December 10, 2025 - Minutes

Time:

3:30 p.m.

Place:

Remote (Zoom) Meeting

Present:

Wayne Craig, General Manager, Planning and Development, Chair

Lloyd Bie, Director, Transportation
Todd Gross, Director, Parks Services

MINUTES

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on November 13, 2025 be adopted.

CARRIED

1.

DEVELOPMENT PERMIT 23-031545

(REDMS No. 8206668)

APPLICANT:

Carson Lei

PROPERTY LOCATION:

8680 Alexandra Road

INTENT OF PERMIT:

1.

Permit the subdivision of 8680 Alexandra Road into two lots and permit construction of two commercial buildings on proposed Lot B on a site zoned “Auto-Oriented Commercial (CA)”.

2.

Vary the provisions of Richmond Zoning Bylaw 8500 applicable to Lot B to:

(a)

reduce the minimum interior side yard setback from 3.0 m to 1.5 m; and

(b)

reduce the minimum rear yard setback from 3.0 m to 2.0 m.

Applicant’s Comments

Patrick (Xu) Yang, Pacific West 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, highlighting the following:

§   

the proposed development includes 14 commercial units within two buildings, with the single storey building fronting Alderbridge Way and the two-storey building fronting Alexandra Road;

§   

an outdoor corridor and amenity terrace are proposed for the two-storey commercial building;

§   

vehicle access is from Alexandra Road and 40 parking stalls will be provided including two accessible parking stalls; 22 of the parking stalls will be equipped with Level 2 electric vehicle charging;

§   

a loading station is proposed between the two buildings;

§   

a 3-metre wide north-south public pedestrian pathway is proposed connecting Alderbridge Way and Alexandra Road to enhance pedestrian connectivity and accessibility on the site;

§   

the project has been designed to connect to the City Centre District Energy Utility (DEU); and

§   

proposed sustainability features for the project include, among others, a rough-in for future rooftop solar panels as alternative energy source for future tenants.

Zhipin (Eason) Li, Homing Landscape Architecture, with the aid of the same visual presentation, briefed the Panel on the main landscape features of the project, noting that (i) 15 replacement trees are proposed to be planted on-site, (ii) pedestrian pathways are provided around the two buildings, (iii) a north-south public pedestrian pathway is proposed along the west property line to connect Alderbridge Way and Alexandra Road, (iv) permeable pavers are proposed in some portions of the parking area and pedestrian paths are highlighted with the use of stamped asphalt to enhance pedestrian safety, (v) native and drought tolerant plant species are proposed for planting on the site, (vi) proposed lighting fixtures are consistent with dark sky design principles to mitigate light pollution, and (vii) a 4-metre high metal picket fence is proposed along the east and west property lines for visual porosity.

Staff Comments

Joshua Reis, Director, Development, noted that (i) a 3.0-metre wide Statutory-Right-of-Way (SRW) providing Pedestrian Right-of-Passage between Alderbridge Way and Alexandra Road is proposed which also acts as another frontage to the two commercial buildings in the subject site, (ii) the buildings have been designed to connect to the City Centre District Energy Utility (DEU) and a connection to the DEU will be established once it becomes available, (iii) a road dedication along Alderbridge Way is proposed, and (iv) a Servicing Agreement is required as a condition of subdivision of the property for utilities and frontage works including a multi-use pathway and landscaped boulevard as well as utility and servicing connections.

Panel Discussion

In reply to a query from the Panel, Mr. Reis noted that (i) the existing trees along the subject site’s Alderbridge Way frontage will be removed as they have been identified by the project arborist and confirmed by staff to be in poor condition and would also conflict with the project’s required frontage improvement works, and (ii) as part of the Servicing Agreement process, staff will ensure that there will be appropriate tree planting on the boulevard as part of the frontage improvement works.

In reply to the same and subsequent queries from the Panel, the applicant noted that (i) the species of street trees to be planted along the subject site’s Alderbridge Way frontage will be determined through the Servicing Agreement process, and (ii) lighting for the proposed multi-use pathway along the Alderbridge Way frontage will be considered as part of the Servicing Agreement process. 

