October 30, 2019 - Minutes
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Development Permit Panel
Wednesday, October 30, 2019
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Time: |
3:30 p.m. |
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Place: |
Council Chambers |
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Present: |
John Irving, Chair |
The meeting was called to order at 3:30 p.m.
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Minutes |
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It was moved and seconded |
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That the minutes of the meeting of the Development Permit Panel held on October 17, 2019 be adopted. |
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CARRIED |
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1. |
DEVELOPMENT PERMIT 17-781907 |
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APPLICANT: |
Bene No. 4 Development Ltd. |
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PROPERTY LOCATION: |
6017 No. 4 Road (formerly 9980 Westminster Highway) |
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INTENT OF PERMIT: |
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Permit the construction of 17 townhouse units and one secondary suite at 6017 No. 4 Road (formerly 9980 Westminster Highway) on a site zoned “Town Housing (ZT83) - North McLennan (City Centre)” with vehicle access from No. 4 Road. |
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Applicant’s Comments |
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Michael Cheung, Spectra Design, provided an overview of the application, highlighting the following: |
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the proposed 17-unit townhouse development is located in a prominent corner and has been designed to provide a gateway feel; |
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the architectural form and character of the proposed development fits well with the existing neighbourhood; and |
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the architectural style and unique landscaping of the corner unit helps provide a gateway identity to the project. |
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Mary Chan Yip, PMG Landscape Architects, provided an overview of the main landscaping features of the project, noting that (i) the proposed landscaping for the project ties in with the existing landscaping of neighbouring developments and blends in with the streetscape, (ii) the proposed landscape design is pedestrian-friendly, (iii) the centrally located outdoor amenity area is sited away from Westminster Highway and No. 4 Road, and (iv) the required Agricultural Land Reserve (ALR) landscape buffers along Westminster Highway and No. 4 Road include a double row of trees and dense understorey planting. |
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In addition, Ms. Chan noted that (i) on-site sustainability features include soft landscaping and installation of permeable pavers in certain areas throughout the site, (ii) proposed plant species to be planted are low maintenance, drought tolerant and have habitat value for small birds and pollinators, and (iii) lighting is provided along the street frontage and pedestrian walkways. |
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In reply to queries from the Panel, the project’s design team acknowledged that each townhouse unit is provided with a private outdoor space on the ground level and a balcony on the second level. |
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Panel Discussion |
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In reply to queries from the Panel, the project’s design team referenced their submission (attached to and forming part of these Minutes as Schedule 1) and acknowledged that (i) the existing hedge row and trees on the adjacent property to the south along the common property line will be retained and supplemented by an additional hedge along the subject site’s south property line, (ii) the proposed height of the townhouse buildings on the subject site is compatible with the height of adjacent townhouse developments to the west and south, (iii) west-facing windows on the proposed development will not be directly facing the windows on the adjacent townhouse development to the west, and (iv) an automatic irrigation system will be provided on-site. |
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In reply to a query from the Panel, Mr. Craig confirmed that bollards are installed across the No. 4 Road access to the lane on the north side of the adjacent development to the south and will not conflict with the No. 4 Road vehicle entry to the subject site. |
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Staff Comments |
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Wayne Craig, Director, Development, noted that (i) there is a Servicing Agreement associated with the project for frontage works along Westminster Highway and No. 4 Road, (ii) the proposed vehicle access at No. 4 Road will be limited to right-in/right-out only and a physical barrier is incorporated in the driveway letdown to No. 4 Road, (iii) the size of the proposed secondary suite is approximately 590 square feet, (iv) four solar panels are proposed as part of the development to provide supplementary energy for on-site lighting, (v) two convertible units are included in the project, and (vi) the project was reviewed and supported by the City’s Agricultural Advisory Committee and the Advisory Design Panel. |
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Gallery Comments |
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None. |
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Correspondence |
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None. |
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Panel Discussion |
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The Panel expressed support for the project, noting that the project fits well with surrounding developments and is a welcome addition to the neighbourhood. It was also noted that the proposed landscaping, including the ALR landscape buffers along Westminster Highway and No. 4 Road, is substantial. |
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Panel Decision |
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It was moved and seconded |
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That a Development Permit be issued which would permit the construction of 17 townhouse units and one secondary suite at 6017 No. 4 Road (formerly 9980 Westminster Highway) on a site zoned “Town Housing (ZT83) - North McLennan (City Centre)” with vehicle access from No. 4 Road. |
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CARRIED |
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2. |
DEVELOPMENT PERMIT 18-810720 |
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APPLICANT: |
Kasian Architecture Interior Design and Planning Ltd. |
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PROPERTY LOCATION: |
13171 and a Portion of 13251 Smallwood Place |
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INTENT OF PERMIT: |
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Permit the construction of an auto dealership consisting of a three-storey principal building and single-storey accessory buildings/structures totalling 7,009 m2 at 13171 Smallwood Place and a portion of 13251 Smallwood Place on a site zoned “Vehicle Sales (CV)”; and |
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Vary the provisions of Richmond Zoning Bylaw 8500 to: |
