May 15, 2024 - Minutes
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Development Permit Panel
Wednesday, May 15, 2024
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Time: |
3:30 p.m. |
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Place: |
Remote (Zoom) Meeting |
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Present: |
Wayne Craig, General Manager, Planning and Development, Chair Cecilia Achiam, General Manager, Community Safety Marie Fenwick, Director, Arts, Culture and Heritage |
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 April 24, 2024 be adopted. |
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CARRIED |
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1. |
(REDMS No. 7658413) |
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APPLICANT: |
Arno Matis Architecture |
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PROPERTY LOCATION: |
6851 and 6871 Elmbridge Way |
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INTENT OF PERMIT: |
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Permit the construction of 376 residential units, hotel and accompanying commercial uses in a high-rise mixed use development containing three 15 storey towers at 6851 and 6871 Elmbridge Way on a site zoned “High-Density Mixed Use (ZMU52) – Oval Village (City Centre)”; and |
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Vary the provisions of Richmond Zoning Bylaw 8500 to: |
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(a) |
reduce the minimum road setback of 3.0 m along River Road to 0.25 m to allow a projection on a small portion of the development’s podium (Levels 3 to 6) for components of the building and residential balcony units; and |
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(b) |
not require a large size on-site loading space in the proposed development. |
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Applicant’s Comments |
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Arno Matis, Arno Matis 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, highlighting the following: |
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the project consists of three 15-storey towers for hotel, residential and commercial uses; |
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a total of 376 residential units are proposed, including 341 market residential units and 35 low-end-of-market (LEMR) housing units, 22 of which are two- to three-bedroom units; |
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38 Basic Universal Housing (BUH) units will be provided and 11 hotel units are proposed for hearing-impaired hotel guests; |
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a total of 682 parking stalls are provided on-site, including 52 parking stalls reserved for special events use at the neighbouring Richmond Olympic Oval facility; |
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four at grade public plazas are located in all four corners of the site and additional public plazas are located at mid-block; |
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the existing lane between the subject development and Ora mixed-use development to the east will be widened; |
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a new west road will be constructed along the west property line of the subject site; |
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the architectural design of the proposed three towers was inspired by the City’s natural landscape; |
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the siting of the three towers considered the existing location of neighbouring towers as well as the Richmond Olympic Oval to maximize views and minimize shadowing; |
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the primary vehicle access to the parkade for residents and hotel guests is located mid-block of the new west road; |
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a secondary vehicle access for hotel and on-site employees only is proposed off the existing lane to the east which will be widened; |
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extensive wayfinding signage will be installed to minimize traffic along the lane; |
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a comprehensive package of Transportation Demand Management (TDM) measures is proposed to reduce vehicle ownership in the proposed development; |
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the project will comply with Step 2 of the BC Energy Step Code and will be connected to a City District Energy Utility (DEU) facility; |
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extensive sustainability measures are proposed to enhance energy efficiency in the proposed development; |
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accessibility routes are provided for accessible pedestrian circulation at grade and in the common outdoor amenity area on level 6; |
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exclusive as well as shared indoor and outdoor amenity spaces for residents and hotel guests are provided; and |
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proposed building and exterior cladding materials include, among others, glass and concrete. |
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Jeffrey Staates, PFS Studio, with the aid of the same visual presentation, briefed the Panel on the main landscape features of the project, noting that (i) the overall landscape design is consistent with the river-inspired theme of the architectural design of the buildings, (ii) ground level hard and soft landscaping include the use of banding for surface paving treatment and planting around the bands, (iii) the proposed outdoor amenity area on level 6 of the project podium includes, among others, layered planting, small and medium-sized trees, seating, multi-purpose lawn, outdoor pool, and small decks overlooking the street below, (iv) a terrace is provided at the south end on level 8 of the hotel (east) building, (v) on level 9, terraces and green roof are proposed for the hotel building and the principal children’s play area for the residential use is proposed to be located in the courtyard area between the two residential towers, and (vi) a series of patios with stair access and small planting strips are proposed on the rooftop of residential towers. |
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Staff Comments |
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Suzanne Smith, Program Manager, Development, noted that (i) there is a Servicing Agreement associated with the project which includes, among others, frontage works, a new west road along the western edge of the site that will connect Elmbridge Way and River Drive, and widening of the existing lane to the east and related works, (ii) 52 parking stalls will be allocated to Richmond Olympic Oval for use during special events and can be used by the public at other times, (iii) an interim asphalt walkway will be installed on the south side of River Road to connect the subject site to Oval Way and provide an additional pedestrian route to access the Richmond Olympic Oval facility, (iv) the project includes a comprehensive package of Transportation Demand Management (TDM) measures secured through the rezoning process, (v) the project has been designed to comply with Step 2 of the BC Energy Step Code and will be connected to the City Centre District Energy Utility (DEU) for space and domestic hot water heating and cooling through an on-site low carbon energy system, and (vi) six on-site trees were identified for removal at the time of rezoning and 83 trees are proposed to be planted on-site which exceed the City’s Official Community Plan requirements. |