The Panel requested the applicant to work with the City’s Park Services Department should there be soil removal from the subject site as it could be utilized for the adjacent Garden City Lands. The Chair then advised staff to work with the applicant with regard to this request.

In reply to further queries from the Panel, the applicant noted that rooftop mechanical units are proposed on top of the mechanical room attached to the two-storey commercial building and should additional mechanical rooftop units be required, they could be accommodated on the building rooftop.

In reply to a further query from the Panel, Mr. Reis confirmed that as part of the subject application, frontage improvements along both Lot A and Lot B would be included as part of the servicing works.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Panel expressed support for the project, noting that (i) the street trees along the subject site’s Alderbridge Way frontage will need to match the trees across the road, (ii) lighting for the multi-use pathway on the Alderbridge Way frontage be considered as part of the Servicing Agreement process, (iii) the attention to detail on the project is appreciated, and (iv) the proposed frontage improvements along Alderbridge Way and pedestrian connection between Alderbridge Way and Alexandra Road will provide long-term benefits to the City.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

permit the subdivision of 8680 Alexandra Road into two lots and permit construction of two commercial buildings on proposed Lot B on a site zoned “Auto-Oriented Commercial (CA)”; and

2.

vary the provisions of Richmond Zoning Bylaw 8500 applicable to Lot B to:

(a)

reduce the minimum interior side yard setback from 3.0 m to 1.5 m; and

(b)

reduce the minimum rear yard setback from 3.0 m to 2.0 m.

CARRIED

2.

DEVELOPMENT PERMIT 23-033716

(REDMS No. 8185751)

APPLICANT:

Panatch Group

PROPERTY LOCATION:

9000 No. 3 Road

INTENT OF PERMIT:

Permit the construction of a mixed-use commercial and rental apartment building at 9000 No. 3 Road on a site zoned “Commercial Mixed Use (ZMU61) – No. 3 Road and Francis Road (Broadmoor)”.

Applicant’s Comments

Steve Watt, Integra Architecture 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, highlighting the following:

§   

the proposed development consists of a mixed-use building with commercial units at ground level facing No. 3 Road and Francis Road and residential rental units in the upper storeys;

§   

the residential lobby is proposed on Francis Road;

§   

two separate parkade entries are proposed for the two-level parkade for residential and shared commercial and other uses that also accommodates garbage storage and collection;

§   

the proposed common outdoor amenity area is located on top of the third level parking podium which is overlooked by one-half of the residential units in the building;

§   

setbacks for levels three to six of the building have been increased to respect adjacent townhouse developments;

§   

climbing and trailing vines are proposed to be planted to soften the appearance of parkade walls and provide a better interface with adjacent townhouse developments to the east and south; and

§   

a modern architectural style is proposed with clean form using few simple materials.

Michael Patterson, of Perry + Associates Landscape Architecture, with the aid of the same visual presentation, briefed the Panel on the main landscape features of the project, noting that (i) proposed landscaping along the commercial frontages include, among others,  street trees and planters separating the commercial units, (ii) a six-foot high solid wood fence will be installed along the east and south property lines to provide privacy to adjacent townhouse developments, (iii) layered planting including eight trees will be planted along the south property line, (iv) the proposed common outdoor amenity space includes, among others, a children’s play area, community gardens, social outdoor dining, and planting, (v) existing neighbouring trees not in conflict with the proposed building will be retained, (vi)  23 replacement trees will be planted on-site, (vii) dark sky compliant lighting fixtures will be installed on the ground plane and common outdoor amenity area to mitigate light pollution, and (viii) a variety of low-maintenance trees and shrubs that provide seasonal interest will be planted on the site.   

Staff Comments

Mr. Reis noted that (i) the proposed development is a six-storey building with 64 rental units including seven moderate market rental units which were secured at the  time of rezoning application associated with the project, (ii) all required replacement trees will be planted on-site and an on-site irrigation system will be installed to ensure their maintenance, (iii) all units will meet the City’s Basic Universal Housing (BUH) requirements, and (iv) there is a Servicing Agreement secured at the rezoning application which includes frontage improvements along No. 3 Road and Francis Road, intersection upgrades and new traffic signal cabinets, storm system upgrades and new water and sanitary service connections.

