agenda development permit panel · 2014-04-26 · 1. permit the construction of a new car...

1.

Agenda

Development Permit Panel

Council Chambers, City Hall 6911 No. 3 Road

Wednesday, April 30, 2014 3:30 p.m.

1. Minutes

Motion to adopt the minutes of the Development Permit Panel meeting held on Wednesday, April 16, 2014.

2. Development Permit 11-595890

(REDMS No. 3855692)

APPLICANT: MQN Architects

PROPERTY LOCATION: 9140 and part of 9200 Bridgeport Road

Director’s Recommendations

That a Development Permit be issued which would:

1. Permit the construction of a new Car Dealership at 9140 Bridgeport Road and part of 9200 Bridgeport Road on a site zoned “Auto-Oriented Commercial (CA)”; and

2. Vary the provisions of Richmond Zoning Bylaw 8500 to:

(a) Reduce the west side yard setback from 3.0 metres to 0.0 metres;

(b) Reduce the south yard setback from 3.0 metres to 0.0 metres;

(c) Reduce the landscaping width of the front yard from 3.0 metres to 0.78 metres for a limited portion of the Bridgeport Road Frontage; and

(d) Reduce the north manoeuvring aisle width fronting the proposed building from 7.5 metres to 5.5 metres.

Development Permit Panel – Wednesday, April 30, 2014 ITEM

2. 4217844

3. Development Variance 14-654101

(REDMS No. 4182523)

APPLICANT: Manjeet and Harman Biln

PROPERTY LOCATION: 5780 Bittern Court


That a Development Variance Permit be issued that would vary the maximum lot coverage in “Land Use Contract (006) Bylaw No. 2938” from 33% to 40% in order to permit construction of a new two-storey single detached dwelling at 5780 Bittern Court.

4. Development Variance 13-634940

(REDMS No. 4183696)

APPLICANT: Onni 7731 Alderbridge Holding Corp.

PROPERTY LOCATION: 5311 Cedarbridge Way and 7771 Alderbridge Way


That a Development Variance Permit be issued which would further vary the provisions of Richmond Zoning Bylaw 8500 to further reduce the visitor parking requirement from 0.15 spaces/unit, as per Development Permit (DP 12-615424), to 0.10 spaces/unit for the development located at 5311 Cedarbridge Way and 7771 Alderbridge Way on a site zoned “High Density Low Rise Apartments (RAH2)”.

5. New Business

6. Date of Next Meeting: Wednesday, May 14, 2014

7. Adjournment

City of Richmond

To: Developme(lt Permit Panel

From: Wayne Craig Director of Development

Report to Development Permit Panel Planning and Development Department

Date: Apti110,2014

File: DP 11-595890

Re: Application by MQN Architects for a Development Permit at 9140 and part of 9200 Bridgeport Road

Staff Recommendation

That a Development Permit be issued which would:

1. Permit the construction of a new Car Dealership at 9140 Bridgeport Road and part of 9200 Bridgeport Road on a site zoned "Auto-Oriented Commercial (CA),'; and

2. Vary the provisions of Richmond Zoning Bylaw 8500 to:

a) Reduce the west side yard setback from 3.0 metres to 0.0 metres;

b) Reduce the south yard setback from 3.0 metres to 0.0 metres;

c) Reduce the landscaping width ofthe front yard from 3.0 metres to 0.78 metres for a limited portion of the Bridgeport Road Frontage; and

d) Reduce the north manoeuvring aisle width fronting the proposed building from 7.5 metres to 5.5 metres.

3855692

April 10, 2014 -2- DP 11-595890

Staff Report

Origin

MQN Architects has applied to the City of Richmond for permission to develop a new auto dealership at 9140 and part of 9200 Bridgeport Road (Schedule A) on a site zoned "AutoOriented Commercial (CA),'. The site does not require a rezoning application as Vehicle Sale/Rental is a permitted use under the "Auto-Oriented Commercial (CA)"zone.

