May 15, 2017 - Minutes

Place:

Council Chambers
Richmond City Hall

Present:

Mayor Malcolm D. Brodie
Councillor Chak Au
Councillor Derek Dang
Councillor Carol Day
Councillor Ken Johnston
Councillor Alexa Loo
Councillor Bill McNulty
Councillor Linda McPhail
Councillor Harold Steves

Claudia Jesson, Acting Corporate Officer

Call to Order:

Mayor Brodie opened the proceedings at 7:00 p.m.

1.

RICHMOND ZONING BYLAW 8500, AMENDMENT BYLAW 9715 RICHMOND ZONING BYLAW 8500, AMENDMENT BYLAW 9687
(File Ref. No. 12-8060-20-009687/9715) (REDMS No. 5362581, 5228881, 5327032, 5364465)

1A.

RICHMOND ZONING BYLAW 8500, AMENDMENT BYLAW 9715
(Location: City-wide) (Applicant: City of Richmond)

1B.

RICHMOND ZONING BYLAW 8500, AMENDMENT BYLAW 9687
(Location: 10475, 10491, 10511, 10531, 10551, 10571, 10591 and 10631 No. 5 Road) (Applicant: Anthem Properties Group Ltd.)

Applicant’s Comments:

The applicant was available to respond to queries.

Written Submissions:

(a)

Annie Chong, 10168 Kilby Drive (Schedule 1)

(b)

Wilson Chong, 6195 168 Street (Schedule 2)

(c)

Gina Mahil, 11551 Seahurst Road (Schedule 3)

(d)

Heather, 10551 Springfield Crescent (Schedule 4)

(e)

Ben Gies, 8100 Corless Place (Schedule 5)

(f)

Courtney Haines, 13020 No. 2 Road (Schedule 6)

(g)

Tom Cox-Rogers, 103020 No. 2 Road (Schedule 7)

(h)

Larry Biggar, 10471 Springhill Crescent (Schedule 8)

(i)

Martin Yeung, 7733 Heather Street (Schedule 9)

(j)

Karny Mahil, 11551 Seahurst Road (Schedule 10)

(k)

Maureen Taylor Forey, 8580 Doulton Place (Schedule 11)

(l)

Suzy Kim, 8040 Railway Avenue (Schedule 12)

(m)

Carl McWhinnie, 8580 Doulton Place (Schedule 13)

Submissions from the floor:

Mackenzie Biggar, 3900 Moncton Street, supported the proposed rezoning due as it will provide a variety of affordability options.  

PH17/5-1

It was moved and seconded

That Richmond Zoning Bylaw 8500, Amendment Bylaw 9715 be given second and third readings.

CARRIED

PH17/5-2

It was moved and seconded

That Richmond Zoning Bylaw 8500, Amendment Bylaw 9687 be given second and third readings.

CARRIED

PH17/5-3

It was moved and seconded

That Richmond Zoning Bylaw 8500, Amendment Bylaw 9715 be adopted.

CARRIED

2.

RICHMOND ZONING BYLAW 8500, AMENDMENT BYLAW 9703
(Location:  8511 No. 4 Road) (Applicant:  Pak Ching Chan & Anna Lei Ling Lee)

Applicant’s Comments:

The applicant was available to respond to queries.

Written Submissions:

None.

Submissions from the floor:

None.

PH17/5-4

It was moved and seconded

That Richmond Zoning Bylaw 8500, Amendment Bylaw 9703 be given second and third readings.

CARRIED

3.

RICHMOND ZONING BYLAW 8500, AMENDMENT BYLAW 9705
(Location:  5071 Steveston Highway) (Applicant:  Oris (TLP) Developments Corp.)

Applicant’s Comments:

The applicant was available to respond to queries.

Written Submissions:

(a)

Jack O’Hare, 5031 Steveston Highway (Schedule 14)

(b)

Robert Ransford, 10720 Railway Avenue (Schedule 15)

(c)

Leon Sison, 10591 Hollymount Drive (Schedule 16)

Submissions from the floor:

None.

PH17/5-5

It was moved and seconded

That Richmond Zoning Bylaw 8500, Amendment Bylaw 9705 be given second and third readings.

CARRIED

4.

RICHMOND ZONING BYLAW 8500, AMENDMENT BYLAW 9713
(Location:  7000/7002/7020 Williams Road & 10060 Gilbert Road) (Applicant:  Zhao XD Architect Ltd.)

Applicant’s Comments:

The applicant was available to respond to queries.

Written Submissions:

None.

Submissions from the floor:

None.

PH17/5-6

It was moved and seconded

That Richmond Zoning Bylaw 8500, Amendment Bylaw 9713 be given second and third readings.

CARRIED

5.

TEMPORARY USE PERMIT RENEWAL APPLICATION (TU 17-763604)
(Location:  8320 Cambie Road and 8431 Brownwood Road) (Applicant:  Fairchild Developments Ltd.)

Applicant’s Comments:

The applicant was available to respond to queries.

Written Submissions:

(a)

Zaynub Mia and Captain Zimmerman, 8451 Brownwood Road (Schedule 17)

(b)

Richmond resident, 8400 Brownwood Road (Schedule 18)

(c)

Chen Ming Fong, 8420 Brownwood Road  (Schedule 19)

(d)

Marian and Charles Dean, 8411 Browngate Road (Schedule 20)

(e)

Richmond resident, 4140 Brownlea Road (Schedule 21)

(f)

Richmond resident, 4120 Brownlea Road (Schedule 22)

Submissions from the floor:

None.

