August 21, 2024 - Minutes
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Development Permit Panel
Wednesday, August 21, 2024
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Time: |
3:30 p.m. |
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Place: |
Remote (Zoom) Meeting |
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Present: |
Wayne Craig, General Manager, Planning and Development, Chair Roeland Zwaag, General Manager, Engineering and Public Works Marie Fenwick, Director, Arts, Culture and Heritage |
The meeting was called to order at 3:30 p.m.
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MINUTES |
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It was moved and seconded |
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That the minutes of the meeting of the Development Permit Panel held on June 12, 2024 be adopted. |
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CARRIED |
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1. |
(REDMS No. 7701427) |
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APPLICANT: |
Zhao XD Architect Ltd. |
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PROPERTY LOCATION: |
8031, 8051, 8071 No. 2 Road and 5760, 5780, 5786 Blundell Road |
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INTENT OF PERMIT: |
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1. |
Permit the construction of 25 townhouse units at 8031, 8051, 8071 No. 2 Road and 5760, 5780, 5786 Blundell Road on a site zoned “Medium Density Townhouses (RTM3)”; and |
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2. |
Vary the provisions of Richmond Zoning Bylaw 8500 to: |
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(a) |
reduce the minimum front yard (north yard) and exterior side yard (east yard) from 6.0 m to 5.5 m; and |
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(b) |
reduce the minimum lot width from 50.0 m to 43.0 m. |
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Applicant’s Comments |
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Xuedong Zhao, Zhao XD Architect 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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vehicular access to the proposed 25-unit townhouse development is from No. 2 Road via a shared driveway with the adjacent townhouse development to the south; |
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the three-storey units proposed along Blundell Road step down to two-storeys adjacent to the existing two-storey townhouse end units to the west; |
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two-storey duplexes are proposed adjacent to the existing single-family homes to the west of the subject site; |
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the architectural character, massing and height of the proposed townhouse development fit well with the neighbourhood; |
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the proposed common outdoor amenity area is centrally located to enhance its visibility and usability to users; |
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sustainable materials such as stucco are proposed for the exterior cladding of the townhouse buildings; and |
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the design of the project incorporates Crime Prevention Through Environmental Design (CPTED) principles. |
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Yiwen Ruan, PMG Landscape Architects, with the aid of the same visual presentation, briefed the Panel on the main landscape features of the project, noting that (i) the landscaping and retaining walls along the west edge of the site have been carefully located to preserve the existing trees, (ii) each front yard of units facing the street will be planted with a tree and will have an open space for private outdoor activities, (iii) pedestrian connections from the street are highlighted by decorative pavers and outdoor furniture, (iv) a landscape feature is proposed at the northeast corner of the site, (v) permeable pavers are proposed on portions of the internal drive aisle and on visitor parking stalls, (vi) a play structure providing play multiple opportunities is proposed in the common outdoor amenity area, (vii) 31 trees and a variety of shrubs, grasses, perennial plants and groundcovers are proposed to be planted on the site, and (viii) an automatic irrigation system will be provided for planted areas on the site. |
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Staff Comments |
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Joshua Reis, Director, Development noted that (i) there is a Servicing Agreement associated with the rezoning bylaw for the project for site servicing and frontage improvements including new sidewalks and treed/grass boulevards along No. 2 Road and Blundell Road and widening of the existing driveway crossing to be shared with the existing development to the south, (ii) the two proposed variances associated with the project are supported by staff as they are technical in nature and resulting from the lot geometry and required road dedications, (iii) the project provides four convertible units and all units include aging-in-place features, and (iv) the proposed design of the project will meet the applicable Energy Step Code with a low carbon energy system. |
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Panel Discussion |
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In reply to queries from the Panel, the applicant noted that (i) there are no secondary suites provided in the project as the applicant intended to maximize the number of townhouse units in the subject site, (ii) the internal drive aisle and visitor parking stalls can be used for package deliveries to residents of the townhouse development, (iii) the proposed low bollard lighting and downward-focused building-mounted lighting will not result in light pollution, (iv) the proposed landscaping around the mailbox and bicycle parking area near the driveway entry include two- to three- foot high evergreen shrubs and would address potential headlight glare onto No. 2 Road, and (v) the grading of front yards of units fronting Blundell Road is maintained at sidewalk level. |
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Correspondence |
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None. |
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Gallery Comments |
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None. |
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Panel Discussion |
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The Panel expressed support for the project, noting (i) the applicant’s attention to the design of the project which fits well into the neighbourhood, (ii) the provision of four convertible units, and (iii) the maintaining of the grade of the front yards of units along Blundell Road. |
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Panel Decision |
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It was moved and seconded |
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That a Development Permit be issued which would: |
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1. |
permit the construction of 25 townhouse units at 8031, 8051, 8071 No. 2 Road and 5760, 5780, 5786 Blundell Road on a site zoned “Medium Density Townhouses (RTM3)”; and |
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2. |
vary the provisions of Richmond Zoning Bylaw 8500 to: |
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(a) |
reduce the minimum front yard (north yard) and exterior side yard (east yard) from 6.0 m to 5.5 m; and |
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(b) |
reduce the minimum lot width from 50.0 m to 43.0 m. |
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CARRIED |
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2. |
(REDMS No. 7651471) |
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APPLICANT: |
Canadian Tire Ltd. |
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PROPERTY LOCATION: |
11388 Steveston Highway |
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INTENT OF PERMIT: |
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Permit exterior renovations to the façade of the existing building located at 11388 Steveston Highway on a site zoned “Industrial Community Commercial (ZC6)”. |
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Applicant’s Comments |
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Rebekka Hammer, MGB 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: |
