July 30, 2025 - Minutes

Time:

3:30 p.m.

Place:

Remote (Zoom) Meeting

Present:

Roeland Zwaag, General Manager, Engineering and Public Works, Chair

Marie Fenwick, Director, Arts, Culture and Heritage

James Cooper, Director, Building Approvals

MINUTES

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on July 16, 2025 be adopted.

CARRIED

1.

DEVELOPMENT PERMIT 23-016633

 (REDMS No. 7770338)

APPLICANT:

Andrew Cheung Architects Inc.

PROPERTY LOCATION:

3600 Lysander Lane

INTENT OF ESA DEVELOPMENT PERMIT:

1.

Facilitate the subdivision of the site into two lots (Lot A and Lot B) and the construction of two, three-storey multi-tenant mixed office/industrial buildings on Lot B; and

2.

Vary the provisions of Richmond Zoning Bylaw 8500 to:

(a)

reduce the required number of large loading bays for a non-residential use from one space to zero for Lot B; and

(b)

reduce the minimum required parking spaces for Lot A from 259 spaces to 84 spaces.

Applicant’s Comments

Kassra Tavakoli, of Andrew Cheung Architects, 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, including its site context and the architectural and sustainability aspects of the project, highlighting the following:

§   

the proposed subdivision of the subject property at 3600 Lysander Lane will result in two lots (Lot A and Lot B), with Lot A containing the existing five-storey office building and Lot B to be occupied by the two proposed three-storey mixed office/industrial buildings;

§   

shared parking is proposed between Lot A and Lot B;

§   

the two mixed industrial/office buildings on Lot B are accessed from the shared drive aisle between the two buildings and each building will contain seven light industrial units occupying the first two levels and seven office strata units located on the third level;

§   

individual garage and entry doors are proposed for each mixed industrial/office unit and access to the second floor of the industrial unit is provided by stairs and the third floor office space can be accessed from the ground floor via an elevator;

§   

the proposed design of the two mixed industrial/office buildings takes into consideration its site context and neighbouring developments; and

§   

sustainability features of the proposed development include, among others, the passive design of the buildings, use of local and recycled building materials, use of energy efficient materials and high-efficiency energy systems, installation of solar panels on the roof, and provision of electric vehicle charging.

Andrew Briggs, of Durante Kreuk Ltd. Landscape Architects, with the aid of the same visual presentation, briefed the Panel on the landscape aspect of the project, noting that  (i) tree islands are proposed throughout the existing surface parking area, (ii) some existing on-site trees are proposed to be removed due to conflicts with site servicing and frontage improvements and replacement trees are proposed to be installed in new locations to restore the canopy cover and enhance the site’s biodiversity, (iii) improvements to the dike and trail interface are proposed, including installation of planting, and (iv) the proposed landscape improvements on the subject property and along the riverbank would increase the greenery, break up the hardscape, provide potential habitat to birds and small wildlife, provide visual interest to dike trail users and enhance the ecological function of areas along the riverbank.  

Thibault Doix, of ROE Environmental, with the aid of the same visual presentation, spoke about the environmental aspect of the project, noting that (i) there is an Environmentally Sensitive Area (ESA) adjacent to the existing building extending to the shoreline of the Fraser River which partially overlaps the northeast corner of the subject property, (ii) the dike footprint is permanent and will include riparian planting as part of the ESA compensation strategy, (iii) a replacement multi-use path is proposed on the dike, (iv) the existing habitat within the ESA includes a maintained lawn and a few trees that do not provide habitat to species at risk, (v) no species have been identified to be potentially impacted or disturbed during and after construction of the dike, (vi) the proposed ESA restoration area is approximately 832 square meters and will be planted with native species, and (vii) the proposed development on Lot B will not impact the ESA.

Aaron Chan, CTS Traffic Engineering Specialists, with the aid of the same visual presentation, presented the transportation aspect of the project, noting that (i) the traffic impact assessment for the proposed development on Lot B indicated that the volume of traffic that will be generated by the proposed development is minimal and its impact to the adjacent road network would be insignificant, (ii) given the proposed parking variance for Lot A, the proposed number of shared parking spaces for both Lot A and Lot B would still be in excess of the combined parking demand for both lots, and (iii) a number of Transportation Demand Management (TDM) measures are proposed to further reduce the parking demand and support the proposed parking variance.

