July 16, 2025 - Minutes

Time:

3:30 p.m.

Place:

Remote (Zoom) Meeting

Present:

Wayne Craig, General Manager, Planning and Development, Chair

Roeland Zwaag, General Manager, Engineering and Public Works

Marie Fenwick, Director, Arts, Culture and Heritage

MINUTES

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on June 25, 2025 be adopted.

CARRIED

1.

DEVELOPMENT PERMIT 23-023854 (CANCELLATION REQUEST)

(REDMS No. 8096363)

APPLICANT:

HNPA Architecture and Planning Inc.

PROPERTY LOCATION:

6071 Azure Road

INTENT OF APPLICATION:

To cancel Development Permit DP 23-023854 and release the notice of the Development Permit DP 23-023854 from Title of the subject property.

Applicant’s Comments

Jun Nan, HNPA Planning and Design Inc., provided background information on the applicant’s request to cancel Development Permit DP 23-023854 issued by Council, noting that (i) the owner no longer wishes to proceed with the approved development at this time due to concerns regarding the project’s financing, phasing and potential revenues given the current economic and rental market conditions, (ii) the owner intends to submit a new DP application this year and is currently making changes to the project design including increasing the number of proposed rental units to increase revenues and splitting the project into two phases to meet project financing conditions, and (iii) the owner is also requesting that the landscape security currently being held by the city associated with the approved DP be released should the DP be cancelled in order to cover the cost of redesigning the project and maintain the needed cash flow. 

Staff Comments

Joshua Reis, Director, Development noted that (i) the cancellation of the approved Development Permit would enable the applicant to make changes to the project design and permit the release of approximately $1.3 million in landscape security being held by the City, (ii) the existing zoning of the subject site would not be impacted by the proposed cancellation of the approved Development Permit, and (iii) all legal agreements secured through the rezoning would remain in effect and would not be affected should the approved Development Permit be cancelled.

Panel Discussion

In reply to a query from the Panel, the applicant clarified that they are requesting only the return of approximately $1.3 million in landscape security and does not include the securities secured through the rezoning of the subject site should the subject Development Permit be cancelled.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Panel expressed support for the applicant’s request to cancel the approved Development Permit, noting the applicant’s commitment to pursue the project subject to the ongoing redesign of the original project. In addition, the Panel encouraged the applicant to submit their new Development Permit application as soon as possible.

Panel Decision

It was moved and seconded

That the request to cancel Development Permit DP 23-023854 be granted and notice of the Development Permit DP 23-023854 be released from Title of the subject property.

CARRIED

2.

DEVELOPMENT PERMIT 24-049965

(REDMS No. 8034338)

APPLICANT:

Ponda Development Ltd.

PROPERTY LOCATION:

5120 and 5140 Williams Road

INTENT OF PERMIT:

Permit the construction of four front-to-back duplexes at 5120 and 5140 Williams Road (one on each new lot after subdivision), on lots zoned “Two-Unit Dwellings (ZD9) – Williams Road (Steveston)”.

Applicant’s Comments

Mathew Cheng, 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:

§   

the subject site consists of two lots which are proposed to be subdivided into four new lots, with each new lot after subdivision containing a two-storey duplex with one unit at the front and one unit at the back for a total of eight units;

§   

each unit will be provided with a garage with two resident parking spaces (one regular and one small-sized) in a side-by-side configuration;

§   

each pair of duplexes is accessed by a shared drive aisle in the middle and one visitor parking space is to be shared between the two duplexes; 

§   

the development includes two convertible units with potential to be renovated for future installation of a stair lift;

§   

all units will incorporate aging-in-place features;

§   

air source heat pumps are proposed for heating and cooling of units and acoustic fencing or noise barriers will be installed to mitigate noise impacts;

§   

the project has been designed to achieve BC Energy Step Code Level 3 with Zero Carbon Emission Level 4;

§   

the architectural form and character of the proposed development is compatible with the surrounding residential neighbourhood; and

§   

window openings of duplex buildings are minimized along the side yard elevations to avoid potential overlook into adjacent single-family homes.

Yiwen Ruan, PMG Landscape Architects, briefed the Panel on the main landscape features of the project, noting that (i) 18 replacement trees are proposed to be planted on-site which are in excess of the required number of replacement trees for the on-site trees identified for removal, (ii) each unit will be planted with two to three trees and provided with a large open lawn area, (iii)  canopy trees and low hedging and fencing are proposed along the Williams Road frontage, (iv) appropriate landscaping along the south property line is proposed in order to minimize the impact to existing trees, (v) permeable paving treatment is proposed for the visitor parking stalls, (vi) native, drought-tolerant and low-maintenance species are proposed to be planted on the subject site, (vii) irrigation will be provided for the maintenance of landscaped areas, (viii) bollard lighting is proposed along the key pedestrian pathways and at the entrance, and (ix) minimal grading is proposed for all outdoor areas on the site to enhance their usability.