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the project intends to update the exterior finishes of the existing Canadian Tire building, provide new brand signage, improve the existing landscaping, and update paint markings on pedestrian crossings; |
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the proposed renovations to the building’s exterior finishes will meet the façade upgrade for Canadian Tire stores; and |
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the proposed façade improvements to the existing building will not result in additional floor area. |
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Kim Unger, McElhanney, with the aid of the same visual presentation, briefed the Panel on the proposed landscape improvements, noting that (i) some plant species within the landscaped area on the site have died and will be replaced with more hardy plant species currently planted on the site to enhance their survivability, (ii) the size of shrubs planted adjacent to some small car parking stalls will be upgraded, (iii) planting beds in the parking area will be cleaned up and remulched, and (iv) existing pedestrian crossings on the site will be repainted. |
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Staff Comments |
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Mr. Reis noted that (i) improvements to the existing façade of the building and landscaping are limited in scope, (ii) there is no change to the existing floor area, and (iii) no new servicing agreements are associated with the project. |
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Panel Discussion |
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In reply to queries from the Panel, the applicant noted that (i) the proposed landscape improvements are limited in scope as the existing trees on the subject site are in good condition, and (ii) improvements to the interior of the building are currently done in phases and efforts are being undertaken in order to avoid impacting the surrounding area. |
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The Chair noted that there are some landscape islands on the site that were not included for landscape improvements and staff were directed to work with the applicant to review the existing landscaping on these landscape islands to ensure that no further improvements are required prior to the application moving forward to Council. |
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Correspondence |
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None. |
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Gallery Comments |
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None. |
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Panel Decision |
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It was moved and seconded |
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That a Development Permit be issued which would permit exterior renovations to the façade of the existing building located at 11388 Steveston Highway on a site zoned “Industrial Community Commercial (ZC6)”. |
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CARRIED |
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3. |
(REDMS No. 7758844) |
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APPLICANT: |
Zeidler Architecture |
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PROPERTY LOCATION: |
6551 No. 3 Road |
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INTENT OF PERMIT: |
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Permit exterior upgrades to the main East and West mall entrance of the existing building at 6551 No. 3 Road on a site zoned “Downtown Commercial (CDT1)”. |
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Applicant’s Comments |
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Eric Aslan, Zeidler Architecture, with the aid of a visual presentation (attached to and forming part of these minutes as Schedule 3), provided background information on the proposed development, highlighting the following: |
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the project is located at the CF Richmond Centre Mall and primarily intends to upgrade the exterior of the east and west entries of the galleria at the mall; |
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the existing exterior cladding materials will be replaced primarily with curtain glazing with a vertical frit pattern and solid metal panel cladding; |
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existing doors at the entrances will be replaced to provide wider egress and new vestibules will be added to enhance the building’s energy efficiency; |
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new canopies will be added over the main entrances to provide weather protection to pedestrians; |
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an integrated water management system is proposed for the three roof levels at the main building entries; |
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lighting will be incorporated into the new building entry façade and the applicant is working with a lighting consultant to mitigate potential light pollution; and |
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the modern design of the revised entries to the galleria is consistent with the overall design of the future Richmond Centre mixed-use redevelopments. |
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Staff Comments |
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In reply to a query from the Panel, Mr. Reis noted that (i) as part of the Official Community Plan (OCP) amendment associated with the overall redevelopment of the CF Richmond Centre Mall, staff secured a Statutory Right-of-Way (SRW)/Public Right of Passage (PROP) over the galleria entries and interior space, (ii) the SRW/PROP will ensure future public access through the site between Minoru Boulevard and the Brighouse Canada Line Station on No. 3 Road throughout the transit operating hours, and (iii) the future public access should be in place upon occupancy of the first building in Phase Two of the overall redevelopment. |
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Panel Discussion |
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In reply to queries from the Panel, the applicant confirmed that (i) only LED fixtures will be installed for lighting at the entrances to the galleria and will be focused on areas where they are needed, (ii) the proposed lighting will be reviewed by a lighting consultant and is not expected to spill out into the mall’s parking lot and neighbouring residential developments, (iii) dimmable lighting is an option, and (iv) lighting levels are intended to highlight the mall entries and provide visual interest to residents of future residential developments near the entrances to the galleria. |
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As a result of the discussion on the proposed lighting, the Chair directed staff to work with the applicant prior to the application moving forward to Council in order to ensure there will be no light spillover into future residential developments near the entrances to the galleria and investigate opportunities to install dimmable lighting should a lighting issue arise in the future. |
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Correspondence |
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None. |
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Gallery Comments |
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None. |
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Panel Decision |
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It was moved and seconded |
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That a Development Permit be issued which would permit exterior upgrades to the main East and West mall entrance of the existing building at 6551 No. 3 Road on a site zoned “Downtown Commercial (CDT1)”. |
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CARRIED |
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4. |
New Business |
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None. |
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5. |
Date of Next Meeting: September 12, 2024 |
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ADJOURNMENT |
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It was moved and seconded |
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That the meeting adjourn (4:29 p.m.). |
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CARRIED |
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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, August 21, 2024. |
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Wayne Craig Chair |
Rustico Agawin |