June 11, 2025 - Minutes

Time:

3:30 p.m.

Place:

Remote (Zoom) Meeting

Present:

Wayne Craig, General Manager, Planning and Development, Chair

Milton Chan, Director, Engineering

Lloyd Bie, Director, Transportation

MINUTES

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on May 28, 2025 be adopted.

CARRIED

1.

DEVELOPMENT PERMIT 23-028741

(REDMS No. 7781399)

APPLICANT:

Matthew Cheng Architect Inc.

PROPERTY LOCATION:

7511 St. Albans Road

INTENT OF PERMIT:

Permit the construction of five townhouse units at 7511 St. Albans Road on a site zoned “High Density Townhouse (RTH1)”.

Applicant’s Comments

Matthew Cheng, of Matthew Cheng 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 proposed development consists of five three-storey units in two building clusters separated by a north-south internal drive aisle;

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the proposed form and character of the townhouse buildings are compatible with adjacent developments;

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there is no direct vehicular access permitted from the subject site to St. Alban’s Road;

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the proposed vehicle access to the site is through an existing access easement over the drive aisle of the neighbouring townhouse development to the north at 7433 St. Albans Road;

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a Statutory Right-of-Way (SRW) over the internal drive aisle and hammerhead turnaround area on the subject site has been secured at Rezoning to enable residents and visitors of 7433 St. Albans Road to use the turnaround area;

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seven residential parking stalls and one visitor parking stall are provided for the development;

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internal and external bicycle parking stalls are provided for the development;

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a pedestrian walkway is proposed along the south property line to connect the internal drive aisle and St. Alban’s Road and a mailbox kiosk, garbage, recycling and organic waste storage rooms are located along this walkway;

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the proposed outdoor private space exceeds the minimum requirement;

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one convertible unit is proposed and designed with potential to be renovated to accommodate a future resident in a wheelchair;

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a rooftop patio is proposed for each of the two rear units;

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all units are provided with aging-in-place features; and

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the project is expected to achieve BC Energy Step Code Level 3 with Emission Level 4.

Donald Duncan, of Donald V.S. Duncan Development Consultant Landscape Architect, briefed the Panel on the proposed landscaping for the project, noting that (i) a number of trees on the property adjacent to the south property line of the subject site will be retained and protected, (ii) there is no opportunity to plant trees on the private back yards of rear units as they are located over a service right-of-way, (iii) the proposed common outdoor amenity area includes, among others, a climbing web, chalkboard, and bench for caregivers, (iv) lighting is proposed for the mailbox, garbage, recycling and organic waste storage rooms, and playground, (v) hedge planting is proposed along the front and rear units to provide privacy for the front and rear yards, and (vi) a significant number of hedging trees are proposed along the north property line.

Staff Comments

Joshua Reis, Director, Development noted that (i) there is a Servicing Agreement associated with the proposed development which includes frontage works along St. Alban’s Road,  relocation of an existing fire hydrant out of the proposed sidewalk, and new service connections which were secured as part of the Rezoning application and are required prior to Rezoning Bylaw adoption, (ii) driveway access for the proposed development is proposed through an existing easement registered over the drive aisle of the neighbouring townhouse development to the north at 7433 St. Alban’s Road, (iii) staff have received a legal opinion from the applicant’s lawyer that confirms the City can rely on this access easement and this legal opinion has also been reviewed by the City’s Law Department, (iv) the applicant is working with the strata of 7433 St. Alban’s Road on cost-sharing arrangement and shared use of the drive aisle, (v) staff continue to encourage the applicant to continue to work with the strata of 7433 St. Alban’s Road towards an agreement, (vi) there are five trees on the adjacent property to the south that are proposed to be retained and protected, and (vii) an on-site irrigation system is proposed for the maintenance of planted areas on the site.

Panel Discussion

In reply to queries from the Panel, staff noted that the Servicing Agreement associated with the project for frontage improvements includes beautification works along the property frontage and planting of street trees along the boulevard which will be determined through the Servicing Agreement process,

In reply to queries from the Panel, the applicant noted that (i) proposed on-site lighting includes installation of lighting on the perimeter of the buildings adjacent to strategic locations in the site and are shielded to avoid light spillover onto neighbouring properties, (ii) there are no potential overlook concerns from the rooftop patios of the two rear units in the subject site to the neighbouring four-storey apartment building to the west, (iii) the proposed heat pump units are small and could be installed on the rooftops or balconies of buildings without screening, (iv) the proposed walkway along the south property line would be able maintain its accessibility for pedestrians when the garbage and recycling storage room is in use, and (v) there is proposed lighting in the mailbox area and security cameras could be installed in this area should they be required by the future strata.

