August 24, 2004 Minutes
Planning Committee
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Date: |
Tuesday, August 24th, 2004 |
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Place: |
Anderson Room |
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Present: |
Councillor Bill McNulty, Chair |
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Absent: |
Councillor Linda Barnes |
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Call to Order: |
The Chair called the meeting to order at 4:00 p.m. |
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MINUTES |
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1. |
It was moved and seconded |
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That the the minutes of the meeting of the Planning Committee held on Tuesday, July 20th, 2004. be adopted as circulated. |
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CARRIED |
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NEXT COMMITTEE MEETING DATE |
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2. |
The next meeting of the Committee will be held on Wednesday, September 8th, 2004, at 4:00 p.m. in the Anderson Room. |
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URBAN DEVELOPMENT DIVISION |
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At this point the Chair indicated that the order of the agenda would be varied as follows: |
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The following referral motion was introduced: |
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It was moved and seconded |
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That the current standard of a 50m notification area for new development be examined and a recommendation made as to what increase to the notification area would better serve the public consultation process. |
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Prior to the question being called Cllr. S. Halsey-Brandt requested that any increased area consider the affected neighbourhood in conjunction with a linear radius. |
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The question was then called and it was CARRIED. |
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3. |
INTERIM STRATEGY FOR MANAGING TOWNHOUSE AND SINGLE-FAMILY RESIDENTIAL REZONING APPLICATIONS DURING THE REVIEW OF THE LANE ESTABLISHMENT AND ARTERIAL ROAD REDEVELOPMENT POLICIES | |
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It was moved and seconded | |
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That the following “Interim Strategy for Managing Townhouse and Single-Family Residential Rezoning Applications During the Review of the Lane Establishment and Arterial Road Redevelopment Policies”, (which is attached as Schedule 1 and forms a part of these minutes), take immediate effect: | |
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Except in the following cases, rezoning applications for development along arterial roads that are subject to the Lane Establishment and Arterial Road Redevelopment Policies will be deferred until the review of these policies is complete and approved by Council: | |
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Townhouses (requiring a land assembly of at least 30 m frontage) where shared access for adjacent sites is provided; |
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Single-family residential proposals, where a municipal lane already exists and is operational; or |
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Single-family residential proposals in compliance with an existing Lot Size Policy that do not require a rear lane. |
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Prior to the question being called Cllr. Howard confirmed that other applications could also be included as special circumstances required. | |
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The question was then called and it was CARRIED. | |
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Item 17 was brought forward and heard prior to Item 4. | |
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17. |
OCP AIRCRAFT NOISE SENSITIVE DEVELOPMENT POLICY | ||
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It was moved and seconded | ||
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That Items 1 through 4 as follows be referred to staff for further examination and consultation with the YVR: | ||
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(1) |
That Bylaw No. 7794, which amends the following schedules in Official Community Plan Bylaw 7100: | |
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Schedule 1, the main OCP, |
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Schedule 2.2A (Dover Crossing Sub-Area Plan), |
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Schedule 2.2B (Terra Nova Sub-Area Plan), |
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Schedule 2.10 (City Centre Area Plan), |
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Schedule 2.11A (West Cambie Area Plan), |
