October 8, 2013 - Minutes

Planning Committee

Date:

Tuesday, October 8, 2013

Place:

Anderson Room
Richmond City Hall

Present:

Councillor Bill McNulty, Chair
Councillor Evelina Halsey-Brandt
Councillor Chak Au
Councillor Linda Barnes
Councillor Harold Steves
Mayor Malcolm Brodie

Also Present:

Councillor Linda McPhail

Call to Order:

The Chair called the meeting to order at 4:00 p.m.

MINUTES

It was moved and seconded

That the minutes of the meeting of the Planning Committee held on Tuesday, September 17, 2013, be adopted as circulated.

CARRIED

NEXT COMMITTEE MEETING DATE

Tuesday, October 22, 2013, (tentative date) at 4:00 p.m. in the Anderson Room

COMMUNITY SERVICES DEPARTMENT

1.

Housing Agreement Bylaw No. 8862 to Permit the City of Richmond to Secure Affordable Housing Units located at 9500 Cambie Road (0890784 BC Ltd.)
(File Ref. No. 12-8060-20-8862) (REDMS No. 3967284)

It was moved and seconded

That Housing Agreement (9500 Cambie Road) Bylaw No. 8862 be introduced and given first, second, and third readings to permit the City, once Bylaw No. 8862 has been adopted, to enter into a Housing Agreement substantially in the form attached hereto, in accordance with the requirements of s. 905 of the Local Government Act, to secure the Affordable Housing Units required as a condition of Rezoning Application No. 10-557519.

CARRIED

PLANNING & DEVELOPMENT DEPARTMENT

2.

Application by First Richmond North Shopping Centres Ltd. for Rezoning at 4660,4680,4700, 4720, 4740 Garden City Road and 9040, 9060, 9080, 9180, 9200, 9260, 9280, 9320, 9340, 9360, 9400, 9420, 9440, 9480, 9500 Alexandra Road from "Single Detached ((RS1/F)" to "Neighbourhood Commercial (ZC32) - West Cambie Area" and "School & Institutional (SI)"
(File Ref. No. 12-8060-20-8864/8865/8973, RZ 10-528877) (REDMS No. 3979427 v.6)

Wayne Craig, Director, Development, advised that in response to the September 17, 2013 referral, staff have met with the applicant to discuss revisions to the site plan to address concerns raised by Committee; this information has been communicated to Council in the form of several memorandums. Mr. Craig stated that revisions to the site plan include (i) slightly shifting the proposed May Drive alignment to the west to increase the size of the City’s future park area; and (ii) revision of the landscape plan to increase the amount of planting of native tree and shrub species on the subject site. He further mentioned that the developer will also make cash contributions to the City for ecological enhancements within the West Cambie Area Plan.

Victor Wei, Director, Transportation, highlighted the following information regarding traffic projections:

§

approximately 300 two-way vehicular trips are projected to be entering and exiting the proposed development during the morning peak hour, 1,300 for the afternoon peak hour, and 1,800 for the Saturday afternoon peak hour; and

§

in terms of projected distribution of traffic travelling to the subject site, 17.5 % would be coming from the north, 20% from the west, 50% from the south and 12.5% from the east.

Mr. Wei further advised that a number of proposed intersection improvements at Garden City Road and Alderbridge Way, which include provisions for double left turn lanes and an exclusive right turn lane, would sufficiently accommodate the projected increase in traffic volume for approximately ten years; therefore, the construction of the Alexandra Connector Road is not needed in the immediate future.

In closing, Mr. Wei stated that in compliance with the September 17, 2013 referral, a summary of the key findings of the Traffic Impact Assessment Study has been provided to Committee.

In response to queries from Committee, Mr. Wei advised that (i) the proposed intersection improvements would have to be completed prior to the opening of the proposed Walmart store, and (ii) should the rezoning application be approved, staff would proceed to acquire the lands required for the construction of the Alexandra Connector Road.

Discussion ensued and it was noted that two pages from the Environment Sensitive Area (ESA) report from Stantec Consulting Ltd. were not included as part of staff’s memorandums. As per Committee’s direction, a complete copy of the ESA report was distributed on the table to Committee (attached to and forming part of these Minutes as Schedule 1).

In response to a query from Committee, Joe Erceg, General Manager, Planning and Development, advised that staff could ensure that appropriate native tree species would be planted in the proposed development as part of the development permit process.