Correspondence

Eddie Li, 6 - 7433 St. Albans Road (Schedule 2)

Staff have responded to Mr. Li’s concerns regarding traffic that will be generated from the proposed development and the shared use of the drive aisle of the neighbouring townhouse development to the north. Staff have responded directly to the inquirer.

Gallery Comments

None.

Panel Discussion

The Panel expressed support for the project, noting the applicant’s comprehensive presentation of the project and the applicant’s efforts to address landscaping constraints. Also, the Panel encouraged the applicant to continue to work with the strata of the neighbouring development to the north towards an agreement on cost-sharing for the maintenance of the shared drive aisle.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would permit the construction of five townhouse units at 7511 St. Albans Road on a site zoned “High Density Townhouse (RTH1)”.

CARRIED

2.

DEVELOPMENT PERMIT 23-035352

(REDMS No. 7946078)

APPLICANT:

Public Services and Procurement Canada

PROPERTY LOCATION:

3540 and 3800 Bayview Street

INTENT OF PERMIT:

Permit an adjustment of the lot lines of the two lots located at 3540 and 3800 Bayview Street, zoned “Light Industrial (IL)” and “Steveston Commercial and Pub (ZMU10)” respectively and designated as an Environmentally Sensitive Area (ESA).

Applicant’s Comments

Mark Burger, Public Services and Procurement Canada, Katie Rattan, Fisheries and Oceans Canada (DFO) - Small Craft Harbours (SCH), and John Clark, Department of Justice, with the aid of a visual presentation (attached to and forming part of these minutes as Schedule 3), provided background information on the subject Environmentally Sensitive Area (ESA) Development Permit (DP) application, highlighting the following:

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the subject ESA DP application includes the proposed subdivision of the existing property at 3800 Bayview Street into two parcels and consolidate the subdivided “L”-shaped portion to the adjacent existing property at 3540 Bayview Street;

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the proposed subdivision would result in two proposed lots (i.e., Lot A and Lot B) out of the Crown-owned properties at 3800 Bayview Street and 3540 Bayview Street and would prepare Lot A (the property at 3800 Bayview Street after subdivision which would include the existing buildings and parking stalls) for potential sale in the future due to the DFO-SCH program’s strategic direction to focus on its core mandate;

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the proposed subdivision would secure public access from Bayview Street to the boardwalk and the harbour, secure riparian rights for continued harbour operations, and align with existing leases to Steveston Waterfront Properties and Steveston Harbour Authority;

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no new construction or planned development is proposed as part of the subject  application; and

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new landscaping is proposed on the north side of proposed Lot B which includes installation of new landscaping planters.

Staff Comments

Mr. Reis noted that (i) no new buildings or new construction will take place as part of the subject ESA DP application, (ii) the proposed subdivision requires an ESA Development Permit because the subject properties are located within both the “Intertidal” and “Shoreline” ESA areas, (iii) the Qualified Environmental Professional (QEP) retained by the applicant has confirmed that no disturbance to any ecologically active or high functioning areas on-site are impacted as a result of the proposed lot line adjustment, and (iv) staff appreciate the efforts undertaken by the applicant to secure the public rights of passage for the boardwalk and the harbour in favour of the City which is consistent with the objectives of the Steveston Area Plan.

Panel Discussion

In reply to queries from the Panel, the applicant noted that (i) the proposed adjustment of lot lines and potential future disposition of 3800 Bayview Street (Lot A after subdivision) is in line with the strategic direction that the Small Craft Harbours (SCH) program’s is taking to prioritize its core activities, and (ii) the applicant would register a legal agreement or covenant against Title in favour of proposed Lot B  to address encroachments of eaves and patios of existing restaurants on proposed Lot A onto proposed Lot B.

Discussion ensued regarding other potential mechanisms in lieu of a legal agreement to address encroachments of eaves of buildings on proposed Lot A onto proposed Lot B which include adjusting the proposed lot lines.

With regard to potential future disposition of the proposed Lot A, the Panel requested the applicant to advise the City prior to the disposition of the said property given its high-profile nature and prominent location within Steveston Village.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Panel expressed support for the application, noting the applicant’s efforts to ensure legally secured public access to the boardwalk and harbour.

