March 27, 2024 - Minutes

Time:

3:30 p.m.

Place:

Council Chambers
Richmond City Hall

Present:

Cecilia Achiam, General Manager, Community Safety and Development, Chair
Elizabeth Ayers, General Manager, Community Services
Kirk Taylor, Director, Real Estate Services

MINUTES

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on March 13, 2024, be adopted.

CARRIED

1.

DEVELOPMENT PERMIT 22-013081

(REDMS No. 7533249)

APPLICANT:

Formwerks Architecture

PROPERTY LOCATION:

8740, 8760, 8780 and 8800 Spires Road

INTENT OF PERMIT:

Permit the construction of 36 townhouse units and three secondary suites at 8740, 8760, 8780 and 8800 Spires Road on a site zoned “Parking Structure Townhouses (RTP4)”.

Applicant’s Comments

Norman Huth, Formwerks Architecture, 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, including its site context, site layout, architectural design and accessibility features, highlighting the following:

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the 36 three-storey townhouses and three secondary suites are situated within five buildings, stacked above enclosed underground parking, with a four-storey massing maintained along Spires Road to conceal the parking structure and provide a more attractive streetscape;

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massing is recessed at the upper levels to allow for more natural light into the courtyard and buildings adjacent to the side yards have been reduced on the upper levels to provide a gentler transition into existing single-family developments;

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proposed are six garden level units at grade (primarily two bedroom units), along with 3-lock off units (ranging from 317 to 388 sq. ft.) and four accessible units (located in buildings two and three) as part of the 30 three-level townhouses (ranging from 1,200 to 1900 sq. ft.), each with individual unit access as well as access to the outdoor amenity space, on the courtyard level;

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building two will have pedestrian lobby entry and access to the elevator and stairs that lead to the courtyard and indoor amenity space that spills out to the outdoor space;

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each unit is provided with a minimum of one parking stall and have access to bicycle storage in the covered parkade;

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the architectural character of the development is very much in keeping with the neighbouring development to the west (referred to as Spires one) and initially seen as a continuation of Spires one as the next phase, but with a slightly more contemporary approach in terms of the materiality and colour choices, and much more monochromatic.

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the primary parking entry court is met with an inspirational bird house/play house structure that will be a dominant feature for the development;

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material pallets include fibreglass shingles, painted fibre cement siding in varying profiles and varying colours, as well as an accent of entry door colour, and brick elements around the base of the buildings;

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shadow analysis show very minimal impact on the neighbourhood; and

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the project has been designed to comply with the City’s Basic Universal Housing (BUH ) requirements.

Caelan Griffiths, PMG Landscape Architects, with the aid of the same visual presentation, briefed the Panel on the main landscape features of the project, noting that:

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similar to the neighbouring site, a number trees have been retained, with the most important being two substantial evergreens at Cook Gate and Spires Road adjacent to the indoor amenity and form the gate part of the Cook Gate, a strong vertical element that helps incur that corner and works towards the main pedestrian entry to the west;

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modest deciduous trees are proposed to be interspersed to draw the eye towards the pedestrian entry, and many of the units will be marked with a tree to enrich the pedestrian experience;

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temporary bicycle parking in the shade of another retained tree (larger deciduous tree) will act as an anchor point, to be placed at the pedestrian entry, preserving some of the neighbourhood character from the landscape point of view, but also to mark a main entry,

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a little bit of screening function with the retained and bolstered landscape element between the pedestrian entry and the vehicle entry, to further develop the ecological function of the retained tree as well as placing bird houses on all four corners to embed more ecological function, but also a little whimsy to play into the play house/bird house feature, with actual birdhouses;

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the vehicle entry is marked with special paving with concrete unit pavers to soften the otherwise fairly broad expansive of paving and enhance the street presence of the project;

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the back of the site will have substantial low broad leaf evergreens to create a green boundary, outside of eyesight, allowing for clear sightlines across the back of the site, where a connectivity pathway is also provided across both Spires sites, creating a loop (and future laneway) and bolstering the usability for both projects from a pedestrian point of view;

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recognizing the close proximity of the school for older children to access more extravagant play equipment, the play area for the project is designed around preschool aged children, with climbing steps to an upper level that snakes around the staircase and bird house/play house structure, and an embedded slide and climbing feature for young children to climb their way up the slope, with robin egg blue hand holds that play with the children’s imagination given the close proximity with the natural elements of the area;

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appealing to the older children and young adults, an outdoor foosball table and proposed lighting will broaden the scope of the outdoor amenity;

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a small outdoor bbq dining area, enclosed with green to present the notion of a ceiling for the possibility of string lighting across the top, is also proposed for the northeast corner; and

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bollard lighting and step lighting in key points will also be installed.

Staff Comments

Wayne Craig, Director, Development, noted (i) the project is intended to achieve Energy Level Step Code 3 with low carbon energy systems for heating and cooling, and (ii) a Servicing Agreement is required as part of this application for frontage works and site services.