In response to a query, Terry Crowe, Manager, Policy and Planning, stated that an Agricultural Land Reserve (ALR) buffer is required to minimize complaints against farm operations, which would likely come from residential rather than commercial land uses.

In response to a query from Committee, Mr. Craig advised that the City’s nursery has the capacity to stockpile and locate native tree species for planting.

Jim Wright, 8300 Osgoode Drive, read from his submission (attached to and forming part of these Minutes as Schedule 2).

Lorraine Bell, 10431 Mortfield Road, expressed concern regarding the neglect and possible loss of the green space along Alderbridge Way from Garden City Road to No. 4 Road. She spoke of the destruction of green space thus far on the subject site, noting that the proposed rezoning application has not yet been approved. Also, Ms. Bell was of the opinion that a Walmart store is not needed in the area as there are numerous existing shopping centres within cycling and walking distance.

Michael Wolfe, 9371 Odlin Road, commented on the need for the City to formulate rules and regulations regarding preloading in order to safeguard green space. He spoke in opposition to cash contributions in lieu of on-site natural and ecological features in the West Cambie Area. Mr. Wolfe spoke of the concept of ecological succession, and emphasized that it is important not only to look above ground but also below ground to appreciate the ecological benefits provided by mature trees. He concluded his remark by suggesting that the developer sell the subject properties to other establishments more acceptable to the community.

Colin Dring, 7397 Moffatt Road, read from his submission (attached to and forming part of these Minutes as Schedule 3).

In response to a query from Committee, Mr. Dring stated that the City’s Advisory Committee on Environment (ACE) is a valuable resource available to Council in providing technical advice regarding environmental matters; however, ACE was not consulted regarding the impact of the proposed development on the environment.

Shelley Dubbert, 4420 Garden City Road, read from her submission (attached to and forming part of these Minutes as Schedule 4).

In response to a query from Committee, Ms. Dubbert stated that the North Shore Mountains are visible above the existing trees on the subject site from Garden City Road.

Carol Day, Richmond resident, read from her submission (attached to and forming part of these Minutes as Schedule 5). Ms. Day was of the opinion that (i) good planning is needed in developing the City’s downtown core to ensure that all areas are well developed, and (ii) small businesses cannot compete with a retail giant like Walmart, which would negatively impact the City’s tax revenues.

De Whalen, 13631 Blundell Road, spoke about the proposed Walmart store’s siting, noting that other cities’ with big box retailers locate these stores far from the city centre. Ms. Whalen queried whether the applicant had conducted environmental and economic impact assessment studies and was of the opinion that the proposed development should not go forward.

In response to a query from Committee, Ms. Whalen stated that an environmental impact assessment study should include how the proposed development would potentially affect the Garden City Lands.

Jerome Dickey, 9280 Glenallan Drive, expressed his appreciation on the work done by the City in promoting a sustainable community. Mr. Dickey requested that the Official Community Plan (OCP) be respected and that ESAs be protected.

John ter Borg, 5860 Sandpiper Court, stated that innovations are needed in order for the developer to accommodate and respect the land use designations of natural lands within and adjacent to the proposed development. Mr. ter Borg was of the opinion that these innovations are lacking; however he was hopeful that the development proposal would still be refined.

Shawn Sangha, 10540 Southridge Road, expressed concern regarding property negotiations his family has had with the developer. Also, Mr. Sangha commented on the traffic study, noting that a high volume of traffic is anticipated to be coming from south of the subject site, however, he was of the opinion that a higher percentage would be coming from the west due to the location of other retail stores in that direction. Mr. Sangha concluded his remarks by stating that the Alexandra Connector Road should be constructed now as traffic in the area is likely to worsen should the development proposal go forward.

In relation to the concern expressed by Mr. Sangha regarding his family’s property negotiations with the developer, it was suggested that he consult with staff regarding the process and general land sale aspects.

In response to a query from Committee, Mike Redpath, Senior Manager, Parks stated that compensation values for ESA lands have been determined in order to ensure that there would be no net loss of such lands.

In response to queries from Committee, Mr. Craig provided the following information:

§

the compensation value of $46 per square metre is based on recent costs of ecological work done in the West Cambie Area;

§

there have been past developments where an applicant has made cash contributions for offsite ecological enhancements to compensate for ESA reductions within the subject development;

§

compensation values are determined on individual basis and depend on factors such as the time period and location of a proposed development;

§

the ACE is consulted by staff on larger environmental matters such as OCP amendments and environmental strategies;

§

at Council’s direction, staff can work with the ACE on environmental and ecological aspects of the proposed development;

§

Council may amend the terms of the proposed rezoning application up to the third reading of the proposed bylaws; and

§

staff is of the opinion that the proposed development is pedestrian-oriented.