Panel Discussion

It was noted that there are Styrax japonicus trees proposed to be planted in close proximity to the children’s play area in the common outdoor amenity space on top of the third floor parking podium. It was suggested that the applicant consider installing alternative tree species as the Styrax japonicus is prone to leaf drop and producing a heavy crop of seeds.

In reply to queries from the Panel, the applicant noted that (i) they will consider the suggestion to replace the Styrax japonicus in the common outdoor amenity space with appropriate tree species, (ii) they are amenable to installing signage that are visible from the street for the building’s two separate vehicle entrances to provide guidance for vehicles entering the building, (iii) the pedestrian access from Level 1 parkade to the commercial units is through the drive aisle, and (iv) there is good visibility to the sidewalk for vehicles exiting the parkade to Francis Road, and (v) a rumble strip and convex mirror are provided at the parkade’s No. 3 Road exit to provide safety for pedestrians using the sidewalk. 

Correspondence

Ken and Arlene Glinz, 7651 Francis Road (Schedule 3)

Mr. Reis noted that (i) staff have responded to concerns of Ken and Arlene Glinz with regard to the potential impact of the proposed development to traffic in the area, in particular at the intersection of No. 3 Road and Francis Road, (ii) there was a Traffic Impact Assessment provided by the applicant as part of the associated rezoning application which indicated that there would be no significant impact to traffic from the proposed development, and (iii) there will be intersection improvements as part of the required servicing and frontage works, including the installation of a new signal box to help with left turn traffic from both the north and south intersection approaches.  

Chris Jensen, 7-8080 Francis Road (Schedule 4)

Mr. Reis noted that staff have responded to Mr. Jensen’s concerns and have received correspondence from the applicant indicating that the developer has worked with the strata of the neighbouring townhouse development to the east regarding proposed improvements along the development’s east property line including installing a new 1.8 metre high solid wood fence and providing landscaping including planting of climbing vines along the eastern elevation of the proposed building to soften the interface with the existing  townhouse development to the east.

In reply to a query from the Panel, the applicant confirmed that an automatic irrigation system will be installed for both at-grade and podium roof planting. 

Gallery Comments

None.

Panel Discussion

The Panel expressed support for the application, noting (i) the project’s accessibility features including the provision for all units with Basic Universal Housing (BUH) features, and (ii) the provision of moderate market rental units.

The Panel then directed staff to work to with the applicant to  (i) review the proposed tree species to be planted in the common outdoor amenity area, (ii) ensure that there is a clearly defined, safe and accessible pedestrian pathway from the parkade’s commercial parking area to the commercial units, and (iii) provide appropriate signage at the two separate parkade entries in the building indicating their uses (residential and commercial/visitor parking).

Panel Decision

It was moved and seconded

That a Development Permit be issued which would permit the construction of a mixed-use commercial and rental apartment building at 9000 No. 3 Road on a site zoned “Commercial Mixed Use (ZMU61) – No. 3 Road and Francis Road (Broadmoor)”.

CARRIED

3.

DEVELOPMENT PERMIT 25-010558

(REDMS No. 8137702)

APPLICANT:

Fougere Architecture Inc.

PROPERTY LOCATION:

8620, 8640 and 8660 Spires Road

INTENT OF PERMIT:

Permit the construction of one six-storey residential apartment building containing 90 rental units at 8620, 8640 and 8660 Spires Road on a site zoned “Low to Mid Rise Rental Apartment (ZLR49) – Spires Road (Brighouse Village of City Centre)”.

Applicant’s Comments

Wayne Fougere, of Fougere Architecture Inc., with the aid of a visual presentation (attached to and forming part of these minutes as Schedule 5), provided background information on the proposed development, highlighting the following:

§   

the subject site is a consolidation of three lots located within a Transit-Oriented Development Area (TOA) as provided in City’s Transit-Oriented Areas Designation Bylaw;  

§   

the proposed six-storey apartment building consists of a five-storey wood frame building on top of a concrete ground-level parking structure;

§   

the top two stories of the building have increased setbacks to improve its relationship with neighbouring buildings;

