June 28, 2023 - Minutes

Time:

3:30 p.m.

Place:

Remote (Zoom) Meeting

Present:

Joe Erceg, General Manager, Planning and Development, Chair

Cecilia Achiam, General Manager, Community Safety

Milton Chan, Director, Engineering

MINUTES

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on Wednesday, June 14, 2023, be adopted.

CARRIED

1.

DEVELOPMENT PERMIT 21-934415

(REDMS No. 6963136)

APPLICANT:

Zhao XD Architect Ltd.

PROPERTY LOCATION:

9200, 9220, 9240, 9260, 9280, 9300, 9320, 9340 Francis Road

INTENT OF PERMIT:

Permit the construction of 25 townhouse units at 9200, 9220, 9240, 9260, 9280, 9300, 9320, 9340 Francis Road on a site zoned “Town Housing (ZT94) – Francis Road (Broadmoor)”.

Applicant’s Comments

Xuedong Zhao., Zhao XD Architect, 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, design rationale, architectural design, building elevations, exterior cladding materials and colours, and proposed sustainability measures, highlighting the following:

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the proposal includes 25 townhouse units in three three-storey buildings at the front and six two-storey buildings at the rear;

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the height of the three-storey buildings are stepped down to two storeys along the east property line and one storey along the west property line;

§   

three convertible units are provided;

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each townhouse unit will have two vehicle parking spaces in a side-by-side arrangement in a garage;

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five visitor parking spaces, including one accessible parking space, will be provided; and

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proposed sustainability features include, among others, the provision of a high efficiency air source heat pump system.

Phoenix Chan, van der Zalm + Associates, with the aid of the same visual presentation, briefed the Panel on the proposed landscaping for the project noting that (i) landscaped outdoor private spaces are provided for all units, (ii) the proposed common outdoor amenity area includes a significant children’s play area with a play structure and play house within, (iii) the proposed planting is bird and pollinator-friendly and easy to maintain, and (iv) permeable paving treatment is proposed for majority of the internal drive aisle and for all on-site visitor parking spaces to enhance stormwater management in the subject site.

Staff Comments

Wayne Craig, Director, Development, noted that (i) the Servicing Agreement associated with the project includes, among others, frontage works along the arterial road, City utility upgrades, and site services, (ii) the utility upgrade along the rear property line will utilize special techniques to save the trees along the rear property line, (iii) the driveway will be secured by a statutory-right-of-way to provide future access to adjacent sites should they redevelop in the future, (iv) a total of nine on-site trees will be retained and protected, (v) the project has been designed to achieve BC Energy Step Code 2, (vi) low carbon heat pumps will be installed for heating and cooling of residential units, and (vii) the proposed development includes three convertible units.

Panel Discussion

In reply to a query from the Panel, the applicant advised that the proposed lighting plan for the project takes into consideration the safety and security of residents of the proposed development, avoids light pollution for neighbouring developments, and uses low energy lighting.

Correspondence

None.

Gallery Comments

Marsha Wenger, 9360 Francis Road, expressed concern that (i) the existing houses on the subject site are not well-maintained and unsightly, and (ii) visitors to the proposed development would park in front of their property across the street. In addition, Ms. Wenger noted that the project was initiated in 2017 and queried about the construction start date and provision for on-site visitor parking.

In reply to Ms. Wenger’s query regarding construction start date, Mr. Zhao advised that subject to the City’s building permit approval, project construction could start in two to three months.

The Chair then advised Mr. Zhao to reach out to Ms. Wenger and other owners of neighbouring properties to hear them and exert best efforts to address their concerns regarding the proposed development.

In reply to Ms. Wenger’s concern about on-street parking, Mr. Craig advised that (i) there are two side-by-side parking stalls provided for each townhouse unit, (ii) five on-site visitor parking stalls are provided and located throughout the subject site, and (iii) the number of proposed resident and visitor parking stalls in the proposed development complies with the City’s Zoning Bylaw. 

Panel Discussion

The Panel expressed support for the project and the Chair reiterated the Panel’s advice to the applicant to reach out to the owners of neighbouring properties to hear and exert best efforts to address their concerns prior to the subject application moving forward for Council consideration.  The Chair also noted that prior to Building Permit issuance, the applicant will need to submit a Construction Traffic and Parking Management Plan.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would permit the construction of 25 townhouse units at 9200, 9220, 9240, 9260, 9280, 9300, 9320, 9340 Francis Road on a site zoned “Town Housing (ZT94) – Francis Road (Broadmoor)”.

CARRIED

2.

DEVELOPMENT PERMIT 21-936427

 (REDMS No. 7267244)

APPLICANT:

Kadium No. 4 Development Ltd.

PROPERTY LOCATION:

10340, 10360, 10380, 10400 and 10420 No. 4 Road

INTENT OF PERMIT:

1.

Permit the construction of 19 townhouse units at 10340, 10360, 10380, 10400 and

10420 No. 4 Road on a site zoned “Medium Density Townhouses (RTM2)”; and

2.

