Development Permit Panel
Wednesday, July 27, 2022
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Time:
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3:30 p.m.
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Place:
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Remote (Zoom) Meeting
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Present:
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Joe Erceg, General Manager, Planning and Development, Chair
Cecilia Achiam, General Manager, Community Safety
Milton Chan, Director, Engineering
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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 June 29, 2022, be adopted.
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CARRIED
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1.
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DEVELOPMENT PERMIT 20-921387
(REDMS No. 6923748)
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APPLICANT:
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Westmark Development Ltd.
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PROPERTY LOCATION:
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7117 Lindsay Road
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INTENT OF PERMIT:
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1.
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Permit the construction of 10 townhouse dwellings at 7117 Lindsay Road on a site zoned “Town Housing (ZT23) - Laurelwood”; and
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2.
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Vary the provisions of Richmond Zoning Bylaw 8500 to reduce the minimum setback from a public road from 6.0 m to 3.8 m (measured from the boundary of the public rights-of- passage (PROP) statutory right-of-way (SRW) along the eastern edge of the subject site).
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Applicant’s Comments
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Brian Sheehan, Yamamoto Architecture Inc., with the aid of a visual presentation (attached to and forming part of these minutes as Schedule 1) provided background information on the proposed development, including its site context, site layout, streetscape elevations, and proposed exterior building materials, highlighting the following:
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a new driveway entrance to the proposed 10-unit townhouse development is proposed off Lindsay Road;
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one convertible unit is proposed for the project;
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all townhouse units have been oriented to provide direct access to either Lindsay Road or the existing public walkway along the west property line of the subject site;
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the proposed public walkway along the south edge of the subject site is curved around the location of the three existing trees to be retained and the surface treatment for this section is changed from concrete to gravel to provide protection to the existing tree roots; and
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the proposed architectural design for the subject development takes cues from the design of the two neighbouring townhouse developments located to the west and north of the subject site.
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Fred Liu, Fred Liu and Associates, Inc., with the aid of a visual presentation (attached to and forming part of these minutes as Schedule 2), briefed the Panel on the proposed landscaping for the project, noting that (i) the three existing trees between the south property line and the City lane will be retained and the proposed public walkway along the south property line is designed to protect the retained trees, (ii) interlocking pavers are proposed at the driveway entrance and at the ends of the north-south internal drive aisle, (iii) the common outdoor amenity area includes, among others, a lawn, bench seating, and small play structure, (iv) the outdoor amenity area will be enclosed and gated to provide safety, (v) a bicycle rack is provided on-site, (vi) the private outdoor space provided for each unit includes a patio, lawn, tree and shrub planting, (vii) a mix of deciduous and coniferous trees are proposed to be planted on-site, and (viii) bollard lighting is proposed for the common outdoor areas in the subject site.
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Panel Discussion
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In reply to queries from the Panel, Wayne Craig, Director, Development, advised that (i) the project has been designed to achieve Step 4 of the BC Energy Step Code, (ii) air source heat pumps will be installed to provide heating and cooling, (iii) part of the Servicing Agreement associated with the proposed development includes lane improvements to the two lane frontages and the public walkway along the south property line, and (iv) the lane improvements would require an assessment of the level of lighting along the lanes.
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Staff Comments
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Mr. Craig noted that there is an extensive Servicing Agreement associated with the proposed development, including, but not limited to, lane improvements, a public walkway and site servicing, as a condition of Development Permit issuance.
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Mr. Craig further noted that (i) the proposed setback variance to the east property line of the subject site is a technical variance and the resulting setback from the back of curb to the building face would be consistent with the setback provided in the existing townhouse development to the north of the subject site, (ii) four existing on-site trees are proposed to be removed and 13 trees are proposed to be planted, (iii) the applicant will provide a cash-in-lieu contribution for indoor amenity space, and (iv) the applicant will provide a voluntary contribution to the City’s Public Art Program.
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Correspondence
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Daniel Desouza, Block Watch Captain, Zone Z-2 H05-04 Lindsay/Railway Avenue (Schedule 3)
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Roy Lee, 45-7088 Lynnwood Drive (Schedule 4)
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Corinne Gevaert, 2-7111 Lynnwood Drive (Schedule 5)
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Mr. Craig noted that the concerns expressed in the three pieces of public correspondence received include (i) traffic on Lindsay Road and Lynwood Drive, (ii) availability of on-street parking, (iii) traffic safety, and (iv) use of the subject site for townhouse development in lieu of a public park.
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In reply to the concerns raised, Mr. Craig advised that (i) there are lane improvements associated with the proposed development that would address concerns related to traffic safety and street parking, (ii) the proposed development was reviewed by the City’s Transportation Department from a traffic safety and operation perspective, (iii) the project complies with the City’s Zoning Bylaw requirements for on-site residential and visitor parking requirements, and (iv) the subject site has an existing zoning for townhouse development and the Panel’s review is limited to form and character of the development proposal.