§   

the development includes 68 market rental housing units and 22 affordable rental housing units all designed with Basic Universal Housing (BUH) features that meet the requirements of the City’s Zoning Bylaw;

§   

a total of 27 parking stalls will be provided in the proposed development, including 22 resident parking stalls, two accessible parking stalls, a car-share parking stall and visitor parking stalls; 

§   

the project’s proposed Transportation Demand Management (TDM) measures include a transit pass program, provision of one car-share parking stall, and a small-sized loading space;

§   

pedestrian and vehicle entrances are located off Spires Road;

§   

pedestrian walkways are provided along the east, west and south property lines to enhance pedestrian circulation around the subject site as well as to provide access to service and bike rooms;

§   

indoor amenity spaces are provided on different levels of the proposed building including a gym, a multi-purpose room, a guest suite, a shared workspace and a conference room;

§   

common outdoor amenity spaces are proposed on the podium and roof levels; and

§   

the project has been designed to achieve BC Energy Step Code Level 3 with Emission Level 2 and to connect to the City Centre District Energy Utility (CCDEU).

Yiwen Ruan, PMG Landscape Architects, with the aid of the same visual presentation, briefed the Panel on the main landscape features of the project, noting that (i) the proposed landscaping for the subject site’s frontage includes, among others, planting of canopy trees and low maintenance shrubs, (ii) bicycle parking and seating are proposed at the main entrance of the building, (iii) a landscape buffer is proposed along the east and west property lines of the subject site, (iv) the applicant has worked with an arborist to retain and protect as many trees as possible on the subject site and neighbouring properties to the south, (v) the proposed common outdoor amenity space on the podium level is located in the central courtyard of the building and designed mainly for adults and includes an open lawn, lounge seating, a picnic table and chess table, (vi) the proposed outdoor amenity space on the rooftop is primarily designed for children of different age groups but also includes lounge seating for adults, (vii) planters and small ornamental trees are also proposed on the rooftop amenity space, (viii) 22 replacement trees and drought tolerant plants are proposed to be planted on-site, and (ix) automatic irrigation will be provided for the maintenance of all planted areas on the subject site.

Staff Comments

Mr. Reis noted that (i) the project will provide 22 affordable housing units that meet the City’s low-end market rental program requirements, (ii) residential parking is not required for the project as the subject site is located within one of the designated Transit Oriented Areas (TOAs) in the City as mandated by Provincial legislation, (iii) the applicant will provide 22 resident parking stalls as well as Transportation Demand Management (TDM) measures that include a transit pass program, car-share parking stall, and 140 Class 1 bicycle parking located on site, and (iv) there is a Servicing Agreement associated with the project that was secured as part of the associated rezoning application for the design and construction of road and engineering improvement works along the frontage of the subject property, upgrades to watermains, storm and sanitary sewers as well as utility connections.

Panel Discussion

In reply to queries from the Panel, the applicant noted that (i) they will consider replacing the proposed musical play equipment in the children’s play area on the rooftop amenity space with standardized play equipment to avoid potential noise concerns, and (ii) the proposed location of the car-share parking stall outside of the parkade’s overhead gate is a requirement of the City.

In reply to a query from the Panel, Mr. Reis confirmed that Bill 47, a Provincial legislation enacted in 2023 requiring municipalities to designate Transit Oriented Development Areas, prohibits municipalities from requiring residential parking as part of any project located within 800 metres of an identified transit station area.

In reply to a further query from the Panel, Mr. Reis further noted that as part of the project’s Building Permit review process should the project move forward, the applicant will be required to provide the City with a Construction Traffic and Parking Management Plan that will be reviewed and approved by the City’s Transportation Department and will address, among others, construction-related parking, construction operation hours, and coordination with adjacent development works.

Gallery Comments

Jose Gonzalez, 8935 Cook Crescent, expressed concern regarding several ongoing residential development projects and a water sewer project in the Spires Road area, resulting in road closures and single vehicle access due to construction related activities that have impacted vehicle access to his and other residents’ homes. He noted that the Construction Traffic and Parking Management Plans of projects in the area have not been able to effectively manage residents’ access to their homes as well as emergency vehicle access into the neighbourhood. He expressed concern that the proposed development will result in more road blockages and closures in the area that would further limit vehicle access into his home and other properties in Cook Crescent. He then called for (i) postponing the Panel’s approval of the proposed development until such time that a more effective Construction Traffic and Parking Management Plan is put in place that would ensure emergency vehicle access into the neighbourhood, (ii) ensuring that residents’ vehicle access into their homes will be maintained, and (iii) better coordination in the City regarding road closures and blockages in the neighbourhood.