The owner of 9140 Bridgeport Road also owns the property directly to the east at 9200 Bridgeport Road (HCL Holdings), and have applied for a subdivision application (pending approval) to modify the existing property line separating the two (2) properties to enlarge the proposed development site to 2,088m2 (0.2088 ha) in area. This is to ensure the building proposal complies with the maximum density requirements of the zone.

Development Information

Please refer to attached Development Application Data Sheet (Attachment 1) for a comparison of the proposed development data with the relevant Bylaw requirements.

Background

Development surrounding the subject site is as follows:

To the North: Across Bridgeport Road, a retail outlet at 9151 Bridgeport Road, zoned "AutoOriented Commercial (CA),'.

To the East: A Car dealership at 9200 Bridgeport Road, zoned "Auto-Oriented Commercial (CA),'.

To the South: Across Sea Island Way, single detached residential dwellings zoned "Single Detached Dwellings (RS 1 /E)".

To the West: City of Richmond Firehall Number 3 at 9100 and 9120 Bridgeport Road, zoned "School & Institutional Use (SI)".

The subject property at 9140 Bridgeport Road is occupied by an existing building with a partially underground concrete parkade supporting a two-storey wooden structure above. The applicant proposes to remove the wooden structure, retain and expand the existing concrete parking structure, and construct a new building above.

Staff Comments

The proposed design scheme attached to this report has satisfactorily addressed the significant urban design issues and other staff comments identified as part of the review of the subject Development Permit application. In addition, it complies with the intent of the applicable sections of the Official Community Plan and is generally in compliance with the "Auto-Oriented Commercial (CA)" zone except for the zoning variances noted below.

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April 10, 2014 - 3 - DP 11-595890

Zoning ComplianceNariances (staff comments in bold)

The applicant requests to vary the provisions of Richmond Zoning Bylaw 8500 to:


(Staff supports the proposed variance as the existing concrete foundation was built with no setback to the lot line. Utilizing the existing foundation and parkade reduces the amount of building waste material. The applicant is proposing landscaping along the western edge of the site to the north of the building to screen the visibility from Bridgeport Road. Off-site, there currently exists thick vegetation consisting of shrubs and trees within the Sea Island Way right-of-way directly to the south and west of the subject property which will provide a landscape screen from the road side.)

b) Reduce the south yard setback from 3.0 metres to 0.0 metres; and

(Staffsupports the proposed variance as the encroachmentfronts onto the road rightof-way for Sea Island Way, and the travel lanes are approximately 30 meters from the south property line. The building height drops from two stories to one and one-half stories at the south property line to minimize the visual impactfrom the road. As noted above, off-site landscaping currently exists within the Sea Island Way right-of-way between the south property line and the road edge will provide visual screening along and across from Sea Island Way.)

c) Reduce the landscaping width of the front yard from 3.0 metres to 0.78 metres for a limited portion of the Bridgeport Road Frontage.

(Staff supports the proposed variance as the applicant is utilizing the existing parking structure without trying to impede the vehicle movement within the site. The proposed landscape strip along the northern edge of the property will improve the current appearance of the landscape strip and continue to provide separation from the public sidewalk. The proposed landscaping will consist of low shrubs such as Oregon Grape and Burgundy Daylily to allow for good viewing to andfrom the site. The applicant is also adding planting islands in front of the proposed building to help soften the image from Bridgeport Road.)

d) Reduce the north manoeuvring aisle width fronting the proposed building from 7.5 metres to 5.5 metres.

(Staffsupports the proposed variance as this area willfunction as a one-way traffic lane fronting the building and providing access to the underground parkade. Display vehicles will utilize the parking stalls along the north the manoeuvring aisle.)

Advisory Design Panel Comments

The Advisory Design Panel received the proposal at their December 5, 2012 meeting. A copy of the relevant excerpt from the Advisory Design Panel Minutes is attached for reference (Attachment 2). The design response from the applicant has been included immediately following the specific Design Panel comments and is identified in italics.

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April 10, 2014 -4- DP 11-595890

Analysis

Conditions of Adjacency • The subject site is located in the West Bridgeport area within the City Centre Area Plan on

Bridgeport Road. The placement of the proposed building on the subject property hugs the south west comer to permit vehicular movement within the site while utilizing much of the existing foundation of the building for underground parking.

