April 16, 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 March 26, 2025 be adopted.

CARRIED

1.

DEVELOPMENT PERMIT 18-829108

 (REDMS No. 7725410)

APPLICANT:

Art Homes Ltd.

PROPERTY LOCATION:

4400, 4420 and 4440 Smith Crescent

INTENT OF PERMIT:

1.

Permit the construction of 34 townhouse units at 4400, 4420 and 4440 Smith Crescent on a site zoned “High Density Townhouses (RTH1)” zone.

2.

Vary the provisions of Richmond Zoning Bylaw 8500 to increase the ratio of residential parking spaces permitted in tandem arrangement from 50 per cent to 62 per cent.

Applicant’s Comments

Peter Fanchiang, Designworks Architecture Inc., 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:

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the proposed development provides multiple pedestrian pathways throughout the subject site;

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pedestrian oriented lighting throughout the site is proposed to enhance pedestrian safety and security;

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there will be a pedestrian connection from Smith Crescent to the trail within the Highway 91A road allowance to the east of the site through the proposed six-metre wide Strollway along the south property line of the subject site;

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internal east-west and north-south drive aisles provide access to individual garages of townhouse units;

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a modern Scandinavian design is proposed for the townhouse development and buildings are differentiated through subtle variation in colours, façade treatments, unit arrangements, balcony arrangements and window design;

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the choice of proposed building materials, e.g. fiber cement siding and shingles, is based on durability and sustainability; and

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the project includes three convertible units and each of these units has been designed to accommodate future installation of a stairlift.

Denitsa Dimitrova, PMG Landscape Architects, briefed the Panel on the main landscape features of the project, noting that (i) the landscaping for the project has been designed to incorporate a number of existing onsite trees that have been identified for retention, (ii) each unit will be provided with a landscaped private yard, (iii) a six-foot high wood fence is proposed along the north and east property lines, (iv) a one-metre fence on top of a low retaining wall is proposed along the south property line adjacent to the Strollway, (v) trellis structures are proposed at each end of the internal drive aisles and pedestrian entrances to the site, (vi) the common outdoor amenity area includes seating and a children’s play area with play equipment providing multiple play opportunities for different age groups of children, and (vii) permeable pavers are proposed in different colours are proposed for the vehicle entrance, visitor parking stalls and designated onsite pedestrian walkways.

Staff Comments

Joshua Reis, Director, Development noted that (i) the proposed development includes three convertible units with potential for installation of a chair lift in the future, (ii) all townhouse units are provided with aging-in-place features, (iii) the proposed variance to the ratio of residential parking spaces in tandem arrangement provides the project the ability to achieve the minimum required Flood Construction Level (FCL) which is consistent with the development of other townhouses in Hamilton where garages are located on ground level with habitable spaces located above,  (iv) the project has been designed to achieve BC Energy Step Code Level 3 with maximum Emission Level 4, (v) there is a six-metre wide Strollway proposed along the south property line which is consistent with the Hamilton Area Plan and will be widened in the future to 12 metres upon redevelopment of the property to the south, and (vi) a Servicing Agreement is required prior to Rezoning Bylaw adoption which includes frontage improvements along Smith Crescent, construction of the Strollway, improvements to the path within the Highway 91A allowance to the east of the site, and service connections.

Panel Discussion

In reply to queries from the Panel, the applicant noted that (i) the density for the project has been achieved with consideration given to the provision of private outdoor space and landscape buffer for each unit, appropriate setbacks, and pedestrian circulation throughout the site, (ii) the proposed lighting includes, among others, downward focused building-mounted lighting and bollard lights to ensure visibility and security in the proposed development including along sidewalks and pedestrian walkways and at the same time avoid light spillover into neighbouring properties, (iii) a six-foot high wood fence will be installed along the north and east property lines, (iv) the proposed garbage, recycling and organic waste storage room is integrated into Building 3, and (v) on-site landscaping and tree planting has been maximised to the extent possible understanding that the retention of a number of existing on-site trees limits the amount of area available on-site for new trees to be planted.

In reply to queries from the Panel, staff noted that (i) a retaining wall is proposed along the subject site’s south property line adjacent to the proposed six-metre wide Strollway that will provide pedestrian connection between Smith Crescent and the trail within the Highway 91A road allowance, (ii) upon redevelopment of the adjacent properties to the south of the subject site, its site grade shall be raised to meet the grade of the proposed Strollway, (iii) there is a six-metre Statutory Right-of-Way (SRW) being provided on the subject property over the proposed Strollway which will be widened by six meters by the properties to the south should they redevelop in the future to achieve the ultimate condition of a 12-metre wide Strollway, (iv) there will be no change in elevation of the Strollway that would require any steps or ramps, and (v) the proposed temporary fencing on top of the retaining wall along the Strollway is intended to ensure the privacy of the existing single-family dwelling to the south and would be removed upon redevelopment of the property to the south.

Correspondence

None.