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In addition, Ms. Smith stated that there are two proposed variances associated with the project, noting that (i) the proposed variance on the minimum road setback along River Road applies only to one small corner portion of the development’s podium on levels 3 to 6 which will not impact the pedestrian streetscape at-grade and will enable the units at this corner portion to achieve adequate private outdoor amenity space, and (ii) the proposed variance to not require a large size on-site loading space in the development is supported by staff as it was determined at rezoning that a medium size loading space is sufficient for the proposed uses in the development. |
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In closing, Ms. Smith noted that a public art contribution in the amount of approximately $330,000 will be provided by the applicant and a Public Art Plan is required for the project which will be brought forward for Council approval prior to the issuance of a Building Permit. |
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Panel Discussion |
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In reply to queries from the Panel, the applicant noted that (i) a digital model was used in a previous presentation of the project to illustrate the project’s site layout and building massing which could be made available to the Panel, (ii) there will be a comprehensive signage strategy around the perimeter of the site that will be developed and implemented to assist in wayfinding, (iii) the adjacent Ora mixed-use development to the east of the subject site has two vehicle access points from the existing lane to their below grade and above grade parking system, and (iv) the subject development’s secondary vehicle access from the lane is located directly across from Ora’s below grade parkade entrance for safety and visibility reasons. |
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With regard to the query on parking and traffic management to mitigate and manage traffic in the area during construction, the Chair advised that a Construction Parking and Traffic Management Plan is required should the application move forward to Building Permit stage. |
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In reply to further queries from the Panel, the applicant noted that (i) the owner has engaged the services of a public art consultant and they are currently in the process of selecting an artist for the project’s public art; however, no specific choice of public art and their location in the subject site have been have been determined, and (ii) the applicant has incorporated noise mitigation measures in the building design to comply with the City’s noise mitigation standards. |
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In reply to further queries from the Panel, the applicant confirmed that (i) portions of the green roof on the ninth floor of the hotel building where there are no public access there is an intensive green roof component, (ii) the applicant will look into the impact of the use of banding and contrast in colours for at grade paving treatment on visually impaired persons and will address the connection of the public walkways to the pedestrian entrances of buildings, (iii) the street-fronting commercial units can be accessed from at grade parking level 1 (P1) through the pedestrian circulation zone along the ramp and out to the new west road walkway, and (iv) the parking stalls allocated to the Richmond Olympic Oval for use during special events are located in parking levels P1 and P2 which can be accessed from the new west road. |
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The Chair advised the applicant to review the proposed ground level paving treatment in order to assist the on-site circulation of visually impaired persons and provide an efficient and accessible connection from the sidewalks/pathways to the building entries prior to the project moving forward to Council for consideration. |
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Correspondence |
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Luo Yilei (Elaine Luo), 3600 Broadway St. (Schedule 2) |
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Staff noted that Ms. Luo’s email indicated she has no concerns and comments regarding the proposal. |
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Gallery Comments |
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None. |
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Panel Discussion |
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The Panel expressed support for the project, noting that (i) it nicely complements the Richmond Olympic Oval, (ii) it is carefully designed and well thought out, and (iii) it is a good addition to the area. |
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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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1. |
permit the construction of 376 residential units, hotel and accompanying commercial uses in a high-rise mixed use development containing three 15 storey towers at 6851 and 6871 Elmbridge Way on a site zoned “High-Density Mixed Use (ZMU52) – Oval Village (City Centre)”; and |
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2. |
vary the provisions of Richmond Zoning Bylaw 8500 to: |
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(a) |
reduce the minimum road setback of 3.0 m along River Road to 0.25 m to allow a projection on a small portion of the development’s podium (Levels 3 to 6) for components of the building and residential balcony units; and |
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(b) |
not require a large size on-site loading space in the proposed development. |
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CARRIED |
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2. |
(REDMS No. 7540972) |
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APPLICANT: |
Kenneth Kim (Kenneth Kim Architecture Inc.) |
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PROPERTY LOCATION: |
6500 Cooney Road |
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INTENT OF PERMIT: |
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Permit the construction of six townhouse units over a common parking structure at 6500 Cooney Road on a site zoned “Parking Structure Town Housing (ZT93) - Brighouse (City Centre)”. |
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Applicant’s Comments |
