November 16, 2023 - Minutes

Time:

3:30 p.m.

Place:

Council Chambers

Richmond City Hall

Present:

Joe Erceg, General Manager, Planning and Development, Chair

Milton Chan, Director, Engineering

Peter Russell, Director, Sustainability and District Energy

MINUTES

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on October 25, 2023 be adopted.

CARRIED

1.

DEVELOPMENT PERMIT 18-824566

  (REDMS No. 7423144)

APPLICANT:

SNC Lavalin Inc.

PROPERTY LOCATION:

12700 and 12800 Rice Mill Road and 12280 and 12300 No. 5 Road

INTENT OF PERMIT:

Permit the works related to the redevelopment of the existing BC Ferries Fleet Maintenance Unit and future subdivision on a site that is designated as an Environmentally Sensitive Area at 12700 and 12800 Rice Mill Road and 12280 and 12300 No. 5 Road.

Applicant’s Comments

Baljinder Mahal, BC Ferry Services Inc., with the aid of a visual presentation (attached to and forming part of these minutes as Schedule 1), provided background information on the subject application, noting that (i) the project includes replacement of infrastructure and facilities that have been in place since the early 1960s, (ii) there is a reduction in the scope of redevelopment works in the current development permit application from the previous rezoning application proposal in 2019 due to the pandemic and cost increases, (iii) the revised project scope includes, among others,  the construction of a new machine shop building and renovations and modifications of existing buildings to meet future needs, and (iv) a key component of the project is dike infrastructure works.

With the aid of the same visual presentation, Ryan Stinson, AtkinsRealis (formerly SNC Lavalin, Inc.), reviewed the location of Environmentally Sensitive Areas (ESAs) and Riparian Management Areas (RMAs) designations in the subject site and noted that (i) due to the revised project scope, there is a reduction in the overall footprint of new development and land modification, resulting in reduced amount of ESA impacts and increased ESA compensation/enhancement ratio, (ii) the proposed realignment of the sanitary force main will reduce impacts to the ESA, (iii) three trees will be planted along the RMA to compensate for the removal of a tree to allow for the proposed installation of the water main meter chamber, (iv) 197 replacement trees are required to be planted for the 94 trees that will be impacted by the proposed development, and (v) 173 replacement trees are proposed to be planted within the proposed ESA compensation areas and the 24 remaining trees will be provided through a cash-in-lieu contribution.

With the aid of the same visual presentation, Meredith Mitchell, M2 Landscape Architecture, reviewed the project landscape masterplan, noting that (i) planting for ESA compensation consists of native plant materials, (ii) the existing condition of the site was considered in the choice of tree species and location of trees proposed to be planted on the site, and (iii) tree species selection for ESA compensation planting was vetted by the Qualified Environmental Professional (QEP).

Panel Discussion

Discussion ensued regarding proposed measures by the applicant to protect the proposed plantings near the CN Rail corridor from pesticide spraying by CN Rail and as a result of the discussion, the applicant was advised to include in their ESA compensation monitoring and maintenance report the occurrences of spraying by CN Rail in the ESA compensation area and if there are impacts to the new plantings for ESA compensation and enhancement.

In reply to a query from the Panel regarding the exterior cladding materials for the proposed machine shop building, the applicant noted that metal cladding will be used.

Staff Comments

Wayne Craig, Director, Development, noted that (i) the proposed ESA compensation and enhancement scheme for the project includes invasive species removal for all designated ESAs in the subject site, (ii) a legal agreement will be secured for a five-year monitoring and maintenance report for the ESA compensation and enhancement works associated with the proposed development, and (iii) the proposed ESA compensation and enhancement scheme represents a net gain in ecological habitat function throughout the site.

Correspondence

None.

Gallery Comments

John Klomp, 12200 No. 5 Road, expressed concern regarding the potential impacts of the proposed development on their property and queried about the location of the entrance to the subject site, the location of the ESAs on the subject site, the timeline for the construction of the proposed development, and the hours of operation of the proposed facility.

Penilla Klomp, 12200 No. 5 Road, sought clarification regarding the extent of the proposed development and the existing buildings that will be demolished.