In addition, Mr. Craig commended the applicant and design team for the retention of the trees along the frontage, the inclusion of the four single-storey accessible units as well as the three secondary suites involved in the overall project.

Panel Discussion

In reply to a queries from the Panel, Mr. Griffiths noted (i) there will be no lawns in direct association with the individual units and that the lawn at the corner under the retained trees will be maintained in avoid any undue disturbance to those trees, (ii) the materials for the exterior of the building are brick and cementitious siding and fibreglass shingles for the roof, (iii) there is no lighting in the soffits, but each entry door has a light fixture and an entry monument from a landscape perspective, with low level lighting, (iv) there is also at grade lighting along the south Statutory Right-of-Way (SRW) that runs east and west, as well as light fixtures along the building to illuminate the walkway all the way down the south perimeter to provide security at night.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

In reply to a query from the Panel regarding protection of the offsite tree that is being retained and any provision to ensure the retention should that property owner redevelop in the future, Mr. Craig noted the tree is on the site to the south which is part of an existing application, and that the tree retention will be reviewed as part of that application.  Mr. Craig further noted the long term intention is to put a lane along the south side of that site, which may make the retention of that tree very difficult.

The Panel expressed support for the proposal, noting (i) the project is well designed and considered and matches with the existing context, and (ii) appreciation for the tree retention, extra parking beyond the minimum requirement and having both the accessible suites and the lock-off suites.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would permit the construction of 36 townhouse units and three secondary suites at 8740, 8760, 8780 and 8800 Spires Road on a site zoned “Parking Structure Townhouses (RTP4)”.

CARRIED

2.

DEVELOPMENT PERMIT 22-021165

(REDMS No. 7571832)

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)”; and

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 2), provided background information and highlights of the proposed development, as previously noted at the January 17, 2024 meeting, and in addition to the comments provided at that meeting, responded to the subsequent referral, “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”, and noted the following:

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the proposed eight townhouses are positioned with two, 2.5-storey townhouses facing No. 1 Road, and the other four, 3-storey townhouses, directly behind, facing west;

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for the fronting level townhouses, residential units are not permitted on the ground level because of the flood plain level, therefore only parking is permitted on the ground level, with the living space and all the mechanical space on the second level living and dining area, and third level for bedrooms; and

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there is one convertible unit at the end which allows for a future shaft and elevator for the unit.

Denitsa Dimitrova, PMG Landscape Architects, with the aid of the same visual presentation, briefed the Panel on the main landscape features of the project, as noted at the January 17, 2024 meeting, including (i) a private yard and shade tree for each unit within the project, (ii) a low aluminum transfer fence and privacy from neighbouring created with 6 ft. wood along the south and west property line, and 4ft. wood on north property line, (iii) a small retaining wall, bench and play area with play equipment proposed at the south east side of the site, and (iv) a bike rack for two bicycles proposed between Buildings B and C.

Staff Comments

Mr. Craig noted that (i) the revised proposal for the Panel’s consideration responds to the previous referral back to staff from the Panel, (ii) site grade has been increased to create positive drainage flow back to No. 1 Road, (iii) additionally, the variance is a technical variance based on the land assembly size, which was considered through the rezoning process, (iv) there is a Servicing Agreement for frontage works and site services, (v) the project will achieve Energy Step Code Level 3 with low carbon energy systems for heating and cooling within each unit, and (vi) there is also a one convertible unit included in the proposal.

Panel Discussion

In reply to a query from the Panel regarding the property at 6551 No. 1 Road, Mr. Craig noted (i) the property to the north is not part of the subject application and would be part of future rezoning application, (ii) the driveway access will be provided to the site and there will be an SRW secured over the driveway on the subject site in order to be used for access when the site to the north is developed.

In reply to a queries from the Panel, Ms. Dimitrova noted (i) the lawn areas are large enough to be viable and maintainable, (ii) the play area is fairly small with a wood chip fibre safety surface, typical for playgrounds on grade for surface use of play equipment, but replacing with rubber could be considered, (iii) the landscape design does not include lighting or gateway light for low walkways as there is lighting attached on the buildings and street lights along the street as well as at the back.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Panel expressed support for the proposal, noting the fulfillment of the Panel’s referral of January 17, 2024 meeting, to address and alleviate the potential for any flooding of the site in the future.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

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

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.

CARRIED

3.

New Business

It was moved and seconded

That the Development Permit Panel meeting tentatively scheduled for Wednesday, April 10, 2024 be cancelled.

CARRIED

4.

Date of Next Meeting:  April 24, 2024

ADJOURNMENT

It was moved and seconded

That the meeting adjourn (4:21 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, March 27, 2024.

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Cecilia Achiam
Chair

Lorraine Anderson
Legislative Services Associate