September 12, 2024 - Minutes
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Development Permit Panel
Thursday, September 12, 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 Kirk Taylor, Director, Real Estate Services |
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 August 21, 2024 be adopted. |
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CARRIED |
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1. |
(REDMS No. 7449752) |
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APPLICANT: |
NSDA Architects |
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PROPERTY LOCATION: |
7188 Westminster Highway |
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INTENT OF PERMIT: |
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Permit exterior renovations to the existing building at 7188 Westminster Highway on a site zoned “Auto-Oriented Commercial (CA)”. |
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Applicant’s Comments |
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Atsushi Fujimi, NSDA Architects, 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 project intends to update the exterior of the building to meet the standards of a boutique hotel, including two exterior seating areas; |
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New colours of stucco and manufactured stone are proposed for the exterior cladding of the building; |
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Given the proximity to the airport, the renovations will incorporate design elements inspired by aviation; |
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A retractable awning is proposed to provide protection from the elements; and |
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Bicycle racks are proposed as part of the exterior renovations. |
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Mackenzie Pugh and Stephen Vincent, Durante Kreuk Ltd. Landscape Architecture, with the aid of the same visual presentation, briefed the Panel on the main landscape features of the project, noting that (i) plant species will include shade tolerant species and a variety of flowering and evergreen species to maintain year-round interest, (ii) larger, denser shrubs are proposed adjacent to the seating areas to provide privacy, (iii) lower ground covers and perennials are proposed to maintain visibility and open space, (iv) smaller multi-stem trees are proposed to provide some privacy while also keeping visibility open, and (v) lighting will be incorporated into the planters along walkways and planters will be the same height of the existing planters. |
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Staff Comments |
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Joshua Reis, Director, Development noted that (i) there is no Servicing Agreement associated with the project, (ii) improvements to the exterior of the building are limited in scope, (iii) there is no change to the existing floor area, (iv) all vehicular traffic to and from the site is to operate from the same entrance and exit on Westminster Highway, and (v) the applicant will be providing new Class 1 and Class 2 on-site bicycle parking as part of the proposed scope of work. |
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Panel Discussion |
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In reply to queries from the Panel, the applicant noted that (i) the glass canopies will be replaced with aluminum and wood grain materials, (ii) the glass balconies will be retained, (iii) the existing grade will be maintained and ensure the exit ramp will not pose any issues for people with mobility issues, (iv) the exterior renovations are part of the hotel’s rebranding from a Ramada to a Best Western short-stay property, specifically an Aiden by Best Western, which offers a more boutique experience, (v) exterior lighting includes wall sconces and uplighting, (vi) the design of the project incorporates Crime Prevention Through Environmental Design (CPTED) principles and there will be upgraded security cameras on site, and (vii) security is managed by the hotel staff. |
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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 benefit of the exterior upgrades, (ii) the applicant’s attention to the landscape design of the project, and (iii) salvaging materials where possible. |
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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 existing building at 7188 Westminster Highway on a site zoned “Auto-Oriented Commercial (CA)”. |
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CARRIED |
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2. |
(REDMS No. 7744113) |
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APPLICANT: |
Jim Ralph |
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PROPERTY LOCATION: |
3200 No. 3 Road |
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INTENT OF PERMIT: |
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Permit the construction of a 315-suite hotel at 3200 No. 3 Road on a site zoned “Residential/Limited Commercial and Artist Residential Tenancy Studio Units (ZMU25) – Capstan Village (City Centre)”. |
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Applicant’s Comments |
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Doug Nelson, Bingham + Hill Architects, 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 application is submitted to address revisions to the approved Development Permit associated with facilitating a permitted changed of use from office to hotel, specifically affecting Building L; |
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The building form is proposed to be revised such that the floor plates are smaller, ceilings are lower, and additional floors are added without exceeding the maximum allowable floor area or building height and will provide a similar street wall presence along Sea Island Way and No 3. Road frontages; |
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Vehicle access to Phase 3 is provided through the auto court on Phase 4; |
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The reconfigured form of Building L is designed to make use of the already constructed below-grade structure without requiring structural modification; |
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This change of use to hotel is permitted under the current zoning bylaw; |
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The gross floor area and building height remains the same and the majority of physical change to the building has occurred on the south side facing the courtyard; |
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The design of the Sea Island Way pedestrian right-of-way on the north side is required to be modified as part of the Servicing Agreement for the larger development to accommodate a larger turning radius from No. 3 Road to Sea Island Way; |
