October 17, 2019 - Minutes
|
Development Permit Panel
Thursday, October 17, 2019
Time: 3:30 p.m. Place: Council Chambers Present: Joe Erceg, Chair
Richmond City Hall
Cecilia Achiam, General Manager, Community Safety
John Irving, Acting General Manager, Engineering and Public Works
The meeting was called to order at 3:30 p.m.
Minutes It was moved and seconded That the minutes of the meeting of the Development Permit Panel held on September 25, 2019 be adopted. CARRIED
1. DEVELOPMENT PERMIT 18-820689 APPLICANT: Integrated Construction PROPERTY LOCATION: 1600 Savage Road INTENT OF PERMIT: Issuance of an Environmentally Sensitive Area (ESA) Development Permit at 1600 Savage Road in order to allow construction of a warehouse building on a site partially designated as an ESA.
(REDMS No. 6235708)
Applicant’s Comments Braden Smith, representing the applicant, referenced his submission (attached to and forming part of these Minutes as Schedule 1) and provided an overview of the application, highlighting the following: § a warehouse building is proposed to be constructed on the subject site; § the two distinct ESAs on the site consist of a 788-square meter northern ESA located along the north property line and a 198-square meter central ESA which is proposed to be removed to allow for the construction of the warehouse building; § the proposed ESA compensation plan includes the establishment of two new ESAs on the site: a 305-square meter new ESA contiguous to the existing northern ESA and a 109 square-meter discontinuous ESA along the west property line adjacent to Savage Road; § the establishment of two new ESAs will result in a total ESA net gain over the site of 414 square meters; § the proposed ESA compensation and enhancement scheme includes planting of new native trees, shrubs and plants and removal of invasive species in the new ESAs and in the existing northern ESA; and § the proposed ESA restoration and enhancement is intended to improve the ecological function of the site.
Panel Discussion In reply to queries from the Panel, Mr. Smith noted that (i) the existing central ESA to be removed is isolated, has an understorey dominated by invasive species, and is not well established, (ii) an annual monitoring for a period of three years by a Qualified Environmental Professional (QEP) will be conducted to ensure survivability of new planting and provide necessary replacements, and (iii) trees in the central ESA will be removed and existing trees in good condition in the northern ESA will be retained and protected. In reply to queries from the Panel, Wayne Craig, Director, Development, advised that (i) majority of the ESA enhancements will be done in the new ESA contiguous to the existing northern ESA, (ii) the proposed new ESA along Savage Road enables the site to exceed the City’s objective for a 2:1 ESA replacement ratio, (iii) the proposed native planting in the new ESAs would enhance their ecological value, and (iv) a landscape bond will be required to ensure compliance with the applicant’s planting plan. In reply to further queries from the Panel, Mr. Smith acknowledged that (i) the size of replacement trees to be planted will be enhanced, (ii) the removal of invasive species in the existing and new ESAs and replanting with native species will improve the habitat value and ecological function of the ESAs, and (iii) the applicant had considered the potential for retaining the central ESA; however, it was found to have low habitat value and use of the area was necessary for the construction of the warehouse building.
Staff Comments Mr. Craig noted that a Work Order for frontage improvements and site service connections along Savage Road is associated with the project and a new Statutory Right-of-Way will be secured along the River Road frontage to allow for future dike improvements should these be needed.
Gallery Comments None.
Correspondence None.
Panel Discussion The Panel expressed support for the project, noting that the new ESA contiguous to the existing northern ESA would provide a higher habitat value and ecological function as opposed to the new ESA planting strip along Savage Road.
Panel Decision It was moved and seconded That an Environmentally Sensitive Area (ESA) Development Permit be issued at 1600 Savage Road in order to allow construction of a warehouse building on a site partially designated as an ESA. CARRIED
2. DEVELOPMENT PERMIT 18-829234 APPLICANT: Interface Architecture Inc, PROPERTY LOCATION: 5631, 5635, 5651, 5691, 5711, 5731 and 5751 Steveston Highway INTENT OF PERMIT: 1. Permit the construction of 28 townhouse units at 5631, 5635, 5651, 5691, 5711, 5731 and 5751 Steveston Highway on a site zoned “Medium Density Townhouses (RTM2)”; and 2. Vary the provisions of Richmond Zoning Bylaw 8500 to reduce the front yard setback to Steveston Highway from 6.0 m to 4.5 m for proposed Buildings #1 and #2 on the eastern half of the site, and from 6.0 m to 5.6 m for proposed Buildings #9 and #10 on the western half of the site.
(REDMS No. 6186767)
Applicant’s Comments Kenneth Chow, Interface Architecture Inc., with the aid of a PowerPoint presentation (attached to and forming part of these Minutes as Schedule 2) provided an overview of the proposed development and highlighted the following: § design objectives for the 28-unit townhouse development include the creation of a visually interesting residential development with simple massing compatible with the neighbourhood; § proposed setback variances for the front yards will allow more trees to be retained in the rear yards and provide an appropriate buffer to adjacent single-family homes; § a centrally located site entry with a T-shaped drive aisle is proposed to provide adequate manoeuvring space for large trucks; § a right-in/right-out vehicle access is proposed; § the buildings are oriented east-west to optimize solar benefits; and § the north-south orientation of major living spaces will minimize overlook to neighbouring developments. Mr. Chow further noted that (i) two secondary suites and three convertible units will be provided, (ii) a heritage interpretive sign will be installed at the site entry, (iii) side-by-side parking is proposed for all townhouse units, (iv) electric vehicle charging will be provided for all residential parking spaces, including the dedicated outdoor parking spaces for the secondary suites, and (v) four solar panels will be installed for each townhouse unit. Denitsa Dimitrova, PMG Landscape Architects, briefed the Panel on the main landscape features of the project, noting that (i) a significant number of trees along the rear property line will be retained, (ii) each unit will be provided with a private yard with an outdoor patio and small lawn/landscaped area, (iii) the backyard and ground floor of convertible units have the same elevation to provide accessibility, (iv) the proposed outdoor amenity area includes passive and active spaces, (v) a 1.8 meter wood fence is proposed along the rear property line to provide privacy to neighbouring single-family homes, (vi) low transparent aluminum fencing will be installed along the streetscape, and (vii) permeable pavers are proposed at the site entry, at the ends of drive aisles and on outdoor parking spaces.