PH17/5-7

It was moved and seconded

That a Temporary Use Permit be reissued to Fairchild Developments Ltd. as a renewal of TU 14-653009 to allow a temporary surface parking lot at 8320 Cambie Road and 8431 Brownwood Road for a period of three years.

The question on the motion was not called as discussion took place on the proposed temporary use permit. In response to a question from Council, staff advised that they have been in discussion with the applicant regarding (i) dust control in drier weather, (ii) landscaping and (iii) a garbage enclosure.

The question on the motion was then called and it was CARRIED.

6.

TEMPORARY COMMERCIAL USE PERMIT (TU 17-762905)
(Location:  13340 Smallwood Place) (Applicant:  Beth Denny OMB Architects.)

Applicant’s Comments:

The applicant was available to respond to queries.

Written Submissions:

(a)

Eyal Lichtmann, Richmond Animal Protection Society (Schedule 23)

Submissions from the floor:

None.

PH17/5-8

It was moved and seconded

That a Temporary Commercial Use Permit be issued to the Richmond Animal Protection Society (RAPS) for the property at 13340 Smallwood Place to allow Veterinary Service as a permitted use.

CARRIED

7.

BYLAWS RELATED TO AGRICULTURALLY ZONED LAND

OFFICIAL COMMUNITY PLAN 9000, AMENDMENT BYLAW 9706 RICHMOND ZONING BYLAW 8500, AMENDMENT BYLAW 9707 RICHMOND ZONING BYLAW 8500, AMENDMENT BYLAW 9712 RICHMOND ZONING BYLAW 8500, AMENDMENT BYLAW 9717
(Location: City-wide) (Applicant: City of Richmond)

Applicant’s Comments:

With the aid of renderings (attached to and forming part of these Minutes as Schedule 24), Wayne Craig, Director, Development, provided background information and stated that the proposed bylaws (i) establish a farm home plate on agricultural zoned properties to ensure residential development is focused on a specific area within a lot, (ii) introduce new regulations on residential development in the AG1 zone, (iii) introduce  new regulations on residential development on the RS/1 subzones located in the Agricultural Land Reserve (ALR), and (iv) introduce policies with regard to site specific requests for larger homes and secondary dwellings for full-time farm labour on parcels greater than 8 hectares.

Mr. Craig then commented on details of the proposed bylaws for Council consideration:

Zoning Amendment Bylaw No. 9707

§  establishes a farm home plate that is intended to focus all residential buildings and associated infrastructure but excluding septic fields on a specific portion of the lot;

§  provides for enhanced farm access to the rear agricultural area;

§  provides a farm home plate that ensures all  agricultural properties preserve an opportunity for farming on at least a  portion of the lot;

§  establishes different home plate options based on lot sizes; and

§  allows site specific considerations should there be a need for a larger farm home plate through Council consideration of a Development Variance Permit.

Zoning Amendment Bylaw No. 9712

§  revises density calculation for agricultural properties so density formula is consistent with City’s urban areas;

§  places 2 distinct maximum house size limits: (i) 500 m² for lots less than 0.2 hectares and (ii) 1000 m² for lots 0.2 hectares and greater; and

§  proposes to establish a limit on detached accessory buildings of 70 m² .

Zoning Amendment Bylaw No. 9717

§  amends RS/1 subzone in the ALR to place the same distinct house size maximums.

Official Community Plan Amendment Bylaw No. 9706

§  provides general policies with regard to site specific requests (i) for larger homes, from new farmers, or associated with cultural traditions and (ii secondary dwellings for full-time farm labour on lots greater than 8 hectares.

In reply to queries from Council, Mr. Craig responded that the City of Surrey has a maximum farm home plate of 2,000 square metres and does not have a limit on house size.

Also, Mr. Craig advised that the exclusion of a septic field from the farm home plate would decrease the area of land available for agricultural purposes.

Written Submissions:

(a)

Michelle Li (May 5, 2017), Richmond resident (Schedule 25)

(b)

Debra, 10900 No. 3 Road (Schedule 26)

(c)

Jim Wright, 8300 Osgoode Drive (Schedule 27)

(d)

John Roston, 12262 Ewen Avenue (Schedule 28)

(e)

Jaclyn Kirby, 7377 Salisbury Avenue (Schedule 29)

(f)

Dr. Steven Pelech, 5640 Musgrave Crescent (Schedule 30)

(g)

Daniela Navarria, 8180 Lansdowne Road (Schedule 31)

(h)

Monica Torres, 12311 No. 2 Road (Schedule 32)

(i)

Emilie Henderson, 12438 Brunswick Place (Schedule 33)

(j)

Hélène Fraser, 7560 Sunnymede Crescent (Schedule 34)

(k)

Ruth Plerce, 11171 4^th Avenue (Schedule 35)

(l)

B. Yaworski, 4687 Morgan Place, Ladner (Schedule 36)

(m)

Dan Straker, 3448 West 1^st Avenue, Vancouver (Schedule 37)

