April 19, 2017 - Minutes

Date:

Wednesday, April 19, 2017

Place:

Council Chambers
Richmond City Hall

Present:

Councillor Linda McPhail, Chair
Councillor Bill McNulty
Councillor Chak Au
Councillor Alexa Loo
Councillor Harold Steves
Mayor Malcolm Brodie

Also Present:

Councillor Derek Dang
Councillor Carol Day
Councillor Ken Johnston

Call to Order:

The Chair called the meeting to order at 4:10 p.m.

The Chair advised that the meeting will be relocated to Council Chambers to accommodate the public attending the meeting.

MINUTES

It was moved and seconded

That the minutes of the meeting of the Planning Committee held on April 4, 2017, be adopted as circulated.

CARRIED

NEXT COMMITTEE MEETING DATE

May 2, 2017, (tentative date) at 4:00 p.m. in the Anderson Room

PLANNING AND DEVELOPMENT DIVISION

1.

Application by Pak Ching Chan and Anna Lei Ling Lee for Rezoning at 8511 No. 4 Road from “Single Detached (RS1/E)” Zone to “Coach House (ZS29) – No. 4 Road” Zone
(File Ref. No. 12-8060-20-009703; RZ 16-748526) (REDMS No. 5306158 v. 2)

It was moved and seconded

That Richmond Zoning Bylaw 8500, Amendment Bylaw 9703 to create the “Coach House (ZS29) – No. 4 Road” zone, and to rezone 8511 No. 4 Road from “Single Detached (RS1/E)” zone to “Coach House (ZS29) – No. 4 Road” zone, be introduced and given first reading.

CARRIED

2.

Application by Oris (TLP) Developments Corp. for Rezoning at 5071 Steveston Highway from “Single Detached (RS1/E)” Zone to “Low Density Townhouses (RTL4)” Zone
(File Ref. No. 12-8060-20-009705; RZ 16-734445) (REDMS No. 5356751)

Cynthia Lussier, Planner 1, reviewed the application, highlighting that the proposed development will consist of nine townhouses and that proposed offsite improvements include a land dedication along Steveston Highway for future road widening and boulevard and rear land upgrades.

In reply to queries from Committee, Wayne Craig, Director, Development, and Ms. Lussier noted (i) that the applicant has opted not to pursue secondary suites in the units, (ii) due to the site’s geometry the applicant is requesting a variance to the lot width, and (iii) the applicant is seeking a variance to permit 50% of the on-site resident parking to be small-sized.

Discussion ensued with regard to (i) the number of variances requested for the proposed development, (ii) layout of the drive aisle, and (iii) lane access for the site.

In reply to queries from Committee, Mr. Craig noted that once a Statutory Right of Way is registered on title, the City can legally use the driveway for adjacent sites.

Dana Westermark, representing Oris (TLP) Developments Corp., spoke on the proposed development, noting that portions the proposed development are two storeys and integrating secondary suites within the units is challenging. He added that the applicant has worked with staff and consulted with residents to address concerns and lessen the proposed development’s impact on nearby properties.

It was moved and seconded

That Richmond Zoning Bylaw 8500, Amendment Bylaw 9705, for a site-specific amendment to the “Low Density Townhouses (RTL4)” zone and for the rezoning of 5071 Steveston Highway from “Single Detached (RS1/E)” zone to “Low Density Townhouses (RTL4)” zone, be introduced and given first reading.

CARRIED

3.

Application by Anthem Properties Group Ltd. for Rezoning at 10475, 10491, 10511, 10531, 10551, 10571, 10591 and 10631 No. 5 Road from Single Detached (RS1/E) to Medium Density Townhouses (RTM3)
(File Ref. No. 12-8060-20-009687/9715; RZ 16-726337) (REDMS No. 5362581)

Edwin Lee, Planner 1, reviewed the application, noting that the applicant has arranged to include two secondary suites and parking spaces. Mr. Lee added that the proposed development will have no change in the permitted density.

In reply to queries from Committee, Mr. Craig noted that (i) there are examples of secondary suites in townhouses in the city, (ii) the proposed zoning amendment would permit secondary suites on all townhouse zones, and (iii) there is no proposed access to the rear lane due to concerns raised by neighbouring properties.

Tony Loo, 10440 Aintree Crescent, spoke on the proposed development and expressed concern with regard to the proposed development’s lack of access to the rear lane.

