January 17, 2017 - Minutes
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Planning Committee
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Date: |
Tuesday, January 17, 2017 |
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Place: |
Anderson Room |
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Present: |
Councillor Linda McPhail, Chair |
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Also Present: |
Councillor Derek Dang |
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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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It was moved and seconded |
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That the minutes of the meeting of the Planning Committee held on December 20, 2016, be adopted as circulated. |
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CARRIED |
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NEXT COMMITTEE MEETING DATE |
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February 7, 2017, (tentative date) at 4:00 p.m. in the Anderson Room |
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COMMUNITY SERVICES DIVISION |
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1. |
Richmond Community Services Advisory Committee (RCSAC) 2016 Annual Report and 2017 Work Program |
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A revised copy of the 2017 RCSAC budget was distributed (attached to and forming part of these minutes as Schedule 1). |
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In reply to queries from Committee, Lesley Sherlock, Planner 2, noted that the RCSAC will be developing a comprehensive space needs survey for agencies and that it is anticipated that a report on the matter will be presented to Council in June 2017. |
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It was moved and seconded |
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That the staff report titled, “Richmond Community Services Advisory Committee (RCSAC) 2016 Annual Report and 2017 Work Program”, dated December 20, 2016, from the General Manager, Community Services, be approved. |
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CARRIED |
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ENGINEERING AND PUBLIC WORKS DIVISION |
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2. |
Electric Vehicle Charging Infrastructure in Private Developments |
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Correspondence from John Roston, 12262 Ewen Avenue, was distributed (attached to and forming part of these minutes as Schedule 2), and Mr. Roston, representing Plug-in Richmond, suggested that the proposed program expand to include incentives to accommodate electric vehicle (EV) charging stations in existing homes. |
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Cllr. Day entered the meeting (4:09 p.m.). |
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In reply to queries from Committee, Brendan McEwen, Sustainability Manager, noted that (i) the City is examining opportunities to build out fast-charging EV infrastructure, (ii) staff are open to advertise consultation opportunities, (iii) the Richmond Chamber of Commerce can be included in the consultation process, and (iv) the consultation will take approximately four to five months and it is anticipated that a report on the matter will be presented to Council in June 2017. |
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It was moved and seconded |
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That the stakeholder consultation program to consult on the development and implementation of electric vehicle charging infrastructure in new private developments, as described in the staff report titled “Electric Vehicle Charging Infrastructure in Private Developments” from the Director, Engineering, dated December 12, 2016, be endorsed. |
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CARRIED |
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PLANNING AND DEVELOPMENT DIVISION |
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3. |
Application by Grafton Enterprises Ltd. for a Strata Title Conversion at 2551 No. 6 Road |
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Jordan Rockerbie, Planning Technician, reviewed the application, noting that the on and off-site landscaping will be improved and the subject site’s zoning will remain industrial. |
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It was moved and seconded |
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(1) |
That the application for a Strata Title Conversion by Grafton Enterprises Ltd. for the buildings located on the property at 2551 No. 6 Road, as generally shown in Attachment 1, be approved on fulfilment of the following conditions: |
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(a) |
payment of all City utility charges and property taxes up to and including the year 2017; |
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(b) |
registration of a flood indemnity covenant on title identifying a minimum habitable elevation of 2.9 m GSC; |
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(c) |
registration of an aircraft noise sensitive use covenant on title; |
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(d) |
submission of appropriate plans and documents for execution by the Approving Officer within 180 days of the date of this resolution; and |
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(e) |
submission of a Landscape Plan, prepared by a Registered Landscape Architect, to the satisfaction of the Director of Development, and deposit of a Landscaping Security based on 100% of the cost estimate provided by the Landscape Architect, including installation costs and a 10% contingency; and |
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(2) |
That the City, as the Approving Authority, delegate to the Approving Officer the authority to execute the strata conversion plan on behalf of the City, as the Approving Authority, on the basis that the conditions set out in Recommendation 1 have been satisfied. |
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CARRIED |
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4. |
Application by 1004732 BC Ltd. for Rezoning at 6840 & 6860 No. 3 Road and 8051 Anderson Road from “Downtown Commercial (CDT1)” to “City Centre High Density Mixed Use with Office (ZMU31) – Brighouse Village” |
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Janet Digby, Planner 3, reviewed the application, highlighting that the proposed development will include a mix of residential, retail and commercial space. Wayne Craig, Director, Development, further noted that the applicant has opted to allocate two one-bedroom and three two-bedroom units for affordable housing and provide a cash contribution for public art. |
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Discussion ensued with regard to the availability of office space in the city. |