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Cavan KaiYue Liao, Kenneth Kim Architecture 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 project includes a three-storey building with six townhouse units over a single level parking structure at grade; |
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the building height is consistent with neighbouring three-storey townhouse buildings; |
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a north-south lane is proposed along the east property line of the subject site that will provide access to the parkade from Cook Road; |
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a total of 10 parking stalls will be provided on-site; |
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the common outdoor amenity space and shared facilities are located along Cooney Road and an accessible pathway will be provided to enhance on-site accessibility; |
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the proposed townhouse units will be located fronting Cook Road; |
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the project provides one convertible unit; |
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non-combustible exterior cladding materials are proposed; |
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a variety of private outdoor spaces are provided for each townhouse unit; and |
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the single slope roof of the building is a distinctive design feature of the project. |
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Fred Liu, Fred Liu and Associates Inc., with the aid of the same visual presentation, briefed the Panel on the proposed landscaping for the project, noting that (i) two significant elm trees along Cook Road will be retained and protected, (ii) adjustments to landscape design have been made to ensure the protection of the two retained trees, (iii) four conifer trees are proposed to be planted on-site as replacements trees, (iv) coniferous shrubs will be planted in between individual patios to provide privacy, (v) layered planting is proposed to provide separation between the sidewalk and the patios along Cook Road, (vi) a small playhouse and natural logs will be installed in the children’s play area, (vii) a bench is provided in the west side yard that could be used by parents to supervise children in the children’s play area, (viii) two street trees are proposed to be planted, and (ix) climbing vines will be planted to soften the appearance of the fence along the north property line of the subject site. |
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Staff Comments |
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Ms. Smith noted that (i) there is a Servicing Agreement associated with the project which includes, among others, utility upgrades and frontage improvements along Cooney Road and Cook Road frontages, intersection improvements, and construction of a new north-south lane along the east property line which will be widened through future development to the east and provide future connection from Cook Road to Spires Gate, (ii) all of the proposed units will incorporate aging-in-place features, (iii) the development will provide one convertible unit, (iv) the development will comply with Step 3 of the BC Energy Step Code, (v) the proposed ten parking stalls will be provided with Level 2 electric vehicle (EV) charging, (vi) six trees are proposed to be planted on-site for the three on-site trees identified for removal at rezoning and a voluntary cash-in-lieu contribution to the City’s Tree Compensation Fund will be provided by the applicant for the additional four trees that the applicant had originally committed to provide at rezoning stage but could not be accommodated on-site due to installation of required utilities on-site, and (vii) significant efforts were made to retain and protect two City trees along Cook Road including adjusting the design of the Cook Road sidewalk to ensure the retention and protection of the two City trees. |
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Panel Discussion |
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In reply to queries from the Panel, the applicant noted that (i) the proposed design of the development’s parkade does not include an entrance gate as recommended by the City’s Transportation Department, (ii) the applicant will consider installing a gate for the parkade entrance should it be required for security reasons; however, the significant width and height of the parkade entrance would need to be considered, (iii) Crime Prevention Through Environmental Design (CPTED) measures have been incorporated in the design of the parkade including using bright paint and installing appropriate lighting, (iv) there will be no privacy concerns for the adjacent development to the east as the proposed north-south lane along the east property line of the subject site will provide more than adequate separation between the proposed development and the adjacent development to the east which also have an existing lane adjacent to the proposed lane of the subject site, and (v) to address potential privacy concerns of the adjacent development to the north, the building height of the proposed development has been lowered to match the height of the adjacent development to the north and a five-foot fence will be installed along the north property line of the subject development. |
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In addition, the Chair advised that a comprehensive Construction Parking and Traffic Management Plan will be required as a condition for Building Permit issuance should the application move forward to this stage. |
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The Panel then directed staff to work with the applicant to investigate opportunities to install an entrance gate for the parkade to address CPTED concerns prior to the application moving forward to Council for consideration. |
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Correspondence |
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None. |
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Gallery Comments |
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None. |
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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 six townhouse units over a common parking structure at 6500 Cooney Road on a site zoned “Parking Structure Town Housing (ZT93) - Brighouse (City Centre)”. |
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CARRIED |
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3. |
(REDMS No. 7643815) |
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APPLICANT: |
Maskeen (Hamilton) Properties Corp. |
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PROPERTY LOCATION: |
4651, 4671, 4691 Smith Crescent and 23301, 23321, 23361, 23381 Gilley Road |
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INTENT OF PERMIT: |
