January 17, 2024 - Minutes

Time:

3:30 p.m.

Place:

Remote (Zoom) Meeting

Present:

Cecilia Achiam, General Manager, Community Safety, Chair

John Irving, General Manager, Engineering and Public Works
Peter Russell, Director, Sustainability and District Energy

MINUTES

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on December 13, 2023 be adopted.

CARRIED

1.

DEVELOPMENT PERMIT 20-919145

(REDMS No. 7317348)

APPLICANT:

Jonathan King

PROPERTY LOCATION:

4571, 4591 and 4611/4631 Steveston Highway

INTENT OF PERMIT:

1.

Permit the construction of 16 townhouse units at 4571, 4591 and 4611/4631 Steveston Highway on a site zoned “Low Density Townhouses (RTL4)”.

2.

Vary the provisions of Richmond Zoning Bylaw 8500 to reduce the front yard setback along Steveston Highway from 6.0 m to 4.50 m.

Applicant’s Comments

Jiang Zhu, Imperial Architecture Ltd., with the aid of a visual presentation (attached to and forming part of these minutes as Schedule 1), provided background information on the proposed development, highlighting the following:

§   

the proposed form, massing, and architectural design of the townhouse buildings are compatible with adjacent residential developments;

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a north-south entry driveway off Steveston Highway is proposed along the west property line and the proposed east-west internal drive aisle will provide shared access to future developments to the east and west;

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the development’s proposed common outdoor amenity space will be available for shared use with the future development to the west;

§   

two electric vehicle (EV) charging will be provided for each garage;

§   

the unit entries and the proposed common outdoor amenity area are fully accessible; and

§   

the development includes two convertible units.

Zhipin Li, Homing Landscape Architecture, Corp., with the aid of the same visual presentation, briefed the Panel on the main landscape features of the project, noting that (i) existing landscape conditions such as existing trees and hedges will be retained as much as possible and additional trees are proposed to be planted to provide privacy, (ii) changes to existing site grade will be minimized for landscaping, (iii) a significant amount of native plant species is proposed for landscaping, (iv) the proposed common outdoor amenity space exceeds the required size and provides for a variety of uses, and  (v) the proposed on-site turnaround  area will be landscaped and used as an additional outdoor amenity space when the adjacent property to the west will redevelop in the future.

Staff Comments

Wayne Craig, Director, Development, noted that (i) the shared use of the proposed common outdoor amenity between the proposed development and the future development to the west is just a design intent and  there is no formal sharing arrangement between the two developments, (ii) the project has been designed to achieve Level 3 of the BC Energy Step Code with on-site Low-Carbon Energy Systems, (iii) there is a Servicing Agreement associated with the project for frontage works and site services, (iv) the Servicing Agreement includes a provision for turning restriction within the driveway to ensure right-in/right-out turning movements, (v) the proposed front yard setback was identified at the time of rezoning, (vi) an acoustical report was provided by the applicant confirming that the units will meet Canada Mortgage and Home Corporation (CMHC) internal noise standards, and (vii) there will be future cross access over the east-west internal drive aisle with  adjacent properties to the west and east of the subject site secured by a Statutory Right-of-Way.

Panel Discussion

In reply to a query from the Panel regarding the design of the two buildings fronting Steveston Highway, the applicant noted that (i) the two buildings are not identical as they have different roof forms to provide some variation in building design, and (ii) permeable pavers will be installed on the entry driveway, visitor parking stalls, internal pedestrian walkways and entries to common areas.

In reply to queries from the Panel, Mr. Craig noted that (i) there are other developments along Steveston Highway that have right-in/right-out turning restrictions for vehicle access, and (ii) all required replacement trees will be accommodated on the subject site.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Panel expressed support for the project, noting that (i) the design of the proposed development has taken into consideration the existing adjacent developments as well as the future redevelopment of neighbouring properties, and (ii) the provision of low-carbon energy systems for the project is appreciated.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

permit the construction of 16 townhouse units at 4571, 4591 and 4611/4631 Steveston Highway on a site zoned “Low Density Townhouses (RTL4)”; and

2.

vary the provisions of Richmond Zoning Bylaw 8500 to reduce the front yard setback along Steveston Highway from 6.0 m to 4.50 m.

CARRIED

2.

DEVELOPMENT PERMIT 21-943418

(REDMS No. 7451673)

APPLICANT:

Karla Castellanos Architect

PROPERTY LOCATION:

13888 Wireless Way

INTENT OF PERMIT:

1.

