May 20, 2015 - Minutes

Date:

Tuesday, May 20, 2015

Place:

Anderson Room
Richmond City Hall

Present:

Councillor Linda McPhail, Chair
Councillor Bill McNulty
Councillor Chak Au
Councillor Carol Day
Councillor Harold Steves (entered at 4:25 p.m.)
Mayor Malcolm Brodie

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, May 5, 2015, be adopted as circulated.

CARRIED

The Chair advised that Medicinal Marihuana Dispensaries will be considered as Item No. 5A.

NEXT COMMITTEE MEETING DATE

Tuesday, June 2, 2015, (tentative date) at 4:00 p.m. in the Anderson Room

DELEGATION

Lynda Terborg, representing the Westwind Ratepayers Association for Positive Development, spoke of the referral made at the April 20, 2015 Public Hearing regarding building massing and construction of high ceilings and read from her submission (attached to and forming part of these minutes as Schedule 1).

John ter Borg, representing the Westwind Ratepayers Association for Positive Development, spoke of the City’s website, expressing concern that information on the Advisory Design Panel’s membership was not readily available.

In reply to queries from Committee, Joe Erceg, General Manager, Planning and Development, noted that staff anticipate bringing forward a report on the referral regarding building massing and construction of high ceilings at the June 16, 2015 Planning Committee meeting. Also, he noted that staff are examining options to expedite the proposed building massing recommendations to a Public Hearing.

Discussion ensued with regard to public consultation on the matter and Mr. Erceg noted that consultation with the Advisory Design Panel, residents and builders will take place.

In reply to queries from Committee regarding building height, Mr. Erceg noted that the City’s policy on building massing has been reviewed and updated several times since 2008.

PLANNING AND DEVELOPMENT DIVISION

1.

Application by Steveston No. 6 LP for Rezoning at 13751 and 13851 Steveston Highway, 10651 No. 6 Road, a Portion of 13760 Steveston Highway and a Portion of the Road Allowance Adjacent to and north of 13760 Steveston Highway from Entertainment And Athletics (CEA), Light Industrial (IL) and Agriculture (AG1) Zoning to Light Industrial and Limited Accessory Retail – Riverport (ZI12)
(File Ref. No. 12-8060-20-009210/9211; RZ 13-630280) (REDMS No. 4575191)

Wayne Craig, Director, Development, briefed Committee on the proposed application and noted that (i) Port Metro Vancouver (PMV) supports the creation of industrial lands but has expressed concern with regard to the retail accessory component of the proposed application, (ii) traffic from the proposed development is anticipated to be lower compared to the current zoning, (iii) the applicant has noted that incorporating solar photovoltaic (PV) installations to provide power to the entire development is not feasible; however, there are opportunities for PV pre-ducting and PV installations for lighting parking and landscaped areas, and (iv) the notification area for the proposed application will be expanded.

In reply to queries from Committee, Mr. Craig noted that the proposed zoning would allow for warehouses and limited accessory retail development.

Paul Woodward, Ledcor Properties Inc., spoke to the proposed application, noting that (i) approximately 14 acres is subject to rezoning, (ii) that approximately 2.5 acres will be made up of an Agricultural Land Reserve (ALR) buffer and green space, (iii) traffic generation is anticipated to be less compared to current zoning, (iv) market conditions will be a factor in the site’s development, and (v) there will be opportunities to incorporate PV installations on-site.

Discussion ensued with respect to concerns from PMV regarding the limited inventory of market-ready industrial land in Metro Vancouver and the limited interest expressed by PMV to develop the site.

In reply to queries from Committee, Mr. Woodward stated that discussions with PMV regarding site development will continue.

Discussion then ensued with regard to the potential truck traffic in the area and in reply to queries from Committee, Mr. Woodward noted that the proposed application will provide passenger car parking for customers and employees, and there will also be allowance for large vehicles including tractor trailers.

Discussion then ensued with regard to the potential for local businesses utilizing the proposed site.