• The proposed height of the new structure will be similar to the existing wood structure on the site, but will exceed the height of the adjacent Mitsubishi dealership (9200 Bridgeport Road) by approximately 1.1 metres. While taller, the proposed building is still within the maximum height permitted within the CA zone.

• The zero lot line at the south property line to Sea Island Way is mitigated by the 30 metre distance to the edge of the road which is approximately 30 metres away from the property line. Existing landscaping within this area will help screen the visibility of the proposed building. The proposed building will step down from two (2) stories from the main body of the building, to one and one-half stories along the south property line.

• Lighting of the site and potential light spillage onto adjacent properties should be minimal as the lighting of the two dealerships is directed away from neighbouring properties.

• Signage is proposed for three of the building faces, with the west elevation devoid of any slgnage.

Urban Design and Site Planning • Proposed access to the site is from the existing driveway from Bridgeport Road servicing the

Newtype Mitsubishi dealership at 9200 Bridgeport Road. An access easement in favour of the subject site was registered on title of 9200 Bridgeport Road during a previous rezoning application (RZ 03-239626). This easement will need to be expanded along the proposed north-south property line to allow delivery vehicles to properly manoeuvre between both the subject site and 9200 Bridgeport Road. This issue is being addressed with the submitted Subdivision application (SD 11-595888).

• The proposal plans to utilize the entire foundation of the existing structure along the western side of the site, leaving the current vehicle circulation along the north and east of the building intact. This circulation will allow vehicles to use the existing ramp down to the underground parkade, leading to parking and the future service bay.

• The building foundation will be extended to the south to accommodate constructing a proposed service bay. Above the service bay, and facing Sea Island Way, is an outdoor area that will feature display vehicles. This area is accessed by an internal1ift from the main level of the dealership to the upper level.

• Pedestrian access is proposed from Bridgeport Road at the location of a proposed landscaped island along with the free-standing sign (Attachment 3). The path will provide a direct link to the front entry of the proposed building.

• The recycling and garbage enclosure is located on the ground level along the east side of the ramp leading to the main floor of the building. The number and size of the containers meets the requirements of Environmental Services.

Architectural Form and Character • The proposal is of appropriate scale and massing in relationship to the surrounding buildings.

The building itself contains two (2) floors, but appears higher due to the raised main floor by the proposed reuse of the existing building foundation.

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April 10, 2014 - 5 - DP 11-595890

• Pedestrian access to the building will be provided by an angled stairwell at the north east corner of the building. Wheelchair access will be provided by a lift accessed at the north projection of the building, which also contains the main stairwell.

• The choice of facade materials and colours is well used to give the building a lighter appearance given the exposed concrete base. Aluminum composite panels are the primary proposed material with the edges of each panel providing a visual break to avoid a uniform appearance, especially along the western elevation facing the firehall.

• Glazing is well used along the more visible elevations of the site. The angled application on the second level catches the eye and gives the building additional articulation and interest.

• Wood slats are proposed at the roof level to screen the roof top mechanical units. It gives a warmer presence to contrast the proposed glass, metal and concrete of the building.

• Location for signage is well thought out with areas identified for one facia sign on three of the four sides of the building. A free standing sign at the front of the site is also proposed. The design of all signs is expected to be compatible with the proposed building and is subject to review by to a separate permit under the signage bylaw (5560).

Landscape Design and Open Space Design • The proposed landscaping is primarily located at the north end of the site to screen views to

the parking along the Bridgeport Road street front, and soften the site edge along this main vehicle corridor.

• No existing trees are proposed to be removed from the subject property. Three (3) existing Japanese Maple trees are proposed to be relocated within the site and incorporated into the landscaping plan. The relocation is intended to enhance vehicle access to the underground parking and service area. One Japanese Maple tree at the front of the existing structure is to remain and is to be protected during the building construction. This relocation is to accommodate internal vehicle movement on the site.