In reply to the concern and queries raised by the delegates, staff noted that (i) the entrance to the subject site will remain off Rice Mill Road and the existing access road will be maintained as part of the redeveloped Fleet Maintenance Unit in the future, (ii) there is no proposed access from No. 5 Road to the subject site, (iii) there are numerous environmental designations on the subject site and the ESAs located on the foreshore and the vegetated areas between Rice Mill Road and north of the CN Rail Right-of-Way are part of the ESA areas to be enhanced as part of the project.

In reply to the query regarding the hours of operation of the proposed facility, the applicant noted that majority of the work on-site will be on day shift and there is no night shift work being envisioned.

In reply to a further query, staff clarified that the majority of ESA north of the CN Rail Right-of-Way is zoned Agricultural and any future industrial development in this area will require a rezoning application to be considered by City Council.

Panel Discussion

Discussion ensued whether the 24 replacement trees that will be provided through cash-in-lieu contribution could be planted on-site and as a result of the discussion, staff was directed to work with the applicant to install the 24 replacement trees on-site, either within or outside the ESA areas, prior to the application moving forward for Council consideration.

Panel Decision

It was moved and seconded

That a Development Permit be issued at 12700 and 12800 Rice Mill Road and 12280 and 12300 No. 5 Road for works related to the redevelopment of the existing BC Ferries Fleet Maintenance Unit and future subdivision on a site that is designated as an Environmentally Sensitive Area.

2.

DEVELOPMENT PERMIT 22-013200

(REDMS No. 7386050)

APPLICANT:

Oval 1 Holdings Ltd.

PROPERTY LOCATION:

6011 River Road

INTENT OF PERMIT:

1.

Permit the construction of 368 residential units in three 13-storey high-rise multi-family apartment buildings at 6011 River Road on a site zoned “High Rise Apartment and Olympic Oval (ZMU4) – Oval Village (City Centre)”; and

2.

Vary the provisions of Richmond Zoning Bylaw 8500 to:

(a)

increase the maximum permitted number of Class 1 bicycle storage spaces in a bicycle room from 40 to 70 when located in family-sized bicycle storage lockers.

Applicant’s Comments

Jayme Colville, ASPAC, and Vance Harris, DIALOG, 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, noting that (i) the applicant has been providing housing units, community amenities and infrastructure upgrades through their development projects in the area, (ii) the proposed development is part of the overall River Green development in the area, (iii) due to its unique site configuration, the proposed development is set back from the river farther than the neighbouring development to the east, (iv) the proposed development has been broken down into three towers to minimize shadowing onto the neighbouring buildings to the east and in consideration of the views of residents in neighbouring buildings to the east, (v) the site context, setbacks, sun angles and views, among others, were primary considerations in the location and massing of buildings in the proposed development, (vi) a slender tower is proposed at gateway, (vii) building rooftops are landscaped to enhance the buildings’ gateway character and provide visual interest, and (viii) the heights of the northern and southeastern buildings have been stepped down towards the river.

In addition, Mr. Harris reviewed the project’s street level plan including vehicle and pedestrian entries to the buildings, parking and loading plan, bicycle storage, building elevations, and proposed material palette.

Mr. Harris further noted that the location of the vehicular entry court on the south side of the subject site, the extent of separation of towers between the proposed development and neighbouring towers to the east, and the breaks between buildings in the proposed development respond to the neighbouring residents’ concerns regarding potential vehicular noise and traffic in the area, shadowing and blockage of views.

Chris Phillips, PFS Studio, with the aid of the same visual presentation, briefed the Panel on the main landscaping features of the project, noting that (i) the landscaping for the project is an important element in achieving the project’s gateway feature, (ii)  the subject site is surrounded by multi-use pathways along the edges, (iii) the setback along the No. 2 Road Bridge allows the retention of existing trees, (iv) indoor and outdoor amenity spaces are proposed over several levels, (v) green roofs are proposed on top of the indoor amenity structures, and (vi) although not part of the subject DP, the developer is discussing the potential development of an under the bridge public plaza near River Road with the City’s Parks Department.