It was moved and seconded

(1)

That Richmond Zoning Bylaw 8500, Amendment Bylaw 9715, for the zoning text amendment to Section 3.4 [Use and Term Definitions], Section 5.4 [Secondary Suites], Section 8.6 [Low Density Townhouses (RTL1, RTL2, RTL3, RTL4)], Section 8.7 [Medium Density Townhouses (RTM1, RTM2, RTM3)], Section 8.8 [High Density Townhouses (RTH1, RTH2, RTH3, RTH4)] and Section 8.9 [Parking Structure Townhouses (RTP1, RTP2, RTP3, RTP4)], to allow secondary suites in townhouse developments, be introduced and given first reading.

(2)

That Richmond Zoning Bylaw 8500, Amendment Bylaw 9687, for the rezoning of 10475, 10491, 10511, 10531, 10551, 10571, 10591 and 10631 No. 5 Road from “Single Detached (RS1/E)” to “Medium Density Townhouses (RTM3)”, be introduced and given first reading.

CARRIED
Opposed: Cllr. Loo

4.

Agriculturally Zoned Land: Summary of Public Consultation and Proposed Bylaws Limiting Residential Development in the Agriculture (AG1) Zone
(File Ref. No. 12-8060-20-009706/9707/9712; 08-4057-10) (REDMS No. 5369332)

Correspondence received regarding the proposed bylaws limiting residential development in agricultural zones was distributed (attached to and forming part of these minutes as Schedule 1).

A proposed alternate Official Community Plan Bylaw No. 9000 Amendment Bylaw 9706 was distributed (attached to and forming part of these minutes as Schedule 2).

Aerial photographic examples of large homes in the Agricultural Land Reserve (ALR) and farm home plate options were distributed (attached to and forming part of these minutes as Schedule 3).

Mr. Craig spoke on the proposed bylaws limiting residential development in agricultural zones and the public consultation conducted, and briefed Committee on the following recommendations:

§   

proposed amendments to the Official Community Plan Bylaw No. 9000 Bylaw 9706 would provide guidelines to consider rezoning applications to permit larger homes on agricultural land;

§   

secondary dwellings for full-time farm labour on lots larger than eight hectares would be considered through rezoning applications;

§   

side yard setbacks would be increased on lots less than 0.8 hectares to enhance farm vehicle access;

§   

accessory buildings would be restricted to a maximum of 70 m² and property owners may apply for larger accessory buildings through the development variance or rezoning application process;

§   

farm home plate options were presented for consideration, and if implemented, farm home plates would ensure that the residential building and the associated infrastructure would be located on a specific portion of the lot;

§   

staff recommend that the farm home plate would be scaled according to the size of the lot up to a maximum area of 2000 m²; and

§   

density calculations on agricultural properties would be revised to be consistent with urban areas of the city and multiple options for a maximum size of the residential dwelling on-site are described in the report.

Cllr. Au left the meeting (4:41 p.m.) and returned (4:43 p.m.).

Discussion ensued with regard to (i) the maximum house sizes in a residential zone compared to an agricultural zone, (ii) including farming plans and farm improvements with development applications, (iii) including guidelines for new farmers, (iv) certain cultural or logistical conditions that may merit an application to accommodate a larger residential dwelling, and (v) the types of farming structures that are exempt from the proposed accessory building size restrictions.

Doug Kavanagh, 14791 Westminster Highway, expressed that proposed regulations would penalize legitimate farmers and remove the farmers’ ability to build a dwelling according to their needs. He added that the City should enforce bylaws to target illegal usage of properties.

Todd May, representing the Richmond Farmer’s Institute (RFI), referred to feedback provided by the RFI to staff (attached to and forming part of these minutes as
Schedule 4) and expressed concern with regard to the proposed regulations and the consultation process. He remarked that RFI’s input was not considered during the consultation process and the survey results were inaccurate. Also, he noted that the RFI supports limiting homes to 1000 m² on agricultural land and a variance process to accommodate requests for larger sized homes.

Discussion ensued with regard to (i) input received from the Agricultural Advisory Committee (AAC) and the RFI, (ii) the potential effects of regulating house size on the viability of agricultural land, (iii) the different tax rates and assessment values placed on agricultural zones compared to residential zones, (iv) including the septic field within the farm home plate, (v) introducing regulations that will encourage farming, and (vi) utilizing Provincial guidelines on dwelling size on agricultural land.

In reply to queries from Committee regarding the potential buyers seeking to develop agricultural land for residential purposes, Mr. Craig advised that rezoning regulations are based on land use and regulations cannot be different for farmers versus non-farmers.

Brenda Hourie, 11711 Bird Road, spoke on the proposed regulations and expressed concern with regard to the consultation process.

