June 25, 2025 - Minutes

Time:

3:30 p.m.

Place:

Remote (Zoom) Meeting

Present:

Wayne Craig, General Manager, Planning and Development, Chair

Milton Chan, Director, Engineering

Todd Gross, Director, Parks Services

MINUTES

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on June 11, 2025 be adopted.

CARRIED

1.

DEVELOPMENT PERMIT 23-031345

 (REDMS No. 8055559)

APPLICANT:

Jack Peccia

PROPERTY LOCATION:

12399 Steveston Highway

INTENT OF PERMIT:

Permit the construction of a two-storey commercial building at 12399 Steveston Highway on a site zoned “Commercial Mixed Use (ZMU18) – The Gardens (Shellmont)”.

Applicant’s Comments

Reynold Orogo, 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 project, highlighting the following:

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the proposed two-storey commercial building will occupy Air Space Parcel 3 situated on top of an existing shared underground parkade and concrete pad which is located within the “The Gardens” development;

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the shared underground parkade will provide parking for the proposed development and vertical circulation from the parkade up to the second floor of the proposed building will be provided by stairs and an elevator that will be installed from the existing roughed-in shaft and stairwell;

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a new north-south walkway will be constructed to enhance pedestrian connectivity from the Steveston Highway sidewalk to the proposed development and “The Gardens” development;

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the design of the building has been improved and simplified in response to the Advisory Design Panel’s review and comments to enhance the building’s weather protection, fenestration, pedestrian connectivity, and exterior treatment considering the location of the subject property at the prominent corner of Steveston Highway and Highway 99; and

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a rough-in is proposed on the building rooftop for future installation of solar panels in response to the Advisory Design Panel’s comments to enhance the project’s sustainability features.

Yiwen Ruan, PMG Landscape Architects, briefed the Panel on the main landscape features of the project, noting that (i) a large triangle-shaped planting bed, planters, benches and bicycle racks will be provided along the north side of the building, (ii) raised planters are proposed along the west side, (iii) decorative paving is proposed on the north and west frontages of the building, (iv) narrow planters are proposed adjacent to the building and are aligned with the gravel sidewalk along the southeast side, (v) an oval-shaped planting bed is proposed to provide transition to the Riparian Management Area (RMA) to the southeast of the subject site, and (vi) planters and patio furniture are proposed on the rooftop decks, and (vii) the RMA will be enhanced with native planting.

Staff Comments

Joshua Reis, Director, Development noted that (i) the RMA to the southeast of the proposed building will be enhanced with native planting and a three-year maintenance and monitoring period has been secured as a condition for Development Permit approval, (ii) all vehicle and secured bicycle parking for the proposed development is located within the existing underground parkade, (iii) a new north-south walkway will be constructed that would enhance the connection of the subject property and the “The Gardens” development to the Steveston Highway sidewalk, (iv) a rough-in is provided for future solar panel installation on the building rooftop, and (v) there is no Servicing Agreement associated with the project given the scope of the proposed development and considering that the subject site is already serviced by existing onsite systems.

Panel Discussion

In reply to queries from the Panel, the applicant noted that (i) planting beds and narrow planters are proposed adjacent to the building to create a buffer to Highway 99 to the east, (ii) there are no additional windows proposed on the ground level of the building elevation facing the highway to mitigate noise from the highway, (iii) architectural treatments and landscaping on the ground level as well as the provision of additional windows on the second floor of the building elevation facing the highway are proposed to provide visual interest from the highway, (iv) a rough-in for future installation of solar panels is currently proposed on the building rooftop and appropriate measures would be considered including the use of low-glare solar panels to mitigate potential glare that would impact residents of taller neighbouring residential buildings, and (v) the use of the underground parkade during construction is part of the applicant’s construction management plan and storage of construction equipment and materials will be coordinated with the remainder lot owner. In addition, staff noted that a Construction Traffic and Parking Management Plan is required as part of the building permit review process.

In reply to further queries from the Panel, the applicant noted that (i) the proposed on-site decorative paving treatment could be redesigned to ensure accessibility for visually impaired pedestrians, (ii) information regarding the proposed rooftop mechanical units will be provided including potential noise that would be generated and the proposed  screening for the rooftop mechanical units would be redesigned if necessary to mitigate potential noise generated by the mechanical units, (iii) the proposed landscaping for the proposed development that is outside of the subject property and located on the remainder lot has been agreed to and authorized by the remainder lot owner, and (iv) the proposed garbage enclosure consists of solid fencing and trellis on top and existing trees to the south of the enclosure will help provide a buffer/screening to the highway. 

Correspondence

Shuanjun Wei, 712-10788 No. 5 Road (Schedule 2)

Staff noted that the resident of the neighbouring development to the north expressed concern regarding the density and proximity of the proposed development to the highway off-ramp. In reply to the resident’s concerns, staff noted that (i) there is no change to access or roads in this area as part of the proposed development, (ii) the density of the proposed development complies with the Zoning Bylaw applicable to the subject site, and (iii) the commercial use of the subject site was identified at the time of the prior rezoning of the area that permitted the residential uses in “The Gardens” development.

Gallery Comments

None.

Panel Discussion

The Panel expressed support for the project and directed staff to work with the applicant to (i) review the decorative pavement contrast on the subject site to ensure there is no impact to the movement of visually impaired pedestrians, and (ii) ensure that acoustical information for the rooftop mechanical equipment be provided by the applicant in order for the applicant to provide appropriate noise mitigation measures should they be necessary.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would permit the construction of a two-storey commercial building at 12399 Steveston Highway on a site zoned “Commercial Mixed Use (ZMU18) – The Gardens (Shellmont)”.

CARRIED

2.

New Business

None.

3.

Date of Next Meeting:  July 16, 2025

ADJOURNMENT

It was moved and seconded

That the meeting adjourn (3:58 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 25, 2025.

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Wayne Craig

Chair

Rustico Agawin

Committee Clerk