May 13, 2020 - Minutes
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Development Permit Panel
Wednesday, May 13, 2020
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Time: |
3:30 p.m. |
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Place: |
Council Chambers |
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Present: |
Joe Erceg, 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 April 29, 2020 be adopted. |
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CARRIED |
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1. |
GENERAL COMPLIANCE – REQUEST BY 0989705 B.C. LTD. FOR A GENERAL COMPLIANCE RULING AT 5333 NO. 3 Road (FORMERLY 7960 ALDERBRIDGE WAY AND 5333 & 5411 NO. 3 ROAD) |
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APPLICANT: |
0989705 B.C. Ltd. |
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PROPERTY LOCATION: |
5333 No. 3 Road (formerly 7960 Alderbridge Way and 5333 & 5411 No. 3 Road) |
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INTENT OF PERMIT: |
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To consider the attached plans to change cladding materials on the building elevations, as well as changes to parking, bicycle facilities and electrical service areas, to be in General Compliance with the approved Development Permit (DP 16-740262). |
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Applicant’s Comments |
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Amela Brudar, GBL Architects, Inc., with the aid of a visual presentation (copy on file, City Clerk’s Office), provided background information on the proposed changes to the approved Development Permit (DP 16-740262), highlighting the following: |
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the proposed changes in the underground parkade were the result of design development to increase bicycle storage efficiency and create additional parking spaces; |
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new bicycle storage lay-out, additional regular parking stalls and new tandem parking stalls will be incorporated in each level of the three-level underground parkade; however, the original parking structure will be retained; |
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the BC Hydro Vista switch and LPT layout area will be reconfigured to accommodate the new BC Hydro equipment and revised servicing requirements; |
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architectural louvres above the storefront at ground level are proposed to be reduced in size and lowered in the north, south, east and west building elevations, with spandrel panels proposed to be installed above the louvres; |
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the heavier terracotta panels are proposed to be replaced with lighter custom metal panel cladding on the six residential buildings to reduce thermal bridging and address structural concerns; |
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the proposed changes in cladding materials will not change the fenestration and profile of the buildings; and |
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steel framed glass canopies over top floor residential balconies facing the internal courtyard are proposed to be replaced with painted concrete canopies for consistency with the proposed materials for top floor residential balconies facing the streets. |
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In reply to a query from the Panel, Ms. Brudar confirmed that a total of 115 parking spaces will be added, including 31 regular and 84 tandem parking spaces. |
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Staff Comments |
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Wayne Craig, Director, Development, noted that (i) the proposed changes in parking and bicycle storage layouts were reviewed and supported by the City’s Transportation Division, and (ii) proposed changes on the buildings’ exterior elevations are in keeping with and an improvement upon the approved Development Permit. |
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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 Decision |
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It was moved and seconded |
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That the attached plans to change cladding materials on the building elevations, as well as changes to parking, bicycle facilities and electrical service areas, be considered to be in General Compliance with the approved Development Permit (DP 16-740262). |
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CARRIED |
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2. |
DEVELOPMENT PERMIT 18-821292 |
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APPLICANT: |
Pinnacle Living (Capstan Village) Lands Inc. |
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PROPERTY LOCATION: |
3208 and 3211 Carscallen Road |
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INTENT OF PERMIT: |
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1. |
Permit the construction of a single-tower high-density residential building, consisting of 207 dwelling units, including 41 affordable housing units, at 3208 Carscallen Road on a lot zoned "Residential/Limited Commercial and Artist Residential Tenancy Studio Units (ZMU25) Capstan Village (City Centre)"; |
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Permit the construction of a two-tower, mixed-use, high-density building including retail and café/restaurant space, 131 hotel rooms and 115 residential units in the south tower, and retail and office space in the north tower, at 3211 Carscallen Road on a lot zoned "Residential/Limited Commercial and Artist Residential Tenancy Studio Units (ZMU25) Capstan Village (City Centre)"; and |
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Vary the provisions of Richmond Zoning Bylaw 8500 to: |
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(a) |
increase the maximum permitted balcony projection for balconies into required setbacks at 3208 Carscallen Road and 3211 Carscallen Road, from 1.0 m to 1.7 m; and |
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(b) |
increase the maximum permitted projection for architectural features into required setbacks at 3208 Carscallen Road and 3211 Carscallen Road from 0.6 m to 1.7 m. |
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Applicant’s Comments |
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John Bingham, Bingham Hill Architects, with the aid of a visual presentation (copy on file, City Clerk’s Office), provided background information on the proposed development, highlighting the following: |
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the subject development represents Phases 3 and 4 of the four-phase high-rise mixed-use development; |