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(a) |
increase the maximum permitted height for the principal building from 12.0 m to 20.4 m; |
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reduce the minimum rear yard setback from 3.0 m to zero metres to allow for a detached one-storey storage building, and enclosures containing damaged car storage and refuse, to be located adjacent to the east property line; and |
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reduce the minimum number of on-site loading spaces required from three medium spaces and two large spaces, to two medium spaces and one large space. |
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Applicant’s Comments |
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Scott Douglas, Kasian Architecture Interior Design and Planning Ltd., with the aid of a visual presentation (attached to and forming part of these Minutes as Schedule 2) provided background information on the proposed development and reviewed its site context, proposed vehicle and pedestrian entries and circulation, form and character, and building lay-out. |
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Mr. Douglas highlighted that (i) on-site signage will be installed to direct customers to their intended destination, (ii) the installation of skylight and use of glass material on ground level will introduce daylight into some areas of the building, (iii) a height variance is requested for the principal building, and (iv) the shadow study indicates minimal shadow impact of the building to the Richmond Nature Park to the west of the subject site. |
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Mary Chan-Yip, PMG Landscape Architects, with the aid of a visual presentation (attached to and forming part of these Minutes as Schedule 3) briefed the Panel on the main landscaping features of the proposed development, noting that (i) the proposed landscape design considered the existing on-site landscaping and design guidelines of the Richmond Auto Mall Association (RAMA), (ii) proposed new plantings in prominent locations within the subject site will enhance the street edge and provide visual interest, (iii) 13 existing trees on-site and in the boulevard along Smallwood Place will be retained, and (iv) 14 replacement trees are proposed to be planted on-site. |
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Ms. Chan further noted that (i) a high-efficiency irrigation system is proposed, (ii) public pedestrian connections will be provided on the site consistent with the updated overall RAMA public realm design, and (iii) permeable pavers will be installed in certain areas on the site for stormwater mitigation. |
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Staff Comments |
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Mr. Craig noted that (i) the proposed building height, rear yard setback and loading variances were identified at the rezoning stage and no changes in requested variances were made since rezoning, (ii) the proposed variances are consistent with similar variances that have been granted in projects within the Richmond Auto Mall, (iii) the principal building has been designed to be 15 percent more energy efficient than the base line model as per the BC Building Code requirements, (iv) a legal agreement will be secured as a condition prior to Development Permit issuance to ensure compliance with the building’s targeted energy performance level, and (v) five electric vehicle charging stations will be provided on-site and secured through the Development Permit process. |
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Panel Discussion |
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In reply to queries from the Panel, the project’s design team noted that (i) as indicated in the shadow study, the potential worst-case scenario is that the proposed principal building will cast a shadow on a small portion of the Nature Park for only a brief period of time at sunrise during the winter solstice in December, (ii) there were no bird strikes reported by auto dealerships within the Richmond Auto Mall, (iii) a post-construction weekly monitoring of bird strikes will be conducted on-site by a Registered Professional Biologist for a period of 12 months, and (iv) the use of glazing on the ground level of the building and the absence of landscaping close to the building will mitigate the potential for bird strikes. |
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In reply to further queries from the Panel, the design team advised that (i) the proposed single-storey accessory building is located adjacent to the car wash facility of the adjacent auto dealership to the east, (ii) a total of 9 trees located on-site and in the boulevard along Smallwood Place will be removed, (iii) new plantings on-site are consistent with the RAMA guidelines, and (iv) the proposed on-site electric vehicle charging stations are located in front of the principal building and are available for public use. |
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Gallery Comments |
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None. |
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Correspondence |
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None. |
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Panel Discussion |
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The Panel expressed support for the project, noting that the proposed development is a welcome addition to the area and consistent with previously approved projects in the Richmond Auto Mall. |
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Panel Decision |
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It was moved and seconded |
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That a Development Permit be issued which would: |
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1. |
permit the construction of an auto dealership consisting of a three-storey principal building and single-storey accessory buildings/structures totalling |
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2. |
vary the provisions of Richmond Zoning Bylaw 8500 to: |
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(a) |
increase the maximum permitted height for the principal building from |
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(b) |
reduce the minimum rear yard setback from 3.0 m to zero metres to allow for a detached one-storey storage building, and enclosures containing damaged car storage and refuse, to be located adjacent to the east property line; and |
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(c) |
reduce the minimum number of on-site loading spaces required from three medium spaces and two large spaces, to two medium spaces and one large space. |
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CARRIED |
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3. |
Date of Next Meeting: November 14, 2019 |
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4. |
Adjournment |
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It was moved and seconded |
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That the meeting be adjourned at 4:12 p.m. |
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CARRIED |
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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, October 30, 2019. |
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_______________________________ |
_____________________________ |
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John Irving |
Rustico Agawin |