August 23, 2023 - Minutes
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Development Permit Panel
Wednesday, August 23, 2023
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Time: |
3:30 p.m. |
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Place: |
Remote (Zoom) Meeting |
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Present: |
Joe Erceg, General Manager, Planning and Development, 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 August 9, 2023, be adopted. |
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CARRIED |
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1. |
(REDMS No. 7276188) |
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APPLICANT: |
Polygon Talisman Park Ltd. |
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PROPERTY LOCATION: |
3588 Ketcheson Road |
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INTENT OF PERMIT: |
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Permit the construction of 178 residential units in a 14-storey high-rise multi-family apartment building at 3588 Ketcheson Road on a site zoned “Residential / Limited Commercial (ZMU47) – Capstan Village (City Centre)”. |
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Applicant’s Comments |
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With the aid of a visual presentation (attached to and forming part of these minutes as Schedule 1), Robin Glover, Polygon Homes, introduced the project and Gwyn Vose, Arcadis (Architect), provided background information on the proposed development, including its site context, site layout, design rationale, architectural design, building elevations, accessibility features and exterior cladding materials and colours, highlighting the following: |
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Talisman D is the central site in the mixed use community, with Talisman A to the south, future phases to the north and a new road system being built around the site; |
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the proposed 14-storey building will include 161 strata residential units and 17 market rental units, all the rental units will meet the City’s Basic Universal Housing (BUH) requirements; |
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the majority of building height is on the west side at 14-storeys, with the east side being 13-storeys; |
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the large two-storey indoor amenity space, is provided for the residents of the building and will be shared with residents of the future phases to the north. In addition to these private amenities, the site will also provide a publicly accessible outdoor space along the north edge of the site; |
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decorative fencing will be used on the south side of the building for the ground oriented units as a privacy screen/rail (at guardrail height) between the units and the walking path, and there are opportunities for some planting and benching as well; |
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in addition to a very lush green experience of conifers and other plants at grade, screens present on the building will provide an artful expression, and a soft lighting scenario will enhance the feature corner throughout the day and night; and |
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a glazed box at the far corner of the building offers the ability to view some of the engineering within the DEU facility from the outside. |
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Stephen Stelliga, Hapa Collaborative (Landscape Architect), with the aid of the same visual presentation, briefed the Panel on the main landscape features of the project noting that (i) a historical slough provided the landscape inspiration to use a rain garden as a divider between the public and private outdoor amenity space, (ii) separation between the site and the street is reinforced with lush planting along the edges, (iii) there will be several large benches that can be used for informal staging or open seating, and also an open lawn area that slopes down to the concrete driveway, (iv) a wooden bridge connected to the rain garden leads to the private amenity area, which includes an outdoor spa area (hot tub, cold plunge and barrel sauna), a fire pit, bocce court and BBQ area that connects to the indoor dining experience, (iv) the rooftop outdoor amenity space is a grid like form inspired by the bento box, provides a large corridor framed by fragrant and colourful flowering apple trees, with urban agriculture, children play and informal outdoor dining and relaxation areas. |
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Panel Discussion |
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In reply to queries from the Panel, the applicant confirmed (i) the amenity space on the 13th level is for private use for that building only, and that all other amenity spaces are shared with the future buildings to the north, (ii) lighting at grade and walkways will be well lit and facing downwards, (iii) the lighting feature on the building is on the west and partially on the north (the leading corner) consisting of light fixtures located between panels within a screen and a C channel on the back sides to ensure the light is not shining directly back inside the home itself, (iv) the exterior building lighting will have the ability to adjust the time of day and control the intensity of the lighting levels, (v) one of the Development Permit considerations is to enter into an agreement and provide bonding for the external building light fixtures to ensure external lighting is operating within the acceptable parameters, and (vi) the applicant has entered into an underpinning and crane swing agreement with the church to the south of the and is committed to working with them to ensure the interface between the sites is designed appropriately. |
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Staff Comments |