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the new westerly private road along the south side of Building K (Phase 4) provides, among others, a passenger pick- up and drop-off area for the hotel in Building K and a Kiss and Ride facility for the future Canada Line Capstan Station; |
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a weather-protected pedestrian arcade is proposed along the north side of the westerly private road; |
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the proposed auto-court on Phase 4 provides loading spaces, a garbage and recycling collection area, access to the underground parkade for Phases 3 and 4, and an alternate drop-off and pick-up area for the hotel; |
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the new easterly private road to the south of Building J (Phase 3) provides connection to Sexsmith Road; |
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ground level townhouses in Building J front onto the new easterly private road and Sexsmith Road; |
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affordable housing units are distributed throughout Building J; |
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the red vertical fins on the face of Building L located at the corner of No. 3 Road and Sea Island Way provide a strong corner treatment and help make the building a landmark in the area; |
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a linear park is proposed underneath the Canada Line guideway structure along No. 3 Road fronting the proposed development and extends around the corner to the Sea Island Way frontage; |
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the buildings in the proposed development have been sited and designed to allow solar access to the common outdoor amenity areas; and |
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inaccessible green roofs are provided on Phase 3 and Phase 4 buildings. |
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Peter Kreuk, Durante Kreuk Landscape Architects, reviewed the proposed landscaping under the Canada Line guideway, noting that (i) a park is proposed under the guideway structure which includes an outdoor exercise area, and (ii) weather-protected support facilities are provided within the building immediately adjacent to the park. |
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In reply to queries from the Panel, the design team acknowledged that (i) there is adequate manoeuvring space for trucks in the auto-court including those used for garbage and recycling collection, (ii) planting along the No. 3 Road frontage is part of a bioswale system, and (iii) the green space on the roof decks of buildings help mitigate heat island effect. |
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Staff Comments |
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Mr. Craig noted that (i) 41 affordable housing units will be provided in Building J (Phase 3), (ii) 65 Basic Universal Housing (BUH) units are proposed, including all 41 affordable housing units, (iii) there are extensive Servicing Agreements associated with the proposed development for frontage works along No. 3 Road and Sea Island Way and for the construction of the Kiss and Ride facility for the future Canada Line Capstan Station, (iv) the project has been designed to achieve the City’s Aircraft Noise Sensitive development standards, (v) the proposed development will be District Energy Utility (DEU) ready, (vi) the two proposed variances associated with the project are similar to variances granted on previous phases of the overall development, and (vii) the proposed variances contribute to greater articulation of the building façade and located well above grade, which will not impact pedestrian circulation and vehicle sightlines. |
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In reply to a query from the Panel, Mr. Craig advised that the provision of affordable housing is a requirement of the project through rezoning. |
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Gallery Comments |
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None. |
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Correspondence |
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Stanley Liu, Richmond resident (Schedule 1) |
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Mr. Craig noted that the email correspondence from Mr. Liu asked questions related to (i) the impact of affordable housing to the neighbourhood and its effect on market prices, (ii) the height of the buildings, and (iii) whether off-site traffic improvements associated with the project along Sea Island were considered. He added that staff have responded to Mr. Liu and provided detailed answers to his queries. |
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Panel Decision |
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The Panel expressed support for the project, noting that it is consistent with the master plan for the overall project at rezoning. |
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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 a single-tower high-density residential building, consisting of 207 dwelling units, including 41 affordable housing units, at 3208 Carscallen Road on a lot zoned "Residential/Limited Commercial and Artist Residential Tenancy Studio Units (ZMU25) Capstan Village (City Centre)"; |
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2. |
permit the construction of a two-tower, mixed-use, high-density building including retail and café/restaurant space, 131 hotel rooms and 115 residential units in the south tower, and retail and office space in the north tower, at 3211 Carscallen Road on a lot zoned "Residential/Limited Commercial and Artist Residential Tenancy Studio Units (ZMU25) Capstan Village (City Centre)"; and |
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3. |
vary the provisions of Richmond Zoning Bylaw 8500 to: |
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(a) |
increase the maximum permitted balcony projection for balconies into required setbacks at 3208 Carscallen Road and 3211 Carscallen Road, from 1.0 m to 1.7 m; and |
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(b) |
increase the maximum permitted projection for architectural features into required setbacks at 3208 Carscallen Road and 3211 Carscallen Road from 0.6 m to 1.7 m. |
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CARRIED |
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3. |
DEVELOPMENT PERMIT 19-853070 |
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APPLICANT: |
Eric Law Architect Inc. |
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PROPERTY LOCATION: |
9091and 9111 No. 2 Road |
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INTENT OF PERMIT: |
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1. |
