July 29, 2026 - Minutes

Time:

3:30 p.m.

Place:

Council Chambers
Richmond City Hall

Present:

Wayne Craig, General Manager, Planning and Development, Chair
Roeland Zwaag, General Manager, Engineering and Public Works

Todd Gross, Director, Park Services

MINUTES

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on July 15, 2026, be adopted.

CARRIED

1.

DEVELOPMENT PERMIT DP 24-01285 
(REDMS No. 8448144)

APPLICANT:

SD Railway Homes Inc

PROPERTY LOCATION:

8520 Railway Avenue

INTENT OF PERMIT:

That a Development Permit be issued which would:

1.

Permit the construction of 58 rental apartment units for seniors at 8520 Railway Avenue on a site zoned “Low Rise Rental Apartment (ZLR47) – Railway Avenue (Blundell)”; and

2.

Vary the provisions of Richmond Zoning Bylaw 8500 to:

(a)

Change the number of proposed market rental units provided on the site from 29 to no more than eight.

(b)

Reduce the Class 1 on-site bicycle parking space rate for apartment housing units from 0.58 per dwelling unit to 0.43.

(c)

Reduce the number of oversized spaces from five per cent of all required Class 1 bicycle spaces to four per cent for apartment housing use.

Applicant’s Comments

Daniel Dirscherl Senior Project Architect, Kasian Architecture Interior Design and Planning Ltd., 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 proposal includes 58 senior rental homes designed to support affordability and aging in place through adaptable units. The unit mix comprises 16 studios, 34 one-bedroom units, and eight two-bedroom units;

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The project includes 50 affordable Low-End Market Rental (LEMR) units and eight market rental units. A total of 54 units are adaptable Basic Universal Housing (BUH);

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The surrounding neighbourhood is predominantly single-family homes, with two and three-storey townhouses immediately to the south and an existing three-storey seniors apartment building further south along Railway Avenue;

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The proposed building uses tiered massing, increased setbacks and landscape buffers to transition the scale from its surroundings;

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A 1.0 m statutory right of way (SRW) is provided along the south property line to accommodate the widening of the existing pedestrian pathway connecting Railway Avenue to the neighbourhood east of the site.  The pathway provides an east-west connection between the Railway Greenway and Kilgour Neighbourhood Park;

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The building's main entrance and ground-level units are oriented toward Railway Avenue, providing a clear address and wayfinding;

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Parking and service areas are internalized and accessed via a driveway on the north side of the site;

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Landscape buffers are used to soften the shared edges of the property;

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Level entries, accessible circulation, and centrally located amenities, including the amenity room, shared laundry, mail and parcel and waste services, support ease of use for seniors;

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Bike, scooter and EV ready parking all support mobility options for seniors;

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Fully accessible outdoor areas at ground level and level two support social connection and daily activity; and

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The building is rendered in a visually subdued palette of durable low maintenance materials.

Eason Li, Landscape Architect, Homing Landscape Architecture Corp., with the aid of the same visual presentation, spoke to the landscape architecture component of the proposal noting that (i) the landscape design respects the local context and existing site conditions while prioritizing seniors through accessible, senior-friendly spaces with meaningful access to nature (ii) landscape buffers are proposed along the north property line to protect neighbor privacy. A wide buffer within the east right of way, including evergreen hedges, small trees, shrubs, and groundcovers, will minimize the visual impact of the parkade wall on adjacent neighbors, (iii) multiple seating areas are provided, including at the building entrance and in the east outdoor amenity area, which also includes raised garden planters and landscaped green space; (iv) ground level landscape design provides for direct access to the ground level units facing Railway Avenue, and convenient pedestrian connections to the sidewalk and the site, (v) the main outdoor amenity space is located on the Level 2 roof deck and includes flexible seating with movable tables and chairs, plus weather protection through a metal roof trellis at the south end and shade sails at the north end, (vii) outdoor lighting is proposed for major circulation areas and amenity spaces to ensure  safety, while incorporating dark-sky design principles to minimize light pollution. The secondary amenity space includes string lighting, and (viii) a variety of plants and native species will be used in the landscape planting plan. 

Staff Comments

Joshua Reis, Director, Development, noted that  (i) the height, massing density and setbacks of the project are consistent with what was presented to Council and considered at the Public Hearing at the time that the rezoning was considered, (ii) the total unit count remains unchanged, however, more studio and one bedroom units will now be secured as affordable housing through a City housing agreement, increasing the overall number of below market rental units in the project, (iii) about 93 percent of the units will meet the City’s BUH requirements, (iv) minor changes to the Transportation Demand Management Measures are proposed due to refinements in the applicant’s programming and operations, and are supported by the City’s Transportation department, (v) all landscaped areas will include automatic irrigation, and (vi) a servicing agreement secured through the rezoning process includes frontage improvements, upgrades to the walkway along the southern portion of the property as well as sanitary and storm sewer upgrades and new water service connections.