Staff Comments

Andrew Norton, Manager, Development -West, noted that (i) a comprehensive package of TDM measures will be provided by the applicant to support the proposed parking variance including one year two-zone monthly transit passes, a shuttle bus program, end of trip facility, Class 1 bicycle parking and maintenance facilities and one car share parking space with provision for electric vehicle (EV) charging for Lot B, (ii) the City’s Transportation Department has reviewed and supported the proposed parking variance, the applicant’s traffic impact assessment and proposed TDM measures, (iii) the proposed development will include dike design and construction to a dike elevation 4.7 m GSC taking into consideration the ultimate future dike elevation of 5.5 m GSC, (iv) the existing dike trail will be reconstructed by the applicant with a required minimum width of 5 metres, (v) 20 on-site trees are proposed to be retained and protected, (vi) 37 replacement trees are proposed to be planted on the site which would result in a net increase of on-site trees, (vii) a comprehensive riparian ESA planting plan has been provided by the applicant, including removal of existing invasive species on site, (viii) the applicant will be providing tree survival and landscape securities prior to Development Permit issuance, and (ix) the applicant will provide frontage and site servicing improvements on all site frontages including along Hudson Avenue, Lysander Lane and Cessna Drive.

Panel Discussion

In reply to queries from the Panel, the applicant noted that (i) the grade difference between the existing building and the proposed multi-use pathway will be addressed through the installation of retaining wall, stairs and handrails, (ii) storage of excess energy generated by the proposed solar panels would be determined at a later stage of the project, (iii) the light industrial units in the proposed development are intended to be occupied by small scale manufacturing/assembly and offices which only require medium loading bays and not a large loading bay given the size of their operations, (iv) individual office units on the third floor can be accessed via a common corridor and only the third level office units will be served by the elevator from the ground floor, (v) potential installation of stairs to access the third floor office units from the second floor industrial space is provided should all three levels of one unit be occupied by a single owner to meet their demand for additional space for their operations, (vi) appropriate fire protection measures for each of the three levels of the proposed units will be undertaken with consideration of their proposed uses, and (vii) the concrete material that will be used for the construction of the proposed buildings will be sourced locally, including  recycled concrete.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Panel requested the applicant to (i) provide additional information and documentation regarding how the applicant will address future grade transitions between the new dike and some of the existing adjacent features, and (ii) look at the accessibility of the second floor of the industrial unit as only a stair connection from the ground floor is provided. Also, the Panel encouraged the applicant to work with the Sea Island Heritage Society when the proposed multi-use pathway is constructed as they would be able to assist in providing interpretation about Sea Island.

The Panel then expressed support for the project, noting the modern design of the proposed mixed office/industrial buildings and the potential for significant improvements to the landscaping of the subject site.

Panel Decision

It was moved and seconded

That an Environmentally Sensitive Area Development Permit be issued at 3600 Lysander Lane, which would:

1.

facilitate the subdivision of the site into two lots (Lot A and Lot B) and the construction of two, three-storey multi-tenant mixed office/industrial buildings on Lot B; and

2.

vary the provisions of Richmond Zoning Bylaw 8500 to:

(a)

reduce the required number of large loading bays for a non-residential use from one space to zero for Lot B; and

(b)

reduce the minimum required parking spaces for Lot A from 259 spaces to 84 spaces.

CARRIED

2.

DEVELOPMENT PERMIT 23-030760

 (REDMS No. 8096383)

APPLICANT:

Kenneth Kim Architecture Inc.

PROPERTY LOCATION:

8240 Williams Road

INTENT OF DEVELOPMENT PERMIT:

1.

Permit the construction of three townhouse units at 8240 Williams Road on a site zoned “Low Density Townhouses (RTL4)”; and

2.

Vary the provisions of Richmond Zoning Bylaw 8500 to:

(a)

reduce the minimum required lot width from 40.0 m to 18.0 m;

(b)

reduce the minimum exterior side yard setback along Leonard Road from 6.0 m to 4.5 m; and

(c)

allow three small vehicle parking spaces.

Applicant’s Comments

Kenneth Kim, of Kenneth Kim Architecture Inc., with the aid of a visual presentation (attached to and forming part of these minutes as Schedule 2), provided background information on the proposed development, highlighting the following:

§   

the proposed three-unit townhouse development has been designed with consideration of its surrounding low-density residential neighbourhood and the future redevelopment of the adjacent property to the east and to provide livable townhouse units on a narrow site;

§   

the owner of the subject property was unsuccessful in acquiring the adjacent property to the east to build a larger townhouse development;

§   

a full width driveway is proposed along the eastern edge of the site to provide shared vehicle access to the proposed development and the adjacent property to the east should it redevelop in the future;

§   

an exterior side yard setback variance is proposed along Leonard Road due to the provision of the shared driveway and to accommodate a building footprint that would provide livable townhouse units;

§   

all townhouse units will have four bedrooms and a den and will be provided with aging-in-place features;

§   

the project includes one convertible unit with potential for future installation of a stair lift;

§   

the development will provide two resident vehicle parking spaces (one regular and one small parking space) in the garage of each townhouse unit arranged in a side-by-side configuration and one visitor surface parking stall; and

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the project has been designed to achieve BC Energy Step Code 3 + Emission Level (EL) - 4 and its proposed environmental sustainability features include, among others, the provision of electric vehicle (EV) charging for each resident parking stall and installation of individual heat pumps for heating and cooling.

