November 7, 2017 - Minutes

Date:

Tuesday, November 7, 2017

Place:

Anderson Room
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

Call to Order:

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

It was moved and seconded

That the order of the agenda would be varied to consider Item No. 2 first.

CARRIED

MINUTES

It was moved and seconded

That the minutes of the meeting of the Planning Committee held on October 17, 2017, be adopted as circulated.

CARRIED

PLANNING AND DEVELOPMENT DIVISION

2.

Proposed Draft Market Rental Housing Policy 
(File Ref. No. 08-4057-08) (REDMS No. 5322200 v. 15)

With the aid of a PowerPoint presentation (copy on-file, City Clerk’s Office) Terry Crowe, Manager, Policy Planning, and Tina Atva, Development Coordinator, reviewed the proposed Draft Market Rental Housing Policy, highlighting that proposed policy objectives include protecting existing market rental housing stock and tenants, as well as increasing the supply of market rental housing. Also, it was noted that staff will engage in community consultation through workshops and Let’s Talk Richmond.

In reply to queries from Committee, Ms. Atva noted that updated market rental housing statistics in Richmond can be provided to Council.

Discussion ensued with regard to (i) the supply of market rental housing in Richmond, (ii) advocating senior levels government to support housing options, (iii) potential incentives for the development of market rental housing units, (iv) the proposed changes to strengthen the existing strata conversion policy, (v) potential implications of federal tax policies on market rental supply, (vi) proposed tenant relocation plan requirements for redeveloping sites, (vii) working with the Province to increase the maximum allowable size of secondary suites, and (viii) the number of vacant units or units utilized for short-term rentals. 

In reply to queries from Committee, staff noted that (i) the consultation strategy will include workshops for the community and developers, (ii) staff will update Council on the forthcoming Federal National Housing Policy, (iii) the estimated number of rental units was derived from the 2016 Census, (iv) staff can examine options to increase the supply of family rental units, (v) the City advises Richmond School District No. 38 on developments that may affect student enrolment, (vi) secondary suites are permitted in all residential zones in the city, (vii) through the Affordable Housing Strategy Update, the City has considered feedback received regarding ancillary fees in low-end market rental units, and (viii) Metro Vancouver provides rental demand estimates.

It was moved and seconded

(1)

That the report entitled, “Proposed Draft Market Rental Housing Policy”, dated November 2, 2017 be received for information; and

(2)

That staff be directed to seek comments and feedback from key stakeholders and the public regarding the proposed Draft Market Rental Housing Policy and report back to Planning Committee.

CARRIED

1.

Six Month Review: Amendment Bylaws Limiting Residential Development in the Agriculture (AG1) Zone 
(File Ref. No. 12-8375-01) (REDMS No. 5601285 v. 13)

Correspondence received regarding residential development in agricultural land was distributed (copy on-file, City Clerk’s Office).

With the aid of a PowerPoint presentation (copy on-file, City Clerk’s Office), Gavin Woo, Senior Manager, Building Approvals, James Cooper, Manager, Plan Review, and John Hopkins, Planner 3, provided a review of the recent zoning amendments regulating single-family residential development in the Agriculture (AG1) Zone, highlighting that (i) there was a spike in submissions of building permit applications for residential construction on farmland prior to the introduction of the amendment bylaws but applications have since stabilized, (ii) 11 building permit applications have been submitted since the introduction of the amendment bylaws, (iii) the average size of the proposed houses on agricultural land has decreased to approximately 8,200 ft², and (iv) the City’s bylaws limiting residential home plate are more stringent than Provincial guidelines.

Discussion ensued with regard to (i) including the septic field within the farm home plate, (ii) Provincial regulations relating to septic fields, (iii) preserving farmland and encouraging farming, (iv) the potential for runoff to neighbouring properties as a result of the fill on the farm home plate, (v) options to reduce the land speculation of farmland in the city, and (vi) issues arising from growing crops on top of a septic field.

In reply to queries from Committee, staff noted that (i) septic tanks are required to be within the farm home plate and the septic field may be located outside the farm home plate, (ii) the size of the septic field may vary according to the size of the house, (iii) the 11 proposed homes are two-storey buildings and approximately 60% of the floor area is on the first floor, or the footprint of the house, (iv) the garage floor area is included in the house floor area, and (v) other amenities such as swimming pools and tennis courts are not included in the house floor area but are included in the farm home plate.

Michelle Li, Richmond resident, distributed an excerpt of the staff report on agricultural land regarding land values and related notes (attached to and forming part of these minutes as Schedule 1) and expressed concern with regard to (i) house sizes on agricultural land, (ii) land speculation of farmland, and (iii) the protection of farmland for food production.

Kush Panatch, spoke on behalf of the Richmond Farmland Homeowners Association, and expressed that the amendment bylaws limiting residential development on farmland have been effective in reducing the overall size of proposed homes and more time should be allowed for a review. He added that a website to connect farmers and landowners established by the Richmond Farmland Homeowners Association have indicated that interest to lease farmland is low.

