April 24, 2024 - Minutes
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Development Permit Panel
Wednesday, April 24, 2024
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Time: |
3:30 p.m. |
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Place: |
Remote (Zoom) Meeting |
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Present: |
Cecilia Achiam, General Manager, Community Safety, Chair Marie Fenwick, Director, Arts, Culture and Heritage Michael Allen, Acting Director, Real Estate Services |
The meeting was called to order at 3:30 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 Development Permit Panel held on March 27, 2024 be adopted. |
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CARRIED |
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1. |
(REDMS No. 7609062) |
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APPLICANT: |
Topstream Management Ltd. |
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PROPERTY LOCATION: |
8635, 8655, 8675 and 8695 Cook Crescent |
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INTENT OF PERMIT: |
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Permit the construction of 28 townhouse units and fourteen secondary suites at 8635, 8655, 8675 and 8695 Cook Crescent on a site zoned “Town Housing (ZT103) – Parking Structure Townhouses (Spires Road – Cook Crescent)”. |
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Applicant’s Comments |
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Coby Xiao, Topstream Management Ltd., introduced the presenters for the application and Jeff Shen, J+S Architect, 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 form of the proposed development is consistent with neighbouring townhouse developments in the area; |
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due to the closure of Cook Crescent in the future, the entrances to the building’s parkade and main lobby will be located off Spires Road on the south side of the proposed development; |
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the project provides 28 dwelling units, including 27 multi-level townhouse units and one ground level flat in four building blocks; |
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the proposed unit mix consists of two- to five-bedroom townhouse units and 14 townhouse units will contain a secondary suite on ground level; |
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a central courtyard space is proposed on the podium level surrounded by the four building blocks; |
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all townhouse units include a patio on the podium level and/or rooftop deck and all secondary suites will have a private outdoor space; |
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a three-metre wide north-south public walkway along the west property line and a 10-meter wide greenway, i.e. Pedestrian Linkage, along the north property line are proposed; |
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the triangular area north of the 10-meter wide greenway will be dedicated by the developer to the City; |
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a three-metre landscape strip around the perimeter of the site is proposed to provide a second layer of landscaping on the ground level; |
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the proposed 34 residential parking spaces meet the minimum Zoning bylaw requirement; |
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the proposed use of materials, colours and architectural elements visually reduce the height of the building and breaks down the building mass; |
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two four-storey convertible units and one single-level Basic Universal Housing (BUH) unit are proposed; and |
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the project has been designed to achieve Step Code 4 of the BC Energy Step Code. |
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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) each unit will be provided with a landscaped yard with a canopy tree to enhance the pedestrian experience around the site, (ii) multiple trees are proposed to be retained and protected along the west property line, (iii) the west public walkway is configured to protect the retained trees, (iv) street furniture is proposed at the northeast and southeast corner plazas to encourage their use, (v) the outdoor amenity area on the podium level includes two children’s play areas in different locations and exercise and play equipment for adults, (vi) each unit will be provided with a landscaped yard on the podium level, (vii) wall mounted and bollard lighting are proposed for the project, (viii) drought tolerant species are proposed for planting on-site, and (ix) an on-site high-efficiency irrigation system is proposed for all planted areas. |
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Staff Comments |
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Wayne Craig, General Manager, Planning and Development, clarified that the triangular area north of the proposed 10-metre wide greenway is not intended to be a City park as it is a future development lot and there is an expectation that a licence agreement will be entered into to allow the residents of the proposed development to use the area until the redevelopment of the lot occurs. |
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In addition, Mr. Craig noted that (i) there is a Servicing Agreement associated with the project for site services and frontage works, and (ii) the applicant is commended for their efforts to integrate the four existing trees on the walkway along the western edge of the subject site. |
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In reply to a query from the Panel, Mr. Craig stated that the title of the triangular property north of the 10-metre wide greenway will be transferred to the City and the City anticipates to enter into a licencing agreement to allow the residents of the proposed development to use the lot, which will be fenced to prohibit public access. |
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Panel Discussion |
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In reply to queries from the Panel, the applicant team noted that (i) the secondary suites can be accessed on the ground level either from the street or public walkways, (ii) the secondary suites are designed to be studio or one-bedroom units and have sizes ranging from approximately 300 square feet or larger, (iii) there is a tree in the triangular area north of the 10-metre wide greenway that will be retained, (iv) the sculptural pieces hanging down in between buildings are intended to fill the gap between buildings and are not part of public art, and (v) lighting will be installed along the public walkways and on adjacent buildings. |