Ben Dhiman, 9360 Sidaway Road, expressed concern with regard to the proposed regulations, noting that large homes are needed to accommodate extended family members and that bylaws related to illegal uses of houses on agricultural land should be enforced.

Michelle Li, 10350 Hollybank Drive, remarked that the City should follow ALC guidelines on house sizes and that steps should be taken to increase the viability of agricultural land, reduce speculator investment and reduce barriers for farmers.

Kush Panatch, representing the Richmond Farmland Owners Association, expressed concern on the proposed regulations, noting that (i) steps should be taken to improve the viability of farmland, (ii) the proposed regulations may negatively affect land values and equity, (iii) additional consultation should take place, (iv) farmers may benefit from leasing agreements with landowners, and (v) the size of the dwelling on agricultural land should be based on the needs of the farmer.

Suki Badh, 2831 Westminster Highway, commented on the proposed bylaws, noting that farmers contribute to the community and that families that live together leave an overall smaller residential footprint.

Cllr. Day left the meeting (6:29 p.m.) and returned (6:30 p.m.).

Hamraj Kallu, 13051 Blundell Road, expressed concern with regard to the proposed bylaws and spoke on the farmers’ challenges with regard to current restrictions and economic viability. He added that a large house may be needed to accommodate family members working on the farm.

Bruce May, 5220 No. 8 Road, expressed concern with regard to the consultation process and was of the opinion that the survey should be redone to receive input from the farming community. He added that due to the rural nature of some farms, recreational amenities for occupants may be needed on-site.

Jerry Sanghara, 13340 Blundell Road, expressed concern with regard to the proposed bylaws, noting the proposed bylaws may affect the ability for family members to live on-site and impact farming operations. Also, he remarked that the City should enforce bylaws to curb illegal activities on agricultural land.

Darril Gudlaugson, 8351 Fairfax Place, spoke on the importance of protecting farmland, promoting food security and introducing a land bank. He remarked that the proposed bylaws should proceed.

Don Flintoff, 6071 Dover Road, expressed support for limiting house size on agricultural land and commented on the importance of conserving farmland. Also, he expressed concern with regard to the consultation process and was of the opinion that input from the RFI be considered.

Nancy Trant, 10100 No. 3 Road, spoke in favour of restricting house size on agricultural land to conserve the land for agricultural uses.

Amar Badh, Richmond Resident, spoke against restricting house size on agricultural land since it may negatively impact the ability for families to live together on-site. He added that a ceiling on house size may be introduced; however the size of the house should be based on the families’ needs.

Stephen Easterbrook, Co-Chair, Agricultural Advisory Committee, expressed concern with regard to the proposed bylaws and the consultation process, and remarked that (i) consultation of farmers was inadequate, (ii) the proposed regulations may negatively impact agricultural land values and equity, (iii) leasing agricultural land may be an affordable alternative for new farmers, (iv) a large dwelling may be required to accommodate different generations of farmers, and (v) proposed regulations should be based on Richmond’s needs.

Kris Kallu, 7480 Sidaway Road, spoke against restricting house size on agricultural land as it may negatively affect the ability of families to remain and work on-site. He added that families living together reduces the overall residential footprint and that the City should enforce bylaws to curb illegal activities on agricultural land.

Jordan Sangha, 6171 No. 6 Road, expressed concern with regard to the proposed bylaws, noting that larger homes may be required to accommodate family members on-site and that proposed restrictions may separate family members.

Gary Berar, 9571 No. 6 Road, spoke against proposed restrictions on house size on agricultural land, noting that house size should be based on use and that the proposed restrictions may increase inefficiencies.

Cllr. Au left the meeting (7:30 p.m.) and returned (7:33 p.m.).

Anne Piché, 11800 6^th Avenue, remarked that the proposed bylaws should be referred back to staff and that more consultation be conducted. She added that any proposed regulations should be based on Richmond’s needs.

Charan Sethi, 10571 Granville Avenue, expressed concern with regard to the proposed bylaws and was of the opinion that further consultation be conducted on the matter. He added that the proposed restrictions on house size may negatively impact agricultural land values and the ability to accommodate family members living and working on-site.

Kal Mahal, 16551 Westminster Highway, spoke against the proposed bylaws noting that a large dwelling on agricultural land may be required to accommodate family members on-site.

Joe Oeser, 12004 No. 2 Road, commented on the proposed bylaws and read from his speaking notes (attached to and forming part of these minutes as Schedule 5).

XXXX XXXX, XXXX, spoke in favour of restricting house size on agricultural land and expressed concern with regard to the loss of farmland and food security. Also, she was of the opinion that families are not necessarily required to be housed in the same dwelling.