Staff Comments

Mr. Reis noted that (i) a Servicing Agreement for frontage improvements and utility servicing connections is required as a condition of subdivision for the proposed development, (ii) there are 18 new trees consisting of a mix of deciduous and coniferous trees proposed to be planted on the site, (iii) all landscaped areas of the site are proposed to be irrigated through the use of an automatic irrigation system, and (iv) the convertible units have the potential to be renovated for future installation of a stair lift.

Panel Discussion

In reply to queries from the Panel, the applicant noted that (i) the proposed lighting for the site includes building mounted downward-focused lighting including along the west side of Building A and east side of Building D to avoid light spillover onto adjacent units and existing neighbouring properties, (ii) the project civil engineer will design the on-site drainage system and the interface between the permeable and non-permeable areas on the shared drive aisle at the Building Permit stage to ensure pedestrian safety and avoid flooding in the site, (iii) adequate manoeuvring space is provided for the shared visitor parking space, (iv) the project will retain an acoustic consultant to determine noise mitigation measures for the heat pumps if deemed necessary to comply with the City’s Noise Regulation Bylaw, and (v) there is sufficient space available for the potential installation of additional noise mitigation measures for the heat pumps in addition to fencing.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

A comment was made regarding the potential to introduce more colours to the duplex buildings and in response, the applicant noted that the proposed colour palette is consistent with the proposed modern style of the duplex buildings and reflects the current market demand.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would permit the construction of four front-to-back duplexes at 5120 and 5140 Williams Road (one on each new lot after subdivision), on lots zoned “Two-Unit Dwellings (ZD9) – Williams Road (Steveston)”.

CARRIED

3.

DEVELOPMENT VARIANCE PERMIT 25-015419  

(REDMS No. 8096439)

APPLICANT:

Stephen Easterbrook

PROPERTY LOCATION:

17720 River Road

INTENT OF PERMIT:

Vary the provisions of Richmond Zoning Bylaw 8500 to 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 3,875 m² to permit the construction of a poultry barn on a site zoned “Agriculture (AG1)”.

Applicant’s Comments

Stephen Easterbrook, of Easterbrook Farms Ltd., with the aid of a visual presentation (attached to and forming part of these minutes as Schedule 2), provided background information on the subject development variance permit application, highlighting the following:

§   

the subject Development Variance Permit application will allow a larger area of concrete construction for agricultural buildings on the subject property and permit the construction of a new organic egg layer barn that would accommodate more organic layer hens and meet current and future demand for the owner’s organic egg brand;

§   

the owner’s existing poultry barn is located on land leased from Port Metro Vancouver (on the adjacent property to east of the subject site) with the lease expiring in  September 2027 and no certainty of lease extension; 

§   

the existing poultry barn is not able to accommodate the required number of layer hens to meet the owner’s current quota for production of and market demand for organic eggs, has aging structure and equipment reaching end of useful life, is not energy efficient and environment friendly, and is not able to provide a conducive environment for the layer hens during summer and winter; and

§   

the proposed new barn is energy efficient and environment-friendly, enhances food safety and security and local food availability in the community, provides supply of organic fertilizer, provides education support to students, and creates employment opportunities.

Staff Comments

Mr. Reis noted that (i) the applicant has agreed to register a legal agreement on Title to prohibit the use of the building for medical or non-medical cannabis production, (ii) the application has been reviewed and was supported by the City’s Food Security and Agricultural Advisory Committee (FSAAC), (iii) the proposed farm building does not interfere with or prohibit any of the commitments that have been made by the applicant in relation to other applications applicable to the subject property, and (iv) the location of the road providing access to the rear of the building is subject to a Notice of Intent with the Agricultural Land Commission (ALC) and subject to their approval and is outside of the scope of the proposed variance being requested.

Panel Discussion

In reply to queries from the Panel, the applicant noted that (i) the new ventilation system that will be installed for the proposed farm building will improve the building’s air quality, (ii) a generator will be installed in the proposed farm building to provide an alternate power source in the event of BC Hydro power outages, and (iii) prior to undertaking the Environmentally Sensitive Area (ESA) compensation planting associated with the applicant’s prior application for the single-family building on the subject site, the applicant will need to address the potential encroachment of invasive species into the ESA compensation planting area.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Panel expressed support for the application, noting the applicant’s informative presentation and commitment to enrich agriculture in the City.

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 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 3,875 m² to permit the construction of a poultry barn on a site zoned “Agriculture (AG1)”.

CARRIED

4.

New Business

None.

5.

Date of Next Meeting:  July 30, 2025

ADJOURNMENT

It was moved and seconded

That the meeting adjourn (4:27 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, July 16, 2025.

_________________________________

_________________________________

Wayne Craig

Chair

Rustico Agawin

Committee Clerk