Panel Discussion In reply to queries from the Panel, the design team noted that (i) majority of trees to be retained are along and close to the north property line, (ii) some replacement trees could not be accommodated on-site due to lack of space, (iii) the developer had consulted with owners of adjacent single-family homes to the north regarding the project’s proposed interface with their properties, (iv) there is a Statutory Right-of-Way allowing access to/from the future redevelopment of adjacent properties to the west through the subject site, (v) the proposed development will fit in with the neighbourhood, (vi) the proposed secondary suites are livable, and (vii) the solar panels will be directly connected to the energy system of the proposed development.
Staff Comments Mr. Craig noted that (i) the proposed front yard setback variance on the eastern side of the site is driven by the two-meter wide road dedication along the eastern edge of the site for future road widening, (ii) all rear yard units will have a minimum of six-meter setback to maximize tree retention at the rear of the site, and (iii) as per the acoustical report provided by the applicant, the project will achieve the interior noise standards of Canada Mortgage and Housing Corporation (CMHC) with respect to traffic generated from Steveston Highway. Mr. Craig further noted that (i) there is currently no plan for road widening of Steveston Highway, (ii) a physical barrier will be constructed through the Servicing Agreement to enforce the right-in/right-out vehicle movement on the site, and (iii) the interpretive heritage signage is proposed to commemorate the former Martianoff Residence on the development site at 5731 Steveston Highway as a social gathering place in the early 19th century.
Gallery Comments None.
Correspondence None.
Panel Discussion Panel expressed support for the project, noting that it is well executed and has positive features including the provision of side-by-side residential parking and installation of solar panels for all townhouse units.
Panel Decision It was moved and seconded That a Development Permit be issued which would: 1. permit the construction of 28 townhouse units at 5631, 5635, 5651, 5691, 5711, 5731 and 5751 Steveston Highway on a site zoned “Medium Density Townhouses (RTM2)”; and 2. vary the provisions of Richmond Zoning Bylaw 8500 to reduce the front yard setback to Steveston Highway from 6.0 m to 4.5 m for proposed Buildings #1 and #2 on the eastern half of the site, and from 6.0 m to 5.6 m for proposed Buildings #9 and #10 on the western half of the site. CARRIED
3. DEVELOPMENT PERMIT 19-850320 APPLICANT: Greater Vancouver Sewerage and Drainage District PROPERTY LOCATION: 1000 Ferguson Road INTENT OF PERMIT: Allow the construction of a concrete dewatering pad and associated uses on a site designated as an Environmentally Sensitive Area.
(REDMS No. 6271057)
Applicant’s Comments Andreea Irimia, AECOM, representing the applicant, briefed the Panel regarding the application with the aid of a PowerPoint presentation (attached to and forming part of these Minutes as Schedule 3), and highlighted the following: § the existing Iona Island Wastewater Treatment Plant (IIWWTP) operated by Greater Vancouver Sewerage and Drainage District, will be upgraded from primary to secondary sewage treatment by 2030; § as part of the upgrade, a new dewatering facility will be constructed and the site’s existing sludge lagoons and stockpiles will be decommissioned; § the subject application will allow for the development of a 2,745-square meter area designated as an Environmentally Sensitive Area (ESA) within the IIWWTP site to construct a temporary concrete pad and gravel area for dewatering equipment; § two previous ESA Development Permits have been issued for the subject site; § 26 trees on the site will be protected and two on-site trees will be removed and replaced on-site with a 2:1 ratio; and § a bald eagle nest on the site will be protected and a no construction boundary and noise buffer will be delineated to mitigate impacts. Ms. Irimia further noted that (i) off-site ESA compensation for the project’s ESA impacts is proposed at the Iona Island Regional Park on Canfor Point, (ii) the ESA compensation plan includes invasive species removal and enhancement of 3,000 square meters within the park through planting of native species of trees and shrubs, (iii) the proposed ESA compensation area is adjacent to the ESA compensation area for a recently issued Development Permit, and (iv) there will be an annual monitoring and reporting by a Qualified Environmental Professional (QEP) for a period of five years.
Panel Discussion In reply to queries from the Panel, Ms. Irimia acknowledged that (i) there are no odour issues on the site as the bio-solids are removed and transported off-site on a regular basis, (ii) the temporary dewatering pad is operational for six months a year for a period of five years, (iii) a green hedge is proposed for the dewatering pad to provide landscape screening, and (iv) the proposed ESA compensation area for the subject application is part of the overall compensation plan for all IIWWTP upgrades.
Gallery Comments None.
Correspondence None.
Panel Decision It was moved and seconded That a Development Permit be issued at 1000 Ferguson Road in order to allow construction of a concrete dewatering pad and associated uses on a site designated as an Environmentally Sensitive Area. CARRIED
4. Date of Next Meeting: October 30, 2019
5. Adjournment
It was moved and seconded That the meeting be adjourned at 4:45 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 Thursday, October 17, 2019. _______________________________ _____________________________ Joe Erceg Rustico Agawin
Chair
Committee Clerk