It was moved and seconded

(1)

That Official Community Plan Amendment Bylaw 9210, to redesignate 13751 and 13851 Steveston Highway, 10651 No. 6 Road, a Portion of 13760 Steveston Highway and a Portion of the Road Allowance Adjacent to and north of 13760 Steveston Highway from "Commercial" and “Industrial” to "Mixed Employment" in Attachment 1 to Schedule 1 of Official Community Plan Bylaw 9000, be introduced and given first reading;

(2)

That Bylaw 9210, 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 found to be consistent with said program and plans, in accordance with Section 882(3)(a) of the Local Government Act;

(3)

That Bylaw 9210, having been considered in accordance with Official Community Plan Bylaw Preparation Consultation Policy 5043, is hereby found not to require further consultation;

(4)

That Richmond Zoning Bylaw 8500, Amendment Bylaw 9211 to create the “Light Industrial and Limited Accessory Retail – Riverport (ZI12)” zone, and to rezone 13751 and 13851 Steveston Highway, 10651 No. 6 Road, a Portion of 13760 Steveston Highway and a Portion of the Road Allowance Adjacent to and north of 13760 Steveston Highway from “Entertainment & Athletics (CEA)”, “Light Industrial (IL)” and “Agriculture (AG1)” to “Light Industrial and Limited Accessory Retail – Riverport (ZI12)”, be introduced and given first reading; and

(5)

That the public hearing notification be expanded to include all properties in the area shown on the map contained in Attachment J to the staff report dated May 11, 2015 from the Director of Development.

The question on the motion was not called as discussion ensued regarding interest from PMV to develop the site, and potential traffic in the area.

Councillor Steves entered the meeting (4:25p.m.).

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

2.

Application by Parc Riviera Project Inc. for a Zoning Text Amendment to the “Residential Mixed Use Commercial (ZMU17) - River Drive/No. 4 Road (Bridgeport)” Zone for the Property at 10311 River Drive
(File Ref. No. 12-8060-20-009237; ZT 15-691748) (REDMS No. 4539005 v. 3)

Mr. Craig briefed Committee on the proposed application and advised that the proposed text amendment would distribute density equally throughout the site, and the delivery of amenities would be implemented in phases.

In reply to queries from Committee, Sara Badyal, Planner 2, noted that each future subdivided lot on-site will be permitted to achieve an increased density of 1.38 Floor Area Ratio (FAR) as a result of the Affordable Housing contribution already received by the City.

In reply to queries from Committee, Mr. Craig advised that the proposed child care facility on site will be in addition to the approximately $9 million in cash contributions, and the ‘no development’ covenant on Title requires that amenities be provided prior to development of the property, and also secures infrastructure improvements.

Dana Westermark, representing Parc Riviera Project Inc., commented on the proposed application, noting that proposed community amenities include a three acre central park.  He added that infrastructure improvements include waterfront dike and trail improvements and works along River Road.

In reply to queries from Committee, Mr. Westermark noted that the proposed central park will be open to the public.

It was moved and seconded

That Richmond Zoning Bylaw 8500, Amendment Bylaw 9237, for a Zoning Text Amendment to the “Residential Mixed Use Commercial (ZMU17) – River Drive/No. 4 Road (Bridgeport)” zone to amend the maximum permitted density on the property at 10311 River Drive, be introduced and given first reading.

CARRIED

3.

Application by Ryan Cowell on behalf of 0737974 B.C. Ltd. for a Zoning Text Amendment to Increase the Permitted Floor Area Ratio to 0.78 for the Property Located at 5600 Parkwood Crescent
(File Ref. No. 12-8060-20-009245; ZT 15-694669) (REDMS No. 4557676 v. 2)

Mr. Craig stated that the proposed application is part of the expansion of the Richmond Auto Mall and will allow the increase of allowable FAR to 0.78 FAR.

In reply to queries from Committee, Mr. Craig noted that (i) the base density within the Vehicle Sales (CV) zone is 0.5 FAR, (ii) no amenity contributions are anticipated to be provided as part of the proposed application, and (iii) the increased density will be achieved through the construction of multiple floors in the proposed building.

Discussion ensued with regard to the building height and Mr. Craig noted that design details for other buildings in the Auto Mall were currently unavailable, however this information could be provided.

It was moved and seconded

That Richmond Zoning Bylaw 8500, Amendment Bylaw 9245, for a Zoning Text Amendment to the “Vehicle Sales (CV)” zone, to increase the overall allowable Floor Area Ratio (FAR) to a maximum of 0.78 for the property, be introduced and given first reading.

CARRIED

4.

Agricultural Land Reserve Appeal Application by Arul Migu Thurkadevi Hindu Society of BC for Non-Farm Use at 8100 No. 5 Road
(File Ref. No. AG14-657892) (REDMS No. 4521405 v. 2)

Mr. Craig commented on the proposed application, noting that it complies with the City’s No. 5 Road Backlands Policy and the 2041 Official Community. Also, he remarked that should the application be approved by Council, the application would be forwarded to the Agricultural Land Commission.

