November 13, 2025 - Minutes

Time:

3:30 p.m.

Place:

Council Chambers
Richmond City Hall

Present:

Wayne Craig, General Manager, Planning and Development, Chair
Marie Fenwick, Director, Arts, Culture and Heritage Services
Roeland Zwaag, General Manager, Engineering and Public Works

MINUTES

It was moved and seconded

That the minutes of the meeting of the Development Permit Panel held on October 29, 2025, be adopted.

CARRIED

1.

DEVELOPMENT PERMIT 22-022003

(File Ref. No.: DP 22-022003) (REDMS No. 8214654)

APPLICANT:

Hardev S. Chane

PROPERTY LOCATION:

14511 Westminster Highway

INTENT OF PERMIT:

That a Development Permit be issued to permit the construction of a single detached house on a site zoned “Agriculture (AG1)” and designated as an Environmentally Sensitive Area (ESA).

Applicant’s Comments

Susan Van Der Ende, Environmental Professional from Madrone Environmental Services Inc, introduced the project and with the aid of a visual presentation (attached to and forming part of these minutes as Schedule 1), provided background information on the application, highlighting the following:

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the applicant has Agricultural Land Commission (ALC) approval to import fill material to raise the land and improve the drainage conditions to allow for farming activities in the rear of the property,

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the existing 4.5 m wide water crossing will be widened to 7.0 m in the same location to improve water flow, this will result in a small loss of Riparian Management Area (RMA).  On-site trees within the RMA will be retained and not impacted, with primarily blackberry being removed, and

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the applicant proposes to provide approximately 89 m² of landscaping area within the proposed farm home plate, including 2 Magnolia trees, 18 Persian Spire trees and 60 May Green shrubs as part of the Environmentally Sensitive Area (ESA) compensation.

Staff Comments

Joshua Reis, Director, Development, noted that (i) compensation is being provided on-site within the farm home plate in the form of landscaping, consisting of 20 new trees  and approximately 60 shrubs, (ii) the applicant is proposing removing invasive species within the RMA, reseeding with native plants and coordinating this work with their proposed watercourse crossing application, and (iii) location of the farm home plate has been reviewed and supported by the City’s Food Security and Agricultural Advisory Committee taking into account the proposed location of the driveway crossing and the grading difference between the existing driveway and the proposed home plate.

Panel Discussion

In reply to queries from the Panel, staff noted that (i) staff is coordinating with the Engineering department to ensure the ESA permit is granted prior to the water course crossing permit application being approved so that all works are properly coordinated with one another, and (ii) following the issuance of the ESA development permit the applicant would be required to obtain building permit issuance prior to construction of the single-family home.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Panel expressed support for the application, noting the applicant’s efforts to retain the trees within the RMA.

Panel Decision

It was moved and seconded

That a Development Permit be issued to permit the construction of a single detached house on a site zoned “Agriculture (AG1)” and designated as an Environmentally Sensitive Area (ESA).

CARRIED

2.

DEVELOPMENT PERMIT 24-036536

(File Ref. No.: DP 24-036536) (REDMS No. 8189117)

APPLICANT:

Anokh Lally

PROPERTY LOCATION:

2300 McLeod Avenue

INTENT OF PERMIT:

That a Development Permit be issued at 2300 McLeod Avenue, which would facilitate the construction of a single detached dwelling on a lot which is zoned Small-Scale Multi-Unit Housing “(RSM/L)” and designated as an Environmentally Sensitive Area.

Applicant’s Comments

Pritham Lally, applicant introduced the project and with the aid of a visual presentation, (attached to and forming part of these minutes as Schedule 2), provided background information on the application, highlighting the following:

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the subject property is located in a designated Environmentally Sensitive Area (ESA) as defined in the City’s Official Community Plan (OCP). The lot is currently vacant and is overgrown with blackberry. The proposed plan is to remove the invasive species and restore the land to a healthy condition,

§   

the ESA mapping has identified 310 m² of ESA area across the eastern and central portions of the lot, these areas offer minimal ecological value due to invasive species dominance and absence of native trees or shrubs,

§   

the applicant proposes to relocate and rehabilitate 310 m² of ESA to the eastern portion of the property with native trees and shrubs, connecting it directly to the existing Bridgeport greenway. This design increases ecological connectivity as it improves habitat potential for birds and pollinators,

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all trees will be planted 3 m apart from each other which will ensure they do not compete for resources while also allowing for a natural canopy to develop. Shrubs will be planted 1 m from each other, additionally mulching will be used and minimal irrigation for sustainable establishment, and

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this new ESA area will be surrounded by fencing to prevent encroachment onto the rehabilitation area. A three year monitoring and maintenance program will be implemented, which will be overseen by a qualified Environmental professional.  The total cost of the ESA restoration will be approximately $26,000, funded by the applicant.