Staff Comments

Mr. Craig noted that (i) the proposed development will be connected to the City’s District Energy Utility (DEU), (ii) the development includes 40 Basic Universal Housing (BUH) units, (iii) the proposed development will meet the City’s Official Community Plan (OCP) and Canada Mortgage and Housing Corporation (CMHC) interior noise and thermal standards as per the acoustical report provided by the applicant, and (iv) the proposal includes an extensive Transportation Demand Management (TDM) package, including, among others, a transit pass program, car share spaces and vehicles and enhanced on-site bicycle facilities for storage and maintenance.

In addition, Mr. Craig noted that staff support the proposed development variance that would allow more bicycle lockers to be provided in a bicycle room which supports the City’s objective to provide alternative modes of travel for residents.

Also, Mr. Craig advised that there is an extensive Servicing Agreement associated with the project including frontage works, road improvements and site servicing.

In reply to a query from the Panel, Mr. Craig advised that the proposed variance will facilitate the installation of family-sized bicycle lockers. 

Panel Discussion

In reply to queries from the Panel, the applicant noted that the primary access to southeastern and southwestern towers is through the auto court and the front door access to the northern and southeastern towers is from River Road to the east.

In reply to a query from the Panel, staff noted that live planting site coverage, including on the green roofs, is approximately 40 percent.

Gallery Comments

Shenif Dewshi, Unit 503, 5151 Brighouse Way, expressed concern regarding the effectiveness of the location and design of the proposed development to mitigate airport noise for existing neighbouring buildings and queried regarding (i) the number of residential units in the proposed development, and (ii) whether there is a decrease in the required number of vehicle parking spaces in the proposed development and its impact on on-street parking in the area. 

In reply to queries from the delegate, staff confirmed that (i) the proposal includes 368 apartment units, (ii) the proposal meets the City’s Zoning Bylaw parking requirements, and (iii) there is no request for variance to parking.

Miriam Braun, Unit 1303, Building C, River Green, expressed concern regarding the proposed three 13-storey buildings in the subject site and the potential blockage of the views of their penthouse unit in the neighbouring building to the east.

David Law, Unit 406, 5171 Brighouse Way, queried regarding the start and end dates of construction of the proposed development.

In reply to the query from the delegate, the applicant noted that the expected start date of project construction is in late 2024 and the expected date of project completion is in 2027.

Peter Tsui, Unit 1008, Building C, 5177 Brighouse Way, noted that a letter signed by over 200 residents of the neighbouring buildings to the east of the subject site was delivered to the City and outlined the concerns of residents of the neighbouring development. In addition, Mr. Tsui queried whether the City would be able to provide a written response to their letter and if there are further opportunities for them to express their concerns and ask further questions.

In reply to Mr. Tsui’s queries, the Chair noted that (i) the Panel does not provide written responses to correspondence from the public; however, City staff will provide comments on the letter referenced by Mr. Tsui, (ii) the Panel is the appropriate venue to hear comments from the public, and (iii) should the subject application move forward for Council consideration, the public is no longer allowed to delegate in Council on the subject application. 

Correspondence

Mr. Craig noted that the following letters from the public expressed concerns regarding the proposed development:

EPS 1416 (River Green), 5111-5199 Brighouse Way (Schedule 3)

In reply to the concerns in the letter referenced by Mr. Tsui, Mr. Craig noted that (i) with regard to the concern related to the views of neighbouring buildings to the east of the subject site, the subject site is zoned for high density development and the proposed development meets the zoning parameters with respect to  height, density and setback, and no variances are proposed, (ii) the proposed development exceeds the City’s minimum tower separation guidelines between towers, (iii) the shadow analysis provided by the applicant indicates that there is some shadowing from the proposed development onto the east of the subject site in the afternoon and in contrast, the existing development to the east casts a shadow on the subject site in the morning, (iv) the neighbouring development to the east of the subject site is also subject to the same noise mitigation requirements for the proposed development, (v) the proposed development complies with the City’s Transportation Plan and Official Community Plan and the third party Traffic Impact Study provided by the applicant was reviewed and accepted by City’s Transportation Department, and (vi) the Traffic Impact Study indicates that the existing road network together with the proposed upgrade is sufficient to accommodate traffic generated from the proposed development.

WP Chung, 5860 Dover Crescent (Schedule 4)

Mr. Craig noted that the letter expressed concern regarding increased traffic generated from the proposed development.

