June 24, 2026 - Minutes

Time:

3:30 p.m.

Place:

Council Chambers
Richmond City Hall

Present:

John Hopkins, Acting General Manager, Planning and Development, Acting Chair

Marie Fenwick, Director Arts Cultural and Heritage

Lloyd Bie, Director, Transportation

MINUTES

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on June 10, 2026, be adopted.

CARRIED

1.

DEVELOPMENT PERMIT DP 24-012108 
(REDMS No. 8414725)

APPLICANT:

Orion Construction

PROPERTY LOCATION:

14111 Entertainment Boulevard

INTENT OF PERMIT:

1.

Permit the subdivision of 14111 Entertainment Boulevard into three lots and permit

construction of a two-storey commercial industrial mixed-use building on proposed Lot 2 and a six-storey hotel on proposed Lot 3, on a site zoned "Commercial and Light Industrial (ZC56) - Riverport (Fraser Land)"; and

2.

Vary the minimum required parking space provisions of Richmond Zoning Bylaw 8500 applicable to proposed Lot 1 from 877 stalls to 600 on a site zoned "Entertainment & Athletics (CEA)".

Applicant’s Comments

Ruchir Dhall, Architecture Panel Inc., with the aid of the visual presentation (attached to and forming part of these minutes as Schedule 1) provided background information on the proposed development highlighting the following:

§   

This project optimizes use of the parcel, consisting of Lots 1, 2 and 3. Lot 1 contains the existing theatre and currently Lots 2 and 3 are a large parking lot;

§   

The proposal consists of a mixed commercial and industrial building with rooftop parking on Lot 2 and a hotel on Lot 3;

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The applicant has taken into consideration Advisory Design Panel’s comments and made changes to the design as per their recommendations;

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The site is safely designed for pedestrian and vehicle movement;

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Sustainability features, including high efficiency LED for all outdoor lighting will be incorporated into the proposed development;

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The project is consistent with the City’s Zoning Bylaw requirements for EV charging and the BC Building Code and the City’s energy efficiency requirements; The commercial-industrial building and hotel are anticipated to comply with ASHRAE 90.1-2019 and Step 2 with EL-3;

§   

The design promotes high visibility across the site through the strategic placement of glazing, lighting and active uses;

§   

There is barrier free accessibility across the entire site linking the new buildings and the existing theatre;

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To improve rooftop parking accessibility, an elevator was added with a direct connection to the hotel beneath the ramp;

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Amenities will be located throughout the site; and

§   

The variation in colour and the use of canopy elements will be used to define individual tenant spaces and enhance visual interest.

Mohamed Ahmed, AMR Systems. Inc., with the aid of the same visual presentation, spoke to the main landscape features noting that (i) the landscape design enhances the public realm, increases tree canopy, provides amenity spaces and exceeds the City’s minimum tree replacement requirement, (ii) the covered amenity areas proposed in the northwest corner of the site include benches and picnic seating, (iii) extensive bicycle parking is proposed to support active transportation, (iv) large landscape islands and structural soil is incorporated throughout the site to support long term tree health, (v) at the south west corner of the site a landscape plaza with seating, decorative paving and enhanced planting is proposed, (vi) existing trees will be retained and protected where feasible per the arborist’s recommendations, trees that are removed are proposed to be replaced at a minimum 2 to 1 ratio, and (vii) 119 on-site trees are proposed, along with a diverse mix of shrubs, ground covers and perennials.

Panel Discussion

In response to queries from the Panel, the applicant advised that (i) the buildings are built to the flood construction level which is above the existing parking lot, (ii) there are significant off-site roadwork requirements that are proposed as part of the development, (iii) per the grading plan, the drive isle between Lot 1 and 2 will have the new slab at 3.0 m, and the asphalt on the east side of the commercial building will meet the existing building at grade, then slope up about 0.5 m so that the area functions as a single parking lot. The parking will be raised to meet the building entrance, (iv) there is no plan for street lighting for the drive isle but the applicant will put together some information on a lighting strategy prior to Council issuance, (v) there are smaller amenity spaces distributed throughout the site for employees, pedestrians, and cyclists, while a larger corner plaza serves as a shared amenity for all users, (vi) the zoning allows a broad range of potential tenancies, from restaurants and commercial amenities to front-of-house sales, with a façade and layout suited to diverse users, (vii) there will be signage directing movie patrons to the overflow parking on the rooftop,  (viii) an elevator has been added on the southside of the proposed commercial building, and (ix) site access will remain open throughout construction, with access from No. 6 Road and Steveston Highway maintained, (xii) the parking area will be used for laydown and staging, with no impact to the site.  In addition, staff advised that a detailed Construction Parking and Traffic Management Plan must be submitted to and approved by the City prior to building permit issuance.

Staff Comments

Joshua Reis, Director, Development, noted that (i) the proposed development and subdivision into three lots are intended to function together, with statutory rights-of-way over the main drive aisles and cross access easements for shared parking secured to support the proposed design, (ii) the proposed parking variance is only applicable to Lot 1 (existing movie theatre), (iii) the applicant has provided a parking survey and a transportation memorandum supporting the proposed variance, which has been supported by the City’s Transportation department, (iv) prior to Zoning Bylaw adoption, the applicant is required to enter into a Servicing Agreement  for frontage improvements and intersection upgrades on Steveston Highway and No. 6 Road, and water and storm service connections, and (v) prior to Building Permit issuance, the applicant must register a legal agreement committing to voluntary sustainability measures, including high efficiency LED outdoor lighting and water conservation features including plumbing fixtures and high efficiency rain metres and irrigation.

Panel Discussion

None

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Panel expressed support for the application noting that the proposed development is  well suited for the area, activates a large site, and reflects strong safety and CPTED efforts.  The Panel recommended additional lighting along the drive corridors, as they are public Statutory Rights of Way (SRWs). Staff were given direction to work with the applicant to address the lighting of the public SRW areas prior to the application advancing to Council for issuance.

Panel Decision

It was moved and seconded

1.

Permit the subdivision of 14111 Entertainment Boulevard into three lots and permit construction of a two-storey commercial industrial mixed-use building on proposed Lot 2 and a six-storey hotel on proposed Lot 3, on a site zoned "Commercial and Light Industrial (ZC56) - Riverport (Fraser Land)"; and

2.

Vary the minimum required parking space provisions of Richmond Zoning Bylaw 8500 applicable to proposed Lot 1 from 877 stalls to 600 on a site zoned "Entertainment & Athletics (CEA)".

CARRIED

2.

New Business – None.

3.

Date of Next Meeting: July 15, 2026

ADJOURNMENT

It was moved and seconded

That the meeting adjourn (4:09 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 24, 2026.

_________________________________

_________________________________

John Hopkins
Acting Chair

Raman Grewal
Legislative Services Coordinator