Jora Bhullar, 6660 Sidaway Road, expressed concern regarding the proposed bylaws and remarked that consultation of farmers was insufficient and that large dwellings on agricultural land may be required to accommodate family members on-site. He added that the City should enforce bylaws to curb illegal uses on agricultural land.

Discussion ensued with regard to the timeline of implementing the proposed bylaws, and in reply to queries from Committee, Mr. Craig noted that under the current moratorium on building permits for residential buildings on agriculturally zoned land, a building permit application can be withheld for a maximum of 90 days.

Linda Terborg, 5650 Sandpiper Road, spoke in favour of restricting house size on agricultural land. Also, she provided a comparison of land values of lots in agricultural residential zones, noting that agricultural lots are typically priced lower than residential lots.

Amit Sandhu, 5700 Forsyth Crescent, commented on the economic challenges of farming and remarked that bylaws should be enforced to curb illegal activities on agricultural land.

Mayor Brodie left the meeting (8:07 p.m.) and returned (8:08 p.m.).

Allan Mcburney, 7171 Bridge Street, remarked that bylaws should be enforced to reduce illegal activity on agricultural land and that leasing farmland may be an affordable alternative to purchasing agricultural land for farm use. He expressed concern that the proposed bylaws may negatively affect agricultural land values.

Ron Fontaine, 3560 No. 7 Road, remarked that the City should focus on enforcing bylaws to curb illegal activity on agricultural land, adding that accommodating family members in one dwelling reduces the overall residential footprint.

Kathryn McCreary, 7560 Glacier Crescent, commented on the proposed bylaws, noting that bylaws should be enforced to reduce illegal activity on agricultural land.

Discussion ensued with regard to (i) conducting further consultation on the matter, (ii) examining practices of other municipalities, (iii) the proposed variance and rezoning process to consider applications of larger-sized homes on agricultural land, (iv) defining the farm home plate, (v) enforcement of current regulations, (vi) the disposal of soil from development on agricultural land, and (vii) adopting the recommendations made by RFI on house size.

As a result of the discussion, the following motion, which includes the revised Richmond Official Community Plan Bylaw 9000, Amendment Bylaw 9706, that was presented earlier on table, was introduced:

It was moved and seconded

(1)

That Richmond Official Community Plan Bylaw 9000, Amendment Bylaw 9706, be introduced and given first reading;

(2)

That Richmond Official Community Plan Bylaw 9000, Amendment Bylaw 9706, 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 477(3)(a) of the Local Government Act;

(3)

That Richmond Official Community Plan Bylaw No. 9000, Amendment Bylaw No. 9706, having been considered in conjunction with Section 477(3)(b) of the Local Government Act, be referred to the Agricultural Land Commission for comment;

(4)

That Richmond Official Community Plan Bylaw 9000, Amendment Bylaw No. 9706, having been considered in accordance with Section 475 of the Local Government Act and the City’s Official Community Plan Bylaw Preparation Consultation Policy 5043, is found not to require further consultation;

(5)

That Richmond Zoning Bylaw 8500, Amendment Bylaw 9707 (Maximum Farm Home Plate Area and Setbacks in the AG1 Zone), be introduced and given first reading;

(6)

That Richmond Zoning Bylaw 8500, Amendment Bylaw 9712 (Maximum House Size in the AG1 Zone), be introduced and given first reading, provided that the maximum floor area of 500 m², as shown in section 2 of Bylaw 9712, be amended to set the maximum floor area for a principal dwelling unit to be 500 m² for lots less than 0.2 hectares and 1000 m² for lots 0.2 hectares or greater; and

(7)

That upon adoption of a bylaw limiting house size in the AG1 zone, staff be directed to prepare the necessary Zoning Bylaw amendments to implement similar density limits in all other zoning that permits single family development in the Agricultural Land Reserve.

The question on the motion was not called as discussion ensued with regard to adjusting the proposed maximum house size.

As a result of the discussion, a motion to limit house size to 1000 m² for properties less than 20 acres and 1500 m² for properties 20 acres or greater was introduced; however failed to receive a seconder.

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

5.

MANAGER’S REPORT

(i)

Steveston Buddhist Temple Public Open House

Mr. Craig noted that a public open house on the rezoning application for the Steveston Buddhist Temple is scheduled for April 26, 2017.

ADJOURNMENT

It was moved and seconded

That the meeting adjourn (8:48 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, April 19, 2017.

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Councillor Linda McPhail
Chair

Evangel Biason
Legislative Services Coordinator