February 12, 2025 - Minutes

Time:

3:30 p.m.

Place:

Remote (Zoom) Meeting

Present:

Wayne Craig, General Manager, Planning and Development, Chair

Roeland Zwaag, General Manager, Engineering and Public Works

Marie Fenwick, Director, Arts, Culture and Heritage

MINUTES

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on January 29, 2025 be adopted.

CARRIED

1.

DEVELOPMENT PERMIT 22-023533

 (REDMS No. 7795715)

APPLICANT:

Lakeshore Group

PROPERTY LOCATION:

3320 Jacombs Road

INTENT OF PERMIT:

1.

Permit the construction of a 15,413 m² addition to the existing building at 3320 Jacombs Road on a site zoned “Industrial Retail (IR1)”.

2.

Vary the provisions of Richmond Zoning Bylaw 8500 to:

(a)

increase the maximum building height from 16.0 m to 21.6 m.

(b)

reduce the minimum medium on-site loading spaces from 12 to four.

Applicant’s Comments

Rick Pennycooke, Lakeshore Planning Group, introduced the project and Rafael Santa Ana, of Rafael Santa Ana Architecture Workshop (RSAAW), 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 project is an addition to the existing IKEA building and provides additional warehouse space;

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the proposed two-storey building will be located immediately south of the existing IKEA building and includes additional loading docks for delivery and expansion for curbside pick up;

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the proposed building has been designed to achieve LEED V4 certification for building design and construction;

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the proposed exterior cladding materials and colours for the proposed building are consistent with the existing IKEA building;

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glazing is introduced at strategic locations on the building faces to allow natural light into the proposed building; and

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a berm surrounding the east and south perimeter of the site and a surge tank at the southeast corner screened by landscape are proposed to manage and mitigate a 1 in 100-year storm events.

Emilio Lara, of LARA Landscape Architecture, briefed the Panel on the main landscape features of the project, noting that (i) 37 replacement trees are proposed to be planted on the subject site, (ii) all existing City trees around the site will be retained and protected, (iii) the perimeter berm proposed for on-site stormwater management will also help delineate public and private spaces without fencing and provides clear sightlines from and to the subject site, (iv) lighting is proposed in key building locations, (v) bollards and step lights are proposed along pedestrian pathways and stairs, (vi) a landscape barrier is proposed at the southeast of the truck loading zone to minimize views from Knight Street, (vii) lawn areas are minimized as much as possible, (viii) native and drought tolerant planting is proposed, and (ix) the plant species proposed to be installed on the site will provide habitat for pollinators and ensure seasonal interest.

Staff Comments

Joshua Reis, Director, Development noted that (i) the proposed variances for building height and minimum medium on-site loading spaces have been reviewed and supported by staff as they are technical in nature and the proposed increase in building height is consistent with a similar variance granted to the existing IKEA building, (ii) the proposed ground floor elevation of the proposed building allow for truck clearance and operational movements of goods, (iii) the project will provide three Level 3 direct fast charging stations and 13 energized outlets for electric vehicles, and (iv) the signage associated with the project will be reviewed through a separate sign permit process and is not part of the development permit application for the project.

Panel Discussion

In reply to queries from the Panel, the applicant noted that (i) the proposed surge tank would mitigate a significant flooding event and will be located completely underground, (ii) the owner is responsible for the maintenance of the surge tank, (iii) the applicant could explore more opportunities for the proposed landscaped area at the southeast corner to enhance the pedestrian experience in the subject site, (iv) the proposed landscaping for the project is a significant enhancement to the existing landscape condition in the subject site, and (v) the proposed EV charging stations for the project would be in addition to the existing EV charging stations in the existing IKEA development,

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Panel expressed support for project, noting the project’s attention to detail and the applicant’s efforts to achieve LEED certification for the project.

With regard to the proposed landscaping for the project, the Panel directed staff to work with the applicant prior to the application moving forward to Council for consideration in order to (i) explore opportunities to provide additional amenities, e.g. seating areas, in the landscaped area at the southeast corner of the subject site and provide additional pedestrian linkages in this area, and (ii) investigate opportunities to install additional street trees along the western half of the boulevard along Maninni Way in coordination with the City’s Parks Department.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

permit the construction of a 15,413 m² addition to the existing building at 3320 Jacombs Road on a site zoned “Industrial Retail (IR1)”; and

2.

vary the provisions of Richmond Zoning Bylaw 8500 to:

(a)

increase the maximum building height from 16.0 m to 21.6 m.

(b)

reduce the minimum medium on-site loading spaces from 12 to four.

CARRIED

2.

DEVELOPMENT PERMIT 23-018521

 (REDMS No. 7926530)

APPLICANT:

Fougere Architecture Inc.

PROPERTY LOCATION:

7491 No. 1 Road

INTENT OF PERMIT:

1.

