March 20, 2018 - Minutes
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Planning Committee
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Date: |
Tuesday, March 20, 2018 |
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Place: |
Anderson Room |
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Present: |
Councillor Linda McPhail, Chair |
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Also Present: |
Councillor Carol Day |
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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 March 6, 2018, be adopted as circulated. |
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CARRIED |
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NEXT COMMITTEE MEETING DATE |
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April 4, 2018, (tentative date) at 4:00 p.m. in the Anderson Room |
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PLANNING AND DEVELOPMENT DIVISION |
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1. |
Agriculturally Zoned Land: Summary of Public Consultation on Limiting Residential Development in the AG1 Zone for Properties that are 0.2 ha (0.5 acres) or Larger |
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A summary of public comments received on proposed regulations related to residential development on farmland was distributed (attached to and forming part of these minutes as Schedule 1). |
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With the aid of a PowerPoint presentation (Copy on-file, City Clerk’s Office), Barry Konkin, Manager, Policy Planning, reviewed the proposed regulations related to single family residential development on farmland and the public consultation undertaken on the matter. Also, he noted that the majority of Building Massing requirements already apply to single detached homes on farmland, and that Council can consider a temporary withholding of building permits in conflict should Council direct staff to prepare a bylaw on the proposed regulations.. |
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Discussion took place regarding the proposed regulations related to the (i) house footprint, (ii) the maximum building height, and (iii) the feedback received from Richmond farmers. |
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Michelle Li, representing Richmond Farm Watch, suggested that Council consider the most restrictive option to regulate house size on farmland. Also, she expressed that farmland should be protected and that large homes on farmland negatively affect farm viability. |
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John Roston, 12262 Ewen Avenue, referenced his submission (attached to and forming part of these minutes as Schedule 2), and remarked on extending the foreign buyers tax to transactions involving farm properties. Also, he expressed concern with regard to the current allowable house size on farmland and suggested that the farm home plate be limited to discourage the building of large homes. |
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Ben Dhiman, 9360 Sidaway Road, commented that it is premature to amend regulations related to residential development on farmland and that more time is required to evaluate the impact of the current regulations. Also, he expressed concern regarding the feedback received from the non-farming community. |
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In reply to queries from Committee, staff noted that so far in 2018, 16 building applications on farmland have been received. It was further noted that three permits have been issued since the adoption of the current farmland regulations, with the average size of the proposed homes to be approximately 6,800 ft2. |
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Miles Smart, 9571 Beckwith Road, expressed support to limit house sizes on farmland to approximately 5300 ft2 and was of the opinion that restricting the size of the farm home plate may not address issues related to land speculation. Also, he commented on the potential negative effect of inflated property values on the economic viability of farms. |
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Jim Wright, 8300 Osgood Drive, spoke on the proposed amendments and protection of farmland, suggesting that homes on farmland be limited to approximately 300m2. |
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Anita Georgy, Executive Director, Richmond Food Security Society, commented on enhancing food security and encouraged the City to consider policies that would preserve farmland. Also, she expressed support for the most restrictive option to limit farmland residences to a maximum of 5,382 ft2. |
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Gary Berar, 9571 No. 6 Road, expressed that more time is required to assess current farmland regulations that the proposed options may negatively impact the economic viability of farms. Also, he was of the opinion that the City should focus on the feedback provided by farmers when considering the proposed options. |
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Todd May, representing the Richmond Farmer’s Institute and the Agricultural Advisory Committee, commented on the community support for agriculture and encouraged the City to continue with the evaluation of current farmland regulations. Also, he suggested that staff use the metric system in reports and that the City examine options to permit a secondary dwelling on farmland for farm workers. |
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Discussion ensued with regard to (i) increasing the permitted height of homes on farmland in order to reduce its footprint, (ii) reviewing regulations that would permit a secondary dwelling on farms for family and for farm workers, and (iii) increasing farmers’ accessibility to farmland. |