In response to a further query from Committee, Mr. Craig reviewed how ESA matters, such as the determination of compensation values, are managed.

It was moved and seconded

(1)

That Official Community Plan Bylaw 7100, Amendment Bylaw 8865, to amend the Alexandra Neighbourhood Land Use Map in Schedule 2.11.A of West Cambie Area Plan (WCAP) as shown on the proposed amendment plan to:

(a)

reduce the minimum density permitted from 1.25 to 0.60 FAR in Mixed Use Area A;

(b)

adjust the proposed alignment of May Drive within the development lands; and

(c)

reduce the “Park” designation over portions of 9440, 9480 and 9500 Alexandra Road;

be introduced and given first reading;

(2)

That Official Community Plan Bylaw 9000, Amendment Bylaw 8973, to amend Attachment 2 to Schedule 1 of the Official Community Plan “2041 OCP ESA Map” to eliminate the Environmentally Sensitive Area (ESA) designation for 9440, 9480 and 9500 Alexandra Road, be introduced and given first reading;

(3)

That Official Community Plan Bylaw 7100 Amendment Bylaw 8865 and Official Community Plan Bylaw 9000 Amendment Bylaw 8973, having been considered in conjunction with:

(a)

the City’s Financial Plan and Capital Program; and

(b)

the Greater Vancouver Regional District Solid Waste and Liquid Waste Management Plans;

is hereby deemed to be consistent with said program and plans, in accordance with Section 882(3)(a) of the Local Government Act;

(4)

That Official Community Plan Bylaw 7100 Amendment Bylaw 8865 and OCP Bylaw 9000 Amendment Bylaw 8973 having been considered in accordance with OCP Bylaw Preparation Consultation Policy 5043, are hereby deemed not to require further consultation; and

(5)

That Richmond Zoning Bylaw 8500, Amendment Bylaw 8864 to create the "Neighbourhood Commercial (ZC32) – West Cambie Area" zone and rezone 4660, 4680, 4700, 4720, 4740 Garden City Road and 9040, 9060, 9080, 9180, 9200, 9260, 9280, 9320, 9340, 9360, 9400, 9420, 9440, 9480 and 9500 Alexandra Road from "Single Detached (RS1/F)" to "Neighbourhood Commercial (ZC32) – West Cambie Area" and "School & Institutional (SI)", be introduced and given first reading.

The question on the motion was not called as Committee raised concern with regard to (i) the unsuitability of locating a big box retailer outside the city centre where there is no public transit, (ii) the increased traffic that would be generated surrounding the proposed development, (iii) the landscaped deck as an inadequate compensation for reduction in ESA, (iv) the lack of protection of the Garden City Lands from the proposed development due to the absence of a buffer, and (v) the loss of a significant portion of natural land within the subject site.

Further discussion ensued and comments were made in favour of the proposed application going before Council and it was noted that (i) the proposed applications has been with Committee for some time, (ii) the proposed development’s land use plan conforms with the West Cambie Area Plan, (iii) an extensive public consultation process was carried out as part of the conception of the West Cambie Area Plan, (iv) there would be opportunity for the community to express its views regarding the proposed development’s land use plan at a Public Hearing, (v) the proposed application has been improved in order to address concerns previously raised by Committee, and (vi) information provided by staff regarding the Traffic Impact Assessment Study, intersection improvements, additional compensation for the reduction in ESA, and proposals for the acquisition of properties required for construction of the Alexandra Connector Road would protect the City’s taxpayers.

In response to a remark regarding seeking comments from the ACE’s in relation to the proposed development’s land use plan, it was suggested that such direction be given to staff’s in the form of a Council resolution.

The Chair clarified that should Committee vote favourably on the proposed application, the proposed application would merely move forward for Council’s consideration. He further noted that should the proposed application be given first reading at the Council meeting, it would proceed to a Public Hearing on Monday, November 18, 2013.

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

ADJOURNMENT

It was moved and seconded

That the meeting adjourn (5:30 p.m.).

CARRIED

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, October 8, 2013.