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Correspondence |
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None. |
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Gallery Comments |
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The Chair advised staff to meet with the member of public present in Council Chambers wanting to delegate but unable to speak on the proposal due to the absence of her translator. |
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Panel Discussion |
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The Panel expressed support for the project, noting the design is well thought out and there is adequate separation from the future development to the west through the provision of the public walkway. |
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Panel Decision |
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It was moved and seconded |
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That a Development Permit be issued which would permit the construction of 28 townhouse units and fourteen secondary suites at 8635, 8655, 8675 and 8695 Cook Crescent on a site zoned “Town Housing (ZT103) – Parking Structure Townhouses (Spires Road – Cook Crescent)”. |
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CARRIED |
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2. |
(REDMS No. 7623245) |
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APPLICANT: |
Fougere Architecture Inc. |
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PROPERTY LOCATION: |
10611 and 10751 River Drive |
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INTENT OF PERMIT: |
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Permit the construction of a mid-rise residential development comprising 181 residential units, including 18 low-end-of-market-rental (LEMR) units and 13 market rental units at 10611 and 10751 River Drive on a site zoned “Low to Mid Rise Apartment (ZLR46) - Bridgeport” |
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Applicant’s Comments |
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Wayne Fougere, 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 proposed development completes the multi-phase overall development on the north side of River Drive between No. 4 Road and Shell Road; |
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the lower two-storey amenity building and four-storey apartment building are located along River Drive and the higher two six-storey apartment buildings are sited at the rear, fronting the dike and the river; |
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a total of 181 dwelling units are proposed including 150 market strata units, 13 market rental units and 18 Low-End-of-Market (LEMR) units; |
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street-facing apartment buildings have lower living areas to provide better connection to the street; |
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the central pedestrian entry to the proposed development is located on River Drive and provides pedestrian connection from River Drive to the dike through the central courtyard; |
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a wheelchair accessible widened public walkway is located along the edge of the west property line and provides pedestrian connection from River Drive to the dike walkway; |
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the public multi-use path along Shell Road on the east side of the subject site is wheelchair accessible; however, the access from the pathway’s northern terminus to the dike is not wheelchair accessible due to its steep slope; |
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the central courtyard on the podium level is enclosed by the four buildings and can be accessed from the street, public walkways and the dike; |
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public art is proposed at the corner of River Drive and Shell Road; |
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the project provides 91 Basic Universal Housing (BUH) units, including 16 for LEMR units, 10 for market rental units, and 65 for market strata units; |
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the contemporary architectural style of the buildings in the proposed development is consistent with the buildings in Phase 1 of the overall development; and |
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outdoor amenity space is provided on the podium level central courtyard and indoor amenity spaces are provided in the two-storey indoor amenity building and smaller multi-purpose rooms in the larger northeast and northwest apartment buildings. |
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Yiwen Ruan, PMG Landscape Architects, with the aid of the same visual presentation, briefed the Panel on the proposed landscaping for the project, noting that (i) the proposed landscape design is intended to provide pedestrian connectivity and interaction, (ii) semi-private spaces along the edges of the site are separated from public spaces through grade change and landscaping, including installation of tiered planters, (iii) the proposed outdoor amenity area on the podium level central courtyard provides a variety of uses for adults and children, including among others, as gathering spaces and play areas, (iv) accessible pedestrian pathways are provided along the west and east edges of the site and through the courtyard at the centre of the site, (v) proposed on-site planting includes drought tolerant and pollinator friendly species, and (vi) a high-efficiency on-site irrigation system will be provided for all planted areas. |
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Staff Comments |
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Mr. Craig noted that (i) the rental units in the rental building fronting River Drive will be secured through housing agreements and the developer has entered into a memorandum of understanding with a non-profit organization for the management of the rental units, (ii) the Servicing Agreement associated with the project includes frontage works on River Drive and Shell Road and site services, among others, (iii) there will be a separate Servicing Agreement for the construction of the dike and dike pathways, (iv) there is an extensive Transportation Demand Management (TDM) package associated with the project which includes, among others, the provision of transit passes to 15 percent of the residents of market strata units, an increase of on-site bicycle storage facility, and the provision of a bicycle maintenance facility, and (v) more than 70 percent of the total number of units provided in the project are family-friendly units, i.e., two-to three-bedroom units. |