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Permit the construction of a mixed-use mid-rise development comprising commercial space, City-owned community amenity space and 186 residential units, including 19 low-end-of-market (LEMR) units at 4651, 4671, 4691 Smith Crescent and 23301, 23321, 23361, 23381 Gilley Road on a site zoned "Residential/Limited Commercial (ZMU53) - Neighbourhood Village Centre (Hamilton)". |
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Applicant’s Comments |
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Sameh Guindi, Ionic Architecture Inc., with the aid of a visual presentation (attached to and forming part of these minutes as Schedule 4), provided background information on the proposed development, highlighting the following: |
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the project consists of one four-storey apartment building, one five-storey mixed-use building and a two-storey amenity building; |
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the existing public strollway along the western edge of the site will be widened; |
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the developer will design and construct a Community Policing Office with turnkey finish which will be transferred to the City; |
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surface parking for visitors as well as for the two reserved parking stalls for the Community Policing Office will be provided on the podium level central courtyard; |
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a green roof will be installed on top of the two-storey amenity building and an elevator will be provided to provide accessibility; and |
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proposed landscaping along Smith Crescent include tiered planters to provide screening to the parkade wall. |
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Ben Aldaba, 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) landscaping along the Smith Crescent and Garripie Avenue frontages includes tiered planters and planting at grade to help screen the parkade wall, (ii) vertical landscape screening is proposed along Gilley Road to screen the tapered retaining wall, (iii) the large central courtyard on the podium level includes multiple uses for residents including among others, open play turf and lawn areas, children’s play area, seating areas, and gathering spaces, (iv) the proposed landscaping in the central courtyard has been designed to integrate with the amenity building, (v) bollard lighting is provided throughout the courtyard to enhance security and assist in wayfinding, (vi) street lighting will be installed along the three road frontages, and (vii) permeable pavers are proposed for visitor parking stalls in the central courtyard. |
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Staff Comments |
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Joshua Reis, Program Manager, Development, noted that (i) the project is required to provide a City-owned Community Policing Office with a turnkey level of finish, (ii) the project will provide 19 low-end-of-market (LEMR) residential units, 17 of which consist of two- to three-bedroom units, (iii) the publicly accessible areas on the site include the extension of the public plaza and the north-south public strollway along the west property line, (iv) there is a comprehensive Servicing Agreement associated with the project as a condition of rezoning adoption including, among others, the extension of Garripie Avenue, widening of Smith Crescent, the public plaza and the public strollway along the west property line, frontage improvements, and service utility connections, (v) there is a cash-in-lieu contribution towards the Hamilton Area Sanitary Pump Station, (vi) the project provides a comprehensive package of TDM measures, and (vii) staff have coordinated with the applicant who has committed to work with owners of adjacent properties, developers and the neighbouring school and provide information regarding construction traffic management plans and schedules for the proposed development. |
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Panel Discussion |
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In reply to queries from the Panel, the applicant noted that (i) the podium level central courtyard which includes, among others, the common outdoor amenity space is publicly accessible and is not fenced, (ii) the amenity building is not publicly accessible, and (iii) the amenity building provides indoor amenity spaces for all residents including, among others, activity rooms, accessible washroom, bicycle room and access to the green roof area. |
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In reply to a further query from the Panel, the applicant reviewed the building elevations of the proposed development, noting that (i) majority of commercial units have a large frontage and are clad with clear glazing and aluminum panels above for installation of signage, (ii) the proposed exterior cladding materials for the residential buildings include, among others, glazing, fibre cement panel, metal panel, and stone cladding materials, (iii) identical exterior cladding materials and colours are proposed for the two residential buildings, and (iv) there is variation in exterior cladding treatment for the amenity building from the two residential buildings to provide more visual interest. |
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In reply to a query from the Panel, staff confirmed that the public strollway and Garripie Avenue extension will be designed through the Servicing Agreement that is required as a condition of rezoning adoption. |
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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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Staff were directed by the Panel to work with the applicant to review the design of the podium level central courtyard taking into consideration measures to ensure that the resident’s amenity areas are appropriately secured from general public access. |
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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 a mixed-use mid-rise development comprising commercial space, City-owned community amenity space and 186 residential units, including 19 low-end-of-market (LEMR) units at 4651, 4671, 4691 Smith Crescent and 23301, 23321, 23361, 23381 Gilley Road on a site zoned "Residential/Limited Commercial (ZMU53) - Neighbourhood Village Centre (Hamilton)". |
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CARRIED |
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4. |
New Business |
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None. |
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5. |
Date of Next Meeting: May 29, 2024 |
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ADJOURNMENT |
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It was moved and seconded |
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That the meeting adjourn (5:14 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, May 15, 2024. |
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Wayne Craig Chair |
Rustico Agawin |