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Wayne Craig, Director, Development, noted that (i) the urban agriculture requirements secured through the rezoning was fulfilled on the affordable housing building in Phase 1 of the development, (ii) the indoor and outdoor amenity space on this site is shared with the future Phases 3 and 4, (iii) the rental site in Phase 1 provides all its own indoor and outdoor amenity space, (iv) with respect to the development itself, there is a comprehensive Transportation Demand Management (TDM) package, which includes a number of special features being afforded to the market rental units, including bike and car share memberships and two-zone transit passes for the tenants, (v) the overall TDM package includes the provision of two car share vehicles and two car share parking spaces within the parking structure, those spaces will be available to all of members of the public that are part of those car share providers membership, and (vi) there is a comprehensive servicing agreement for the road and service connections that are required to service this site. |
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Correspondence |
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None. |
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Gallery Comments |
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None. |
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Panel Discussion |
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The Panel expressed support for the proposal, noting that the project is sensitively designed and provides a good opportunity for exposure to district energy infrastructure. |
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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 178 residential units in a 14-storey high-rise multi-family apartment building at 3588 Ketcheson Road on a site zoned “Residential / Limited Commercial (ZMU47) – Capstan Village (City Centre)”. |
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CARRIED |
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2. |
(REDMS No. 7290124) |
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APPLICANT: |
Farrell Estates Ltd. |
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PROPERTY LOCATION: |
20455 Dyke Road, 7500 No. 9 Road and a portion of PID 031-553-231 |
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INTENT OF PERMIT: |
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Permit the construction of a light industrial building at 20455 Dyke Road, 7500 No. 9 Road and a portion of PID 031-553-231 on a site zoned “Industrial Business Park and Marina (ZI20) – Graybar Road (East Richmond)”, abutting the edge of the Agricultural Land Reserve (ALR). |
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Applicant’s Comments |
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With the aid of a visual presentation (attached to and forming part of these minutes as Schedule 2), Ross McPhail, Farrell Estates Ltd., introduced the project and Ruchir Dhall, Architecture Panel Inc., (Architect), provided background information on the proposed development, including its site context, site layout, architectural design and accessibility features, highlighting the following: |
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the subject light industrial zoned property, situated on a former CN right-of-way, was purchased in 2021 by the applicant, and the Shelter Island Marina & Boatyard site, located to the south of the CN right-of-way, has also been owned by the applicant for over 50 years, and has been operating the marina since 1975; |
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the proposed development is Phase 2 of a multi-phase project of an overall vision for future development consisting of approximately five phases fronting the river with pedestrian connections to the existing Dyke Road and path; |
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Unlike Phase 1, Phase 2 abuts the ALR lands to the north, specifically Maybog Farms, which requires that a Development Permit application be submitted to address the urban rural interface with adequate setbacks, screening and landscaping; |
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changes to the landscape buffer were the result of extensive consultation with the neighbouring agricultural landowner based on their requests, and the ALR DP application was subsequently presented for review and supported by the Food Security and Agricultural Advisory Committee at its meeting of June 29, 2023; |
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the Phase 2 site is very linear with access from the cul-de-sac off McMillan Way as well as a right-of-way, creating some intricacies in working with the constraints of an existing boat storage to the south; |
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an important part of the design is having the primary vehicle access from McMillan Way in order to provide for future pedestrian access from McMillan Way to Dyke Road; |
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the building is designed as a multi-tenant light industrial building for undetermined yet small users, with 22 units, 68,000 sq. ft., along the linear site sandwiched between ALR land to the north and the Hydro right-of-way to the south; |
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garbage areas are in conformance with the requirements of the City, as well as 3 amenity areas disbursed throughout the site; |
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there will be 22 class 1 bicycle and 29 class 2 bicycle parking, as well as 12 EV parking spaces; |
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The building is designed with large windows, covered entrances, and keeping with CPTED requirements, the lighting has been designed to cut off around the building so there is minimal light spill out in to the adjacent properties; and |