(n)

Chris Shannon, 9080 Parksville Drive (Schedule 38)

(o)

Dorothy Levitt, 7511 Minoru Boulevard (Schedule 39)

(p)

Marion Smith, 6580 Mayflower Drive (2 pieces of correspondence) (Schedule 40)

(q)

Gerry Pelletier, 4280 Moncton Street (Schedule 41)

(r)

Rosina Rodighiero, 5771 Forsyth Crescent (Schedule 42)

(s)

Krystie, 1389 20^th Street, West Vancouver (Schedule 43)

(t)

Michelle Kwieton, 5800 Andrews Road (Schedule 44)

(u)

Sandra Marquardt, 6300 Birch Street (Schedule 45)

(v)

Lynn Daoust, 12639 No. 2 Road (Schedule 46)

(w)

Katherine Innes, 11920 4^th Avenue (Schedule 47)

(x)

Andrea Cade, 10033 River Drive (Schedule 48)

(y)

Lyndsay Scott, 12411 Trites Road (Schedule 49)

(z)

Pei-San Tsai, 10033 River Drive (Schedule 50)

(aa)

Natalie Choy, 3900 Scotsdale Place (Schedule 51)

(bb)

Michelle Li (May 11, 2017), 10350 Hollybank Drive (Schedule 52)

(cc)

Leslie Williams, 2771 Westminster Highway (Schedule 53)

(dd)

Cathy W, 8120 Jones Road (Schedule 54)

(ee)

Anders Erickson, 6385 Hawthorn Lane, Vancouver (Schedule 55)

(ff)

Brenda Denchfield, the Canadian Federation of University Women (Schedule 56)

(gg)

Laura McLeod, 12935 16^th Avenue (Schedule 57)

(hh)

Ross Pallett, 5500 Andrews Road (Schedule 58)

(ii)

Rae McInnes, 5500 Andrews Road (Schedule 59)

(jj)

Christine Ho, 3530 Cambie Street, Vancouver (Schedule 60)

(kk)

Cheryl Thomas, 68 Cameron Road, Clearwater (Schedule 61)

(ll)

James Barry Gifford, 10431 Hollybank Drive (Schedule 62)

(mm)

Joanne Nicholson, 12411 Trites Road (Schedule 63)

(nn)

Grace Sarbeng, 2111 Lower Mall, Vancouver (Schedule 64)

(oo)

Mei, 7240 Montana Road (Schedule 65)

(pp)

S.D. Allen, Vancouver resident (Schedule 66)

(qq)

Bryan, 3880 Westminster Highway (Schedule 67)

(rr)

Joanne Masse, 11971 7^th Avenue (Schedule 68)

(ss)

Seana Hong, 9339 Alberta Road (Schedule 69)

(tt)

Stephanie Samila, 9151 No. 5 Road (Schedule 70)

(uu)

Mary Miller, 9551 Bowen Drive (Schedule 71)

(vv)

Keeley Nixon, 6385 Hawthorn Lane, Vancouver (Schedule 72)

(ww)

Lydia Travers, Richmond resident (Schedule 73)

(xx)

Zoe-Ann and Brian White, 9451 Glenallan Drive (Schedule 74)

(yy)

Mary Phillips, 5500 Andrews Road (Schedule 75)

(zz)

Alisa Beischer, 3375 Raleigh Street, Port Coquitlam (Schedule 76)

(aaa)

David Bridges, 1746 Aldergrove BC (Schedule 77)

(bbb)

De Whalen, Richmond resident (Schedule 78)

(ccc)

Daphne Kerley, 7491No. 1 Road (Schedule 79)

(ddd)

Ellen Chapman, 7491 No. 1 Road (Schedule 80)

(eee)

Ernesto Ayala, 4280 Moncton Street (Schedule 81)

(fff)

Derek Chichak, 5180 Woodwards Road (Schedule 82)

(ggg)

Nikki Hollinson, 5580 Langtree Avenue (Schedule 83)

(hhh)

Bosco Hong, 9339 Alberta Road (Schedule 84)

(iii)

Gayle and Mark McCooey, 8311 Fairfax Place (Schedule 85)

(jjj)

Melanie Beggs-Murray, 5115 Garden City Road (Schedule 86)

(kkk)

Ning Shu, 6600 Barnard Drive (Schedule 87)

(lll)

Grace Augustinowicz, 2560 154 Street, Surrey (Schedule 88)

(mmm)

Felipe Vera, 11671 Kestrel Drive (Schedule 89)

(nnn)

Emily Vera, 11671 Kestrel Drive (Schedule 90)

(ooo)

Brechin Maclean, 12331 Phoenix Drive (Schedule 91)

(ppp)

Dean Garner, 4151 Regent Street (Schedule 92)

(qqq)

Olga Nadjafova, 7500 Francis Road (Schedule 93)

(rrr)

Jade C (Schedule 94)

(sss)

Sharon Renneberg, 4211 Bayview Street (Schedule 95)

(ttt)

M. Solie, 1260 Bidwell Street, Vancouver (Schedule 96)

(uuu)

Amy Robinson, 1075 Victoria Drive, Vancouver (Schedule 97)

(vvv)

Catherine Chappell, 4280 Moncton Street (Schedule 98)

(www)