• Two (2) new Honeylocust trees are to be planted. One on the landscaped bulb next to the free standing sign location and the other in the landscaped island to the east of the vehicle ramp.

• A variety of shrubs including Oregon Grape, Munstead Lavender, Burgundy Daylily, and Stonecrop are proposed within the landscaping islands, including the buffer at the north end of the property.

• A permeable surface (grasscrete) at the north west corner of the site will be used for vehicle display.

• The owner of the property has been leasing space to the south of the property along the Sea Island Way right-of-way from the Province for the storage of cars for the dealership. The area is currently clear of cars and the owner is working with the Ministry of Transportation and Infrastructure on any reclamation to the land in accordance with the lease agreement. Existing off-site vegetation between the south property line of the subject property and the road edge of Sea Island Way will provide screening from the road side.

Sustainability Indicators • The proposal is a redevelopment of an existing site, therefore utilizing existing and proposed

infrastructure more efficiently. • The proposed development will use the existing building foundation, thereby reducing

construction waste material. • Two (2) parking stalls along the east ramp will share an electrical vehicle charging station.

3855692

April 10,2014 - 6 - DP 11-595890

• All on-site trees are to be retained or relocated within the site. Two additional trees are to be planted.

• The site is along a major transit corridor and close to bus stops for convenience for employees and visitors.

• The building will be using energy saving equipment such as energy star kitchen appliances and water saving faucets.

• The proposed landscaping will provide a variety of native plants. They are considered relatively low maintenance and will improve over time.

Crime Prevention Through Environmental Design • The building location at the south west corner of the site provides good opportunities for easy

viewing within the site and in between the two dealership buildings. • The amount of glazing on the proposed building offers good casual surveillance opportunities

to the site. • The proposed lighting will provide adequate illumination without spilling onto adjacent

properties. • The proposed landscaping and fencing will provide a good separation from the public

sidewalk to easily separate public to semi-private uses.

Accessibility • Wheelchair access is provided at the north extension of the proposed building where a lift

provides access to all floors of the building. Each floor contains a washroom designed for wheelchair use.

Aircraft Noise • The location of the property is within the Aircraft Noise Sensitive Development Area 2,

which permits non-sensitive uses such as an auto dealership to operate. An aircraft noise covenant for non-sensitive use is required to be registered on the property prior to the issuance of this application.

Transportation • To limit vehicle access points to this portion of Bridgeport Road, the access easement noted

above will include provisions for accessing the two sites directly to the west at 9120 and 9100 Bridgeport Road as well.

• Off street parking requirements meet the minimum standard of 33 set by the Zoning Bylaw. The applicant is proposing 35 off street parking stalls within the property.

Existing Jet Fuel Line • This section of Bridgeport Road contains the existing Kinder Morgan jet fuel line serving

YVR, and is located approximately 9.5 metres north from the north property line of the subject site. The proposal has been sent to Kinder Morgan for comment, and they advise that any proposed services of roadways within 7.5 metres of the pipeline will require an Approved Pipeline Proximity Permit from Kinder Morgan. They also state that all works within 30 metres of the pipeline will require a Ground Disturbance Safety Zone field permit to be completed on site by a Kinder Morgan pipeline inspector prior to the commencement of any works. Kinder Morgan suggests the owner (or their representative) contact BC One Call at least three (3) days prior to executing any excavation plans related to the property. They in turn will contact Kinder Morgan who will locate the pipeline and do an assessment of any

3855692

April 10, 2014 - 7 - DP 11-595890

excavation within 100 metres of the fuel line. The applicant has been made aware of this and has agreed to follow these recommendations.

Servicing Agreement

• The applicant has made an application for a Servicing Agreement (SA 13-649868) as a condition of the Subdivision application for the Bridgeport Road fronting not only the subject site but the entire width of 9200 Bridgeport Road as well. The works include but are not limited to the design and construction of a new 1.5 m wide concrete sidewalk, a grass and treed boulevard is to take into account the future road widening for a bike lane and median. Updated servicing connections to the subject site are also to be included with the Servicing Agreement.