Permit the construction of a three-storey light industrial and ancillary office building on a new lot created through subdivision of the west portion (proposed Lot 1) of the subject site at 13888 Wireless Way, on a site zoned “Industrial Business Park (ZI3) – Crestwood Area (East Cambie)”.

2.

Vary the provisions of Richmond Zoning Bylaw 8500 to:

(a)

reduce the required number of parking spaces from 2.8 spaces to 0.75 spaces for each 100 m² of gross leasable floor area of building on Lot 1;

(b)

reduce the minimum required number of large-sized on-site designated loading spaces on Lot 1 from 1 space to 0 spaces; and

(c)

reduce the minimum percentage of standard parking spaces on Lot 2 from 50 per cent to 30 per cent.

Applicant’s Comments

Karla Castellanos, KCC Architecture, with the aid of a visual presentation (attached to and forming part of these minutes as Schedule 2), provided background information on the proposed development, highlighting the following:

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the proposal is a redevelopment of an existing site through subdivision of the lot to create a new lot;

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pedestrian access to the two buildings will be from the existing sidewalk along Wireless Way;

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a three-storey building for light industrial and ancillary office use is proposed on the new Lot 1 which has been designed to allow flexibility of use by future tenants;

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the proposed building mimics the form and character of the existing building;

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each unit will have a separate entry and a common lobby and corridor will also be provided for access to the individual units;

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high performance building materials are proposed to provide more efficient energy performance for the building;

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the Riparian Management Area (RMA) along the south edge of the site will be fully restored on new Lot 1 and partially restored on Lot 2;

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parking for Lot 1 is  provided in front of the units;

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screening will be provided for the proposed rooftop mechanical equipment; 

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architectural treatment, i.e. different wall textures with interesting patterns and colours, is proposed for the flat west façade of the new building to provide visual interest; and

§   

there are three proposed variances related to parking and loading.

Clark Kavolinas, C. Kavolinas and Associates Inc., with the aid of the same visual presentation, briefed the Panel on the main landscape features of the project, noting that (i) landscaped and treed islands are proposed to break up the surface parking area in front of the proposed building on Lot 1, (ii) native plant species are proposed to be installed within the RMA setback along the south property line, (iii) a row of trees will be planted along the east side of Lot 2 and three additional trees will be incorporated into the existing surface parking area on Lot 2, and (iv) bicycle racks will be installed near the pedestrian access to the new building off Wireless Way.

Staff Comments

Mr. Craig noted that (i) there is a Servicing Agreement associated with the project for frontage works, (ii) there will be invasive plant removal within the RMA along the southern edge of the site  and a three-year monitoring period over the planting within the RMA, (iii) an Agricultural Land Reserve (ALR) buffer covenant will be registered as a condition of the subject application, and (iv) the provision of rooftop solar panels is included in the project for on-site electricity generation approximately 40% of the roof area.

In reply to a query from the Panel, Mr. Craig noted that (i) the three proposed parking variances associated with the project were reviewed and accepted by the City’s Transportation Department, (ii) the project’s proposed Transportation Demand Management (TDM) package includes the provision of a three-year transit pass program for tenants or owners of the new building and a shuttle service to bring employees between the site and the Bridgeport Canada Line station, and (iii) the proposed TDM measures are secured by a legal agreement and will run for a minimum of three years.

In reply to a further query from the Panel, Mr. Craig noted that there will be improvements on the RMA along the southern edge of Lot 2 which include the removal of invasive species and additional planting within the planting area which require the removal of some parking stalls in Lot 2.

Panel Discussion

In reply to queries from the Panel, the applicant noted that (i) there will be 11 stratified units, (ii) each unit consists of three-storeys and have its own rooftop solar panels, and (iii) one roughed-in electric vehicle (EV) charging infrastructure will be allocated for each unit to accommodate future installation of an EV charging station.

The Panel then advised that the applicant clarify during the Building Permit stage the location and percentage of parking stalls that will be provided with roughed-in EV charging infrastructure.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Panel expressed support for the project, noting that the applicant has put a lot of thought into the design of the project.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

permit the construction of a three-storey light industrial and ancillary office building on a new lot created through subdivision of the west portion (proposed Lot 1) of the subject site at 13888 Wireless Way, on a site zoned “Industrial Business Park (ZI3) – Crestwood Area (East Cambie)”; and

2.

vary the provisions of Richmond Zoning Bylaw 8500 to:

(a)

reduce the required number of parking spaces from 2.8 spaces to 0.75 spaces for each 100 m² of gross leasable floor area of building on Lot 1;

(b)

reduce the minimum required number of large-sized on-site designated loading spaces on Lot 1 from 1 space to 0 spaces; and

(c)

reduce the minimum percentage of standard parking spaces on Lot 2 from 50 per cent to 30 per cent.