Sandy Rocha, Vancouver resident (Schedule 99)

(xxx)

Jennifer Meilleur, North Shore Table Matters Network (Schedule 100)

(yyy)

Teresa Sameshima, 9720 Swansea Drive (Schedule 101)

(zzz)

Sandy Jin Tang, 7733 Heather Street (Schedule 102)

(aaaa)

Barbara Allan, 9200 Ferndale Road (Schedule 103)

(bbbb)

Arno Schortinghuis (Schedule 104)

(cccc)

Karen McDonald, 7111 Lynwood Drive (Schedule 105)

(dddd)

William Schuss, Tsawwassen resident (Schedule 106)

(eeee)

Tammy Prince, Seafair resident (Schedule 107)

(ffff)

Steven F. Carver, Richmond resident (Schedule 108)

(gggg)

Deborah Simpson, Vancouver Resident (Schedule 109)

(hhhh)

Lori Grant, Port Coquitlam resident (Schedule 110)

(iiii)

Jenny Lee (Schedule 111)

(jjjj)

Henry Sim Loh Lee (Schedule 112)

(kkkk)

Norm Goldstein, 11751 King Road (Schedule 113)

(llll)

Catherine Ellens, 6233 Birch Street (Schedule 114)

(mmmm)

Lloyd Wilson, 11971 7^th Avenue (Schedule 115)

(nnnn)

Bob Mostat, 11266 Railway Avenue (Schedule 116)

(oooo)

Emily Wai Man Lee (Schedule 117)

(pppp)

Mehernaz Parakh, 12331 Phoenix Drive (Schedule 118)

(qqqq)

Michael Wolfe, 9731 Odlin Road (Schedule 119)

(rrrr)

Sabine Eiche, Richmond resident (Schedule 120)

(ssss)

Cheryl McLachlan, Langford, BC (Schedule 121)

(tttt)

Naomi Kolet, 3660 Regent Street (Schedule 122)

(uuuu)

Shaun Good, 5115 Garden City Road (Schedule 123)

(vvvv)

Elizabeth Hardacre ,5391 Woodpecker Drive (Schedule 124)

(wwww)

Angela Burnett (Schedule 125)

(xxxx)

Judith Doyle (Schedule 126)

(yyyy)

Betty Boland, Richmond resident (Schedule 127)

(zzzz)

Lynn Chapman, Roberts Creek, BC (Schedule 128)

(aaaaa)

Gabrielle Grun (Schedule 129)

(bbbbb)

Bruno Vernier, 6691 Francis Road (Schedule 130)

(ccccc)

Kerry Starchuk, 7611 Lancing Place (Schedule 131)

(ddddd)

Martin Woolford, 5951 Egret Court (Schedule 132)

(eeeee)

Bea Mckenzie, 1139 Lippincott Road (Schedule 133)

(fffff)

Lorraine Bell, 10431 Mortfield Road (Schedule 134)

(ggggg)

Andrew Picard, 11137 Kingfisher Drive (Schedule 135)

(hhhhh)

Hafsa Khan, 3031 Williams Road (Schedule 136)

(iiiii)

Greg Allen (Schedule 137)

(jjjjj)

Ronald Heber, 3571 Blundell Road (Schedule 138)

(kkkkk)

Anne Marie and Brendan Kelly, 6245 Sheridan Road (Schedule 139)

(lllll)

Prithvipal S. Dadiala, 10131 Blundell Road (Schedule 140)

(mmmmm)

Wendy Kooyman, 3571 Blundell Road (Schedule 141)

(nnnnn)

Sharon Doucelin, 4911 Pendlebury Road (Schedule 142)

(ooooo)

Mary Hanson, 7671 Abercrombie Drive (Schedule 143)

(ppppp)

William Evans, 10440 Sidaway Road (Schedule 144)

(qqqqq)

Brenda Wong (Schedule 145)

(rrrrr)

XXXX (Schedule 146)

(sssss)

Laura Gillanders (Schedule 147)

(ttttt)

Janet Kay, 10511 Springmount Drive (Schedule 148)

(uuuuu)

Bill Pekonen (Schedule 149)

(vvvvv)

Len Kay, 10511 Springmont Drive (Schedule 150)

(wwwww)

Nusheen Dhamani, 9388 McKim Way (Schedule 151)

(xxxxx)

Steve Bridger, 9811 Finn Road (Schedule 152)

Submissions from the floor:

Anita Georgy, Executive Director, Richmond Food Security Society, urged Council to consider strong regulations that protect farmland and stated that she supports the Ministry of Agriculture’s bylaw development guide.  Also spoke of the City’s Official Community Plan, noting that it states that the City will ensure zoning and farmland bylaws are consistent with provincial regulations.

Michelle Li, Richmond Food Security Society, spoke on details of the Ministry of Agriculture’s bylaw development guide.  She expressed concern regarding (i) the size of homes under consideration, (ii) the exclusion of a septic field from the farm home plate, and (iii) an increase to setbacks.

Jim Wright, 8300 Osgoode Drive, read from his submission (attached to and forming part of these minutes as Schedule 153), and spoke in opposition to the proposed bylaws.

John Roston, 12262 Ewen Avenue, spoke on the current and future costs of farmland and queried its effects on the farming community.  Mr. Roston read from his submission (attached to and forming part of these minutes as Schedule 28).