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In reply to queries from the Panel, staff advised that (i) aging-in-place features incorporated in all of the proposed units include the provision of stairwell handrails, lever-type handles for plumbing fixtures and door handles, and solid blocking in washroom walls to facilitate future grab bar installation beside toilets, bathtubs and showers, (ii) there are no fully accessible units provided in the project; however, the project provides 91 Basic Universal Housing (BUH) units which includes 16 out of 18 LEMR units, 10 out of 13 market rental and 65 out of 150 market strata units, (iii) the dike connection from the Shell Road terminus to the dike is intended for maintenance vehicles and public access for pedestrians; however, it is not suitable for people in wheelchairs due to its steep grade, (iv) the public walkway along the west edge of the site from River Drive to the dike walkway is wheelchair accessible, and (v) it is not feasible for the proposed development to connect to the privately-owned geo utility located in the earlier phase of the overall development. |
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Panel Discussion |
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In reply to queries from the Panel, the applicant team advised that (i) the proposed public art for the project has been presented to the City’s Public Art Advisory Committee, (ii) a local artist will be commissioned for the proposed public art, and (iii) the project has been designed to achieve Step Code 3 of the BC Energy Step Code with a privately owned low-carbon energy system. |
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Correspondence |
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None. |
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Gallery Comments |
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Sandra Lindahl, 10766 River Drive, queried about (i) actions taken by the developer to put in place pest control to address rodent infestation as a result of building demolition as noted at the June 19, 2023 Public Hearing for the rezoning of the subject site, (ii) the exact number of residential units provided in the proposed development, (iii) how the City will ensure that the proposed number of rental housing units are actually built and used for their intended purpose, (iv) who should the neighbours contact if they are not satisfied with the measures taken by the developer to ensure roads are kept free from dust, nails and other construction debris, (v) whether the strata or the renters of LEMR units will shoulder the cost for the installation of grab bars and the conversion of the BUH units into accessible units, and (vi) the location of vehicle access to the underground parkade on River Drive. |
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In addition, Ms. Lindahl expressed disagreement with the Traffic Impact Assessment prepared by a qualified professional referenced in the staff report indicating that the existing road network can accommodate the additional traffic generated by the proposed development, as she noted that residents in the area are currently experiencing traffic concerns on River Drive. |
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In reply to Ms. Lindahl’s queries, the applicant team advised that (i) a pest control company has been commissioned by the developer to undertake pest control and will soon commence their work, (ii) the project will provide a total of 181 units, including 150 market strata units, 13 market rental units and 18 LEMR units, (iii) the developer can be contacted for construction related concerns and will regularly monitor construction and dialogue with neighbours, (iv) the rental company/operator will shoulder the costs for the installation of grab bars in the market rental and LEMR units, and (v) vehicle access to the underground parkade is located at the southwest corner of the subject site. |
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In reply to the query regarding how the City will ensure that the proposed number of market rental and LEMR units will be constructed and used for their intended purpose, Mr. Craig noted that the City will be registering a housing agreement on title of the property which includes the obligation to provide statutory declarations to the City on a periodic basis to ensure that those units are rented and LEMR units are rented by qualified tenants under the City’s Affordable Housing Strategy guidelines. |
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In reply to Ms. Lindahl’s concern regarding the Traffic Impact Assessment at rezoning, Mr. Craig noted that an independent third party assessment was provided during the rezoning phase and it was reviewed and approved by the City’s Transportation Department. |
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A resident of 2401 Shell Road queried about (i) the number of parking stalls provided in the project, (ii) measures to mitigate construction debris including dust and dirt in the subject site impacting neighbouring residential properties, and (iii) the timeline for project construction. |
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In reply to the query regarding the number of parking stalls proposed for the project, the applicant team noted that 274 parking stalls will be provided for 181 residential units. In addition, Mr. Craig stated that the proposed number of parking stalls to be provided is consistent with the City’s Zoning Bylaw requirement. |
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In reply to queries regarding measures to mitigate the impact of dust and dirt during construction and project construction timeline, the applicant team advised that (i) appropriate equipment will be used as needed to clear dust, dirt and other construction debris that are above normal levels, and (ii) the developer intends to commence project construction in the later part of this year subject to the timing of required City approvals. |
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In reply to a further query, the applicant clarified that the developer will endeavor to keep the roads clean during construction. |
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In addition, the Chair advised that the City’s Bylaws Department contact information will be posted on the subject site so neighbouring residents can contact the City for construction-related concerns. |
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Panel Decision |
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It was moved and seconded |