In addition, Mr. Craig noted that the following letters from residents throughout the City expressed support for the proposed development on the basis of the development providing additional housing and introducing improvements in the area, among others:

Cynthia Tsang, 69-7191 Lechow St. (Schedule 5)

Maggie Liang, 743-8133 Cook Road (Schedule 6)

Jenni Huang, 1001-6900 Pearson Way (Schedule 7)

Xiao Mei Xue, 602-6855 Pearson Way (Schedule 8)

Hanson Zeng, 510-6611 Pearson Way (Schedule 9)

Carol Wang, 3800 Lockhart Road (Schedule 10)

Tebo Ma, 203-5188 Westminster Highway (Schedule 11)

Lina Liang, 8180 Francis Road (Schedule 12)

Ying Cheng Sun, 605-6622 Pearson Way (Schedule 13)

Henry Liang, 3800 Lockhart Road (Schedule 14)

Yvonne Lo, 1503-5580 No. 3 Road (Schedule 15)

Hua Sun, 908-6855 Pearson Way (Schedule 16)

Ivy Ip, 310-6855 Pearson Way (Schedule 17)

Kathleen Te, 8120 Colonial Drive (Schedule 18)

Michelle Lee, 3217 Richmond St. (Schedule 19)

Jieyu Zheng, 411-6622 Pearson Way (Schedule 20)

Joseph Conrad Ferrer, 5933 Cooney Road (Schedule 21)

Michelle Liao, 8-8171 No. 2 Road (Schedule 22)

Hoki Li, 411-6622 Pearson Way (Schedule 23)

Qiuyan Wang, 5768 Musgrave Crescent (Schedule 24)

Amber Chu, 46-7733 Heather St. (Schedule 25)

Nelson Mak, (No address provided) (Schedule 26)

Bao Guo Liang, 6900 Pearson Way (Schedule 27)

Camille Mendoza, 306-8651 Westminster Highway (Schedule 28)

Donny Lim, 9680 Alexandra Road (Schedule 29)

Aileen Lim, 9680 Alexandra Road (Schedule 30)

Annalyn Harve, 56-6588 Barnard Drive (Schedule 31)

Stanley Chow, 903-8555 Capstan Way (Schedule 32)

Rebeca Gonzalez, Richmond resident (Schedule 33)

Lindsay Avendano, 10497 Canso Crescent (Schedule 34)

Janna Celestino, 9100 Ferndale Road (Schedule 35)

Ayesha Cruz, 8300 Spires Road (Schedule 36)

Catherine Leung, 4591 Trimaran Drive (Schedule 37)

Mona Wong, 501-6633 Pearson Way (Schedule 38)

Noel Sogueco, 9399 Odlin Road (Schedule 39)

Marianne Sogueco, 427-9399 Odlin Road (Schedule 40)

Ivy Zhang, 8220 Clifton Road (Schedule 41)

Javoy Cruz, 8300 Spires Road (Schedule 42)

Sunny Ngan (No address provided) (Schedule 43)

Candy Wang, 1002-6633 Pearson Way (Schedule 44)

Sean Fan, 10591 Southridge Road (Schedule 45)

Dave MacDonald, 315-8111 Granville Avenue (Schedule 46)

Panel Discussion

The Panel expressed support for the project, noting that (i) the subject site was always intended to be developed as per the master plan of the overall River Green development, (ii) there are no variances with regard to land use and building height and density in the proposed development, (iii) the project is well designed, and (iv) the development plan responds to the site constraints.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

permit the construction of 368 residential units in three 13-storey high-rise multi-family apartment buildings at 6011 River Road on a site zoned “High Rise Apartment and Olympic Oval (ZMU4) – Oval Village (City Centre)”; and

2.

vary the provisions of Richmond Zoning Bylaw 8500 to:

(a)

increase the maximum permitted number of Class 1 bicycle storage spaces in a bicycle room from 40 to 70 when located in family-sized bicycle storage lockers.

CARRIED

3.

New Business

None.

4.

Date of Next Meeting:   November 29, 2023

ADJOURNMENT

It was moved and seconded

That the meeting adjourn (5:23 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 Thursday, November 16, 2023.

_________________________________

_________________________________

Joe Erceg

Chair

Rustico Agawin
Committee Clerk