Yong Xu Yu, Point Landscape Studio Inc., with the aid of the same visual presentation, briefed the Panel on the main landscape features of the project, noting that (i) the proposed common outdoor amenity space includes a playhouse, benches, and a shade tree, (ii) cedar hedges are proposed to be installed on the site to provide screening to the visitor parking stall and mail box and a buffer along the east property line, (iii) proposed planting for the site includes a variety of plants and trees to provide year-round interest and enhance the biodiversity of the site, (iv) twelve replacement trees are proposed to be planted on-site, and (v) permeable pavers are proposed on strategic areas of the site.

Staff Comments

Mr. Norton noted that (i) there is an associated rezoning bylaw for the subject property granted third reading by Council, (ii) the proposed variances to the Zoning Bylaw support site functionality and meet the Official Community Plan (OCP) design guidelines, (iii) the proposed shared vehicle access over the drive aisle provides for future access to the neighbouring property to the east should it redevelop in the future, (iv) the applicant is proposing to increase bicycle parking on the site as a Transportation Demand Management (TDM) measure to support the proposed variance to allow three small vehicle parking spaces, (v) the size of the proposed common outdoor amenity area exceeds the minimum OCP design guideline, (vi) each townhouse unit is provided with private outdoor amenity space, (vii) one convertible unit is proposed with conversion requiring the installation of a stair lift, (viii) all units will be provided with aging-in-place features, (ix) the applicant was proposing eight replacement trees at rezoning but staff worked with the applicant to increase the number of replacement trees to 12, (x) the applicant is required to submit a landscape security prior to Development Permit issuance, (xi) the project has been designed to meet BC Energy Step Code 3, and (xii) the applicant will be required to enter into a Servicing Agreement prior to rezoning bylaw adoption which includes storm and sanitary sewer upgrades and frontage improvements along Williams Road and Leonard Road.

Panel Discussion

In reply to queries from the Panel, the applicant noted that (i) there is adequate manoeuvring space on the drive aisle for a car exiting the visitor parking stall, (ii) the proposed convertible unit is consistent with the City’s convertible unit guidelines, (iii) individual heat pump units will be installed on the ground floor of townhouse units fronting Leonard Road, (iv) the project’s acoustical consultant has advised that the noise generated by the proposed heat pumps will comply with the City’s Noise Bylaw, and (iv) the Servicing Agreement associated with the project includes an upgrade to street lighting.

In reply to a query from the Panel, staff noted that a stair lift is considered an appropriate accessibility feature for a convertible unit. In addition, staff noted that there will be further discussion with the applicant at the Building Permit stage to ensure compliance with any recent changes to the Building Code.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Panel expressed support for the project, noting that (i) the project is well designed given the constraints of the site, (ii) the project fits well with its surrounding neighbourhood and provides an appropriate interface with adjacent single-family residential homes, (iii) the visitor parking stall is nicely screened with planting, and (iv) the proposed common outdoor amenity is a good feature of the project.         

Panel Decision

It was moved and seconded

That a Development Permit be issued which would:

1.

permit the construction of three townhouse units at 8240 Williams Road on a site zoned “Low Density Townhouses (RTL4)”; and

2.

vary the provisions of Richmond Zoning Bylaw 8500 to:

(a)

reduce the minimum required lot width from 40.0 m to 18.0 m;

(b)

reduce the minimum exterior side yard setback along Leonard Road from 6.0 m to 4.5 m; and

(c)

allow three small vehicle parking spaces.

CARRIED

3.

New Business

It was moved and seconded

That the Development Permit Panel meeting tentatively scheduled on Wednesday, August 13, 2025 be cancelled.

4.

Date of Next Meeting:  August 27, 2025

ADJOURNMENT

It was moved and seconded

That the meeting adjourn (4:36 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 30, 2025.

_________________________________

_________________________________

Roeland Zwaag

Chair

Rustico Agawin
Committee Clerk