Cllr. Dang left the meeting (5:38 p.m.) and did not return.

Todd May, representing the Richmond Farmers Institute and the Agricultural Advisory Committee, spoke on the amendment bylaws limiting residential development on farmland, and was of the opinion that issues related to the development of excessively large houses have been addressed.

Discussion ensued with regard to (i) houses that are suitable for farmers, (ii) reducing the impact of the land speculation of farmland, (iii) the types of fill that would minimize runoff, and (iv) the potential impact of including the septic field within the farm home plate.

Cllr. Steves left the meeting (5:48 p.m.) and returned (5:52 p.m.).

John Roston, 12262 Ewen Avenue, expressed concern with regard to the size of homes on agricultural land and spoke on the viability of small farms. He encouraged that the floor area of homes on farmland be limited to no more than 500 m², pending direction from the Provincial government.

Korena Hawbolt, 9860 Dyke Road, spoke on the viability of small farms, noting that there is large demand for locally grown food and there is significant interest to lease farmland.

Mayor Brodie and Cllr. Au left the meeting (6:11 p.m.) and returned
(6:12 p.m.).

Kimi Hendess, 9860 Dyke Road, commented on the processes and the challenges to lease farmland, noting that there is significant interest to lease farmland.

In reply to queries from Committee, Joe Erceg, General Manager, Planning and Development, noted that staff can investigate options to extend farm leases beyond one year.

Cllr. Day left the meeting (6:24 p.m.) and returned (6:26 p.m.).

Bhupinder Dhiman, 9360 Sidaway Road, commented on the costs of farming and leasing farmland and expressed that the amendment bylaws limiting residential development on farmland have been effective in reducing the overall size of proposed houses on farmland.

Dale Badh, 2831 Westminster Highway, spoke on (i) the efficacy of the amendment bylaws in reducing the size of proposed houses on farmland, (ii) building homes that are suitable for accommodating extended family members, and (iii) the costs of leasing farm land.

Laura Gillanders, [XXXX], spoke on the potential loss of farmland to residential development and distributed her notes (attached to and forming part of these minutes as Schedule 2). She expressed that (i) the amendment bylaws limiting residential development on farmland have been ineffective in reducing the overall size of new houses, (ii) land speculation on farmland has increased, and (iii) agricultural land is being purchased for non-farm uses.

Gary Brar, 9071 No. 6 Road, commented on the efficacy of the amendment bylaws in reducing the overall size of proposed houses on farmland, expressing that the rise in value of agricultural lots is related to the general rise in land values.

A list of the building permit application submissions, along with suggestions to address issues related to limiting residential development on farmland was distributed (attached to and forming part of these minutes as Schedule 3).

Discussion ensued with regard to (i) options to further reduce the size of new houses on farmland, (ii) reviewing the placement of the septic field within agricultural lots, (iii) reviewing the setback for houses on agricultural lots, (iv) farming definitions, (v) homes that accommodate extended families on agricultural land, (vi) preparing a communication strategy and consulting with the farming community, (vii) restricting non-farm uses on agricultural land, (viii) the evolution of farming and the preservation of farmland, (ix) the Province introducing policies that allow brewery activities on farmland, and (x) allocating additional time to review the amendment bylaws.

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

It was moved and seconded

(1)

That staff consider and examine the following for agricultural lots of 0.5 acres or larger:

(a)

options to limit house size to a maximum of 6,500 ft², 7,500 ft², or 8,500 ft²;

(b)

options to limit the farm home plate size to a maximum of 10,780 ft² and/or potential regulations regarding the septic field; and

(c)

options to limit the maximum house footprint to 5,200 ft²;

(2)

That staff consider a communication and consultation strategy; and

(3)

That staff consider what to ask the Province to encourage farming, such as ownership restrictions and other viable options.

and report back.

The question on the motion was not called as discussion ensued with regard to the communication strategy and the time frame required for public consultation.

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

3.

Proposed Changes: Steveston Area Plan, Village Heritage Conservation Policies, Design Guidelines and Long-Term Bayview, Moncton and Chatham Street Visions 
(File Ref. No. 08-4045-20-04) (REDMS No. 5561802 v. 6)

It was moved and seconded

That consideration of the report titled “Proposed Changes: Steveston Area Plan, Village Heritage Conservation Policies, Design Guidelines and Long-Term Bayview, Moncton and Chatham Street Visions”, dated October 10, 2017 from the Director, Transportation and Manager, Policy Planning be deferred to the Planning Committee meeting on November 21, 2017.

CARRIED

4.

MANAGER’S REPORT

None.

ADJOURNMENT

It was moved and seconded

That the meeting adjourn (7:30 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, November 7, 2017.

_________________________________

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Councillor Linda McPhail
Chair

Evangel Biason
Legislative Services Coordinator