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development of the future phases is not considered at this time as the marina business is very viable and it is felt that the first two phases will provide a great support to the existing marina and boatyard by accommodating various existing businesses that operate within the boatyard as well as new businesses which will help drive growth for the existing onsite businesses and also provide much needed warehouse space in Richmond. |
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Al Tanzer, BCLA, (Landscape Architect), with the aid of the same visual presentation, briefed the Panel on the main landscape features of the project noting that (i) there is a 5m wide landscape buffer provided along the back of the site with an integrated access path and some stairs, (ii) the critical components involved both the ALR buffer and the BC Hydro transmission lines coming through the site, (iii) trees are provided outside of the right-of-way, meeting City requirements, (iv) as a result of consultation with the adjacent farm owner, no deciduous trees are used in the ALR buffer as they would interfere with the pond, (v) drawings were revised to have all conifer trees along the north side of the building while maintaining the same spacing of the trees as the original guideline, and there will be a 6 ft. fence along the property line which should prevent any interference to the farm operations from outside the development, (vi) grading was reviewed noting there will be no drainage from the development site to the agricultural land, (vii) the required pathway along the back of the building for exits from the units is permeable with gravel instead of concrete which also benefits the trees and other plantings, (viii) within several years the conifers will benefit as a tree hedge by screen the building entirely, (ix) there is a mix of tree types, including native trees and native ground cover, and (x) the amenity benches, tables, bike racks, fence components and plant list all meet City requirements. |
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Panel Discussion |
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In reply to queries from the Panel, the applicant advised (i) with respect to the grading along the ALR zone, a swale before the fence line is provided so there will not be any water that could spill over the property line, (ii) there will a high efficiency irrigation system installed in the landscape area, and (iii) with respect to CPTED provisions, the site will be fenced and glazing provided at the entrances, and there will be roughing in for security cameras for the individual tenants to provide that. |
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Staff Comments |
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Wayne Craig, Director, Development, noted that (i) there is a servicing agreement associated with this project for frontage works along Graybar Road and McMillan Way, (ii) the pedestrian connection referenced earlier between McMillan Way and Dyke Road is a requirement of the rezoning, (iii) as the continued operation of the boatyard prevents the opportunity to provide the direct connection at this time, there will be an interim connection provided through the Phase 1 site to allow the pedestrian connection between McMillan Way and Graybar Road so that employees of the area will be able to access the waterfront through this site via Graybar Road, (iv) there is a comprehensive sustainability package secured through the rezoning application related to the buildings that includes rooftop Solar PVs for exterior lighting and service areas, and predicting for additional solar PVs should that be determined by future tenants, and (v) in terms of the ALR buffer itself, it has been designed in keeping with the Agricultural Land Commission guidelines and was reviewed and supported by the City’s FSAAC on June 29, 2023. |
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Correspondence |
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None. |
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Gallery Comments |
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None. |
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Panel Discussion |
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The Panel expressed support for the proposal, noting that the project, a linear site that was an old railway corridor, is sensitively designed, and that in the same way the City is trying to preserve and better use agriculture, it is also trying to do the same with industrial land. It was further noted that between the two development phases there is quite a bit of buildable floor space for industrial uses. |
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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 a light industrial building at 20455 Dyke Road, 7500 No. 9 Road and a portion of PID 031-553-231 on a site zoned “Industrial Business Park and Marina (ZI20) – Graybar Road (East Richmond)”, abutting the edge of the Agricultural Land Reserve (ALR). |
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CARRIED |
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3. |
New Business |
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It was moved and seconded |
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That the Development Permit Panel meeting tentatively scheduled on Thursday, September 14, 2023, be cancelled. |
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CARRIED |
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4. |
Date of Next Meeting: September 27, 2023 |
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ADJOURNMENT |
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It was moved and seconded |
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That the meeting adjourn (4:14 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, August 23, 2023. |
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Joe Erceg |
Lorraine Anderson |