In reply to Mr. Gonzalez’s comments, the Panel noted the inconvenience experienced by residents due to the many construction activities occurring in the area and encouraged him to contact the City’s Transportation Department for specific concerns. Also, the Panel noted that (i) emergency vehicles are permitted through the construction zones if required, and (ii) the review of the proposed development’s Construction Traffic and Parking Management Plan would include ensuring coordination with the City’s public works crews regarding infrastructure work in the area.

Paige Robertson, 8571 Spires Road, noted that the 22 resident parking stalls to be provided in the proposed development would not be sufficient given the large number of residential units in the proposed development. In addition, she queried about the possibility of putting in place a Residents Only Parking program in the neighbourhood.

In reply to Ms. Robertson’s comments, Lloyd Bie, Director, Development, noted that there is currently only one applicant for a Residents Only Parking program in the neighbourhood and encouraged Ms. Robertson to contact him directly if she wants to know more about the program. Mr. Bie added that there is a process for applying for a longer term and more permanent Residents Only Parking Program in the neighbourhood that would require neighbourhood consultation by staff and Council approval.

Donald Yoshihara, 8680 Spires Road, noted that he shares the concerns of residents in the neighbourhood regarding the impacts of construction activities in the area. He further noted that (i) there is currently a need for a Residents Only Parking program in the neighbourhood, (ii) the many construction activities in the area have impacted the quality of life of residents in the neighbourhood, and (iii) previous construction activities in the area had resulted in a gas leak and a broken watermain that flooded his yard. In addition, he noted that he had already contacted staff and the developer regarding his concern about potential flooding in his yard. He further noted that he had inquired from the developer whether the catch basins in his property could be connected to the storm sewer that would be installed for the proposed development but did not get a reply.   

In reply to Mr. Yoshihara’s concern about potential flooding in his property, the Chair advised that the proposed development is required to install a new perimeter drainage around the site to ensure that no water runoff is directed to adjacent properties. In addition, the Chair directed staff to (i) work with the applicant to ensure that Mr. Yoshihara receive a response to his request and whether there is potential for the developer to connect the catch basins in front of his property to the storm sewer that would be upgraded for the proposed development as part of the Servicing Agreement associated with the project, and (ii) provide Mr. Yoshihara with contact information of the City’s Transportation Department to get information regarding the City’s Residents Only Parking program.

Correspondence

Jose Gonzalez, 8935 Cook Crescent (Schedule 6)

Mr. Reis advised that staff had responded to Mr. Gonzalez’s correspondence and provided the requested contact information.

Panel Discussion

The Panel expressed support for the application, noting that (i)  concerns regarding on-site parking for the proposed development were noted by the Panel; however, the Province  has prohibited the City through Provincial legislation from requiring any resident parking for residential developments that are within 800 metres of a transit station, and (ii) the proposed development provides 22 resident parking stalls and the applicant is proposing a package of Transportation Demand Management (TDM) measures to encourage future residents of the proposed development to use alternative modes of transportation.

The Panel then directed staff to work with the applicant to provide an alternative to the proposed musical play equipment in the children’s play area on the rooftop common outdoor amenity space.

Panel Decision

It was moved and seconded

That a Development Permit (DP) be issued which would permit the construction of one six-storey residential apartment building containing 90 rental units at 8620, 8640 and 8660 Spires Road on a site zoned “Low to Mid Rise Rental Apartment (ZLR49) – Spires Road (Brighouse Village of City Centre)”.

CARRIED

4.

New Business

None.

5.

Date of Next Meeting:   January 14, 2026

ADJOURNMENT

It was moved and seconded

That the meeting adjourn (4:59 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, December 10, 2025.

_________________________________

_________________________________

Wayne Craig

Chair

Rustico Agawin
Committee Clerk