boulevard frontage and the proposed City street at the site's south edge.

(b)

reduce the minimum parking requirements inclusive of transportation demand management parking reductions:

(i)

for Phase 1, for affordable housing residents from 64 spaces to 30 spaces; and

(ii)

for Phase 2, for affordable housing residents from 0.81 spaces per unit to 0.375 spaces per unit and market rental housing residents from 0.72 spaces per unit to 0.6 spaces per unit.

Staff Comments

In reply to a query from the Panel regarding the proposed variances for the subject development, Mr. Craig noted that (i) there is a setback variance for balconies on levels 3 through 14 at the corner of Minoru Boulevard and Murdoch Avenue that will not impact pedestrian circulation on the site, (ii) there are different setback variances proposed at Level 1 and at Levels 2 to 14 of the affordable and market housing towers adjacent to the proposed East-West City street on the south edge of the subject development, (iii) the proposed setback variances for the parking structure located below finished grade along the site’s Minoru Boulevard frontage and the proposed City street are consistent with the standard approach to City Centre development where parking is provided below finished grade, and (iv) the two proposed parking variances for Phases 1 and 2 affordable housing and market rental housing residents are supported by a traffic impact assessment submitted by the applicant and are consistent with the information provided during the Official Community Plan (OCP) amendment process.

Applicant’s Comments

Joey Stevens, GBL Architects, accompanied by David Chamness, Callison RTKL Inc, Kris Snider, HEWITT, and Christopher Mramor, PFS Studios, and with the aid of a video presentation (attached to and forming part of these Minutes as Schedule 2) provided background information on the proposed development and highlighted the following:

§   

the existing parkade, the vacant portion of the South Mall and most of the surface parking area will be demolished to allow the construction of the proposed mixed-use development which will be done in two phases;

§   

new streets and pedestrian linkages are proposed to provide vehicular and pedestrian connections from No. 3 Road to Minoru Boulevard;

§   

the subject development permit application includes the proposed development for Phase 1 and a conceptual design for Phase 2;

§   

Phases 1 and 2 will each have a stand-alone affordable housing building;

§   

parking to be provided for the project is mostly underground, except for Building 1A which provides above grade parking; and

§   

street frontages  include the Park Road “high street”, “green streets”, gateways and family-friendly outdoor and indoor amenity spaces which are part of the development permit guidelines developed through the OCP amendment process.

Mr. Snider provided an overview of the streetscapes within and surrounding the subject site, noting that each streetscape is designed differently to respond to its context and use. In addition, Mr. Snider reviewed the design and landscaping for the Park Road Plaza, noting that key characteristics of a successful urban plaza, i.e. accessible, well activated and animated, able to accommodate users, provision for a variety of spaces, and well programmed spaces are incorporated into the central plaza’s design. 

Mr. Chamness reviewed the function, design,  services and public amenities provided in the Phase 1 Mobility Hub, noting that (i) it is centrally located adjacent to the Park Road Plaza, (ii) it serves as a point of connection for customers, residents, and visitors for various modes of transportation, including car-share and bike share facilities, ride-hail/taxi drop-off and pick-up, and waiting areas for community shuttle services, (iii) it provides public services and related public amenities including secured bicycle storage, electric vehicle charging stations, weather protection, escalators, customer lounge, seating areas, and signage, and (iv) its modern and transparent structure allows open sightlines, visibility to multi-modal connections and daylight penetration into the structure.

In addition, Mr. Chamness reviewed the Park Road “high street” frontage treatment, noting that it is well activated and pedestrian-friendly. He further noted that the “high street” frontage provides variation in building facades, incorporates public art, and allows retail spaces to spill out onto the sidewalk areas. 

Mr. Stevens reviewed the “green street” architectural frontages along Minoru Road and the new East-West Road, noting that these consist predominantly of residential lobbies, townhouses, terrace gardens and amenity spaces. In addition, Mr. Stevens provided an overview of the Minoru Gate, Murdoch Avenue and North-South Road gateways, noting that residential towers sited at the gateways are generally slim, stepped and widely spaced.

Mr. Mramor reviewed the proposed outdoor amenity spaces in  Phase 1 buildings, noting that (i) the outdoor amenity spaces are located on various levels and are family-oriented in character, (ii) programming of outdoor spaces provides opportunities for children’s play, exercise, socializing, relaxing, outdoor dining, and gardening, among others, (iii) the outdoor amenity spaces are well connected to each other and are located close to indoor amenity areas, and (iv) an inaccessible green roof is provided on Building 1A.

Panel Discussion

In reply to a query from the Panel regarding the features of the affordable housing units in Phase 1, the project’s design team reviewed the vehicular and pedestrian routes to access the stand-alone affordable housing building, location of dedicated parking and exclusive indoor amenity space for affordable housing residents, and access to the adjacent shared outdoor amenity space which could be used by affordable housing residents.

In reply to further queries from the Panel, the design team noted that (i) the exclusive indoor and shared outdoor amenity spaces that affordable housing occupants could use include outdoor play spaces and provision for indoor play opportunities for children, (ii) the applicant is coordinating with the non-profit affordable housing operator regarding programming for the dedicated indoor amenity space for affordable housing residents, (iii) the shared outdoor amenity space adjacent to the exclusive  indoor amenity space for affordable housing occupants is family-oriented and includes a games terrace and a children’s play area, and (iv) the proposed parking variance for affordable housing units was reviewed and supported by the affordable housing operator based on their experience managing affordable housing projects in the Lower Mainland.

