July 18, 2006 - Minutes
Planning Committee
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Date: |
Tuesday, July 18, 2006 |
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Place: |
Anderson Room |
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Present: |
Councillor Harold Steves, Chair Mayor Malcolm Brodie (arrived at 4:50 p.m.) |
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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 minutes of the meeting of the Planning Committee held on Wednesday, July 5, 2006, be adopted as circulated. |
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CARRIED |
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NEXT COMMITTEE MEETING DATE |
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2. |
Thursday, September 7, 2006, (tentative date) at 4:00 p.m. in the Anderson Room. |
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The Chair directed that the following items be added to the agenda: |
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Item 14. Application by Oris Development (London Landing Corp.) for a Steveston Area Plan Amendment and Rezoning at 13251 Princess Street and 6211 Dyke Road |
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Item 15. Broadmore and Afton Drive |
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Item 16. Sustainable Development: Richmond Core Waterfront and Marine Village – Marpole Urban Village |
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DELEGATION |
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3. |
(File No.: 01-0100-20-CCDEI-01) |
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Mr. McCoy was joined by Belinda Boyce, Co-Chair of Richmond Community Services Advisory Committee (RCSAC). He referred to the recent resignations of committee members from the City’s Child Care Advisory Board. Mr. McCoy suggested that an exit interview be conducted when a Committee member resigns from any of the City’s advisory committees to determine if any improvements would be necessary. | ||
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A brief discussion ensued and Committee members thanked Mr. McCoy for his presentation and for the suggestion. | ||
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It was moved and seconded | ||
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(1) |
That staff be directed to prepare a City advisory committee exit interview policy (e.g. who interviews, when, the questions, the process, how the results would be used), whereby the City would conduct exit interviews with City advisory committee members who resign, with the aim of determining if improvements would be necessary; and | |
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(2) |
That staff be directed to advise Council if an exit interview policy exists for City staff, and if not, to prepare such a policy. | |
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CARRIED | ||||
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PLANNING & DEVELOPMENT DEPARTMENT |
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4. |
(RZ 04-270312 - Report: June 27, 2006, File No.: 12-8060-20-7761, 12-8060-20-7907; xr: 08-4430-00) (REDMS No. 1936024, 280108, 1755827, 1754302, 1936982) | ||
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It was moved and seconded | ||
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(1) |
That the following recommendations be forwarded to Public Hearing: | |
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That Single-Family Lot Size Policy 5439 for the properties located in the northeast portion of Section 13-4-7, located to the southwest of the intersection of Granville Avenue and No. 2 Road, be amended to permit 5420 Granville Avenue to rezone and subdivide to Single-Family Housing District, Subdivision Area B (R1/B); |
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(2) |
That Bylaw No. 7761, for the rezoning of 5420 Granville Avenue from “Single-Family Housing District, Subdivision Area E (R1/E)” to “Coach House District (R9)”, be abandoned; and | |
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(3) |
That Bylaw No. 7907, for the rezoning of 5420 Granville Avenue 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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5. |
(RZ 06-328581 - Report: June 27, 2006, File No.: 12-8060-20-8096) (REDMS No. 1964436, 1989052, 1970564) |
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It was moved and seconded |
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That Bylaw No. 8096, for the rezoning of 9980 Shell 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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6. |
(RZ 06-329546 - Report: June 27, 2006, File No.: 12-8060-20-8095) (REDMS No. 1951580, 1952461) | |
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It was moved and seconded | |
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That Bylaw No. 8095, for the rezoning of 10231 Williams 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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7. |
(RZ 06-332827 - Report: June 27, 2006, File No.: 12-8060-20-8097) (REDMS No. 1970439, 1988644) | |
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It was moved and seconded | |
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That Bylaw No. 8097, for the rezoning of 10311 Williams 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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8. |
(RZ 06-334555 - Report: June 30, 2006, File No.: 12-8060-20-8091) (REDMS No. 1910669, 1911105) | |
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It was moved and seconded | |
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That Bylaw No. 8091, for the rezoning of 10691 Williams 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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9. |
AFFORDABLE HOUSING STRATEGY - INTERIM STRATEGY AND REPORT (Report: July 5, 2006, File No.: 08-4057-05/2006-Vol 01) (REDMS No. 1965342) |