Sandra Bourque, 6911 Dunsony Place, expressed concern in regards to exceeding 500 m² per house on agricultural land and the proportional increase of the farm home plate for any reason. She urged Council to follow the principle of preserving as much farmland as possible.  

Sharon MacGougan, 7411 Ash Street, spoke in opposition to Bylaw 9717 and urged Council to protect the farmland for future farmers. Ms. MacGougan read from her submission (attached to and forming part of these minutes as Schedule 154).

Laura Gillanders, [XXXX], spoke to the Ministry of Agriculture’s bylaw development guide and expressed concern for house sizes on agricultural land and how agricultural land is being utilized for residential purposes.  Ms. Gillanders urged Council to accept the initial regulations brought forward by staff to Council and follow the Ministry of Agriculture’s bylaw development guide.

Marion Smith, 6580 Mayflower Drive, spoke on the current cost of farmland and contemplated its effects on the farming community.  Ms. Smith read from her submission (attached to and forming part of these minutes as Schedule 40).

Bruce May, 5220 No. 8 Road, spoke to the disadvantages to farming in an urban setting and stated that farmers should be afforded the same opportunities with respect to building on their land as other land owners. Also, Mr. May was of the opinion that the location of a septic field should be at the discretion of the farmland owner.

Grant Rice, 10378 125A Street, Surrey, spoke in support of the Ministry of Agriculture’s bylaw development guide and the original staff report presented to Council.  He then spoke on the Foreign Buyers Tax and expressed concern regarding the escalating cost of farmland as a result of large homes being built on such lots.

John Baines, 11620 No. 4 Road, spoke on (i) large houses in Richmond, (ii) increasing prices of farmland, and (iii) suspected reasons for amending the proposed bylaws.  

Nancy Trant, 10100 No 2. Road, expressed concern regarding food security due to large homes on farmland and urged Council to restrict house sizes on agricultural land.

Ned Georgy, 1621 East 31^st Avenue, Vancouver, highlighted the City of Richmond’s accomplishments in regards to food security and urged Council to remain close to what is proposed in the Ministry of Agriculture’s bylaw development guide.

Deirdre Whalen 13631 Blundell Road, spoke in opposition to the proposed bylaws and urged Council to (i) include coach houses as part of the definition of farm home plate, (ii) lobby the provincial government to make agricultural properties subject to the Foreign Buyers Tax, (iii) follow the Ministry of Agriculture’s bylaw development guide, and (iv) eliminate the expectations under proposed Bylaw 9706. Ms. Whalen read from her submission (attached to and forming part of these minutes as Schedule 78).

Keefer Pelech, 10180 Amethyst Avenue, expressed concern regarding (i) food security, (ii) the cost of farmland, and (iii) the livelihood of future farmers.

Helmut Pastrick, 9651 Finn Road, spoke on the economic benefits of farming in Richmond and referred to agricultural statistics from the 2016 census.  Mr. Pastrick expressed concern regarding increasing prices for agricultural land, noting that it is challenging for farmers to acquire farmland.  He urged Council to limit house sizes on agricultural land with few exceptions.

Steve Guthrie, 3480 Rosamond Avenue, urged Council to (i) reject the proposed bylaws, (ii) be wary of exemptions, and (iii) to endorse previous version fo the propose bylaws as initially presented to Council.

David Baines, 8451 Rosehill Drive, spoke in opposition to Bylaw 9717 and expressed support for the Ministry of Agriculture’s bylaw development guide.

Charan Sethi, 10571 Granville Avenue, queried to the discrepancy between house size regulations between agricultural and urban land owners.  Mr. Sethi spoke to the difficulties of being a farmer in a city and expressed concern regarding (i) illegal dumping, (ii) RV storage on agricultural land, and (iii) illegal hotels on agricultural land.    

Kathleen Beaumont, 6451 London Road, expressed concern on (i) increasing house sizes, (ii) the farm home plate being consumed for estates, and (iii) leasing agricultural land in the rear for farming without proper equipment.

Ron Fontaine, 3560 No. 7 Road, spoke in favour of the proposed bylaws. 

Ben Dhiman, 9360 Sidaway Road, spoke on (i) multi-generational living, (ii) the difficulties of being a farmer in an urban setting, and (iii) the need for a larger farm home plate. Mr. Dhiman advised that the Richmond Farmland Owners Association has created a website advertising farmland for lease; however they have received minimal interest.  Also, he noted that the Ministry of Agriculture’s bylaw development guide is general and was of the opinion that Council’s decision should be based on community needs.  Mr. Dhiman then remarked that he supported of the proposed bylaws.

Gary Berar, 9571 No. 6 Road, spoke in favour of the proposed bylaws and was of the opinion that people who have the means to build large homes on agricultural land should be permitted to do so. 

VJ Sidhu, 9211 Ogden Drive, spoke in favour of the proposed bylaws and expressed concern with former land rights for farmers.  Mr. Sidhu was of the opinion that farmers are significant contributors to society and believed that innovative planning could attract a larger demographic for farmland.