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Schedule 2.11B (East Cambie Area Plan), |
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Schedule 2.12B (Bridgeport Area Plan), and |
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Schedule 2.13B (McLennan Sub-Area Plan), |
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by introducing a number of text and map amendments to better manage aircraft noise sensitive development, (as presented in the report dated August 16, 2004, from the Manager, Policy Planning), be introduced and given first reading. | |
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(2) |
That Bylaw No. 7794, having been considered in conjunction with: | |
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the City’s Financial Plan and Capital Program; and |
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the Greater Vancouver Regional District Solid Waste and Liquid Waste Management Plans, |
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is hereby deemed to be consistent with said program and plans, in accordance with Section 882(3)(a) of the Local Government Act. | |
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(3) |
That Bylaw No. 7794, in accordance with the City Policy on Consultation During OCP Development, be referred for comment to the: | |
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Vancouver International Airport Authority (VIAA), |
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Agricultural Land Commission, |
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Richmond School District Board, |
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Musqueam First Nation, |
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Transport Canada, |
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Urban Development Institute, and |
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Greater Vancouver Home Builders’ Association. |
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(4) |
That the “Implementation Strategy – Aircraft Noise Sensitive Development Policy” (Attachment 14 to the report dated August 16, 2004, from the Manager, Policy Planning), be approved, effective upon the adoption of Bylaw 7794. | |
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Prior to the question being called a discussion ensued that identified the need for a careful approach and review of the information due to the long term implications and major impacts that would result for the community at large. It was suggested that staff review aircraft noise management models. | ||
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The question was then called and it was CARRIED. | ||
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4. |
APPLICATION BY PLATINUM MANAGEMENT INC. TO REZONE 7100 ST. ALBANS ROAD FROM TOWNHOUSE AND APARTMENT DISTRICT (R3) TO COMPREHENSIVE DEVELOPMENT DISTRICT (CD/127) | |
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It was moved and seconded | |
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(1) |
Than Bylaw No. 7796, to delete the minimum lot size in “Comprehensive Development District (CD/127), be introduced and given first reading. |
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(2) |
That Bylaw No. 7775, for the rezoning of 7100 St. Albans Road from “Townhouse and Apartment District (R3)” to “Comprehensive Development District (CD/127)”, be introduced and given first reading. |
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CARRIED | |||
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5. |
APPLICATION BY ELEGANT DEVELOPMENT INC. FOR REZONING AT 6791 AND 6811 STEVESTON HIGHWAY FROM SINGLE-FAMILY HOUSING DISTRICT, SUBDIVISION AREA E (R1/E) TO COACH HOUSE DISTRICT (R9) |
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The Director of Development, Raul Allueva, gave advice that Items 5 and 6 would fall under the Interim Strategy for managing townhouse and single-family development during the review of the Lane Establishment and Arterial Road Redevelopment Policies and therefore these applications should be referred back to staff, and dealt with once the policies are reviewed. |
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As a result the following referral motion was introduced: |
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It was moved and seconded |
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That Bylaw No. 7780, for the rezoning of 6791 and 6811 Steveston Highway from “Single-Family Housing District, Subdivision Area E (R1/E)” to “Coach House District (R9)”, and that Bylaw No. 7781, for the rezoning of 9211 Steveston Highway from “Single-Family Housing District, Subdivision Area E (R1/E)” to “Single-Family Housing District (R1 - 0.6)” be referred to staff until such time as the Lane Establishment and Arterial Road Redevelopment Policies are complete. |
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CARRIED | ||