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Holger Burke, Development Coordinator, accompanied by Dale McClanaghan and Jason Copas of the consulting firm McClanaghan & Associates, stated that the Interim Strategy and Report had been sent out to stakeholders, including the Urban Development Institute (UDI), for comment. If Committee and Council approve the Interim Report, the next step is to meet with focus groups to discuss how to implement the strategy. The report will be finalized by the end of 2006. |
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In response to queries from Committee members Mr. Burke and the consultants advised that: |
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in the past the City has used the $0.60 per buildable square foot rate as a contribution by developers I made in lieu of building affordable housing. A higher rate would be premature at this time. If a higher rate is appropriate, that will be reflected in the finalized report; |
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when the City looks at entry level or subsidized units, it looks at the tipping point where the developer would provide units or provide cash; an item for the final report is how to effectively apply affordable property requirements; |
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the consultants will look at the feasibility of a maintenance bylaw and the City’s law department will also look at how effective this type of bylaw can be; information regarding building maintenance bylaws will be included in the final report; the need for a building maintenance bylaw is driven by two circumstances: (i) landlords who try to evict, and (ii) when rental buildings have become uneconomic and landlords can no longer afford to maintain them; |
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there has been increased pressure on local governments to respond to affordable housing needs as higher levels of government have been decreasing or even suspend their affordable housing initiatives; cities that have provided leadership in this field have tended to get more assistance; a good housing policy assists cities in taking advantage of opportunities when they are proposed by provincial and federal governments; |
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the City has retained Paul Rollo to work on an interim amenity policy; the City will also discuss this issue with UDI and with the Greater Vancouver Home Builders Association. |
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(Mayor Brodie entered the meeting at 4:50 p.m.) |
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the City will study what other municipalities, such as Burnaby, have done with city amenity policies; |
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at present the City’s affordable housing account stands at approximately $6,000,000; |
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the city’s building approval department is actively looking at the issue of secondary suites; | ||||
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the provincial and federal governments are subsidizing affordable housing; in communities with low vacancy rates, government subsidies tend to push rents up while not stimulating new rental supply; subsidized cheques cost the treasury more and may not be as effective as they can be; | ||||
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it is important for a community to have a healthy affordable housing supply, and this includes secondary suites and coach houses, two forms of housing the City is looking into. | ||||
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The Mayor confirmed that the City does have an ongoing commitment to affordable housing, citing examples where the City has partnered with several organizations. | |||||
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Peter Mitchell, 6271 Nanika Crescent, stated that the $0.60 contribution per buildable square foot in lieu of affordable housing, is not much. | |||||
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Matt Nugent, of the Urban Development Institute, stated that UDI is concerned about how a $5.10 contribution in the West Cambie Area would affect the overall affordability of housing product in Richmond. | |||||
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It was moved and seconded | |||||
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That, based on the “Affordable Housing Strategy – Interim Strategy and Report” dated June 29, 2006 from McClanaghan & Associates: | |||||
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(1) |
Comments from the stakeholders and public be forwarded to McClanaghan & Associates for consideration in the drafting of the final Affordable Housing Strategy; and | ||||
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(2) |
The following policies apply to in stream development applications until such time as the final Affordable Housing Strategy is approved (e.g., at the end of 2006): | ||||
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City Wide Policy: | ||||
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(a) |
that affordable housing be defined by the following three (3) housing forms and annual income thresholds, which are to be reviewed from time-to-time: | |||
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i.) |
entry level ownership (households earning $60,000 or less assuming a 10% down payment); |
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ii.) |
low end of market rental (less than $37,700); and |
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iii) |
subsidized housing (less than $20,000); |
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City Wide Policy – Excluding The West Cambie Alexandra Area: | ||||
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(b) |
the provision of affordable housing or the contribution in lieu, be requested for all in stream multiple-family development applications; | |||
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(c) |