_________________________________

_________________________________

Councillor Bill McNulty
Chair

Rustico Agawin
Auxiliary Committee Clerk

Alerts

October 8, 2013 - Minutes

In this section

Date:		Tuesday, October 8, 2013
Place:		Anderson Room Richmond City Hall
Present:		Councillor Bill McNulty, Chair Councillor Evelina Halsey-Brandt Councillor Chak Au Councillor Linda Barnes Councillor Harold Steves Mayor Malcolm Brodie
Also Present:		Councillor Linda McPhail
Call to Order:		The Chair called the meeting to order at 4:00 p.m.
		MINUTES
		It was moved and seconded
		*That the minutes of the meeting of the Planning Committee held on Tuesday, September 17, 2013, be adopted as circulated.*
		CARRIED
		NEXT COMMITTEE MEETING DATE
		Tuesday, October 22, 2013, (tentative date) at 4:00 p.m. in the Anderson Room
		COMMUNITY SERVICES DEPARTMENT
	1.	Housing Agreement Bylaw No. 8862 to Permit the City of Richmond to Secure Affordable Housing Units located at 9500 Cambie Road (0890784 BC Ltd.) (File Ref. No. 12-8060-20-8862) (REDMS No. 3967284)
		It was moved and seconded
		That Housing Agreement (9500 Cambie Road) Bylaw No. 8862 be introduced and given first, second, and third readings to permit the City, once Bylaw No. 8862 has been adopted, to enter into a Housing Agreement substantially in the form attached hereto, in accordance with the requirements of s. 905 of the Local Government Act, to secure the Affordable Housing Units required as a condition of Rezoning Application No. 10-557519.
		CARRIED
		PLANNING & DEVELOPMENT DEPARTMENT
	2.	Application by First Richmond North Shopping Centres Ltd. for Rezoning at 4660,4680,4700, 4720, 4740 Garden City Road and 9040, 9060, 9080, 9180, 9200, 9260, 9280, 9320, 9340, 9360, 9400, 9420, 9440, 9480, 9500 Alexandra Road from "Single Detached ((RS1/F)" to "Neighbourhood Commercial (ZC32) - West Cambie Area" and "School & Institutional (SI)" (File Ref. No. 12-8060-20-8864/8865/8973, RZ 10-528877) (REDMS No. 3979427 v.6)
		Wayne Craig, Director, Development, advised that in response to the September 17, 2013 referral, staff have met with the applicant to discuss revisions to the site plan to address concerns raised by Committee; this information has been communicated to Council in the form of several memorandums. Mr. Craig stated that revisions to the site plan include (i) slightly shifting the proposed May Drive alignment to the west to increase the size of the City’s future park area; and (ii) revision of the landscape plan to increase the amount of planting of native tree and shrub species on the subject site. He further mentioned that the developer will also make cash contributions to the City for ecological enhancements within the West Cambie Area Plan.
		Victor Wei, Director, Transportation, highlighted the following information regarding traffic projections:
		§	approximately 300 two-way vehicular trips are projected to be entering and exiting the proposed development during the morning peak hour, 1,300 for the afternoon peak hour, and 1,800 for the Saturday afternoon peak hour; and
		§	in terms of projected distribution of traffic travelling to the subject site, 17.5 % would be coming from the north, 20% from the west, 50% from the south and 12.5% from the east.
		Mr. Wei further advised that a number of proposed intersection improvements at Garden City Road and Alderbridge Way, which include provisions for double left turn lanes and an exclusive right turn lane, would sufficiently accommodate the projected increase in traffic volume for approximately ten years; therefore, the construction of the Alexandra Connector Road is not needed in the immediate future.
		In closing, Mr. Wei stated that in compliance with the September 17, 2013 referral, a summary of the key findings of the Traffic Impact Assessment Study has been provided to Committee.
		In response to queries from Committee, Mr. Wei advised that (i) the proposed intersection improvements would have to be completed prior to the opening of the proposed Walmart store, and (ii) should the rezoning application be approved, staff would proceed to acquire the lands required for the construction of the Alexandra Connector Road.
		Discussion ensued and it was noted that two pages from the Environment Sensitive Area (ESA) report from Stantec Consulting Ltd. were not included as part of staff’s memorandums. As per Committee’s direction, a complete copy of the ESA report was distributed on the table to Committee (attached to and forming part of these Minutes as Schedule 1).
		In response to a query from Committee, Joe Erceg, General Manager, Planning and Development, advised that staff could ensure that appropriate native tree species would be planted in the proposed development as part of the development permit process.
		In response to a query, Terry Crowe, Manager, Policy and Planning, stated that an Agricultural Land Reserve (ALR) buffer is required to minimize complaints against farm operations, which would likely come from residential rather than commercial land uses.
		In response to a query from Committee, Mr. Craig advised that the City’s nursery has the capacity to stockpile and locate native tree species for planting.