In reply to queries from the Panel regarding the proposed low carbon energy plants to be constructed in the proposed development, the design team advised that (i) three low carbon energy plants will be located in different rooftop locations within the proposed development, (ii) the energy plants will be transferred to the City to facilitate the development’s future connection to a City District Energy Utility (DEU) facility, (iii) a solid and louvered roof and a visually permeable decorative screen are proposed to provide screening and acoustic barrier for rooftop mechanical equipment on Building 1C, and (iv) some improvements to the roof of the existing mall will be done to enhance views from surrounding towers.

In reply to further queries from the Panel, the design team acknowledged that (i) the public artworks on the north leg of Park Road which provide screening to parking uses will be subject to a separate application process, (ii) the retail spaces surrounding the Park Road plaza, the Mobility Hub, the water feature and year-round events will activate and animate the Park Road plaza, and (iii) exhaust vents for restaurants will be located away from residential units.

In reply to queries from the Panel regarding the proposed sustainability features for the project, the design team confirmed that (i) the project has been designed to achieve LEED Silver equivalency and a 50 percent window-to-wall ratio, (ii) significant landscaping is proposed for upper level outdoor amenity spaces, (iii) existing surface parking will be replaced with landscaped areas and permeable surfaces, (iv) electric vehicle charging will be provided for all residential and  two percent of commercial parking stalls, and (v) the Mobility Hub provides integrated mobility services and connectivity to various modes of transportation.

In reply to a query from the Panel, Mr. Craig noted that the layby provided adjacent to the park plaza could accommodate Translink mini-bus shuttle service.

In reply to further queries from the Panel, the design team advised that solar panels are not proposed for the project and an inaccessible green roof is provided on Building 1A.

Staff Comments

Mr. Craig advised that the extensive Servicing Agreement associated with the Phase 1 development includes (i) frontage works along Minoru Boulevard, (ii) the construction of the west half of the new East-West Road, the new north-south connector road, and the Minoru Gate and Murdoch Avenue extensions, and (iii) sidewalk improvements along the west side of No. 3 Road near the Brighouse Canada Line Station to enhance the pedestrian connection through the mall galleria.

In addition, Mr. Craig noted that the proposed comprehensive Transportation Demand Management (TDM) measures for the subject development permit application include (i) the proposed Phase 1 Mobility Hub and its associated transportation-related public amenities, (ii) participation and funds provided by the applicant for bike-share and car-share membership for affordable housing tenants, and (iii) a comprehensive transit pass program for occupants of affordable and market housing as well as for commercial tenants.

Mr. Craig further noted that (i) 20 percent of market units and 100 percent of affordable housing units are designed to achieve Basic Universal Housing (BUH) standards, (ii) 50 percent of the units in Phase 1 have two to three bedrooms, (iii) the project has been designed to achieve the City’s aircraft noise standards, and (iv) there will be no driveway access to the parkade from No. 3 Road to Minoru Boulevard on the new Park Road and Minoru Gate extensions through the site.

Gallery Comments

Rahim Janmohamed, 9924 Ashwood Drive, owner and operator of Shoppers Drug Mart at CF Richmond Centre, spoke in support of the project, noting that it will be a welcome addition to the community.

Correspondence

Ronald Pope (on behalf of Pope Estates Inc.), 6651 Minoru Boulevard (Schedule 3)

Jaime Pestano, 7388 Gollner Avenue (Schedule 4)

Mr. Craig noted that Mr. Pope’s letter expresses concerns related to the setback variance for the below grade parking structure and the two parking relaxations for the affordable housing units and the market rental units.

In reply to a query from the Panel, Mr. Craig confirmed that the proposed parking variance was supported by a parking study submitted by the applicant and consistent with information provided during the OCP amendment process.

Mr. Craig further noted that the letter from Mr. Pestano indicates a desire to see a multi-purpose arena constructed as part of the proposed development.

Panel Discussion

The Panel expressed support for the project, noting that (i) the applicant had worked with staff for an extensive period of time for the large and extensive project, (ii) the project is well thought out and a great addition to the community, (iii) the amendment to the OCP was well used by the applicant in coordination with City staff, (iv) and the east-west connections through the project, including pedestrian linkages from the shopping centre to the Brighouse Canada Line Station are a significant feature of the project.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

permit the development of a two-phase, high rise, mixed use development at 6551 No. 3 Road and the construction of the development’s first phase including the removal and replacement of part of the existing CF Richmond Centre shopping mall with a combination of mall- and street-oriented commercial uses, 1,166 dwellings (including 79 affordable housing units), and new streets and public open space on a site zoned “Downtown Commercial (CDT1)”; and

2.

vary the provisions of Richmond Zoning Bylaw 8500 to:

(a)

reduce the minimum permitted front yard setbacks for Phase 1:

(i)

for balconies adjacent to the Minoru Boulevard/Murdoch Avenue comer from 2.0 m to 1.2 m at Levels 3 to 14;

(ii)

for towers adjacent to the proposed City street at the site's south edge from 3.0 m to 2.0 m at Level l and from 3.0 m to 0.5 m at Levels 2 to 14; and

(iii)

for parking located below finished grade from 3.0 m to 0.0 m along the site's Minoru Boulevard frontage and the proposed City street at the site's south edge.

(b)

reduce the minimum parking requirements inclusive of transportation demand management parking reductions:

(i)

for Phase 1, for affordable housing residents from 64 spaces to 30 spaces; and

(ii)

for Phase 2,  for affordable housing residents from 0.81 spaces per unit to 0.375 spaces per unit and market rental housing residents from 0.72 spaces per unit to 0.6 spaces per unit.

CARRIED

3.

Date of Next Meeting:  June 12, 2019

4.

Adjournment

It was moved and seconded

That the meeting be adjourned at 5:20 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, May 29, 2019.

_______________________________

_____________________________

Joe Erceg 
Chair

Rustico Agawin 
Committee Clerk