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The Director of Development, Raul Allueva, responded to several questions from Committee and the gallery that pertained to the construction of a house on one of the existing vacant lots which form part of Rezoning Application 04-269537. It was noted that the owner of the property could construct a dwelling on the site based on the existing R1/E zoning, provided that a Building Permit had been obtained, which it had. Nevertheless, it was noted that although all development criteria had been met, staff would not consider continued construction prudent given that the rezoning application would be deferred pending review of City policies. |
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6. |
APPLICATION BY ELEGANT DEVELOPMENT INC. FOR REZONING AT 9211 STEVESTON HIGHWAY FROM SINGLE-FAMILY HOUSING DISTRICT, SUBDIVISION AREA E (R1/E) TO SINGLE-FAMILY HOUSING DISTRICT (R1 - 0.6)(RZ 04-272324 - Report: July 13/04, File No.: 8060-20-7781) (REDMS No. 1309934, 1311334) |
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Please see Item 5 for action taken on this matter. |
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7. |
APPLICATION BY MOHINDER GILL FOR REZONING AT 9051 DOLPHIN AVENUE FROM SINGLE-FAMILY HOUSING DISTRICT, SUBDIVISION AREA B (R1/B) TO SINGLE-FAMILY HOUSING DISTRICT, SUBDIVISION AREA K (R1/K) |
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It was moved and seconded |
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That Bylaw No. 7782, for the rezoning of 9051 Dolphin Avenue from “Single-Family Housing District, Subdivision Area B (R1/B)” to “Single-Family Housing District, Subdivision Area K (R1/K)”, be introduced and given first reading. |
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CARRIED | ||
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8. |
APPLICATION BY EMPRESS GARDENS HOLDINGS LTD. FOR REZONING AT 8640 AND 8660 NO. 3 ROAD FROM SINGLE-FAMILY HOUSING DISTRICT, SUBDIVISION AREA E (R1/E) TO TOWNHOUSE DISTRICT (R2-0.6) |
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It was moved and seconded |
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That Bylaw No. 7786, for the rezoning of 8640 and 8660 No. 3 Road from “Single-Family Housing District, Subdivision Area E (R1/E)” to “Townhouse District (R2-0.6)”, be introduced and given first reading. |
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CARRIED | ||
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9. |
APPLICATION BY PELMAN ARCHITECTURE INC. FOR REZONING AT 7751, 7771 AND 7791 ASH STREET FROM SINGLE-FAMILY HOUSING DISTRICT, SUBDIVISION AREA F (R1/F) TO COMPREHENSIVE DEVELOPMENT DISTRICT (CD/129) |
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The Director of Development, Raul Allueva, introduced Cecilia Achiam, Planner, to the Committee. |
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It was moved and seconded |
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That Bylaw No. 7787, for the rezoning of 7751, 7771 and 7791 Ash Street from “Single-Family Housing District, Subdivision Area F (R1/F)” to “Comprehensive Development (CD/129), be introduced and given first reading. |
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CARRIED | ||
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10. |
APPLICATION BY RICHBERRY FARMS FOR REZONING AT 20471/20491/20511/20531/20551/20571 AND 20591 WESTMINSTER HIGHWAY FROM BUSINESS PARK INDUSTRIAL DISTRICT (I3) TO COMPREHENSIVE DEVELOPMENT DISTRICT (CD/149) |
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The Director of Development, Raul Allueva, introduced Wayne Craig, Program Co-ordinator – Development, to the Committee. |
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Mr. Allueva, in response to questions from Committee, said that indoor/outdoor amenity space would be addressed during the Development Permit process. |
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It was moved and seconded |
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That Bylaw No. 7790, to create a new “Comprehensive Development District (CD/149)”, which permits development of an educational institution and to rezone 20471, 20491, 20511, 20531, 20551, 20571 and 20591 Westminster Highway from “Business Park Industrial District (I3)” to “Comprehensive Development District (CD/149)”, be introduced and given first reading. |
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CARRIED | ||
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11. |
APPLICATION BY BIRTHE DREWNOSKI FOR REZONING FOR A PORTION OF 10611 LASSAM ROAD FROM SINGLE-FAMILY HOUSING DISTRICT, SUBDIVISION AREA E (R1/E) TO SINGLE-FAMILY HOUSING DISTRICT, SUBDIVISION AREA B (R1/B) |
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It was moved and seconded |
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That Bylaw No. 7791, for the rezoning of a portion of 10611 Lassam Road from “Single-Family Housing District, Subdivision Area E (R1/E)” to “Single-Family Housing District, Subdivision Area B (R1/B)”, be introduced and given first reading. |
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CARRIED | ||
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12. |