Permit the construction of 110 townhouse units at 7491 No. 1 Road on a site zoned “Low Density Townhouses (RTL1)”.

2.

Vary the provisions of Richmond Zoning Bylaw 8500 to increase the maximum building height from 9.0 m to 9.25 m.

Applicant’s Comments

Wayne Fougere, of Fougere Architecture Inc., 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 project consists of 110 townhouse units and one stand-alone amenity building;

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the project surrounds a small townhouse development at 7471 No. 1 Road;

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the project is proposed to be developed in five phases and part of the indoor amenity building will function as an interim sales centre until the completion of Phase Three;

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on-site pedestrian pathways are proposed to facilitate pedestrian circulation from the units to the common indoor and outdoor amenity areas as well as to provide direct connection to the sidewalks along No. 1 Road and Moresby Drive;

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shared drive aisles for pedestrian and vehicles use have different paving treatments to enhance pedestrian safety; 

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the project includes 11 convertible units designed to accommodate a future elevator for each unit; 

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seven accessible parking spaces will be provided throughout the site;

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majority of the existing grade of the site will be maintained as much as possible to allow the retention of as many on-site trees as possible;

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the proposed site grading has been designed to manage on-site stormwater and direct stormwater runoff to Moresby Drive;

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stone cladding is proposed only for the indoor amenity building;

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retained trees are incorporated into the common outdoor amenity space which includes, among others, walking paths, seating and children’s play area with play structures for different age groups; and

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the project will incorporate a number of environmental sustainability features and has been designed to achieve BC Energy Step Code Level 3 and Emissions Level 4 in the Zero Carbon Step Code.

Micole Wu, of van der Zalm + Associates, briefed the Panel on the main landscape features of the project, noting that (i) the intention to retain as many existing on-site trees as possible is a major consideration for the proposed site layout and landscape design, (ii) the project provides significant green spaces and outdoor amenity areas located throughout the subject site, (iii) the proposed central park includes, among others, a play area and woodland, (iv) the proposed lighting for the subject site includes wall-mounted lights, step lights, bollard lights and light poles, (v) tiered retaining walls with lush planting are proposed, (vi) durable landscape materials are proposed to reduce the environmental impact to the project, and (vii) native planting is proposed to enhance biodiversity and create habitats for birds, pollinators and wildlife in the neigbourhood.

Staff Comments

Mr. Reis noted that (i) there is no rezoning application associated with the project and that the project is being developed in accordance with existing zoning entitlements, (ii) the proposed minor building height variance has been reviewed and supported by staff as the shadow study indicates minimal impact on adjacent properties, (iii) the proposed development provides 11 convertible units designed to provide for future installation of an elevator, (iv) all townhouse units will incorporate aging-in-place features, (v) the proposed internal drive aisle network on the site has been designed to provide access to adjacent properties at 7471 and 7531  No. 1 Road should they redevelop in the future, (vi) the proposed shared access to adjacent properties will be secured through an SRW over a portion of the drive aisle, (vii) signage is required to be posted on-site to indicate future connection to and shared access with adjacent developments, and (vii) there is a Servicing Agreement associated with the project that includes the removal of existing on-site water and sanitary services, installation and connection of new on-site water and sanitary services, frontage improvements along Moresby Drive and No. 1 Road, and upgrade of existing traffic signals at Moresby Drive and No. 1 Road.

In addition, Mr. Reis noted that (i) the project’s site plan and landscape plan have been carefully designed to retain as many existing trees as possible on the site, (ii) a majority of the site’s existing grade will be maintained to maximize tree retention, (iii) the project arborist has identified 172 existing bylaw-sized trees on-site, 28 percent of which have been identified for retention, with the remaining trees to be removed as they are either in poor health, or are in good condition but would be in conflict with the required demolition works and the construction of the proposed development, (iv) 165 new trees are proposed to be planted on-site, and (v) the applicant will provide a voluntary contribution to the City’s Tree Compensation Fund in lieu of the remaining replacement trees that cannot be accommodated on the subject site.

Mr. Reis also added that Development Permit Consideration No. 1 has been amended to include the requirement that the SRW area along No. 1 Road be dedicated to the City prior to any stratification of the subject lands. This amendment has been agreed to by the applicant with a signed copy on file.

Panel Discussion

In reply to queries from the Panel, the applicant noted that (i) the proposed indoor amenity building includes, among others, an entertainment room, a kitchenette, a lounge area, a library, and a gym, (ii) a covered outdoor patio space will be provided adjacent to the outdoor amenity building, (iii) a temporary sales centre will be located in a portion of the amenity building and will be renovated to include a library and gym when there is no longer a need for the interim sales centre after the third phase of the project, (iv) the proposed surface paving treatment for the internal drive aisles has been designed for the shared use of vehicles and pedestrians and to enhance pedestrian safety, (v) the building height difference between the subject development and the adjacent development to the east would not be significant, (vi) there is no direct pedestrian connection from the subject site to the school and park site to the west, and (vii) the proposed ground source heat pumps will be located inside the building on the ground floor.