Gallery Comments

Gordon Hoye, 4460 Smith Crescent, expressed concern regarding flooding in the backyard of their property located adjacent to the south of the proposed development as a result of preloading in the subject site and queried about the developer’s proposed mitigation measures to address this concern. In addition, he queried about (i) the height of buildings in the proposed development and the grade increase in the subject site, and (ii) the rationale for the proposed one-metre height of the fence on top of the retaining wall along the south property line of the subject site adjacent to the proposed Strollway.

In reply to the queries of Mr. Hoye, staff noted that (i) as part of the Building Permit, the applicant will be required to install perimeter drainage around the entire subject site to ensure stormwater is maintained onsite and will not impact the neighbouring properties, (ii) the applicant is also proposing a stormwater management system which directs stormwater runoff generated by the site to the detention tank located at the southwest corner of the site for controlled release to the City’s storm system, (iii) drainage and improvements within the Strollway will be reviewed as part of the Servicing Agreement associated with the project, (iv) the proposed site grade along the south property line is approximately 1.2 metres, and (v) the proposed one-metre high privacy fence on top of the retaining wall along the south property line takes into consideration the height of the retaining wall in order to comply with the Zoning Bylaw’s fence height limitation of 2.0 metres and to provide an appropriate interface with the adjacent properties to the south.

Mr. Hoye also queried about potential remedies should the proposed measures to mitigate flooding in his property prove to be ineffective. In reply, the Chair advised that he provide his contact information to City staff so they would be able to provide further advice and information if he has future concerns regarding adverse impacts of the proposed development to his property.  

Panel Discussion

The Panel expressed support for the project and encouraged the applicant to be engaged and work cooperatively with their neighbours throughout the construction process.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

permit the construction of 34 townhouse units at 4400, 4420 and 4440 Smith Crescent on a site zoned “High Density Townhouses (RTH1)” zone; and

2.

vary the provisions of Richmond Zoning Bylaw 8500 to increase the ratio of residential parking spaces permitted in tandem arrangement from 50 per cent to 62 per cent.

CARRIED

2.

DEVELOPMENT PERMIT 23-035047

 (REDMS No. 7820496)

APPLICANT:

Canadian Tire Ltd.

PROPERTY LOCATION:

3100 St. Edwards Drive

INTENT OF PERMIT:

Permit exterior renovations to the façade of the existing building and improved landscaping and pedestrian connections at 3100 St. Edwards Drive on a site zoned “Auto-Oriented Commercial (CA)”.

Applicant’s Comments

Rebekka Hammer, MGBA 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 subject property is located south of Bridgeport Road, east of St. Edwards Drive, and west of Beckman Place and includes a shopping centre with four one-storey buildings and associated surface parking;

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the subject application intends to renovate and rebrand the previous Brick store in the existing building along the southern boundary of the subject property as a Canadian Tire store through façade improvements consistent with the new brand design guidelines of Canadian Tire;

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the proposal also includes, among others, the addition of a north-south pedestrian pathway, improvements to pedestrian connections to the east and west including the installation of a new pedestrian crossing, improvements to existing landscaping including installation of additional landscaped islands planted with trees, shrubs and perennials, and provision of additional bicycle parking; and 

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improvements to pedestrian pathways are proposed to ensure pedestrian accessibility within the subject property.

Staff Comments

Mr. Reis noted that (i) landscaping improvements proposed within the associated surface parking areas include, among others, the planting of 14 new trees onsite, (ii) to enhance pedestrian circulation and accessibility within the site, the proposal includes widening of some of the sidewalks and installing new north-south and east-west pedestrian connections through the site, (iii) the applicant worked with staff to ensure that the pedestrian pathways are accessible which includes removing existing curbs and bollards, (iv) the business signage shown on the plans does not form part of the Development Permit and is subject to a separate sign permit application and review process, (v) there is a Servicing Agreement associated with the project which includes modifying the southeast driveway letdown adjacent to Beckman Place, and (vi) the applicant is responsible for obtaining any approvals or permitting for works within the subject property and servicing works within the area that are subject to third party approvals (such as Pembina) prior to those works being undertaken.

Panel Discussion

In reply to a query from the Panel regarding the provision of electric vehicle (EV) charging stations onsite, staff clarified that EV charging stations are not proposed as part of the development permit or included in the Canadian Tire lease area, but there are EV charging facilities to be located within the larger property to the west of the existing southern building and the project is currently underway.

In reply to a query from the Panel regarding the impact of the proposed reduction of parking stalls as a result of improvements to landscaping, staff noted that there is no parking variance associated with the proposal as the project continues to meet the required parking onsite.  

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Panel expressed support for the project, noting the applicant’s attention to providing accessible pedestrian pathways onsite. In addition, the Panel encouraged the applicant to start working on the Pembina approval process as it is required prior to the proposed improvements to Beckman Place and the existing southern building.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would permit exterior renovations to the façade of the existing building and improved landscaping and pedestrian connections at 3100 St. Edwards Drive on a site zoned “Auto-Oriented Commercial (CA)”.

CARRIED

4.

New Business

None.

5.

Date of Next Meeting:  April 30, 2025

ADJOURNMENT

It was moved and seconded

That the meeting adjourn (4:24 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, April 16, 2025.

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_________________________________

Wayne Craig

Chair

Rustico Agawin

Committee Clerk