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David Baines, 8451 Rosehill Drive, expressed that the current farmland regulations have not been effective in reducing the speculation of farmland and that further restricting home size to below the Agricultural Land Reserve guideline of 5,382 ft2 may be necessary to allow farmland values to return to market standards. |
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Amit Sandhu, 5700 Forsyth Crescent, expressed support for the current farmland regulations and suggested that more time be given for their evaluation. Also, he suggested that more support be given for local farms as well as farming innovation and sustainability. |
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Doug Wright, 11540 No. 3 Road, expressed that more time is required to evaluate the efficacy of the current farmland regulations and suggested that the City consider allowing secondary dwellings on farmland for farm workers. He further expressed that there are alternative options to access farm land without direct ownership and that the City should focus on feedback from the farming community. |
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Cllr. Steves left the meeting (5:23 p.m.) and returned (5:27 p.m.). |
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Peter Dhillon, 10531 Springhill Crescent, remarked on the innovation occurring in the area of food production and the increasing demand for organic produce. He expressed that the City examine the conservation of farmland in the context of evolving demand for certain crops and farming techniques. |
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Vincent Quan, 21900 Westminster Highway, expressed concern that proposed amendments may negatively affect farms’ economic viability. He added that farmers may need to access the farmland’s value in order to invest in the farm’s operation or cover costs. He further expressed that more time be provided to assess the current farmland regulations. |
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Cllr. Day left the meeting (5:38 p.m.) and returned (5:39 p.m.). |
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Discussion ensued with regard to (i) encouraging development applicants to submit a farm plan, (ii) limiting the size and number of accessory buildings on farmland, (iii) locating the septic field within the farm home plate, and (iv) options to install a sewage line for farm properties along No. 6 Road. |
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As a result of the discussion, the following motion was introduced: |
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It was moved and seconded |
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(1) |
That the staff report titled “Agriculturally Zoned Land: Summary of Public Consultation on Limiting Residential Development in the AG1 Zone for Properties that are 0.2 ha (0.5 acres) or Larger” dated March 13, 2018 from the Manager of Policy Planning be received for information; |
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(2) |
That staff be directed to prepare a bylaw based on Option 1 with the septic field located within the farm home plate, as presented in the report “Agriculturally Zoned Land: Summary of Public Consultation on Limiting Residential Development in the AG1 Zone for Properties that are 0.2 ha (0.5 acres) or Larger” dated March 13, 2018 from the Manager of Policy Planning; |
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(3) |
That, following Council’s ratification of any option identified in resolution 2, staff be directed to bring forward appropriate bylaws for consideration of First Reading to the April 9, 2018 Regular Council Meeting; |
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(4) |
That a letter be sent to the Premier of BC, the BC Minister of Agriculture, and the BC Minister of Finance, with copies to all Richmond Members of the Legislative Assembly, the Leader of the Third Party, the Leader of the Official Opposition, and the Chair of the BC Agricultural Land Commission requesting that the Province review their policies on foreign ownership, taxation, enforcing their guidelines on house size and farm home plate, providing greater financial incentives for farmers, and strengthening the Agricultural Land Commission’s enforcement actions for non-farm uses. |
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The question on the motion was not called as discussion ensued with regard to: |
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the potential impact of proposed regulations on house size and farmland values; |
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variance options available to potential applicants; |
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options to introduce regulations allowing secondary dwellings on farm land for extended family and farm workers; |
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a review of farmland regulations adopted by other municipalities such as Delta; |
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the impact of the house footprint and the size of the farm home plate on the farm viability; |
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the factors related to the number of farms that have lost their farm status; and |
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options to improve farmland access to non-land owners; |
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A list of submitted applications for development on farmland (attached to and forming part of these minutes as Schedule 3) and real estate listing of a farm lot on 10451 Palmberg Road (attached to and forming part of these minutes as Schedule 4) was presented. |
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Discussion ensued with regard to the productivity of farmland and options to reduce real estate speculation on farmland. |