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In reply to queries from Committee, Mr. Craig noted that the proposed development will include improvements to fronting sidewalks and pedestrian upgrades at the intersections of No. 3 Road and Anderson Road in addition to Anderson Road and Buswell Road. He added that staff are recommending that the proposed development provide a cash-in-lieu community amenity contribution due to the limited floor area that would be allocated for community amenities. Also, Ms. Digby noted that multiple private amenity spaces are proposed for the residential and commercial areas. |
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A Richmond resident expressed concern with respect to the proposed development’s setback and design. Mr. Craig noted that the proposed development does step back from the adjacent residential tower to the east and that should the application proceed, there will be additional opportunities for design adjustments during the development permit process. |
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It was moved and seconded |
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That Richmond Zoning Bylaw 8500, Amendment Bylaw 9510 to create the “City Centre High Density Mixed Use with Office (ZMU31) – Brighouse Village” zone, and to rezone 6840 & 6860 No. 3 Road and 8051 Anderson Road from “Downtown Commercial (CDT1)” to “City Centre High Density Mixed Use with Office (ZMU31) – Brighouse Village”, be introduced and given first reading. |
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CARRIED |
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5. |
Application by Xiufeng Zhang and Shufang Zhang for Rezoning at 8140/8160 Lundy Road from Two-Unit Dwellings (RD1) to Single Detached (RS2/C) |
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It was moved and seconded |
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That Richmond Zoning Bylaw 8500, Amendment Bylaw 9664, for the rezoning of 8140/8160 Lundy Road from “Two-Unit Dwellings (RD1)” to “Single Detached (RS2/C)”, be introduced and given first reading. |
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CARRIED |
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6. |
Application by Urban Era Builders & Developers Ltd. for Rezoning 9700, 9720, 9800 Williams Road from Single Detached (RS1/C) and Single Detached (RS1/E) to Town Housing (ZT81) – Williams Road |
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Mr. Craig reviewed the application, noting that the proposed development will provide a contribution of three three-bedroom affordable housing units with rental restrictions in accordance with the City’s Affordable Housing Strategy and that the proposed development will have a consolidated driveway, a legal agreement for future access to the east, and provide sidewalk improvements. |
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It was moved and seconded |
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That Richmond Zoning Bylaw 8500, Amendment Bylaw 9667 to create the “Town Housing (ZT81) – Williams Road” Zone, and to rezone 9700, 9720 and 9800 Williams Road from “Single Detached (RS1/C)” and “Single Detached (RS1/E)” to “Town Housing (ZT81) – Williams Road”, be introduced and given first reading. |
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CARRIED |
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7. |
Application by Trellis Seniors Services Ltd. for Rezoning at 23100, 23120 and 23140 Westminster Highway from Single Detached (RS1/F) to Senior’s Care Facility (ZR11) – Hamilton Village (Hamilton) |
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Mark McMullen, Senior Coordinator - Major Projects, reviewed the application highlighting that (i) the proposed seniors care facility will consist of 135 units and will be funded and licensed by Vancouver Coastal Health, (ii) the subject site includes approximately 1,100 m2 designated as an Environmentally Sensitive Area (ESA), and (iii) the proposed development will be constructed to achieve LEED Gold standards. |
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In reply to queries from Committee, Mr. Craig and Mr. McMullen noted that (i) there will be opportunities to refine the proposed landscape and architectural designs at the development permit process, (ii) the ESA will have habitat compensation for the area impacted by the proposed development, (iii) an assessment from a Qualified Environmental Professional was provided and the proposed habitat compensation is envisioned to have higher habitat value than the existing ESA on-site, (iv) the proposed development will include piled structures under the parking area to stabilize the soil, and (v) the proposed development is only zoned for health care use. |
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It was moved and seconded |
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That Richmond Zoning Bylaw 8500, Amendment Bylaw 9669 to create the “Senior’s Care Facility (ZR11) – Hamilton Village (Hamilton)” zone, and to rezone 23100, 23120 and 23140 Westminster Highway from “Single Detached (RS1/F)” to “Senior’s Care Facility (ZR11) – Hamilton Village (Hamilton)”, be introduced and given first reading. |
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CARRIED |
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8. |
Referral Response: Regulating the Size of Large Houses in the Agricultural Land Reserve |
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Correspondence received related to Item No. 8 was distributed (attached to and forming part of these minutes as Schedule 3). |
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John Hopkins, Planner 3, and Mr. Craig briefed Committee on potential methods to regulate large houses in the Agricultural Land Reserve (ALR), noting that the City has advocated for the introduction of Provincial legislation to address the matter. Mr. Hopkins added that potential regulatory options include restricting the size of the farm homeplate, regulating the siting of residential uses and restricting the size of the dwelling on-site. |
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Mr. Hopkins briefed Committee on the current Provincial guidelines related to house size in the ALR and contrasted those guidelines with regulations set by the Corporation of Delta. Mr. Hopkins noted that other Metro Vancouver municipalities have recently adopted regulations to address house size in the ALR. Mr. Craig further noted that public consultation on the potential ways to manage residential development on agricultural properties is anticipated to commence in March 2017 and staff will provide a report to Council following the consultation process. |
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In reply to queries from Committee, Joe Erceg, General Manager, Planning and Development, noted that concern has been raised with respect to the trend of increasing house size in the ALR, adding that the Province has expressed little interest in introducing legislation to address the matter. |
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Discussion ensued with regard to (i) the effect of the foreign buyers tax on the construction of large homes in the ALR, (ii) large homes in the ALR being utilized for non-compliant uses and the City’s enforcement of current regulations, and (iii) including farm access requirements in the proposed amendments. |