Permit the construction of eight townhouse units at 9091 and 9111 No. 2 Road on a site zoned "Low Density Townhouses (RTL4)"; and |
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2. |
Vary the provisions of Richmond Zoning Bylaw 8500 to: |
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(a) |
reduce the minimum lot width from 50.0 m to 40.7 m; |
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reduce the minimum front yard setback from 6.0 m to 4.5 m; and |
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(c) |
increase the allowable small car parking spaces from 0 to 42% (8 spaces). |
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Applicant’s Comments |
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Eric Law, Eric Law Architect, Inc., with the aid of a visual presentation (copy on file, City Clerk’s Office), provided background information on the proposed development, highlighting the following: |
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the proposed form and character of the proposed development has been designed to fit into its site context; |
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the drive aisle provides barrier-free access to the common outdoor amenity area; and |
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the proposed development includes a secondary unit and one convertible unit designed to accommodate a future vertical lift. |
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Denitsa Dimitrova, PMG Landscape Architects, briefed the Panel on the main landscape features of the project, noting that (i) the existing grade along the west property line will be maintained to enable the retention of 10 on-site trees, (ii) the common outdoor amenity area at the rear of the site includes natural play elements, a small play structure, open lawn space and a bench, and (iii) permeable surface paving treatment is proposed for the vehicle entrance, visitor parking, and at the ends of the drive aisle. |
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In reply to queries from the Panel, the project’s design team acknowledged that (i) the existing grade will be maintained in the critical root zone of trees proposed to be retained, and (ii) the two duplex buildings on the north side front onto a road which provides separation to the townhouse units across. |
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Staff Comments |
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Mr. Craig noted that (i) there is a Servicing Agreement for frontage works and site services including upgrades to the existing bus pad on No. 2 Road, and (ii) staff support the three proposed variances related to site assembly size, decreased front yard setback to increase rear yard setback, and provision of small car parking spaces. |
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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 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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permit the construction of eight townhouse units at 9091 and 9111 No. 2 Road on a site zoned "Low Density Townhouses (RTL4)"; and |
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2. |
vary the provisions of Richmond Zoning Bylaw 8500 to: |
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(a) |
reduce the minimum lot width from 50.0 m to 40.7 m; |
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(b) |
reduce the minimum front yard setback from 6.0 m to 4.5 m; and |
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(c) |
Increase the allowable small car parking spaces from 0 to 42% (8 spaces). |
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CARRIED |
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4. |
DEVELOPMENT VARIANCE 19-869780 |
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APPLICANT: |
Omicron Architecture Engineering Construction Ltd. |
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PROPERTY LOCATION: |
8011 Zylmans Way & 15111 Williams Road |
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INTENT OF PERMIT: |
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To issue a Development Variance Permit which would vary the provisions of Richmond Zoning Bylaw 8500 to increase the maximum height as measured from the finished foundation slab elevation for Building #1 from 13.0 m to 15.4 m to the top of the building parapet and 17.4 m to the top of the building rooftop equipment. |
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Staff Comments |
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Mr. Craig noted that (i) the subject development variance permit application is proposing to increase the height of one industrial building on the subject site, (ii) a previous Development Permit was issued to the project that included a variance to increase the maximum building height from 12 meters to 13 meters, (iii) the subject application is requesting to increase the height of Building 1 from 13 meters to 15.4 meters from the slab elevation to the top of the parapet with an additional allowance of two meters to the top of the building rooftop equipment, (iv) the subject application includes a provision to ensure that the rooftop mechanical equipment is set back from the parapet so it would not be visible from the street level, and (v) a number of sustainability commitments have been provided by the applicant and included in the development variance permit proposal to ensure that the building will function at a high level of sustainability. |
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In reply to a query from the Panel, Mr. Craig acknowledged that staff worked with the applicant to come up with a package of sustainability measures for the building. |
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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 Decision |
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It was moved and seconded |
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That a Development Variance Permit be issued which would vary the provisions of Richmond Zoning Bylaw 8500 to increase the maximum height as measured from the finished foundation slab elevation for Building #1 from 13.0 m to 15.4 m to the top of the building parapet and 17.4 m to the top of the building rooftop equipment. |
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CARRIED |
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5. |
Date of Next Meeting: May 27, 2020 |
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6. |
Adjournment |
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It was moved and seconded |
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That the meeting be adjourned at 4:26 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, May 13, 2020. |
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Joe Erceg |
Rustico Agawin |