Discussion ensued with regard to ensuring that active agricultural activity along the No. 5 Road backlands takes place and the potential for the City to acquire said sites.

In reply to queries from Committee, Mr. Craig advised that (i) the No. 5 Road Backlands Policy does not require dedication of land at the rear of the site to the City, (ii) farming activity is secured through a legal agreement with a farm plan and security as part of the rezoning process, and (iii) the proposed application will have a farm access road at the rear of the site.

In reply to queries from Committee, Mr. Erceg noted that although the No. 5 Road Backlands Policy does not require dedication of the backlands to the City, the Parks Department is examining options for the transfer of such lands to the City.

Discussion ensued with regard to examining acquiring right-of-ways along the backlands to facilitate farm road access from Blundell Road to Steveston Highway.

In reply to queries from Committee, Mr. Craig noted that should the proposed application proceed, staff will discuss the potential of a right-of-way to facilitate a farm access road along the extension of the property with the applicant.

Discussion ensued with regard to the size of the proposed development relative to the depth of the lot.  Mr. Craig noted that the No. 5 Road Backlands Policy does not distinguish the depth of property and only considers the 110 metre frontage.

In reply to queries from Committee, Mr. Craig noted that the City has not approached any property owners along Blundell Road with regards to acquiring land to facilitate a farm access road along the backlands.

It was moved and seconded

That the application by Arul Migu Thurkadevi Hindu Society of BC for a non-farm use at 8100 No. 5 Road to develop a Hindu temple and off-street parking on the westerly 110m of the site be endorsed and forwarded to the Agricultural Land Commission.

The question on the motion was not called as discussion ensued with regard to options for the acquisition of the No. 5 Road backlands and agricultural activity in the backlands.

As a result of the discussion, the following referral was introduced:

It was moved and seconded

That the staff report titled Agricultural Land Reserve Appeal Application by Arul Migu Thurkadevi Hindu Society of BC for Non-Farm Use at 8100 No. 5 Road, dated April 29, 2015, from the Director, Development, be referred back to staff.

The question on the referral was not called as discussion ensued with regard to (i) tax exemptions related to farm activity, (ii) the potential to examine farming plans and criteria for agricultural activity, (iii) a farm access road from Blundell Road to Steveston Highway, and (iv) City access and control of the backlands.

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

Discussion then took place with regard to the overall vision for the backlands along No. 5 Road.

As a result of the discussion, the following referral was introduced:

It was moved and seconded

That staff examine:

(1)

the overall vision for the No. 5 Road backlands;

(2)

options for a farm access road along the backlands from Blundell Road to Steveston Highway;

(3)

options to assemble properties along No. 5 Road to create an agricultural “green” zone; and

(4)

the properties that comply with the requirements of the No. 5 Road Backlands Policy No. 5037;

and report back.

CARRIED

5.

Referral: West Cambie Alexandra Neighbourhood Business Office Area Review
(File Ref. No. 12-8060-20-009121; 08-4375-01) (REDMS No. 4565876 v. 11)

Terry Crowe, Manager, Policy Planning, briefed Committee on the West Cambie Alexandra Neighbourhood Business Office Area Review, noting that following consultation with stakeholders, staff are recommending a mix of 70% residential use and 30% employment use for the area.  He added that 15% of the residential component would be allocated for built rental housing.

Victor Wei, Director, Transportation, briefed Committee on sidewalk gaps in the area, noting that costs to fill in these gaps along Odlin Road and Alexandra Road would cost approximately $170,000 to $200,000 for asphalt and $1.5 million to $2 million for concrete.  Also, he commented on estimated sidewalk costs along Garden City Road, noting that it would cost approximately $350,000 for asphalt and $2 million for concrete.

Mr. Wei noted that staff are not recommending the installation of interim sidewalks because of anticipated future development in the area that may  provide frontage improvements. Also, he remarked that future development in the area could damage interim sidewalks.

In reply to queries from Committee, Mr. Crowe noted that the residential floor space is comprised of a minimum of 5% built affordable housing, 7.5% built modest rental controlled units and 2.5% market rental housing. He added that in the Westmark development, the rental units would be completed prior to the development’s completion.  Also, he noted that rental units would include quality finishings and remain rental units in perpetuity.

Discussion ensued with regard to the proximity of the West Cambie Alexandra employment lands to the Canada Line and the amount of rental housing available in the city.  In reply to queries from Committee, Mr. Erceg noted that incentives such as density bonuses are available to developers who build rental housing.