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In response to queries from Committee, Joe Erceg, General Manager, Planning and Development, noted that staff can provide information on options to permit a secondary dwelling on farmland before the upcoming Council meeting; however, more time is required to report on potential amendments to regulations related to limiting accessory buildings on farmland. |
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Mr. Erceg then commented on a potential temporary withholding of building permits, noting that existing zoning regulations will apply to in-stream applications. |
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As a result of the discussion, the following amendment was introduced: |
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It was moved and seconded |
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That the following be added to the main motion as Parts (5), (6) and (7): |
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(1) |
That staff comment on the possible provision of a second dwelling for farm workers; |
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(2) |
That staff comment on the City’s ability to impact and limit the size of farm structures on farmland; and |
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(3) |
Whereas Section 463 of the Local Government Act allows the withholding of building permits that conflict with bylaws in preparation; and |
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Whereas Council has directed staff to further review options on reducing house size and farm home plate area, determining septic field location in relation to the farm home plate, and establishing a house footprint regulation for all lots in the AG1 Zone on lots larger than 0.2 ha (0.5 acres). |
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(a) |
That staff be directed to prepare for Council’s consideration a bylaw that would further limit house size and farm home plate area, determine septic field location in relation to the farm home plate, and establish a house footprint regulation for properties zoned Agriculture (AG1) on lots 0.2 ha (0.5 acres) or larger; and |
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(b) |
That staff bring forward all building permit applications for residential development in the Agriculture (AG1) zone on properties 0.2 ha (0.5 acres) or larger, received more than 7 days after the passage of Part 7 (a), to determine whether such applications are in conflict with the proposed bylaw to limit house size, farm home plate area, septic field location in relation to the farm home plate, and house footprint for properties zoned AG1 that are 0.2 ha (0.5 acres) or larger. |
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CARRIED |
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The question on the motion, which reads as follows: |
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(1) |
That the staff report titled “Agriculturally Zoned Land: Summary of Public Consultation on Limiting Residential Development in the AG1 Zone for Properties that are 0.2 ha (0.5 acres) or Larger” dated March 13, 2018 from the Manager of Policy Planning be received for information; |
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(2) |
That staff be directed to prepare a bylaw based on Option 1 with the septic field located within the farm home plate, as presented in the report “Agriculturally Zoned Land: Summary of Public Consultation on Limiting Residential Development in the AG1 Zone for Properties that are 0.2 ha (0.5 acres) or Larger” dated March 13, 2018 from the Manager of Policy Planning; |
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(3) |
That, following Council’s ratification of any option identified in resolution 2, staff be directed to bring forward appropriate bylaws for consideration of First Reading to the April 9, 2018 Regular Council Meeting; |
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(4) |
That a letter be sent to the Premier of BC, the BC Minister of Agriculture, and the BC Minister of Finance, with copies to all Richmond Members of the Legislative Assembly, the Leader of the Third Party, the Leader of the Official Opposition, and the Chair of the BC Agricultural Land Commission requesting that the Province review their policies on foreign ownership, taxation, enforcing their guidelines on house size and farm home plate, providing greater financial incentives for farmers, and strengthening the Agricultural Land Commission’s enforcement actions for non-farm uses; |
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(5) |
That staff comment on the possible provision of a second dwelling for farm workers; |
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(6) |
That staff comment on the City’s ability to impact and limit the size of farm structures on farmland; and |
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(7) |
Whereas Section 463 of the Local Government Act allows the withholding of building permits that conflict with bylaws in preparation; and |
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Whereas Council has directed staff to further review options on reducing house size and farm home plate area, determining septic field location in relation to the farm home plate, and establishing a house footprint regulation for all lots in the AG1 Zone on lots larger than 0.2 ha (0.5 acres). |
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(a) |
That staff be directed to prepare for Council’s consideration a bylaw that would further limit house size and farm home plate area, determine septic field location in relation to the farm home plate, and establish a house footprint regulation for properties zoned Agriculture (AG1) on lots 0.2 ha (0.5 acres) or larger; and |