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Gallery Comments
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Fanny Lu, 40-7088 Lynnwood Drive, expressed concern regarding the current high volume of vehicular traffic and traffic safety on the road curve at Lynwood Drive and Lindsay Road. She queried whether there are planned lane improvements to address these concerns in view of the potential increase in vehicular traffic in the area as a result of the proposed development.
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In reply to the query of Ms. Lu, Mr. Craig confirmed that planned improvements to the lane include installation of traffic calming measures in addition to the sidewalk extension on the south portion of the subject property.
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Also, he noted that there will be a future road connection from Lynnwood Drive to Granville Avenue through the property at 5300 Granville Avenue (located to the east of the existing townhouse development to the north of the subject site) which is currently under rezoning application. He further noted that the property is required to provide the road connection that would allow Lynnwood Drive to connect to Granville Avenue and onto the full movement traffic signal intersection at Granville Avenue and Lynas Lane.
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Panel Discussion
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The Panel expressed support for the application, noting that the project is well thought out and that the vehicular and pedestrian issues related to the project could be resolved through the associated Servicing Agreement and rezoning for the property at 5300 Granville Avenue.
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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.
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permit the construction of 10 townhouse dwellings at 7117 Lindsay Road on a site zoned “Town Housing (ZT23) - Laurelwood”; and
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2.
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vary the provisions of Richmond Zoning Bylaw 8500 to reduce the minimum setback from a public road from 6.0 m to the Development Permit Panel meeting tentatively scheduled on Wednesday, July 13, 2022 be cancelled. 3.8 m (measured from the boundary of the public rights-of- passage (PROP) statutory right-of-way (SRW) along the eastern edge of the subject site).
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CARRIED
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2.
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DEVELOPMENT PERMIT 21-934309
(REDMS No. 6914641)
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APPLICANT:
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SJR Construction Ltd.
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PROPERTY LOCATION:
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10240 Ainsworth Crescent
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INTENT OF PERMIT:
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1.
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Permit the construction of a coach house at 10240 Ainsworth Crescent on a site zoned “Single Detached with Granny Flat or Coach House – Edgemere (RE1)”; and
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2.
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Vary the provisions of Richmond Zoning Bylaw 8500 8.14.6.3 to increase the maximum distance that a coach house is permitted to be located from the south interior property line on a lot with an east-west orientation from 2.0 m to 3.0 m.
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Applicant’s Comments
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Tej Singh, Simplex Home Design, with the aid of a visual presentation (attached to and forming part of these minutes as Schedule 6), provided background information on the proposed coach house including its site context, site layout, elevations, floor plans, exterior building materials and colours, landscaping, and rationale for the proposed construction of the coach house, highlighting the following:
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the proposed one and a half storey coach house is located at the rear of the recently constructed principal dwelling;
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the proposed exterior building materials and colours are similar to those of the principal dwelling;
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the interior of the proposed coach house includes, among others, a living room, kitchen, 1½ washrooms, two bedrooms, and a two-car garage for the principal dwelling;
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an outdoor surface parking area and landscaped private outdoor space are provided for the coach house;
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a heat pump is proposed to provide heating and cooling to the coach house; and
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the proposed location of the coach house was impacted by the location of off-site and on-site BC Hydro power poles, resulting in the need to request a setback variance to the south property line.
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Panel Discussion
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Discussion ensued regarding the potential rental cost for the proposed coach house.
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Staff Comments
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Mr. Craig advised that staff support the proposed setback variance to the south property line, noting that (i) the intent of the Zoning Bylaw is to ensure that a new coach house on a narrow lot with an east-west orientation is sited on a certain location to minimize shadowing on adjacent lots to the north, and (ii) the existing lane to the north of the proposed coach house reduces the amount of shadow impact on the property to the north.
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Panel Discussion
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The Panel expressed support for the proposed coach house, noting that the design is well thought out.
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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.
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permit the construction of a coach house at 10240 Ainsworth Crescent on a site zoned “Single Detached with Granny Flat or Coach House – Edgemere (RE1)”; and
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2.
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vary the provisions of Richmond Zoning Bylaw 8500 8.14.6.3 to increase the maximum distance that a coach house is permitted to be located from the south interior property line on a lot with an east-west orientation from 2.0 m to 3.0 m.
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CARRIED
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3.
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New Business
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It was moved and seconded
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That the Development Permit Panel meeting tentatively scheduled on Wednesday, August 10, 2022 be cancelled.
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CARRIED
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4.
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Date of Next Meeting: August 24, 2022
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ADJOURNMENT
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It was moved and seconded
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That the meeting adjourn (4:19 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, July 27, 2022.
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_________________________________
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_________________________________
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Joe Erceg
Chair
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Rustico Agawin
Committee Clerk
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