In reply to queries from Committee, Mr. Wei noted that the City makes a consistent effort to request frontage improvements from developers.

Discussion then ensued with respect to further possible adjustments in the percentage mix of employment and residential lands in the West Cambie Alexandra area in the future.

In reply to queries from Committee, Mr. Crowe noted that (i) should the proposed recommendations proceed, the proposed recommendations would be put in place as policy, (ii) there could be opportunities for adjustments to land use if rezoning applications are brought forward, and (iii) the Economic Advisory Committee was consulted earlier in the review process.

Discussion took place with regard to the historical zoning in the area and it was noted that the subject site was originally zoned industrial.

Discussion then ensued regarding the quality of employment within West Cambie Alexandra area and opportunities for the proposed land use mix to attract affordable housing and rental housing development.

Staff were then directed to update the West Cambie Area Plan Land Use map with regard to the area’s Fire Hall on Cambie Road.

It was moved and seconded

(1)

That Official Community Plan Bylaw 7100 and 9000, Amendment Bylaw 9121 to amend Schedule 2.11A in the 2041 Official Community Plan Bylaw 7100, to change the existing Business Office designation to Mixed Use Employment-Residential designation, be introduced and given first reading;

(2)

That Official Community Plan Bylaw 7100 and 9000, Amendment Bylaw 9121, 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 found to be consistent with said program and plans, in accordance with Section 882(3)(a) of the Local Government Act;

(3)

That, in accordance with section 879 (2)(b) of the Local Government Act and OCP Bylaw Preparation Consultation Policy 5043, Official Community Plan Bylaw 7100 and 9000, Amendment Bylaw 9121, be referred to the following bodies for comment for the Public Hearing:

(a)

Vancouver International Airport Authority (VIAA) (Federal Government Agency); and

(b)

The Board of Education of School District No. 38 (Richmond);

(4)

That City staff be directed to consult with VIAA staff regarding the proposed recommendation, prior to the Public Hearing;

(5)

That upon adoption of the above bylaws the West Cambie Alexandra Neighbourhood Mixed Use Employment – Residential Use Density Bonus, Community Amenity Contribution, Modest Rental Housing Rates Policy be approved;

(6)

That staff not proceed with the implementation of an interim sidewalk/walkway along Odlin Road and Alexandra Road, as a sidewalk/walkway already exists (south side of Odlin Road) or will be provided on at least one side of Alexandra Road within the next 2-3 years;

(7)

That staff consider the inclusion of interim sidewalk/walkway along Garden City Road as part of the City’s 2016 capital program, if there are no immediate/imminent development applications for these fronting properties in the foreseeable future; and

(8)

That lands along No 3 Road not be redesignated from residential use to employment use.

The question on the motion was not called as discussion took place on (i) finalizing the land use mix, (ii) the city centre’s changing demographics, (iii) the demand for affordable housing, (iv) the land use mix in the immediate area outside the subject area, (v) the current rental housing supply in the city, and (vi) ensuring the land use mix does not fall below the proposed levels.

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

5A.

Medicinal Marijuana Dispenseries
(File Ref. No.)

Discussion ensued with regard to policies brought forward by Lower Mainland municipalities regarding the licensing of medicinal marihuana dispensaries.

As a result of the discussion, the following referral  was introduced:

It was moved and seconded

That staff examine the pros and cons of licensing medicinal marihuana dispensaries in the city and report back.

CARRIED

6.

MANAGER’S REPORT

(i)

Lingyen Mountain Temple

Mr. Craig advised that developers of the Lingyen Mountain Temple will be hosting a public consultation on their proposed expansion plans in June 2015, and noted that staff will be attending the event.

(ii)

Solar Energy Policy

Reference was made to an article titled “Vancouver ranks lowest for solar energy policies,” dated May 20, 2015 from the Vancouver Sun (attached to and forming part of these minutes as Schedule 2) and discussion took place on the potential to utilize solar power in the city.

As a result of the discussion, the following referral  was introduced:

It was moved and seconded

That staff examine using solar energy as a source of power in the city and report back.

The question on the referral was not called as discussion ensued regarding (i) global solar energy innovations, (ii) the costs of installing solar power units in new homes, and (iii) incentives to reduce installation costs of solar power units.

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

ADJOURNMENT

It was moved and seconded

That the meeting adjourn (5:42 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 Wednesday, May 20, 2015.

_________________________________

_________________________________

Councillor Linda McPhail
Chair

Evangel Biason
Auxiliary Committee Clerk