Conclusions

The Advisory Design Panel and staff have reviewed the Development Permit application for the proposal of a new car dealership at 9140 Bridgeport Road and part of 9200 Bridgeport Road. Based on the design review both the Advisory Design Panel and staff are recommending support of this application .

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Attachments: Attachment 1 - Development Data Sheet Attachment 2 - Advisory Design Panel Minutes from December 5, 2012 Attachment 3 -Architectural and Landscaping Drawings

The following are to be met prior to forwarding this application to Council for approval: • Receipt of a Letter-of-Credit for landscaping in the amount of $20,000.00. • Registration of an Aircraft Noise covenant for a non-sensitive use on title. • Registration of an access easement from 9200 Bridgeport Road to the benefit of 9140, 9120 and 9100

Bridgeport Road and include an access easement between the two car dealerships to allow trucks to move between the two sites (or a separate new agreement for that purpose).

• Registration of a flood indemnity covenant. • Registration of a legal agreement regarding the developer's commitment to install two (2) 120V electric plug

ins for electric vehicles. • Approval of a subdivision application (SD 11-595888) . • Enter into a Servicing Agreement associated with Subdivision application SD 11-595888. Works to include:

• 1.5 metre concrete sidewalk along the proposed north property line. • A grass and treed boulevard, taking into account for a future road widening for a bike lane and centre

median. • Works to include the frontage of 9200 Bridgeport Road. • Applicant to acquire permits from Kinder Morgan prior to works commencing along Bridgeport Road.

Prior to future Building Permit issuance, the developer is required to complete the following:

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April 10, 2014 - 8 - DP 11-595890

• The applicant is required to obtain a Building Permit for any construction hoarding associated with the proposed development. If construction hoarding is required to temporarily occupy a street, or any part thereof, or occupy the air space above a street or any part thereof, additional City approvals and associated fees may be required as part of the Building Permit. For further information on the Building Permit, please contact Building Approvals Division at 604-276-4285.

• Applicant to acquire permits from Kinder Morgan prior to work commencing on the proposed building. Submission of a construction traffic and parking management plan to the satisfaction of the City's Transportation Division (http://www.richmond.ca/services/ttp/special.htm).

3855692

City of Richmond

Development Application Data Sheet Development Applications Division

DP 11-595890 Attachment 1

Address: 9140 Bridgeport Road

Applicant: MON Architects Owner: HCL Holdings Ltd.

Planning Area(s): City Centre Area Plan (Schedule 2.10) Sub Area A.4

I Existing I Proposed

Site Area: 1173.0m2 2088.0 m2

Land Uses: Commercial Commercial

Zoning: Auto-Orientated Commercial (CA) Auto-Orientated Commercial (CA)

I Bylaw Requirement I Proposed I Variance

Floor Area Ratio: 0.50 FAR 0.50 FAR none permitted

Lot Coverage: Max. 50% 40% none

Setback - Bridgeport Road: Min. 3.0 m 12.81 m none

Setback - East Side Yard: Min. 3.0 m 12.02 m none

Setback - West Side Yard: Min. 3.0 m 0.0 m 3.0 m

Setback - South Rear Yard: Min. 3.0 m 0.0 m 3.0 m

Setback - Landscaping Min. 3.0 m 0.78 m 2.22 m

Height (m): Max. 12 m 11.5 m none

Off-street Parking Spaces -33 35 none Commercial:

Loading: 1 bay 1 bay none

Off-street Parking Spaces -1 stall 1 stall none Accessible:

3855692

ARCHITECTS 11102.3301 - 24 Avenue. Vernon. Be V1; 938 250.542.11£19 wwwmqnnrchitccts,com

March 20, 20132

City of Richmond 6900 No, 3 Road Richmond, BC V6Y 2C1

Attn: Mr. David Johnson, Planner 2

Re: Development Permit Application- 9140 Bridgeport Road Richmond Mitsubishi Motors - Design Rationale - Revised

Hello David,

ATTACHMENT 2

Please find below the explanations to the points brought up by the Design Panel from the December 5, 2012 review highlighted in blue font.