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The hotel drop-off will be relocated to the auto court to avoid potential traffic blockages on Cst. Thomas Agar Road; |
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The overall outdoor amenity space will be increased by approximately 250 square metres and will be reconfigured into two separate outdoor amenity spaces; |
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Non-residential amenity facilities include an expanded exercise room and spa facility with direct access to the outdoor amenity area; |
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A new inaccessible green roof will be provided over the expanded indoor amenity at the north-west corner of Building K and an inaccessible green roof at the south-east corner of Building L has been maintained and reconfigured to suit the new building form; |
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The outdoor space will be revised to become a non-resident outdoor amenity for the use of hotel guests; |
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The façade design strategy reincorporates vertical frame elements, window pattern, colours and materiality, similar to the already approved project; and |
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Operable windows, sliding glass doors, and Juliet balconies reflect the new use as a hotel. |
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Dylan Chernoff, Durante Kreuk Ltd. Landscape Architecture, with the aid of the same visual presentation, briefed the Panel on the main landscape features of the project, noting (i) the landscaping along the project frontages has been updated, (ii) a minor change to the outline of the water feature, (iii) the redistribution of bicycle racks throughout the site, and (iv) courtyard changes including terraces that accommodate outdoor seating areas, a flexible lawn area, and a kids play area for residents. |
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Staff Comments |
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Mr. Reis noted that (i) there is a Servicing Agreement, secured through the previously approved rezoning and Development Permit, associated with the project including frontage improvements along the three road frontages of the site, (ii) hotel use is a permitted use within the zone, (iii) this project will not result in any change in overall floor area ratio to the project, (iv) the proposed design is generally consistent with the previously approved Development Permit for this project, and (v) the expanded landscape area does result in additional podium level outdoor amenity space for exclusive use of Building K residents. |
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Panel Discussion |
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In reply to queries from the Panel, the applicant noted that (i) the children’s play equipment will include active and passive play areas and is generally suited for children up to 5 years old, (ii) there is no intent to have landscape between the public realm treatment and the building in the north-east corner of the building, and (iii) the proposed surface treatment of the building is smooth. |
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Correspondence |
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Francis Leung, Richmond resident (Schedule 3) |
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In reply to the concerns noted in the letter, Mr. Reis noted that (i) the hotel use is a permitted use on the subject site, (ii) transportation staff have reviewed and approved the traffic memo provided by a registered transportation engineer which demonstrates that the proposed volume, access, and parking operations are acceptable and in compliance with the City’s standards and bylaw requirements, (iii) the proposed development is providing a dedicated on-site auto court for all drop-offs and pick-ups on site, (iv) Sprouts Early Childhood Development Hub has its own dedicated underground space for pick-ups and drop-offs in the existing building in addition to staff parking, (v) the portion of Carscallen Road between Phases 2 and 3 can handle all two-way traffic and there are no current plans to close or change any of the traffic operations in that area, and (vi) the site is very closely located to the future Capstan Canada Line station. |
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Gallery Comments |
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Francis Leung, Richmond resident, queried about (i) the pick-up and drop-off spots for Sprouts Early Childhood Development Hub, (ii) driveway access to the auto court, and (iii) transportation concerns in the area and potential review of the layout. |
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In response to the query about the number of bicycle racks on the property, the Chair noted that as part of the City’s goals to create a modal shift to active modes of transportation, short-term and long-term secure bicycle parking are required in new developments as part of long-term sustainability objectives. |
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Panel Discussion |
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The Panel expressed support for the project, noting appreciation for the intent and design considerations put forward. |
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In addition, staff were directed to work with the applicant to address concerns of the materiality of the north-east corner of the building along Sea Island Way to increase visual interest and discourage graffiti that may occur on a smooth surface. |
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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 the construction of a 315-suite hotel at 3200 No. 3 Road on a site zoned “Residential/Limited Commercial and Artist Residential Tenancy Studio Units (ZMU25) – Capstan Village (City Centre)”. |
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CARRIED |
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3. |
New Business |
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None. |
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4. |
Date of Next Meeting: September 25, 2024 |
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ADJOURNMENT |
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It was moved and seconded |
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That the meeting adjourn (4:23 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 Thursday, September 12, 2024. |
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Wayne Craig Chair |
Shannon Unrau |