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In reply to queries from Committee, Mr. Craig advised that farm tax incentives related to the classification of agricultural land falls under Provincial jurisdiction. |
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An example of a listed single-family house with multiple bedrooms was distributed (attached to and forming part of these minutes as Schedule 4). |
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Discussion ensued with regard to (i) the historical subdivision of large pre-existing properties into smaller farm plots provided for veterans, (ii) the definition of a single-family home, (iii) the farm income required to qualify for farm tax incentives, and (iv) limiting the size of accessory buildings. |
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In response to queries from Committee, staff noted that (i) staff can consult with the Law Department regarding the feasibility of placing a moratorium on the development of new large homes in the ALR, (ii) the Agricultural Land Commission (ALC) is supportive of the Provincial guidelines for house size in the ALR, (iii) staff can provide Council with the public consultation information package prior to the public consultation sessions, and (iv) the average size of the ALR house applications received is approximately 8,000 to 12,000 square feet, with the maximum allowable size dependent on the dimensions of the lot. |
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John Baines, 11620 No. 4 Road, expressed concern with regard to the development of large homes in the ALR and the potential effect on the value of agricultural land. |
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Nancy Trant, 10100 No. 3 Road, spoke against the development of large homes in the ALR. Also, she expressed concern with regard to non-compliant uses for the large homes and enforcement measures taken by the City. |
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Carol Biggs, 12262 Ewen Avenue, commented on the protection of agricultural land and expressed concern with the development of large homes in the ALR. |
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Bhupinder Dhiman, 9360 Sidaway Road, commented on the potential circumstances where development of large homes on agricultural land is required to accommodate large families and would be beneficial for family-operated farms. |
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In reply to queries from Committee, Mr. Craig noted that should a maximum house size limitation be implemented, a rezoning application may be submitted to request approval to build a larger home. |
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Erika Simm, 4991 Westminster Highway, commented on the development of large homes on agricultural land and suggested that clear parameters be developed that would permit large homes in certain circumstances to accommodate large families living on the farm. |
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Cllr. Dang left the meeting (5:56 p.m.) and did not return. |
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Gurdial Badh, 2831 Westminster Highway, remarked that family-operated farms may require large homes to accommodate family members living on-site and expressed concern with regard to the enforcement of non-compliant properties. |
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Yvonne Bell, 10431 Mortfield Road, expressed concern with respect to the development of large homes on the ALR and the potential negative impact on agricultural soil. |
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Randy Schuette, 7620 Ash Street, expressed that potential restrictions to the development of homes on agricultural land may penalize farmers and adversely affect land values. He suggested that houses that are large enough to require firewalls be restricted on agricultural land. |
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It was moved and seconded |
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(1) |
That the staff report titled, “Referral Response: Regulating the Size of Large Houses in the Agricultural Land Reserve”, dated January 10, 2017, from the Director of Development and the Manager of Policy Planning, be received for information; and |
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(2) |
That staff be directed to conduct public consultations regarding the bylaw options presented in this report (“Referral Response: Regulating the Size of Large Houses in the Agricultural Land Reserve”) regarding house size, farm home plate and setbacks, including residential accessory buildings. |
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The question on motion was not introduced as discussion ensued with regard to the timeline of the public consultation process. It was suggested that the public consultation process be advanced to commence at an earlier date. |
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As a result of the discussion, staff were directed to provide information on: |
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the number of narrow agricultural lots in city |
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the feasibility of placing a moratorium on the development of new large homes in the ALR; |
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taxes related to farm classified sites; |
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recently issued building permits for single family dwellings in the ALR; |
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aerial photograph examples of large homes on agricultural land in the city, including the Global BC news story regarding large homes on agricultural properties in the city; and |
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the Corporation of Delta’s dwelling size regulations on agricultural land less and greater than eight hectares; |
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and report back prior to the January 23, 2017 Regular Council meeting. |
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The question on the motion was then called and it was CARRIED. |
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9. |
MANAGER’S REPORT |
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(i) |
Building Massing Regulation Public Consultation |
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Mr. Craig noted that the first of the scheduled open houses on proposed amendments to building massing regulation is scheduled for January 18, 2017 at the South Arm Community Centre. |
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(ii) |
Mylora Non-Farm Use Application |
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Mr. Craig noted that the City and the applicant have sent supporting documents to the ALC and farm remediation work will commence in the upcoming weeks. |
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ADJOURNMENT |
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It was moved and seconded |
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That the meeting adjourn (6:17 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, January 17, 2017. |
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Councillor Linda McPhail |
Evangel Biason |