DP 11-595890 - 3-STOREY APPROXIMATELY 1 000M2 CAR DEALERSHIP APPLICANT: HCL Holdings Ltd, PROPERTY LOCATION: 9140 Bridgeport Road

Applicant's Presentation Architect Vicki Topping, MQN Architects, and Landscape Architect Wendy Armstrong, W. Armstrong - Taylor Landscape Design and Consulting, provided a formal presentation of the project and replied to queries from the members of the Panel.

Panel Discussion Comments from the Panel were as follows:

• access to the service and car display areas for people with disabilities works well; consider accessibility requirements for public and employees' washrooms;

MQN: a review of the interior public accossibility to the washrooms confirmed that the universal washroom located on the main level by the car lift has the adequate clearances for the requirements set out by the Building Code,

• outdoor parking areas should be well-lit and provided with cameras in view of the reported fuel thefts in the area;

MQN: Existing lighting in the east parking lot to this site will be relocated with the new parking layout Surveillance will be included to the branded car dealers requirements, The South of the building will be where the new addition will be located up to the existing fence line of which the property belongs to the Ministry of Highways,

• landscape is modest and simple; consider expanding and consolidating the planting across the subject development and the adjacent development to the east to unify the streetscape and minimize on costs;

Vicki A. Topping MAIBC, NCARB, LEED AP', M,Arch.

Brian F. Quiring MAIBC, MMAA, NCARB, M.Arch

Wally O. Neumann MAIBC, MRAIC, MAAA, M,Arch,

City of Richmond Development Permit

To the Holder:

Property Address:

Address:

MQN Architects

9140 Bridgeport Road

102 - 3301 24th Avenue Vernon, Be V1 T 9S8

No. DP 11-595890

1. This Development Permit is issued subject to compliance with all of the Bylaws of the City applicable thereto, except as specifically varied or supplemented by this Permit.

2. This Development Permit applies to and only to those lands shown cross-hatched on the attached Schedule "A" and any and all buildings, structures and other development thereon.

3. The "Richmond Zoning Bylaw 8500" is hereby varied to:


b) Reduce the south yard setback from 3.0 metres to 0.0 metres;

c) Reduce the landscaping width of the front yard from 3.0 metres to 0.78 metres for a limited portion of the Bridgeport Road Frontage; and

d) Reduce the north manoeuvring aisle width fronting the proposed building from 7.5 metres t05.5 metres.

4. Subject to Section 692 of the Local Government Act, R.S.B.C.: buildings and structures; off-street parking and loading facilities; roads and parking areas; and landscaping and screening shall be constructed generally in accordance with Plans #1 to #10 attached hereto.

5. Sanitary sewers, water, drainage, highways, street lighting, underground wiring, and sidewalks, shall be provided as required.

6. As a condition of the issuance of this Permit, the City is holding the security in the amount of $20,000.00 to ensure that development is carried out in accordance with the terms and conditions of this Permit. Should any interest be earned upon the security, it shall accrue to the Holder if the security is returned. The condition of the posting of the security is that should the Holder fail to carry out the development hereby authorized, according to the terms and conditions of this Permit within the time provided, the City may use the security to carry out the work by its servants, agents or contractors, and any surplus shall be paid over to the Holder. Should the Holder carry out the development permitted by this permit within the time set out herein, the security shall be returned to the Holder. The City may retain the security for up to one year after inspection of the completed landscaping in order to ensure that plant material has survived.

7. The following are to be completed prior to forwarding this application to Council for Issuance: • Receipt of a Letter-of-Credit for landscaping in the amount of $20,000.00.

3855692

To the Holder:

Property Address:

Address:

MQN Architects

9140 Bridgeport Road

102 - 3301 24th Avenue Vernon, Be V1T 9S8

Development Permit No. DP 11-595890

• Registration of an Aircraft Noise covenant for a non-sensitive use on title. • Registration of an access easement from 9200 Bridgeport Road to the benefit of 9140,

9120 and 9100 Bridgeport Road and include an access easement between the two car dealerships to allow trucks to move between the two sites (or a separate new agreement for that purpose).