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(b) |
That staff bring forward all building permit applications for residential development in the Agriculture (AG1) zone on properties 0.2 ha (0.5 acres) or larger, received more than 7 days after the passage of Part 7 (a), to determine whether such applications are in conflict with the proposed bylaw to limit house size, farm home plate area, septic field location in relation to the farm home plate, and house footprint for properties zoned AG1 that are 0.2 ha (0.5 acres) or larger. |
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was not called as there was agreement to deal with Parts (1) to (7) separately. |
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The question on Part (1) was then called and it was CARRIED. |
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The question on Part (2) was then called and it was DEFEATED ON A TIED VOTE, with Cllrs. McPhail, Loo and McNulty opposed. |
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The question on Part (3) was then called and it was CARRIED. |
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The question on Part (4) was then called and it was CARRIED. |
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The question on Part (5) was then called and it was CARRIED. |
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The question on Part (6) was then called and it was CARRIED. |
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The question on Part (7) was then called and it was CARRIED. |
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As a result, the motion will proceed to the March 26, 2018 Council meeting without a recommendation for Part (2). |
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Mayor Brodie and Cllr. Johnston left the meeting (6:25 p.m.) and did not return. |
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Cllr. Day left the meeting (6:25 p.m.). |
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COMMUNITY SERVICES DIVISION |
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2. |
Housing Agreement Bylaw No. 9772 to Permit the City of Richmond to Secure Affordable Housing Units located at 3328 Carscallen Road and 3233 and 3299 Sexsmith Road (Pinnacle Living (Capstan Village) Lands Inc.) |
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It was moved and seconded |
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That Housing Agreement (3328 Carscallen Road and 3233 and 3299 Sexsmith Road) Bylaw No. 9772 be introduced and given first, second and third readings to permit the City to enter into a Housing Agreement substantially in the form attached hereto, in accordance with the requirements of section 483 of the Local Government Act, to secure the Affordable Housing Units required by the Development Permit DP 16-735564, as outlined in the report titled “Housing Agreement Bylaw No. 9772 to Permit the City of Richmond to Secure Affordable Housing Units located at 3328 Carscallen Road and 3233 and 3299 Sexsmith Road (Pinnacle Living (Capstan Village) Lands Inc.),” dated March 1, 2018, from the Manager, Community Social Development. |
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CARRIED |
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PLANNING AND DEVELOPMENT DIVISION |
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3. |
Application by Anthem Properties Ltd. for Rezoning at 5191, 5195, 5211, 5231, 5251, 5271, 5273, 5291/5311, 5331 and 5351 Steveston Highway from “Single Detached (RS1/E)” and “Two-Unit Dwellings (RD1)” to “Town Housing - Steveston Highway (Steveston) (ZT85)” |
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It was moved and seconded |
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That Richmond Zoning Bylaw 8500, Amendment Bylaw 9841 to create the “Town Housing - Steveston Highway (Steveston) (ZT85)” zone, and to rezone 5191, 5195, 5211, 5231, 5251, 5271, 5273, 5291/5311, 5331 and 5351 Steveston Highway from “Single Detached (RS1/E)” and “Two-Unit Dwellings (RD1) ” to “Town Housing - Steveston Highway (Steveston) (ZT85)”, be introduced and given first reading. |
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The question on the motion was not called as discussion ensued with regard to the proposed site access and transportation enhancements. |
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Les Kiss, 5251 Hummingbird Drive, referenced his submission (attached to and forming part of these minutes as Schedule 5), expressing concern that the proposed traffic signal in the intersection of Swallow Drive and Steveston Highway, together with nearby traffic signals and pedestrian crosswalks, will increase traffic congestion in the area. He suggested that the City review alternative options and additional access points to the subject site. |
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In reply to queries from Committee, Victor Wei, Director, Transportation, noted that (i) a single access point to the site will reduce the number of conflict points and reduce the number of driveways fronting Steveston Highway, (ii) a contribution from the developer will be used to signalize the intersection on Swallow Drive and improve pedestrian access, (iii) the access point will permit all turning movements, and (iv) in the long term, future signalization may take place in the intersection of Kingfisher Drive and Steveston Highway. |
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Discussion ensued with regard to traffic signal synchronization along No. 2 Road |
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Nick Casseldulous, representing the developer, noted that initially there was no requirement for a traffic signal at the intersection of Swallow Drive and Steveston Highway and the proposed traffic signal was not presented at the open house. The traffic signal was later proposed following discussions with staff. |