where affordable housing is provided in multiple-family development applications, that it constitute at least 14% entry level ownership housing units, or 6% of the units if they are subsidized housing; | |||
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(d) |
where a contribution in lieu of affordable housing is made, that it be based on the current minimum of $0.60 per buildable square foot, which is to be reviewed from time-to-time; | |||
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(e) |
a moratorium be put on development applications (e.g., rezoning; subdivision; strata title conversion; development permit) involving the demolition or conversion of the existing multiple-family rental housing stock, except in cases where there is 1:1 replacement; and | |||
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(f) |
that convertible or flex housing be permitted in single-family areas (subject to applicable Official Community Plan, Area Plan and City planning policies, the Zoning and Development Bylaw, and the normal Public Hearing process) and not be subsidized by the City of Richmond. | |||
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CARRIED | |||||||
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10. |
SUPPORT FOR A REGIONAL AFFORDABLE HOUSING STRATEGY | ||
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Terry Crowe, Manager, Policy Planning reported that this report is an investment and will assist in establishing programs to pay for affordable housing. Staff at the GVRD are supportive of this report.. | ||
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(Cllr. Steves left the room at 5:30, and Cllr. McNulty assumed the Chair.) | ||
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It was moved and seconded | ||
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That, as per the report from the Manager, Policy Planning entitled: “Support For A Regional Housing Strategy”, dated July 7, 2006: | ||
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(1) |
Council: | |
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(a) |
Support the Greater Vancouver Regional District (GVRD) Board in preparing and implementing an effective Regional Affordable Housing Strategy, by requesting that the regional affordable housing strategy address all the essential affordable housing components, particularly how to pay for affordable housing, and. |
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(b) |
Request the Ministry of Forest and Ranges, Office of Housing and Construction Standards to ensure that the Provincial Housing and Homelessness Strategy which it is preparing, address all the essential affordable housing components, particularly how to pay for affordable housing and that it assist the GVRD in preparing and implementing the Regional Affordable Housing Strategy. |
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(2) |
Copies of this report be forwarded to Richmond federal MPs and provincial MLAs, CMHC, BC Housing, GVHC, GVRD municipalities and UDI, with the suggestion that they may wish to provide similiar support and comments to the GVRD and the BC Office of Housing and Construction Standards. | |
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The question on the motion was not called, as staff was directed to amend Part 2 prior to the report being submitted to Council, to forward copies of the report to additional partners, including SUCCESS, Habitat for Humanity, the FCM , and the UBCM. | ||
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The question on the motion was then called, and it was CARRIED. | ||
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11. |
(RZ 05-317472: June 27, 2006, File No.: 12-8060-20-8102) (REDMS No. 1911337, 1792188, 1952907) | |
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In response to queries from Committee members Cecilia Achiam, Senior Planner, advised that: | |
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the applicant attempted to purchase the site at the corner of Granville and No. 3 Road, where the gas station is located, but was unsuccessful; |
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the design of the project allows for a tower to be constructed in the future should the gas station property become available; |
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a mews is defined as a very narrow street |
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(Councillor Steves returned to the meeting at 5:37 p.m. and assumed the Chair from Councillor McNulty.) | |
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Bruce Haden of Hotson Baker Boniface Haden Architects, addressed the Committee and made the following points: | |
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the idea for the project is to try to create a slightly different model for Richmond; |
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the faces of the parking garages on site will feature “sky homes” plugged into the side of the parkades so that the parkades participate in the life of the building and are not just dead spaces; the sky homes have parking garages with direct entrances to each unit to create flexible spaces (e.g. for kayak storage, etc.) which is unique in a city centre setting; |
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the project has a large podium that is completely landscaped. |
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Peter Mitchell, 6271 Nanika Crescent addressed Committee members and noted that: the building is 800 metres from a Canada Line station so the project might not encourage people to walk in the City Centre; 43 deciduous trees are included but only one conifer; the podium roof will be green but the rooftop will not be green; the project’s amenities may be available for use by the building residents and members of the general public; the local school district should be notified of projects such as this one that are in the same neighbourhood as the Board offices; and the project’s budget for public art is higher than the project’s budget for affordable housing. | |