Vary the provisions of Richmond Zoning Bylaw 8500 to:

(a)

reduce the minimum front yard setback from 6.0 m to 4.5 m.

(b)

reduce the minimum lot depth from 35.0 m to 34.0 m.

Applicant’s Comments

Matthew Cheng, Matthew Cheng Architect Inc., 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, including its site context, site layout, architectural design, building elevations, floor plans, exterior cladding materials and colours, and sustainability features, highlighting the following:

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the proposed townhouse development consists of 19 units in three front buildings four rear buildings;

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the existing sanitary sewer right-of-way along the east property line of the subject site will be enlarged from three meters to six meters at the northeast corner of the subject site to save the four existing trees on the adjacent property to the east for the upgrade of the sanitary sewer;

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the existing grade along the east property line of the subject site will be maintained to protect the existing trees within the sanitary sewer right-of-way;

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38 residential side-by-side parking stalls in individual garages and four visitor parking stalls including one accessible parking stall are provided in the proposed development;

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two convertible units are proposed and provided with one indoor accessible parking space for each unit;

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the proposed development includes four secondary suites;

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proposed sustainability features include, among others, individual air source heat pumps; and

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the project has been designed to achieve BC Energy Step Code Level 3.

Denitsa Dimitrova, PMG Landscape Architects, with the aid of the same visual presentation, briefed the Panel on the proposed landscaping for the project, noting that (i) four existing trees on the neighbouring property to the east will be retained and protected, (ii) two existing on-site trees will be relocated to suitable locations within the subject site, (iii) landscaped private outdoor spaces are provided for each unit, (iv) wood fencing is proposed along the north, east and south edges of the site to provide privacy to neighbouring properties, (v) low transparent aluminum fencing is proposed along the frontage, (vi) the common outdoor amenity area is centrally located and includes, among others, a children’s play area with a play equipment, (vii) construction works near the tree protection zone (TPZ) will be done under arborist supervision, (viii) permeable pavers are proposed on certain portions of the site, and (ix) screening will be provided for individual air source heat pumps.

Panel Discussion

In reply to queries from the Panel, the applicant noted that (i) the two relocated trees will be installed at the front yard and within the common outdoor amenity area, (ii) individual air source heat pumps will be provided for each unit and will be located either in the front or side yards of units, (iii) the air source heat pumps will be screened and will meet the City’s Noise Bylaw standards, and (iv) the developer had tried to purchase the adjacent properties to the north to consolidate these properties with the subject property but was unsuccessful.

Staff Comments

Mr. Craig clarified that the applicant is required to register a legal agreement on Title for shared access to future neighbouring developments to the north and south; however, only a concept plan for shared vehicle access for properties to the north of the subject site has been provided. 

Also, he noted that (i) the proposed front yard setback variance was identified at rezoning stage and is a result of the two-meter road dedication being provided along No. 4 Road, (ii) the applicant is required to submit an acoustical report demonstrating that all of the front units will achieve Canada Mortgage and Housing Corporation (CMHC) interior noise standards, (iii) the proposed lot depth variance is a technical variance and is also a function of the two-meter road dedication and is supported by staff, and (iv) the Servicing Agreement associated with the project includes frontage improvements along No. 4 Road, utility upgrades along the rear property line, and site services.

Correspondence

None.

Gallery Comments

Donald Smith, 10271 Dennis Crescent expressed support for the project and queried (i) whether the existing sanitary sewer right-of-way along his property’s shared rear property line with the subject property would remain in place, and (ii) whether the existing trees  along the sanitary sewer right-of-way would be retained and protected should the sanitary sewer upgrade go ahead. In addition, he sought clarification regarding the provision of on-site parking in the proposed development.

In reply to Mr. Smith’s queries, Mr. Craig noted that (i) the existing sanitary sewer right-of-way along Mr. Smith’s shared rear property line with the subject site will remain in place, (ii) the sanitary sewer will be upgraded through the Servicing Agreement associated the project, (iii) the existing trees on the neighbour’s property along the sanitary sewer right-of way will be retained and protected, (iv) the right-of-way will be expanded on the subject site to allow the sewer to be relocated around the existing trees in order to avoid impacting them during the sewer upgrade,  (v) each townhouse unit will be provided with two vehicle parking spaces in a side-by-side arrangement in a garage, and (vi) four on-site visitor parking stalls will be provided.

Panel Discussion

The Panel expressed support for the project, noting that the proposed variances were identified at rezoning stage.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

permit the construction of 19 townhouse units at 10340, 10360, 10380, 10400 and

10420 No. 4 Road on a site zoned “Medium Density Townhouses (RTM2)”; and

2.

vary the provisions of Richmond Zoning Bylaw 8500 to:

(a)

reduce the minimum front yard setback from 6.0 m to 4.5 m.

(b)

reduce the minimum lot depth from 35.0 m to 34.0 m.

CARRIED

3.