Kush Panatch, representing the Richmond Farmland Owners Association, advised that his group represents approximately 20 acres of active farmland.  Mr. Panatch stated he shared Council’s concern with regard to the abuse of oversized homes on farmland and the notion to increase farming in Richmond; however, he noted that in order for farming to increase in Richmond, it starts with a successful farmer.   Mr. Panatch was of the opinion that additional restrictions on farmers would only impede their farming efforts.  Furthermore, he spoke on how farming in general has evolved, noting that as a means of viability, it has become a multi-family endeavour.  Mr. Panatch then requested that the location of the septic field be at the discretion of the farmland owner.

PH17/5-9

It was moved and seconded

That Public Hearing of May 15, 2017 proceed past 11:00 p.m.

CARRIED

Anne Piche, 11800 6^th Avenue, commented that the majority of farmland in Richmond falls within the proposed bylaws’ regulations that permit a larger home.  Also, Ms. Piche cautioned Council on zoning amendments and the effects they have across the City and was of the opinion that the septic field not be included in the farm home plate.

Glen Anderson, 10071 Dyke Road, commented on the economics of farmland in Richmond.

Peter Dhillon, 10531 Springhill Drive, spoke of his family history farming in Richmond and was of the opinion that the subject at hand has divided Richmond residents.  Mr. Dhillon acknowledged that the abuse of oversized homes on farmland is concerning; however, he stated that restrictions on farmland further hinder farmers’ ability to farm their land.  Also, he was of the opinion that although the goal is to preserve land in the ALR, bylaw amendments can potentially do the opposite.

Elaine Beltran-Sellitti, 11711 Trumpeter Drive, spoke of the City’s sustainability framework, and was of the opinion that Richmond farmers have the privilege of farming on fertile lands.  She stated that when large homes are built on farmland, it directly affected land values, and hinders farming activity.  Ms. Beltran-Sellitti urged the City and local farmers to unite in an effort to preserve farmland.

Judy Schneider, 11331 No. 2 Road, expressed concern with regard to the size of homes permitted on ALR lands, noting that mega homes are unaffordable to rent.  She was of the opinion that homes on ALR lands should be smaller, and should a land owner wish to build a home that exceeds what is permitted, a variance application be submitted for consideration.

Dale Badh, 2831 Westminster Highway, stated that a farming operation requires more than one farmer.  He remarked that leasing farmland in Richmond is most economical for young farmers and was of the opinion that additional restrictions on farmland would deter farming activities. 

Doug Wright, 11540 No. 3 Road, spoke of the Agricultural Advisory Committee’s comments with regard to house size on agricultural land.  He stated that although he is in favour of preserving farmland, those requesting smaller homes on ALR lands are doing so at the financial detriment of farmland owners.  Also, Mr. Wright stated that he believed that “septic field” should not be included in the definition of farm home plate and concluded his comments by noting that much concern has been expressed regarding farmland but very little about farmers.

Jordan Sangha, 6171 No. 6 Road, stated that farming requires more than one farmer.  Mr. Sangha was of the opinion that imposing restrictive regulations on agricultural land (i) discourages farmers, (ii) devalues agricultural land, and (iii) limits farmland owners with what they can do with their businesses.  Also, he remarked agricultural landowners should be afforded the same opportunities with regard to building amenities on their land as urban land owners.  Mr. Sangha then expressed concern with farmland not being farmed in Richmond, stating that he believed this was the real problem.

Stephen Easterbrook, 17740 River Road, Co-Chair, Agricultural Advisory Committee, stated that striking a balance between what farmers wish to see and what agricultural land advocates wish to see is key.  He spoke of the global economics of farming, noting that farmers grow what is best suited for the soil they have; it does not necessarily mean that what is grown locally is consumed locally.  Mr. Easterbrook then spoke on leasing farmland, noting that it is at the farmland owner’s discretion; he queried whether the City could impose a covenant on agricultural land obligating farmland owners to lease their land if approached.

Don Flintoff, 6071 Gilbert Road, stated that the City should follow the Ministry of Agriculture’s bylaw development guide and expressed concern with the disappearance of ALR land, noting that should a farmland owner wish to build a larger home than was is suggested in the Ministry’s guide, they submit a request to Council.

Kathryn McCreary, 7560 Glacier Crescent, spoke in opposition to Bylaw 9706, stating that it is too flexible.  She expressed concern with regard to the various criteria in which applicants may request to build larger homes.  Also, Ms. McCreary was of the opinion that large homes on agricultural land benefit landowners who wish to increase their property value for resale.

Jora Bhullar, 6660 Sidaway Road, commented on the process undertaken with regard to the proposed bylaws, noting that compromises were made to reach this point.  He requested that all farmers not be penalized for the lack of farming by some farmland owners.  Mr. Bhullar concluded his comments by stating that if Council wishes to support farming, then the views of farmers should be considered.

David Yurkovich, 6411 Monteith Road, stated that it’s critical that farmland be protected for its best use and its highest value.  He requested that Council consider an absolute upper limit on house sizes of 500 m² regardless of lot size.  He expressed concern regarding large homes on agricultural land, noting that larger homes equate to less land for farming activities.

Davi Boyal, 6620 No. 6 Road, was of the opinion that large homes on agricultural land does not necessarily take away from farming activities.  He stated that farmland owners should not be limited to building homes of a specific size.