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Jean Lamontagne responded and stated that: | |
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two separate lots comprise the applicant’s full site and the affordable housing budget is based on the smaller of the two lots which required rezoning; the larger lot already has C7 zoning and does not technically require rezoning; |
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the development permit process for the applicant’s project will go into detail regarding landscaping; |
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the applicant and City staff have worked on the day care idea but with no partner coming forward it is a difficult process; |
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the applicant has expressed a commitment to work with the City and is willing to look at such things as amenities that have a general public component; |
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this application does not include an OCP amendment so the City has no obligation to notify the School Board, but City staff does meet with School Board representatives on a regular basis to update them on projects and applications. |
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It was moved and seconded | |||
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(1) |
That Bylaw No. 8102, to create “Comprehensive Development District (CD/176)” and for the rezoning of 8080 and 8084 Granville Avenue from “Automobile-Oriented Commercial District (C6)” and 7080 No. 3 Road from “Downtown Commercial District (C7)” to “Comprehensive Development District (CD/176), be introduced and given first reading; and |
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(2) |
That staff continue discussions with the applicant to address: | ||
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(a) |
the possibility of the inclusion of more conifers; | |
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the ratio of public art versus affordable housing contribution, and to explore the possible reallocation of some of the public art contribution to affordable housing; and | |
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(3) |
That staff check with the Richmond School District No. 38 with respect to day care needs, to take advantage of future opportunities to work with willing developers to provide on-site day care facilities. | ||
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CARRIED | |||||
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12. |
(RZ 04-286496: July 5, 2006, File No.: 12-8060-20-8103) (REDMS No. 1795114, 1882963, 1795112) |
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Jean Lamontagne circulated a memorandum dated July 18, 2006 with a revised Bylaw 8103 attached (on file in the Clerk’s Office). He advised that the applicant cooperated in the endeavour to dedicate additional land in order to facilitate completion of future road and boulevard extension when redevelopment occurs to the south of the site (6451 Minoru Blvd.). |
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Peter Mitchell, 6271 Nanika Crescent, addressed Committee members and noted that: the calculation of 4.7% for affordable housing, over the life cycle of the buildings, is really only 2%; there is a green podium but no green roof; there is no storm water retention; there is no preschool or day care included in the project; recreation facilities could be built on site; there could be a plan to replace the trees that will be removed from the Minoru area; there may be the possibility of senior housing options if the applicant advises the Legion or the Kiwanis Club. |
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Mr. Lamontagne responded and stated that: | ||
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the project will provide 100% of the rental unit replacement; | |
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out of those units, 21 are affordable, and oriented toward seniors; | |
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the applicant will give first priority to existing residents of the site; | |
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the applicant will provide greenway dedication to access Minoru Park; | |
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the applicant will provide the amenity space as per the guidelines for the residents; | |
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60% of the rental units in the project fit the affordable housing definition; the development meets the requirements of on site amenity in accordance with the OCP. | |
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Transit Oriented Development contribution | |
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In response to a query from the Committee, Ms. Achiam advised that originally the applicant wished to submit a contribution in lieu of affordable housing, but when the City approached and asked the applicant if affordable units could be built, the applicant agreed to do so. In addition, the applicant will build amenities specific to seniors within the seniors affordable housing component of the project. The applicant has had discussions with high levels of government and those governments seem willing to do top ups. | ||
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In response to a query from the Committee, Mr. Lamontagne advised that with regard to the ten years of housing agreement, the applicant is trying to find a partner to help extend the ten years into the life of the building, thereby avoiding the potential situation of a long term resident coming to the end of a ten year residency. Staff will work with the applicant to refine the roof top landscape and community garden opportunities. | ||
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It was moved and seconded | ||