APPLICATION BY PARM DHINJAL FOR REZONING AT 9271 NO. 1 ROAD FROM SINGLE-FAMILY HOUSING DISTRICT, SUBDIVISION AREA E (R1/E) TO SINGLE-FAMILY HOUSING DISTRICT (R1 - 0.6) | |
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It was moved and seconded | |
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(1) |
That Bylaw No. 7452, for the rezoning of 9271 No. 1 Road from “Single-Family Housing District, Subdivision Area E (R1/E)” to “Single-Family Housing District, Subdivision Area A (R1/A)”, be abandoned; and |
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That Bylaw No. 7792, for the rezoning of 9271 No. 1 Road from “Single-Family Housing District, Subdivision Area E (R1/E)” to “Single-Family Housing District (R1 - 0.6)”, be introduced and given first reading. |
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CARRIED | |||
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13. |
APPLICATION BY PATRICK COTTER ARCHITECT INC. FOR REZONING AT 7051, 7071, 7091, 7131, 7171, 7191 & 7211 STEVESTON HIGHWAY FROM SINGLE-FAMILY HOUSING DISTRICT, SUBDIVISION AREA E (R1/E) TO TOWNHOUSE DISTRICT (R2) | |
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The Director of Development, Raul Allueva, said that: the project was in general compliance with the Arterial Road Redevelopment Policy; due to the acquisition of an additional property the number of units had been increased from 38 to 51; 5 public meetings with the community had been held; a number of modifications had been made to the project during the process; and, that although a number of issues were evident within the community the project now merited a review by the Committee. | |
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In addition, the General Manager, Urban Development, Joe Erceg, indicated that in order to better address the concerns of the neighbourhood the notification area for public hearing was proposed to be expanded (50m to 200m). | |
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Mr. Allueva then responded to questions of Committee, including that: a review of alternative development options had been undertaken (single-family, townhouses, etc.) and it had been determined that no substantially greater merit was attained by any one proposal in regard to adjacencies, design, tree preservation etc.; the driveway system would be much narrower for a townhouse development; and, that a 6m setback, similar to the requirement for single-family homes, had been provided on the north property line. | |
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Ms. Judith Hutson, 7160 Kimberley Drive, referred to an email sent to the Director of Development regarding the matter, a copy of which is attached as Schedule 2 and forms a part of these minutes. Ms. Hutson then spoke about her lack of opposition to the consideration of redevelopment; complimented Mr. Cotter for the design concept; and offered her concerns that the proposed density did not fit with the preservation of single family neighbourhoods. Ms. Hutson also felt that the proposal did not address the concerns of the neighbourhood, as contained in Schedule 2. | |
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Ms. Geraldine Harris, 10900 Gilbert Road, expressed her concerns about whether single-family homes mattered anymore, the amount of traffic that would access Gilbert Road and the safety of the bus stop, and then asked that the proposed 3 storey units along the westerly property line be lowered to 2 storey to be consistent with the properties to the north. Ms. Harris also spoke in favour of the horseshoe single-family residential (Bareland Strata) subdivision concept. Ms. Harris referred to a letter submitted on the matter, a copy of which is attached as Schedule 3 and forms a part of these minutes. | |
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Mr. Geoff Norton, 10911 Bamberton Drive, who provided a written submission which is attached as Schedule 4 and forms a part of these minutes, spoke about the devaluation of the properties adjacent to the development; the possibility that a future access would go through his and the adjacent property; the reduction to 2 storey along the north side with 3 storey along the east and west; the setbacks along the east and west property lines; shadowing; tree preservation and parking. Mr. Norton felt that the proposed lane should be permanently removed from the drawings, and that the architect had listened to the residents of Kimberley Drive but not those to the east and west. | |