Correspondence

None.

Gallery Comments

Larry Yelland, 55-3851 Blundell Road, queried whether the proposed development will install a new fence along its common property line with the adjacent development to the south (3851 Blundell Road), noting that there is an existing wood fence in good condition along this property line. He noted that neighbouring properties to the west of their development had installed fences approximately two feet away from their perimeter fence resulting in the accumulation of debris in the space between the two fences which eventually caused damage to both fences. In addition, he also queried whether the proposed lighting along the internal drive aisles of the proposed development would not spillover into adjacent developments.

In reply to the query regarding fencing along the proposed development’s common property line with the adjacent development to the south, the applicant noted that they will conduct discussions with the strata of 3851 Blundell Road throughout the construction process and will not install new fencing along the common property line if desired by the strata.

With regard to the query regarding lighting along the internal drive aisles, the applicant noted that the proposed lighting would be low level and downward focused to avoid light spillover into adjacent developments.

Charles Gibson, 33-3851 Blundell Road, queried about the impact of the installation of a new watermain in the proposed development on the adjacent development to the south (3851 Blundell Road) and sought clarification regarding the easement registered on Title in favour of the strata to the south to access and maintain a water line on the subject site and the potential discharge from Title of the easement. 

In reply to Mr. Gibson, the applicant and staff confirmed that (i) upgrades to the existing watermain through the subject site and a portion of the adjacent property to the south (3851 Blundell Road) are part of the Servicing Agreement associated with the proposed development, (ii) the developer of the proposed development will coordinate and notify the strata of 3851 Blundell Road regarding the planned upgrades and their schedule to minimize disruption of services to the residents, and (iii) the developer is responsible for obtaining approval from the strata of 3851 Blundell Road should the developer wish to discharge the easement on Title of 7491 No. 1 Road.

Ben Soronow, 7471 No. 1 Road, queried about the project’s tree retention plan for trees adjacent to their property at 7471 No. 1 Road, noting that there are leaves falling into their property from trees outside of their perimeter fence.

In reply, staff and the applicant noted that (i) the existing trees along the south property line of 7471 No. 1 Road will be retained and protected and will be pruned as part of the construction of the proposed development, and (ii) there are some trees along the north and west property line of 7471 No. 1 Road that will be removed.

A Richmond resident queried about (i) the proposed mitigation measures for stormwater runoff from the proposed development into Moresby Drive which is prone to water pooling and flooding, (ii) the total number of parking stalls proposed for the project, and (iii)   the proposed mitigation measures for the anticipated increase in traffic along Moresby Drive which is currently experiencing traffic congestion and lack of space for on-street parking especially during school days.

In reply to the above queries, staff noted that (i) in addition to the existing storm drainage system on Moresby Drive, the project includes site servicing works such as the installation of underground catch basins to manage on-site stormwater, (ii) there are two vehicle access points for the proposed development that utilize the existing driveways from Moresby Drive and No. 1 Road which will be improved, (iii) the No. 1 Road driveway will be restricted to right-in- right-out movements only, (iv) the proposed development will provide 220 resident parking spaces and 28 visitor parking spaces, which is consistent with the City’s Zoning Bylaw requirements, and (v) the project’s Traffic Study has been reviewed and supported by the City’s Transportation Department.

In reply to further queries, staff noted that the proposed development will provide more residential units than previously existed on the subject site, resulting in an increase of on-site parking stalls in accordance with the City’s zoning bylaw.

Subhasa Mukhopadyay, 7432 Anvil Crescent, queried about the location of the driveways in the proposed development relative to their property.

In reply, the applicant noted that (i) the location of the two existing driveways in the proposed development will be retained and improved with minor shifts, and (ii) the proposed development will not impact existing neighbouring developments.

Panel Discussion

The Panel expressed support for the project, noting (i) the applicant’s efforts to design the project around the existing vegetation on the site, and (i) the retention of a significant number of existing trees on the site.

In addition, the Panel advised that the applicant will need to work with residents of adjacent developments to manage construction impacts and address their adjacency concerns.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

permit the construction of 110 townhouse units at 7491 No. 1 Road on a site zoned “Low Density Townhouses (RTL1)”; and

2.

vary the provisions of Richmond Zoning Bylaw 8500 to increase the maximum building height from 9.0 m to 9.25 m.

CARRIED

4.

New Business

It was moved and seconded

That the Development Permit Panel meeting tentatively scheduled on Wednesday, February 26, 2025 be cancelled.

CARRIED

5.

Date of Next Meeting:  March 12, 2025

ADJOURNMENT

It was moved and seconded

That the meeting adjourn (4:44 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, February 12, 2025.

_________________________________

_________________________________

Wayne Craig

Chair

Rustico Agawin

Committee Clerk