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That Bylaw No. 8103, to create “Comprehensive Development District (CD/177)” and for the rezoning of 6351 and 6391 Minoru Boulevard from “Townhouse and Apartment District (R3)” to “Comprehensive Development District (CD/177)”, be introduced and given first reading. |
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CARRIED | ||||
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13. |
(RZ 05-303677 Report: July 5, 2006 , File No.:12-8060-20-8098, 12-8060-20-8099) (REDMS No. 1928539, 1928560, 1948329) | ||
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It was moved and seconded | ||
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(1) |
That Official Community Plan (OCP) Amendment Bylaw No. 8098, to redesignate a portion of 11295 Mellis Drive from “Community Institutional” to “Public & Open Space Use” in Attachment 1 of Schedule 1 of Official Community Plan Bylaw 7100 (General Land Use Map), be introduced and given first reading; | |
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(2) |
That Bylaw No.8098, having been considered in conjunction with: | |
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(a) |
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 the said program and plans, in accordance with Section 882(3)(a) of the Local Government Act; | |
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(3) |
That Bylaw No. 8098, having been considered in accordance with the City Policy on Consultation During OCP Development, is hereby deemed not to require further consultation; and | |
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(4) |
That 11331 Mellis Drive be discharged from the provisions of “Land Use Contract 081 (LUC 081)” and that Bylaw No. 8099 to create “Comprehensive Development District (CD/175)” and for the rezoning of 11331 and portions of 11251 and 11295 Mellis Drive from "School & Public Use District (SPU)" and "Assembly District (ASY)" to “Comprehensive Development District (CD/175)”, be introduced and given first reading. | |
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CARRIED | ||||
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14. |
(RZ 04-286813 Report: July 18, 2006, File No.: (REDMS No. 1998410) | ||
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It was moved and seconded | ||
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(1) |
That Official Community Plan Amendment Bylaw No. 8107, which amends Official Community Plan Bylaw No. 7100, by substituting a revised Steveston Area Plan Sub-Area for the existing Steveston Area Plan Sub-Area Plan as Schedule A thereof to amend the London/Princess Land Use Map to designate 13251 Princess Street and 6211 Dyke Road from “Mixed-Use” to “Residential”, be introduced and given first reading; | |
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(2) |
That Bylaw No. 8107, having been considered in conjunction with: | |
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(a) |
the City’s Financial Plan and Capital Program; |
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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. 8107, having been considered in accordance with the City Policy on Consultation during OCP Development, is hereby deemed not to require further consultation. | |
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(4) |
That Bylaw No. 8078 for the rezoning of 13251 Princess Street and 6211 Dyke Road from “Industrial District (I2)” to “Comprehensive Development District (CD/174)” for multi-family residential development, to facilitate the construction of a 16-unit over-parkade multi-family residential development, be referred to Public Hearing on September 6, 2006; | |
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(5) |
That Bylaw 8077, which was given first reading by Council on June 12, 2006, be abandoned. | |
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CARRIED | ||||
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15. |
BROADMORE AND AFTON DRIVE |
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It was moved and seconded |
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That staff review and submit a memo to the Planning Committee regarding the potential changes to the existing lot size policy. |
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CARRIED | ||
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16. |
SUSTAINABLE DEVELOPMENT: RICHMOND CORE WATERFRONT AND MARINE VILLAGE – MARPOLE URBAN VILLAGE |
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Councillor Steves requested that staff review correspondence received from Richard Balfour (Metro Vancouver Planning Coalition) (on file in the Clerk’s Office). |
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It was moved and seconded |
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That staff review the correspondence from Richard Balfour (dated July 7, 2006) and that he be invited to attend a future meeting of the Planning Committee if appropriate. |
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CARRIED | ||
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17. |
MANAGER’S REPORT |
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(1) |
Affordable Housing – no report was forthcoming. |
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(2) |
City Centre Plan – Holger Burke reported that open houses would be held on July 18, 19, and 22, 2006. |
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(3) |
Steveston Study – Terry Crowe reported that a memo for Council would be forthcoming with details regarding the July 28 and 29, 2006, open houses on this subject. |
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(4) |
Official Community Plan/Liveable Region Strategic Plan Review – no report was forthcoming. |
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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, July 18, 2006. |
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_________________________________ |
_________________________________ |
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Councillor Harold Steves |
Sheila Johnston |