		Jim Wright, 8300 Osgoode Drive, read from his submission (attached to and forming part of these Minutes as Schedule 2).
		Lorraine Bell, 10431 Mortfield Road, expressed concern regarding the neglect and possible loss of the green space along Alderbridge Way from Garden City Road to No. 4 Road. She spoke of the destruction of green space thus far on the subject site, noting that the proposed rezoning application has not yet been approved. Also, Ms. Bell was of the opinion that a Walmart store is not needed in the area as there are numerous existing shopping centres within cycling and walking distance.
		Michael Wolfe, 9371 Odlin Road, commented on the need for the City to formulate rules and regulations regarding preloading in order to safeguard green space. He spoke in opposition to cash contributions in lieu of on-site natural and ecological features in the West Cambie Area. Mr. Wolfe spoke of the concept of ecological succession, and emphasized that it is important not only to look above ground but also below ground to appreciate the ecological benefits provided by mature trees. He concluded his remark by suggesting that the developer sell the subject properties to other establishments more acceptable to the community.
		Colin Dring, 7397 Moffatt Road, read from his submission (attached to and forming part of these Minutes as Schedule 3).
		In response to a query from Committee, Mr. Dring stated that the City’s Advisory Committee on Environment (ACE) is a valuable resource available to Council in providing technical advice regarding environmental matters; however, ACE was not consulted regarding the impact of the proposed development on the environment.
		Shelley Dubbert, 4420 Garden City Road, read from her submission (attached to and forming part of these Minutes as Schedule 4).
		In response to a query from Committee, Ms. Dubbert stated that the North Shore Mountains are visible above the existing trees on the subject site from Garden City Road.
		Carol Day, Richmond resident, read from her submission (attached to and forming part of these Minutes as Schedule 5). Ms. Day was of the opinion that (i) good planning is needed in developing the City’s downtown core to ensure that all areas are well developed, and (ii) small businesses cannot compete with a retail giant like Walmart, which would negatively impact the City’s tax revenues.
		De Whalen, 13631 Blundell Road, spoke about the proposed Walmart store’s siting, noting that other cities’ with big box retailers locate these stores far from the city centre. Ms. Whalen queried whether the applicant had conducted environmental and economic impact assessment studies and was of the opinion that the proposed development should not go forward.
		In response to a query from Committee, Ms. Whalen stated that an environmental impact assessment study should include how the proposed development would potentially affect the Garden City Lands.
		Jerome Dickey, 9280 Glenallan Drive, expressed his appreciation on the work done by the City in promoting a sustainable community. Mr. Dickey requested that the Official Community Plan (OCP) be respected and that ESAs be protected.
		John ter Borg, 5860 Sandpiper Court, stated that innovations are needed in order for the developer to accommodate and respect the land use designations of natural lands within and adjacent to the proposed development. Mr. ter Borg was of the opinion that these innovations are lacking; however he was hopeful that the development proposal would still be refined.
		Shawn Sangha, 10540 Southridge Road, expressed concern regarding property negotiations his family has had with the developer. Also, Mr. Sangha commented on the traffic study, noting that a high volume of traffic is anticipated to be coming from south of the subject site, however, he was of the opinion that a higher percentage would be coming from the west due to the location of other retail stores in that direction. Mr. Sangha concluded his remarks by stating that the Alexandra Connector Road should be constructed now as traffic in the area is likely to worsen should the development proposal go forward.
		In relation to the concern expressed by Mr. Sangha regarding his family’s property negotiations with the developer, it was suggested that he consult with staff regarding the process and general land sale aspects.
		In response to a query from Committee, Mike Redpath, Senior Manager, Parks stated that compensation values for ESA lands have been determined in order to ensure that there would be no net loss of such lands.
		In response to queries from Committee, Mr. Craig provided the following information:
		§	the compensation value of $46 per square metre is based on recent costs of ecological work done in the West Cambie Area;
		§	there have been past developments where an applicant has made cash contributions for offsite ecological enhancements to compensate for ESA reductions within the subject development;
		§	compensation values are determined on individual basis and depend on factors such as the time period and location of a proposed development;