Panel Discussion

In response to queries from the Panel, the applicant advised that (i) not all units are BUH units due to space constraints. With a shift toward more studios and one-bedroom units, meeting BUH requirements would require additional space that could not be balanced with overall livability, (ii) the south on-site walkway is limited to a width of 1.2 m due to site constraints, including a 1.0 m right of way along the south property line and the need to retain a 2.0 ft landscape buffer for evergreen hedges. The design balances available space, functionality, and landscaping, (iii) the lighting design is largely dark sky friendly, with dim lighting proposed for the Level 2 outdoor amenity space, which is not expected to see heavy nighttime use. Safety lighting is provided, while evergreen hedges and the south trellis help contain light on site and reduce spillover to neighbouring properties, (iv) 6 ft high solid wood fence screens are proposed along the north and east property line, (v) a 42 inch high metal picket guardrail will be installed along the south property line walkway, and (vi) the building’s heating and cooling will use centralized air source heat pumps located on the roof, within a screened area adjacent to the elevator overrun.

The Panel noted that (i) the sun shade sail is to be reviewed and confirmed by the Engineer, failing that is not confirmed or doable, staff suggest replacing it with a hard cover shelter, (ii) adequate access is needed for Level 2 landscape maintenance, including sufficient width at the south staircase for workers and debris removal, (iii) consider replacing Japanese snowbell trees with Japanese maple or another lower debris alternative, and replacing the western hemlock along the east side with a more suitable species, such as Picea omorika, and (iv) consider using Hicks yew throughout due to its hardiness, and adaptability for both shade and growth against fences, retaining walls, etc.  The applicant was advised to work with staff to address these comments.

Correspondence

None

Gallery Comments

None

Panel Discussion

The Panel supported the application, subject to the direction provided to the applicant and staff, noting the project’s attention to detail, increased affordable units, and alignment with City objectives for rental housing and below market housing for an aging population. The Panel also appreciated the high number of Basic Universal Housing units. The applicant noted they would work with staff on the recommended landscape provisions.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

Permit the construction of 58 rental apartment units for seniors at 8520 Railway Avenue on a site zoned “Low Rise Rental Apartment (ZLR47) – Railway Avenue (Blundell)”; and

2.

Vary the provisions of Richmond Zoning Bylaw 8500 to:

(a)

Change the number of proposed market rental units provided on the site from 29 to no more than eight.

(b)

Reduce the Class 1 on-site bicycle parking space rate for apartment housing units from 0.58 per dwelling unit to 0.43.

(c)

Reduce the number of oversized spaces from five per cent of all required Class 1 bicycle spaces to four per cent for apartment housing use.

CARRIED

2.

DEVELOPMENT VARIANCE PERMIT DV 25-026463
 (REDMS No. 8309832)

APPLICANT:

Navtej Dhot

PROPERTY LOCATION:

11500 Westminster Highway

INTENT OF PERMIT:

That a Development Variance Permit be issued which would vary the provisions of Richmond Zoning Bylaw 8500 to increase the maximum setback from a constructed road to the rear of a single detached housing building from 50.0 m to 67.2 m, to permit an existing barn to be used as a residential building.

Applicant’s Comments

Navtej Dhot, Applicant, Astonish Designs, with the aid of a visual presentation (attached to and forming part of these minutes as Schedule 2) provided background information on the proposed variance highlighting the following:

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The applicant proposes increasing the setback from 50 m to 67.2 m to allow the existing barn to be renovated for residential use and to add an adjacent carport; and

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The proposal retains the main floor, adds a carport and storage area with a sink, converts the second floor into a bedroom, and adds an open sundeck above the carport.

Staff Comments

Joshua Reis, Director, Development, noted that (i) the variance sought would allow for the existing structure (and unauthorized interior improvements) to be used for residential purposes, should the owner in the future elect to build a new residential building on the property they would need to convert the existing building back into use as a barn/agricultural structure.  This commitment has been secured through a legal agreement which is required to be registered on title prior to the DVP being issued, and (ii) the property currently has farm status.

Panel Discussion

 In response to queries from the Panel, the applicant advised that the septic field is serviced with water and power.

Correspondence

None

Gallery Comments

None

Panel Discussion

The Panel noted that considering a permit to authorize unauthorized construction is challenging. The Panel supported the recommendation, as it is endorsed by the Food Security and Agricultural Advisory Committee and the property is actively farmed, but noted the situation could have been avoided.

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 setback from a constructed road to the rear of a single detached housing building from 50.0 m to 67.2 m, to permit an existing barn to be used as a residential building.

CARRIED

3.

New Business

It was moved and seconded

That the Development Permit Panel meeting tentatively scheduled on Wednesday, August 12, 2026 be cancelled.

CARRIED

4.

Date of Next Meeting- August 26, 2026

ADJOURNMENT

It was moved and seconded

That the meeting adjourn (4:14 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 29, 2026.

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Wayne Craig
Chair

Raman Grewal
Legislative Services Coordinator