E.C. Wittensleger, 10631 Hollymount Drive, was of the opinion that Council, as the leaders of the City, should make a fair decision for all parties involved, one that is best for the entire community.

Eshleen Panatch, 6791 Elmbridge Way, was of the opinion that the size of homes on agricultural land does not affect the lot’s farming capability.  Also, she expressed concern with regard to limiting house size on agricultural land, stating that such restrictions are at the financial detriment of farmland owners.

Vicki Lingle, Steveston resident, spoke in favour of the Ministry of Agriculture’s bylaw development guide and commented on the need to recognize that special provisions for house size on agricultural land may be required on an individual basis.

Todd May, 2620 No. 6 Road, President of the Richmond Farmers’ Institute, summarized the comments expressed by all the previous speakers and remarked that the Farmers’ Institute supports the proposed bylaws.

Suki Badh, 2831 Westminster Highway, spoke of community contributions from the local farming community, stating that farmers should be afforded flexibility with regard to their land.  He then commented on various lot sizes and home size limitations, remarking that additional storeys on a home are not viable to families with older adults.

Mayor Brodie acknowledged the conclusion of the first round of public speakers.

PH17/5-10

It was moved and seconded

That the Public Hearing be recessed, and be reconvened on Wednesday, May 17, 2017 at 7:00 p.m. in the Council Chambers at Richmond City Hall.

CARRIED

RECESSED – 12:51 a.m.

******************************

The Public Hearing reconvened at 7:00 p.m. on Wednesday, May 17, 2017 in the Council Chambers at Richmond City Hall with all members of Council present.

The Acting Corporate Officer provided an update on correspondence received after May 15, 2017, which was circulated to Council and form part of these minutes as Schedule 155.

With the aid of renderings (attached to and forming part of these Minutes as Schedule 156), Joe Erceg, General Manager, Planning and Development, illustrated farm home plates for various sized lots. Mr. Erceg then demonstrated what is permitted with regard to house size under the existing zoning bylaws and how this would change should the proposed bylaws under consideration be approved.

Discussion took place on an absolute upper limit on house sizes and staff advised that any deviation from what is proposed in the bylaws before Council would be subject to Council approval.

Submissions from the floor continued:

John Roston, 12262 Ewen Avenue, commented on the challenges of addressing the concerns regarding large homes on agricultural land that hinder farming activity, while permitting large homes on agricultural land to accommodate multi-generational farming. Mr. Roston remarked that he supports farmers for their farming endeavours, however is opposed to agricultural land owners’ efforts to increase the price of their lots.

Anita Georgy, 7611 Ash Street, stated that the biggest barrier to farming in Metro Vancouver is the cost of land. Ms. Georgy referenced a study conducted by the Institute of Agriculture at Kwantlen Polytechnic University, which noted that it is more feasible to lease farmland than purchase it.  Also, she remarked that given climate change and other global concerns, it is important to have affordable land in order to secure food production.  Ms. Georgy then urged Council to follow the Ministry of Agriculture’s bylaw development guide with respect to house size on agricultural land.

Sharon MacGougan, 7411 Ash Street, spoke on current real estate trends in her neighbourhood, noting that it is adversely affecting the area and the community.

Ben Dhiman, 9360 Sidaway Road, spoke on land values in Metro Vancouver, and was of the view that restricting house sizes on agricultural land would not correlate with reducing land values.

Don Flintoff, 6071 Gilbert Road, spoke on the Ministry of Agriculture’s bylaw development guide.

Steve Guthrie, 3480 Rosamond Avenue, remarked that farming is no longer the best use of land in Richmond.  Mr. Guthrie stated that allowing houses to be 1000 m² will decrease agricultural land, while a smaller home would preserve such lands.

John Baines, 11620 No. 4 Road, spoke on the increasing prices of farmland in Richmond.  He stated that as more large homes are built, fewer people are farming. Mr. Baines expressed concern regarding the 1000 m² house size, as he did not believe the groups consulted provided a true representation of the local farming community.

Sandra Bourque, 6911 Dunsony Place, stated that farming viability is an issue across Canada.  Ms. Bourque stated that family farms are diminishing and being replaced by large corporations, and noted that increasing house sizes on agricultural land will not solve the problem.   

Glen Anderson, 10071 Dyke Road, stated that he supported farming and was of the opinion that zoning regulations should not be generated to increase the cost of agricultural land.

Kush Panatch, 6791 Elmbridge Way, spoke on the proposed bylaws and noted that there is more land to farm with the City’s proposed bylaws in comparison to what is suggested in the Ministry of Agriculture’s bylaw development guide.

Jordan Sangha, 6171 No. 6 Road, spoke on the farm home plate and noted that reducing house size from 1000 m²  to 500 m² and keeping the home plate the same size does not allow for more farmland.  He stated that by restricting house size on agricultural land it devalues the property, which in turn takes away business opportunities for the land owner.

Bruce May, 5220 No. 8 Road, spoke on the Richmond Farmers’ Institute suggestions in regards to exclusion of the septic field and septic tank from the farm home plate.

Charan Sethi, 10571 Granville Avenue, stated that there would be difficulties finding farm labour if farmers were unable to house them.

Grant Rice, 10378 125A Street, Surrey, expressed concern in regards to large homes on farmland.  He was of the opinion that 5,000 square feet was a solution that would satisfy everyone’s needs. 