		§	the ACE is consulted by staff on larger environmental matters such as OCP amendments and environmental strategies;
		§	at Council’s direction, staff can work with the ACE on environmental and ecological aspects of the proposed development;
		§	Council may amend the terms of the proposed rezoning application up to the third reading of the proposed bylaws; and
		§	staff is of the opinion that the proposed development is pedestrian-oriented.
		In response to a further query from Committee, Mr. Craig reviewed how ESA matters, such as the determination of compensation values, are managed.
		It was moved and seconded
		(1)	That Official Community Plan Bylaw 7100, Amendment Bylaw 8865, to amend the Alexandra Neighbourhood Land Use Map in Schedule 2.11.A of West Cambie Area Plan (WCAP) as shown on the proposed amendment plan to:
			(a)	*reduce the minimum density permitted from 1.25 to 0.60 FAR in Mixed Use Area A;*
			(b)	*adjust the proposed alignment of May Drive within the development lands; and*
			(c)	*reduce the “Park” designation over portions of 9440, 9480 and 9500 Alexandra Road;*
			*be introduced and given first reading;*
		(2)	That Official Community Plan Bylaw 9000, Amendment Bylaw 8973, to amend Attachment 2 to Schedule 1 of the Official Community Plan “2041 OCP ESA Map” to eliminate the Environmentally Sensitive Area (ESA) designation for 9440, 9480 and 9500 Alexandra Road, be introduced and given first reading;
		(3)	*That Official Community Plan Bylaw 7100 Amendment Bylaw 8865 and Official Community Plan Bylaw 9000 Amendment Bylaw 8973, having been considered in conjunction with:*
			(a)	*the City’s Financial Plan and Capital Program; and*
			(b)	*the Greater Vancouver Regional District Solid Waste and Liquid Waste Management Plans;*
			*is hereby deemed to be consistent with said program and plans, in accordance with Section 882(3)(a) of the Local Government Act;*
		(4)	That Official Community Plan Bylaw 7100 Amendment Bylaw 8865 and OCP Bylaw 9000 Amendment Bylaw 8973 having been considered in accordance with OCP Bylaw Preparation Consultation Policy 5043, are hereby deemed not to require further consultation; and
		(5)	That Richmond Zoning Bylaw 8500, Amendment Bylaw 8864 to create the "Neighbourhood Commercial (ZC32) – West Cambie Area" zone and rezone 4660, 4680, 4700, 4720, 4740 Garden City Road and 9040, 9060, 9080, 9180, 9200, 9260, 9280, 9320, 9340, 9360, 9400, 9420, 9440, 9480 and 9500 Alexandra Road from "Single Detached (RS1/F)" to "Neighbourhood Commercial (ZC32) – West Cambie Area" and "School & Institutional (SI)", be introduced and given first reading.
		The question on the motion was not called as Committee raised concern with regard to (i) the unsuitability of locating a big box retailer outside the city centre where there is no public transit, (ii) the increased traffic that would be generated surrounding the proposed development, (iii) the landscaped deck as an inadequate compensation for reduction in ESA, (iv) the lack of protection of the Garden City Lands from the proposed development due to the absence of a buffer, and (v) the loss of a significant portion of natural land within the subject site.
		Further discussion ensued and comments were made in favour of the proposed application going before Council and it was noted that (i) the proposed applications has been with Committee for some time, (ii) the proposed development’s land use plan conforms with the West Cambie Area Plan, (iii) an extensive public consultation process was carried out as part of the conception of the West Cambie Area Plan, (iv) there would be opportunity for the community to express its views regarding the proposed development’s land use plan at a Public Hearing, (v) the proposed application has been improved in order to address concerns previously raised by Committee, and (vi) information provided by staff regarding the Traffic Impact Assessment Study, intersection improvements, additional compensation for the reduction in ESA, and proposals for the acquisition of properties required for construction of the Alexandra Connector Road would protect the City’s taxpayers.
		In response to a remark regarding seeking comments from the ACE’s in relation to the proposed development’s land use plan, it was suggested that such direction be given to staff’s in the form of a Council resolution.
		The Chair clarified that should Committee vote favourably on the proposed application, the proposed application would merely move forward for Council’s consideration. He further noted that should the proposed application be given first reading at the Council meeting, it would proceed to a Public Hearing on Monday, November 18, 2013.
		The question on the motion was then called and it was CARRIED with Cllr. Steves opposed.
		ADJOURNMENT
		It was moved and seconded
		*That the meeting adjourn (5:30 p.m.).*
		CARRIED
					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, October 8, 2013.
_________________________________					_________________________________
Councillor Bill McNulty Chair					Rustico Agawin Auxiliary Committee Clerk