Staff Comments

Joshua Reis, Director, Development, noted that (i) prior to the building permit being issued, the applicant will be required to enter into a City work order for water, sanitary and storm connections, (ii) as part of the building permit application, the applicant will be required to install any perimeter drainage around the property to ensure that storm water runoff is appropriately managed, (iii) tree retention on-site has been accommodated including retention of trees along the front yard of the property which provides for a visual  buffer, and (iv) 310 m² of ESA compensation is being provided at the rear of the property, subject to appropriate landscaping securities being provided and a three year monitoring period.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

Staff commended the applicant on the tree retention and the considerable efforts that have gone into improving this area from its current state.  In response to a query from the Panel, the applicant noted that they plan to have ESA fencing on all sides of the area. The Panel asked Staff to update the plans making it clear that the fencing protection is only during the construction stage and that future fencing will be dealt with post landscape installation. 

Panel Decision

It was moved and seconded

That a Development Permit be issued at 2300 McLeod Avenue, which would facilitate the construction of a single detached dwelling on a lot which is zoned Small-Scale Multi-Unit Housing “(RSM/L)” and designated as an Environmentally Sensitive Area.

CARRIED

3.

DEVELOPMENT PERMIT 24-050212

(File Ref. No.: DP 24-050212) (REDMS No. 8150257)

APPLICANT:

Brad Dore

PROPERTY LOCATION:

10320 Railway Avenue

INTENT OF PERMIT:

That a Development Permit be issued which would permit the construction of Small-Scale Multi-Unit Housing on an Arterial Road, including a single-family dwelling with a secondary suite, and a two-storey rear yard infill unit at 10320 Railway Avenue on a site zoned “Small-Scale Multi Unit Housing (RSM/M)”.

Applicant’s Comments

Brad Dore, applicant introduced the project and with the aid of a visual presentation (attached to and forming part of these minutes as Schedule 3), provided background information on the application, highlighting the following:

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the single-family dwelling with a secondary suite fronts onto Railway Avenue, and the proposed coach house fronts onto an existing lane at the rear of the property.  There is access to the secondary suite at the north side of the property and the access from Railway Avenue to the coach house is from the south side of the property,

§   

the outdoor living space for the main house and the coach house is shared between the two dwellings, to keep the shared space between the properties as open as possible the massing of the single-family dwelling home has been stepped back, and

§   

lighting is provided throughout the building, in particular for the coach house to light up the lane.

Denitsa Dimitrova (Landscape Architect), noted that (i) the landscape plan for this project has been designed to provide privacy from the neighboring site at the north and south property line with 6 ft and 4 ft wood fencing, (ii) the streetscape have been improved with low aluminum fencing plus a landscape strip and two trees at the front, (iii) the patio areas proposed for both the house and coach house are separated with evergreen hedging and grass and shrubs, and (iv) screening has been proposed for the recycling and garbage areas.

Staff Comments

Joshua Reis, Director, Development, noted that (i)  vehicle access to the subject property is provided via the lane, (ii) the applicant has proposed to provide a 32 m² one-bedroom secondary suite in the principal dwelling unit that is secured by way of an agreement that will be registered on title ensuring that no final building permit granting occupancy is provided until that suite has been provided, (iii) landscaping includes the proposed planting of new trees, hedging and shrubs on-site, (iv) the size and placement of upper storey windows has been designed to consider and minimize overlook onto adjacent properties, and (v) servicing works including sanitary, water and storm are required prior to building permit issuance.

Panel Discussion

In response to queries from the Panel, the applicant advised that (i) evergreen hedging will be provided between the two properties, along with a larger shrub beside the recycling area that will retain access to daylight, (ii) bollard lighting will be installed at the lane and property corners, and soffit lighting on the coach house facing onto the lane, (iii) a combination of sensor/timer and user lighting will be provided to ensure the area is safe, secure and inviting, (iv) the proposed garbage and recycling is against the north fence line behind the parking pad as well as one on the pathway away from the south property line between the house and coach house, (v) access for pickup can be either from Railway Avenue or via the lane, and (vi) the intention is that the secondary suite and coach house will not be stratified at this point.  

Panel directed staff to look at ensuring the lighting systems for each unit are separate, and if the intention is to stratify the coach house, that should occur after initial construction, otherwise a strata title conversion application may be required.

Correspondence

None.

Gallery Comments

None.

Panel Discussion

The Panel commended the applicant on the attention to detail and diversity of housing this application will provide to the city.

Panel Decision

It was moved and seconded

That a Development Permit be issued which would permit the construction of Small-Scale Multi-Unit Housing on an Arterial Road, including a single-family dwelling with a secondary suite, and a two-storey rear yard infill unit at 10320 Railway Avenue on a site zoned “Small-Scale Multi Unit Housing (RSM/M)”.

CARRIED

4.

New Business

It was moved and seconded

That the Development Permit Panel meeting tentatively scheduled on Wednesday, November 26, 2025, be cancelled.

CARRIED

5.

Date of Next Meeting: December 10, 2025.

ADJOURNMENT

It was moved and seconded

That the meeting adjourn (4:13 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 Thursday, November 13, 2025.

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Wayne Craig
Chair

Raman Grewal
Legislative Services Coordinator