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That a Development Permit be issued which would: |
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permit the construction of a mid-rise residential development comprising 181 residential units, including 18 low-end-of-market-rental (LEMR) units and 13 market rental units at 10611 and 10751 River Drive on a site zoned “Low to Mid Rise Apartment (ZLR46) - Bridgeport” |
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CARRIED |
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3. |
(REDMS No. 7603680) |
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APPLICANT: |
Gustavson Wylie Architects Inc. |
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PROPERTY LOCATION: |
18399 Blundell Road |
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INTENT OF PERMIT: |
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Permit the construction of two single-storey buildings with drive-through restaurant uses at 18399 Blundell Road on a site zoned "Industrial (I)". |
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Applicant’s Comments |
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David Cheung, Gustavson Wylie Architects Inc., 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 original Development Permit for the project was issued by Council around three years ago; however, due to unforeseen events, the permit lapsed as construction did not take place within the required period; |
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two single-storey buildings are proposed for quick service restaurant and drive-through uses with a central plaza located between the two buildings for outdoor eating area; |
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a right-in/right-out vehicle entry/exit and left turn entry are provided on Blundell Road and a right-in/right-out only vehicle entry/exit is proposed on Nelson Road; |
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64 outdoor parking spaces are proposed including two accessible parking stalls near the entrances of the two buildings; |
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nine of the 64 parking stalls will be provided with electric vehicle (EV) charging stations; |
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bicycle parking will be provided on the site; |
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canopies are proposed at restaurant entrances to provide weather protection; |
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tilt-up concrete was proposed to be used in the original design of the buildings but has been changed to insulated metal panel system to meet sustainability requirements; |
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contrasting colours are proposed for the project to provide visual interest in the industrial neighbourhood; and |
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the central plaza includes an awning feature and landscaped to animate the place and provide visual interest. |
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Christy Voelker, Prospect and Refuge Landscape Architects, with the aid of the same visual presentation, briefed the Panel on the main landscape features of the project, noting that (i) three pedestrian entries are proposed from the sidewalk to the subject site, (ii) areas of pedestrian walkways that cross the drive aisles and vehicle queuing areas are treated with a different colour of permeable pavers to enhance pedestrian safety, (iii) shading and a variety of seating opportunities are proposed in the central plaza, (iv) proposed planting includes species that are low-maintenance and provide all-season interest, (v) a row of canopy trees is proposed along the south edge of the site to provide shade in the parking lot, (vi) on-site irrigation will be provided for planted areas, and (vii) permeable pavers are proposed for the outdoor eating plaza and pedestrian walkways. |
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Staff Comments |
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Mr. Craig noted that (i) an Automatic Volume Control (AVC) system that adjusts speaker volume will be installed in the drive-through to ensure compliance with the City’s Noise Bylaw, (ii) the project includes nine electric vehicle (EV) charging stations, and (iii) there was a Servicing Agreement entered into as part of the previous Development Permit approval for frontage works which have been completed. |
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Panel Discussion |
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In reply to queries from the Panel, the applicant team noted that (i) the AVC system automatically adjusts the speaker volume based on ambient noise levels and has been successfully used by many drive-through restaurants, (ii) shower facilities for restaurant workers biking to work would be difficult to provide in the restaurant buildings due to their size, (iii) automatic irrigation will be provided on-site for all planted areas, and (iv) raised planters in the central plaza will have adequate soil volume for the size of trees to be planted. |
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Gallery Comments |
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None. |
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Correspondence |
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None. |
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Panel Discussion |
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The Panel expressed support for the project for restaurant uses, noting that it is a welcome addition to the industrial neighbourhood. |
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It was moved and seconded |
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That a Development Permit be issued which would permit the construction of two single-storey buildings with drive-through restaurant uses at 18399 Blundell Road on a site zoned "Industrial (I)". |
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CARRIED |
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New Business |
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None. |
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Date of Next Meeting: May 15, 2024 |
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ADJOURNMENT |
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It was moved and seconded |
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That the meeting adjourn (5:02 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 Development Permit Panel of the Council of the City of Richmond held on Wednesday, April 24, 2024. |
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Cecilia Achiam Chair |
Rustico Agawin |