Laura Gillanders, [XXXX], stated that Ministry of Agriculture’s bylaw development guide suggests the best way to determine house size is to keep it consistent with what is existing in the surrounding neighbourhood.  Ms. Gillanders urged Council to save farmland and consider the bylaws that were initially presented to Council.

Ron Fontaine, 3560 No. 7 Road, spoke in support of the proposed bylaws and wished to know what size of house he would be permitted to build on his lot.

Steven Easterbrook, 17740 River Road, stated land prices are increasing due Metro Vancouver’s appeal.  Mr. Easterbrook urged Council not to alter agricultural land owners’ equity due to global economics. 

Doug Wright, 11540 No. 3 Road, noted that much of the farmland that is leased has large homes on the property, yet continues to be successful in long term leasing. He stated that restricting house size will devalue farmland and will not be more successful. Mr. Wright concluded his comments by requesting that Council consider the effects on people and farmers of the future when making a decision. 

Jora Bhullar, 6660 Sidaway Road, stated that new technologies for farming practices require a large investment and they do not guarantee immediate revenue.  Mr. Bhullar was of the opinion that reducing prices of farmland will push farmers to bankruptcy.

Dale Badh, 2831 Westminster Highway, remarked that farming is not an easy endeavour and farmers work industriously to run successful farms. Mr. Badh then urged Council to consider the proposed bylaws.  

XXXX, expressed concern regarding (i) large homes sprawling on agricultural land, (ii) speculation regarding the cost of agricultural land, and (iii) the use of farmland for illegal activities. Ms. Sharma encouraged Council to consider regulations that allow farmland and principal dwellings to co-exist.

Michelle Li, 7611 Ash Street, stated that the City should be supporting farmland and curbing speculation regarding the cost of agricultural land. She stated that she supports farming families and thus, varianances for larger homes should be considered for those that truly require it.  She expressed concern for farmers of the future and the potential lack of agricultural land available to them for farming.  Ms. Li stated she is in favour of the bylaws  originally presented to Council.

Jim Wright, 8300 Osgoode Drive, read from his submission (attached to and forming a part of these minutes as Schedule 157).

Suki Badh, 2831 Westminster Highway, remarked that approving the proposed bylaws will significantly reduce the number of large homes on agricultural land in Richmond.  Mr. Badh spoke of the farm home plate and the importance for it to be large enough to accommodate family amenities without the potential for farming activities to affect its usage.

Todd May, 2620 No. 6 Road, remarked that large homes on agricultural land is a concern in the city; however, regulating home size on such lands also negatively affects how farmers farm.  Mr. May urged Council to approve the proposed bylaws as he believed they support farmers’ livelihood now and in the future.

PH17/5-11

It was moved and seconded

That:

(a)

Official Community Plan Bylaw 9000, Amendment Bylaw 9706 be given second and third readings;

(b)

Richmond Zoning Bylaw 8500, Amendment Bylaw 9707 be given second and third readings;

(c)

Richmond Zoning Bylaw 8500, Amendment Bylaw 9712 be given second and third readings; and

(d)

Richmond Zoning Bylaw 8500, Amendment Bylaw 9717 be given second and third readings.

The question on the motion was not called as discussion ensued in regards to reducing house size on AG1 zoned land and in particular, to consider the City of Maple Ridge’s regulations on house size.

Cllr. Steves left the meeting (10:37 p.m.) and did not return.

As a result of the discussion, the following amendments were introduced:

PH17/5-12

It was moved and seconded

That Richmond Zoning Bylaw 8500, Amendment Bylaw 9712 be amended to have a maximum house size limit of 6,995 square feet.

DEFEATED
Opposed:  Mayor Brodie
Cllrs. Au
Dang
Johnston
McNulty
McPhail
Loo

PH17/5-13

It was moved and seconded

That Richmond Zoning Bylaw 8500, Amendment Bylaw 9707 be amended at Section 14.1.6 to allow a maximum farm home plate setback from the front lot line to the rear of the farm home plate of 60 metres.

DEFEATED ON A TIE VOTE
Opposed:  Cllrs. Dang
Johnston
McNulty
McPhail

Discussion then took place on increasing the number of storeys permitted of homes on agricultural land in an effort to reduce the home’s impact on farming activities.

The question on the main motion was then called and it was CARRIED with Cllr. Day opposed.

PH17/5-14

It was moved and seconded

That:

(a)

Official Community Plan Bylaw 9000, Amendment Bylaw 9706 be adopted;

(b)

Richmond Zoning Bylaw 8500, Amendment Bylaw 9707 be adopted;

(c)

Richmond Zoning Bylaw 8500, Amendment Bylaw 9712 be adopted; and

(d)

Richmond Zoning Bylaw 8500, Amendment Bylaw 9717 be adopted.

CARRIED
Opposed: Cllr. Day

ADJOURNMENT

PH17/5-15

It was moved and seconded

That the meeting adjourn (10:52 p.m.).

CARRIED

Certified a true and correct copy of the Minutes of the Regular meeting for Public Hearings of the City of Richmond held on Monday, May 15, 2017 and Wednesday, May 17, 2017.

Mayor (Malcolm D. Brodie)

Acting Corporate Officer
(Claudia Jesson)