DEVELOPMENT PERMIT 22-015851

(REDMS No. 7138839)

APPLICANT:

Polygon Talisman Park Ltd.

PROPERTY LOCATION:

Portions of 8731, 8771, 8831/8851 Cambie Road and 8791 Cambie Road/3600 Sexsmith Road

INTENT OF PERMIT:

1.

Permit the construction of 276 rental housing units in two six-storey multi-family apartment buildings on portions of the properties located at 8731, 8771, 8831/8851 Cambie Road and 8791 Cambie Road/3600 Sexsmith Road on a site zoned “Residential / Limited Commercial (ZMU47) – Capstan Village (City Centre)”; and

2.

Vary the provisions of Richmond Zoning Bylaw 8500 to increase maximum permitted building height for the affordable housing building located on the eastern portion of the site from 25.0 m to 27.6 m to accommodate elevator access to a rooftop garden.

Applicant’s Comments

With the aid of a visual presentation (attached to and forming part of these minutes as Schedule 3), Robin Glover, Polygon Homes, introduced the project and Greg Voute, RLA Architects, Inc., provided background information on the proposed development, including its site context, site layout, architectural design, building elevations, accessibility features, and exterior cladding materials and colours, highlighting the following:

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the proposal is the first phase of a four-phase development and consists of a six-storey affordable housing building and a six-storey market rental building over a single-level parkade;

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a new neighbourhood City Park to the south of the proposed development will be provided through the subject development; 

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a central interior courtyard on the top of the parking podium is provided between the two buildings;

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ramps are provided on the north and south ends of the central interior courtyard to provide accessible connection from the new road cul-de-sac to the new City Park;

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all units in the two buildings are designed to meet the City’s Basic Universal Housing (BUH) standards;

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a low-carbon energy plant that will connect to the City’s District Energy Utility (DEU) is located on the central interior courtyard; and

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the proposed design and architectural treatments for the buildings’ significant corners and balconies provide visual interest and express the development’s location within the Richmond Arts District.

Jergus Oprsal, PWL Partnership, with the aid of the same visual presentation, briefed the Panel on the proposed landscaping for the project, noting that (i) the proposed landscaping along the perimeter of the subject site includes, among others, low planters with shrub, trees and other plantings that provide visual interest and screening to the parkade wall,  (ii) the public pathways along the north and west property  lines of the subject site provide pedestrian connection to Garden City Road and the new City Park, (iii) the podium rooftop common outdoor amenity area includes,  among others, a children’s play area with play structures, internal walkways, open lawn area, and outdoor dining patio areas, (iv) a climbing wall is incorporated into the DEU building wall adjacent to the children’s play area, (v) a trellis that overlooks the new City Park is proposed at the south end of the pedestrian walkway on the central interior courtyard, (vi) all existing trees along the western edge of the subject site will be retained and protected, and (vii) an urban agriculture garden is located on the rooftop of the affordable housing building.

Panel Discussion

In reply to queries from the Panel, the applicant confirmed that (i) in addition to the public walkway along the west property line of the subject site, the north-south pedestrian walkway on the central interior courtyard on top of the parking podium is also accessible to the public to access the new City Park from the new road cul-de-sac, and (ii) wall lights will be installed at ramps and stairs to address safety and security concerns.

Staff Comments

Mr. Craig noted that (i) there is an extensive Transportation Demand Management (TDM) package associated with the project including, among others, a transit pass program, (ii) staff appreciate that the project includes 100 per cent Basic Universal Housing units, (iii) the proposed height variance associated with the project is intended to provide elevator access to the urban agriculture garden on top of the affordable housing building, and (iv) the proposed height variance is limited to the elevator access to the rooftop garden.

In reply to a query from the Panel, Mr. Craig confirmed that (i) the applicant had committed to provide a rooftop demonstration urban agriculture garden on the affordable housing building during the rezoning process, and (ii) the proposed height variance is necessary in order to provide universal access to the rooftop urban agriculture garden.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Panel expressed support for the project, noting the high quality of architecture and landscaping for the proposed affordable and market rental housing development.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

permit the construction of 276 rental housing units in two six-storey multi-family apartment buildings on portions of the properties located at 8731, 8771, 8831/8851 Cambie Road and 8791 Cambie Road/3600 Sexsmith Road on a site zoned “Residential / Limited Commercial (ZMU47) – Capstan Village (City Centre)”; and

2.

vary the provisions of Richmond Zoning Bylaw 8500 to increase maximum permitted building height for the affordable housing building located on the eastern portion of the site from 25.0 m to 27.6 m to accommodate elevator access to a rooftop garden.

CARRIED

4.

New Business

It was moved and seconded

That the Development Permit Panel meeting tentatively scheduled on Wednesday, July 12, 2023 be cancelled.

CARRIED

5.

Date of Next Meeting:     July 26, 2023

ADJOURNMENT

It was moved and seconded

That the meeting adjourn (5:00 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, June 28, 2023.

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Joe Erceg
Chair

Rustico Agawin
Committee Clerk