Panel Decision

It was moved and seconded

That a Development Permit be issued to permit an adjustment of the lot lines of the two lots located at 3540 and 3800 Bayview Street, zoned “Light Industrial (IL)” and “Steveston Commercial and Pub (ZMU10)” respectively and designated as an Environmentally Sensitive Area (ESA).

CARRIED

3.

DEVELOPMENT VARIANCE PERMIT 24-012933

(REDMS No. 8042115)

APPLICANT:

Dagneault Planning Consultants Ltd.

PROPERTY LOCATION:

12791 and 12951 Blundell Road

INTENT OF PERMIT:

Vary the provisions of Richmond Zoning Bylaw 8500 to:

1.

increase the maximum cumulative lot coverage for agricultural buildings with an impermeable surface floor sunk into, at or below the natural grade of the site from 750 m² to 2,108.3 m²;

2.

reduce the minimum interior side yard setback for agricultural buildings and structures from 4.5 m to 0.1 m; and

3.

reduce the minimum lot area from 2.0 ha to 1.609 ha for Proposed Lot B.

Applicant’s Comments

Bruce McTavish, of McTavish Resource and Management Consultants Ltd., with the aid of a visual presentation (attached to and forming part of these minutes as Schedule 4), provided background information on the subject development variance permit application, highlighting the following:

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the subject properties are currently used for farming operations, storage and winery and processing facilities;

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the existing lot lines of the western property at 12791 Blundell Road and eastern property at 12951 Blundell Road are proposed to be reconfigured to create two proposed lots, i.e., Lot A on the north and Lot B on the south;  

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the proposed subdivision/lot line adjustment would ensure permanent access to the existing winery and processing facility at 12791 Blundell Road from Sidaway Road should the property at 12951 Blundell Road be sold in the future;

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there is no net loss to agriculture and agricultural productive capability as a result of the proposed subdivision; and

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the proposed variances would retain existing agricultural buildings on the subject properties, allow their continued use, and formalize non-conforming structures that are  essential to the agricultural operations.

Panel Discussion

In reply to queries from the Panel, Brian Dagneault, of Dagneault Planning Consultants Ltd., noted that (i) the building on the south adjacent to Blundell Road is the owner’s residence and access to this residence is not suitable for agricultural use, and (ii) the proposed subdivision will ensure the long-term viability of the farm and manufacturing operations on the subject site.

In reply to queries from the Panel, staff confirmed that (i) no net new lots that are created as a result of the proposed subdivision/lot line adjustment and there would be no net increase in development potential, (ii) there is opportunity for the proposed Lot B on the north to be developed in the future consistent with the Zoning Bylaw for “Agriculture (AG1)” zoned properties, (iii) the variances only apply to existing buildings and structures on the subject site, and (iv) the applicant is required to submit Building Permit applications for existing non-permitted buildings as one of the conditions for approval of the Development Variance Permit.

With regard to the proposed variance to increase the maximum cumulative lot area for impervious surfaces for agricultural buildings on the subject site, staff noted that (i) the agricultural buildings on the subject site were constructed several years prior to the introduction of the bylaw requirement on limits to the use of concrete for agricultural buildings, (ii) the proposed variance would legitimize these structures, and (iii) the applicant will register a covenant on Title prohibiting the use of the buildings on-site for medical or non-medical cannabis production prior to the issuance of the Development Variance Permit.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Panel expressed support for the application, noting (i) the applicant’s long-term planning for the subject site, (ii) the applicant’s intention to ensure the long-term viability of the farm  and manufacturing operations on the site, and (iii) there would be no net increase in the development potential of the site as a result of the subject application.

Panel Decision

It was moved and seconded

That a Development Variance Permit be issued which would vary the provisions of Richmond Zoning Bylaw 8500 to:

1.

increase the maximum cumulative lot coverage for agricultural buildings with an impermeable surface floor sunk into, at or below the natural grade of the site from 750 m² to 2,108.3 m²;

2.

reduce the minimum interior side yard setback for agricultural buildings and structures from 4.5 m to 0.1 m; and

3.

reduce the minimum lot area from 2.0 ha to 1.609 ha for Proposed Lot B.

CARRIED

4.

New Business

None.

5.

Date of Next Meeting:  June 25, 2025

ADJOURNMENT

It was moved and seconded

That the meeting adjourn (4:40 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, June 11, 2025.

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Wayne Craig

Chair

Rustico Agawin

Committee Clerk