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Mr. Dana Westermark, 13333 Princess Street, spoke in support of the project as it presented an excellent example of property that should be developed as townhouses. Mr. Westermark then addressed a number of points in regard to the project: that although landscaping existed on the property at present it did not mean that it could not be clear cut in the future based on existing City regulations which allow tree cutting on private propery. Mr. Westermark said that landscaping was a benefit for the owner of a property only, and therefore it was unfair to expect that landscape should be provided; that 3 storey should be considered as flood plane issues are alleviated and open and green spaces are increased; and, that the addition of high quality new development improved property values. Further to this Mr. Westermark said that it was not realistic to expect that all neighbourhood residents would be happy, and that the architect had attempted to address the identified concerns. In concluding his comments, Mr. Westermark said that the City should not take away the small percentage of property that is suitable for affordable housing as opposed to single-family homes. | |
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Mr. Patrick Cotter, architect, thanked the members of the gallery who had spoken, and recognized that the concerns over protecting neighbourhoods while providing for growth in a reasonable manner were shared. Mr. Cotter said that the larger context for the proposal was the management of growth within the City, where to locate the growth and how to shape the growth, and that many of the policy requirements were based on those issues. Mr. Cotter then, with the aid of display boards, reviewed the project and responded to the concerns raised by the previous speakers. | |
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It was moved and seconded | |
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(1) |
That Bylaw No. 7793, for the rezoning of 7051, 7071, 7091, 7131, 7171, 7191 & 7211 Steveston Highway from “Single-Family Housing District, Subdivision Area E (R1/E)” to “Townhouse District (R2-0.6)”, be introduced and given first reading; and |
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That the Public Hearing notification area be expanded (as shown in Attachment 10 of the report dated August 12th, 2004, from the Director of Development). |
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Prior to the question being called a brief discussion ensued on the Official Community Plan requirements of the buffer along the south property line, during which staff indicated that an effort could be made to further reduce the buffer. | |
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The question was then called and it was CARRIED. | |
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14. |
APPLICATION BY J.A.B. ENTERPRISES LTD./SANDHILL DEVELOPMENT LTD. FOR REZONING AT 8291 NO. 2 ROAD FROM SINGLE-FAMILY HOUSING DISTRICT, SUBDIVISION AREA E (R1/E) AND 8311 NO. 2 ROAD FROM TWO-FAMILY HOUSING DISTRICT (R5) TO TOWNHOUSE DISTRICT (R2 – 0.7) |
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It was moved and seconded |
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That Bylaw No. 7795 for the rezoning of 8291 No. 2 Road from “Single-Family Housing District, Subdivision Area E (R1/E)” and 8311 No. 2 Road from “Two-Family Housing District (R5)” to “Townhouse District (R2 – 0.7)”, be introduced and given first reading. |
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CARRIED | ||
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15. |
APPLICATION BY CHEVRON CANADA LIMITED FOR REZONING AT 12011 BRIDGEPORT ROAD FROM SERVICE STATION DISTRICT (G2) TO COMPREHENSIVE DEVELOPMENT DISTRICT (CD150) |
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It was moved and seconded |
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That Bylaw No. 7797, to create a new “Comprehensive Development District (CD/150)”, which permits a gas station with a convenience store and restaurant, and to rezone 12011 Bridgeport Road from “Service Station District (G2)” to “Comprehensive Development District (CD/150)”, be introduced and given first reading. |
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CARRIED | ||
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16. |
APPLICATION BY NORMAN ZOTTENBERG ARCHITECTURE TO REZONE 7820 ASH STREET FROM SINGLE-FAMILY HOUSING DISTRICT, SUBDIVISION AREA F (R1/F) TO COMPREHENSIVE DEVELOPMENT DISTRICT (CD/28) |
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It was moved and seconded |
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That Bylaw No. 7799, for the rezoning of 7820 Ash Street from “Single-Family Housing District, Subdivision Area F (R1/F)” to Comprehensive Development District (CD/28)”, be introduced and given first reading. |
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CARRIED | ||
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18. |
MANAGER’S REPORT |
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There were no reports. |
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ADJOURNMENT |
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It was moved and seconded |
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That the meeting adjourn (6:20 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 Planning Committee of the Council of the City of Richmond held on Tuesday, August 24th, 2004. |
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Councillor Bill McNulty |
Deborah MacLennan |