CARRIED

3.

DEVELOPMENT PERMIT 22-021165

(REDMS No. 7501936)

APPLICANT:

0853803 BC Ltd. and 1121648 BC Ltd.

PROPERTY LOCATION:

6571 and 6591 No. 1 Road

INTENT OF PERMIT:

1.

Permit the construction of eight townhouse units at 6571 and 6591 No. 1 Road on a site zoned “Low Density Townhouses (RTL4)”.

2.

Vary the provisions of Richmond Zoning Bylaw 8500 to reduce the minimum required lot width on major arterial roads from 50.0 m to 40.2 m.

Applicant’s Comments

Eric Law, Eric Law Architect, with the aid of a visual presentation (attached to and forming part of these minutes as Schedule 3), provided background information on the proposed development, highlighting the following:

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the project has been designed in consideration of its site context; 

§   

a new driveway is proposed along the north side adjacent to the existing single-family home to the north (6551 No. 1 Road) and secured by a Statutory-Right-of-Way (SRW) to provide more separation and shared access to the neighbouring property when it redevelops in the future;

§   

the site grade along the west property line will be raised to provide an appropriate interface with the adjacent townhouse development to the west and enhance the usability of the backyards of the rear units of the proposed development;

§   

the proposal includes one convertible unit;

§   

the project has been designed to achieve Level 3 of the BC Energy Step Code with Low Carbon Emission Systems; and

§   

the proposed landscaping for the three-storey front units along No. 1 Road includes installation of berms to reduce their apparent height to read like two-storey units.

Yiwen Ruan, PMG Landscape Architects, with the aid of the same visual presentation, briefed the Panel on the main landscape features of the project, noting that (i) permeable pavers are proposed to identify key points on the driveway and internal drive aisle, (ii) the common outdoor amenity area includes a children’s play equipment and bench seating, (iii) nine trees are proposed to be planted on-site, and (iv) on-site irrigation will be provided for soft landscaping.

In addition, Mr. Law noted that one on-site and one off-site tree will be removed and four replacement trees will be installed.

Panel Discussion

In reply to a query from the Panel, Mr. Law noted that mechanical equipment for the townhouse units will be installed on the second floor of the units.

Staff Comments

Mr. Craig noted that (i) there is a Servicing Agreement associated with the project for frontage works and site services, and (ii) the proposed lot width variance is a technical variance and was identified at rezoning.

Correspondence

Shiraz and Almas Mohamed, 6551 No. 1 Road (Schedule 4)

Mr. Craig noted that the letter of Mr. Shiraz Mohamed and his wife, owners of the adjacent single-family home to the north (6551 No. 1 Road), pertains to land use which is outside of the purview of the Panel.

Gallery Comments

None.

Panel Discussion

The Panel expressed concern regarding the site grade, in particular the elevations of the driveway, internal drive aisle and ground floor/garage of the townhouse units which meet the bylaw requirements but are below the street level and potentially at risk of flooding.

Mr. Craig noted one option would be to refer the application back to staff to increase the site grade and provide time for the applicant to consider how that would be accomplished and address any architectural changes before returning. The other option for the Panel would be to endorse the Permit with direction that site grading be amended prior to the application being presented to City Council for consideration; however, the application would not then return to the Panel and would limit any changes the applicant could make to the application.

In reply to a query from the Panel, Mr. Law noted that the heating system includes an electrical hot water tank, located on second level. It was noted the equipment could be potentially located at grade once overall site grade is raised.

Discussion ensued regarding the need for the applicant to address this concern, and as a result of the discussion, the following referral motion was introduced:

It was moved and seconded

That DP 22-021165 be referred back to staff in order for the applicant to work with staff to increase the site grade and introduce necessary changes to the project design in order to mitigate the risk of flooding in the proposed development.

CARRIED

4.

New Business

It was moved and seconded

That the Development Permit Panel meeting tentatively scheduled on Wednesday, January 31, 2024 be cancelled.

CARRIED

5.

Date of Next Meeting:   February 14, 2024

ADJOURNMENT

It was moved and seconded

That the meeting adjourn (4:59 p.m.).

CARRIED

Certified a true and correct copy of the Minutes of the meeting of the Development Permit Panel of the Council of the City of Richmond held on Wednesday, January 17, 2024.

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Cecilia Achiam

Chair

Rustico Agawin
Committee Clerk