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Cllr. Day entered the meeting (6:38 p.m.). |
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Cllr. Day left the meeting (6:39 p.m.) and did not return. |
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In reply to queries from Committee, staff noted that (i) information was provided through the signage on-site, (ii) staff review of the application was on-going at the time of the developer-led open house, (iii) should the application proceed, public notification will be provided through the public hearing process, and (iv) the proposed development includes frontage improvements. |
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The question on the motion was then called, and it was CARRIED. |
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4. |
Application by David Lin for a Heritage Alteration Permit at 6471 Dyke Road (McKinney House) |
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It was moved and seconded |
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That a Heritage Alteration Permit be issued which would: |
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(1) |
permit exterior alterations to historic windows, porch and upper balcony, painting of the exterior cladding, the demolition of an existing non-historic rear addition and the construction of a new rear addition to the heritage-designated house at 6471 Dyke Road, on a site zoned “Single Detached Housing (ZS1) – London Landing (Steveston)”; and |
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(2) |
vary the provision of Richmond Zoning Bylaw 8500 to reduce the required minimum rear yard setback from 5.0 m to 4.2 m. |
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CARRIED |
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5. |
Advisory Committee on the Environment 2017 Annual Report and 2018 Work Program |
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Committee commended the Advisory Committee on the Environment for their work in the community. |
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It was moved and seconded |
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(1) |
That the staff report titled “Advisory Committee on the Environment 2017 Annual Report and 2018 Work Program”, dated February 27, 2018 from the Manager, Policy Planning, be received for information; and |
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(2) |
That the Advisory Committee on the Environment 2018 Work Program, as presented in this staff report, be approved. |
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CARRIED |
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6. |
Richmond Heritage Commission 2017 Annual Report and 2018 Work Program |
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Committee commended the Richmond Heritage Commission for their work in the community. |
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It was moved and seconded |
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(1) |
That the staff report, “Richmond Heritage Commission 2017 Annual Report and 2018 Work Program”, dated February 27, 2018, from the Manager, Policy Planning, be received for information; and |
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(2) |
That the Richmond Heritage Commission 2018 Work Program, as presented in this staff report, be approved. |
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CARRIED |
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7. |
MANAGER’S REPORT |
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Update on Richmond Centre Official Community Plan Amendment Application |
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With the aid of a visual presentation, (Copy on-file, City Clerk’s Office), Suzanne Carter-Huffman, Planner 3, briefed Committee on the proposed development, highlighting the following: |
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the proposed development will be focused on the south side of the mall and will consist of approximately 2,000 dwellings, new streets, open spaces, bike paths and expanded retail space; |
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the first phase is anticipated in 2019 and will include demolition of the existing parkade and former Sears building; |
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the proposed development will not include a rezoning application since it was previously zoned for high density use; |
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staff are working with the applicant to secure amenity contributions; |
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underground parking is proposed for the site; |
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the development will examine options to have access to the City’s District Energy Utility or a centralized plant; |
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the developer is proposing to allocate 5% of the residential units toward affordable housing, including a mix of family-friendly units; and |
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completion of the project is expected in 2026. |
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Ms. Carter-Huffman added that staff will present a report on the consultation process at a future Planning Committee meeting. |
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ADJOURNMENT |
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It was moved and seconded |
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That the meeting adjourn (6:47 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, March 20, 2018. |
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Councillor Linda McPhail |
Evangel Biason |