• Registration of a flood indemnity covenant. • Registration of a legal agreement regarding the developer's commitment to install two (2)

120V electric plug-ins for electric vehicles. • Approval of a Subdivision application (SD 11-595888). • Enter into a Servicing Agreement associated with Subdivision application SA 11-595888.

Works to include: o 1.5 metre concrete sidewalk along the proposed north property line o A grass and treed boulevard, taking into account for a future road widening for a

bike lane and centre median. o Works to include the frontage of9200 Bridgeport Road. o Applicant to acquire permits from Kinder Morgan prior to works commencing

along Bridgeport Road.

8. If the Holder does not commence the construction permitted by this Permit within 24 months of the date of this Permit, this Permit shall lapse and the security shall be returned in full.

9. The land described herein shall be developed generally in accordance with the terms and conditions and provisions of this Permit and any plans and specifications attached to this Permit which shall form a part hereof.

This Permit is not a Building Permit.

AUTHORIZING RESOLUTION NO. DAY OF

DELIVERED THIS DAY OF

MAYOR

3855692

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ARCHITECTS #102.3301 - 24 Avenue. Vernon. Be vrnlS8 ~!50,542, 1199 www.mqnDrchitect(Lcom

MQN: a new landscape plan has been included in the revised package dated 02/07/13- Re-issued for Development Permit. This plan shows that the landscaping on the boulevard will have the same landscaping vocabulary as the 9200 Bridgeport site.

• consider a solid but removable temporary landscape treatment to the western edge of the parking lot to provide future access to the site to the west if needed;

MQN: a new landscape plan has been included in the revised package dated 02/07/13- Re-issued for Development Permit This plan shows that the landscaping on the north west corner adjacent the car display area will remain landscaped until such a time where the frontage road is extended to the adjacent property.

• appreciate the changing of the trees on site;

MQN: Retention of the existing trees is a request by the owner so the Landscape Architect has relocated these trees on the site where possible.

• the width of the stairwell is generous and needs a more generous stair landing;

MQN: The landing for the main entrance stair has been adjusted to have a deeper top landing as well as an intermediate landing, both of which are 1 .5m deep.

• the west elevation is fairly plain and very prominent;

MQN: The west elevation will be aluminum composite panel with control joints that will break up the flatness of the facade. The building currently has a concrete overhang of the foundation that aligns with the property line which will be the line of this wall. Due to the limiting distance for this building elevation being Om we are not allowed by code to have any windows.

• height of wood screen at the top takes away from the stair tower/signage element; consider lowering the height to a more simple parapet height and consider using material other than wood to make the tower more prominent;

MQN: We have reduced the wood screening to accentuate the stair well.

• consider providing signage to elevator access and using a more transparent material for the accessible entry elevator entry;

MQN: A canopy over the door to the stairwell has been added along with a curtain wall feature to bring natural light into the stairwelL

• simple design of the building works well; however, concern on access to the service bays;

MQN: a stair at the loading bay has been added for customer access. The 1 :30 ramp will have handrails that will assist the customers to the doors of the service bays.

Vicki A. Topping MAIBC, NCARB, LEED AP+, MArch.


Wally O. Neumann MAIBC, MRAIC, MAAA, MArch.

ARCHITECTS 11102,3301 - 24 Avenue, Vernon, Be VtT 9S8 250,542,1199 vIlww,mqnnrchitcc\s,com

• agree with comments regarding the height of the fencing; vertical element facing Bridgeport Road is expressive but the height of the fencing will detract from it;

MaN; As noted above the wood screening has been lowered to be less prominent to the facade,

• the building appears to be a simple white box; display cars provide the colour; maintain the modern simplicity and whiteness of the building;

MaN: the owner is wanting to achieve a sleek, modern building where the vehicles change the building appearance,

• concern on the angling of the stairs; the simplicity of the building dictates that the stairs should be straightened out; applicant needs to provide rationale for the angling of the stairs;

MQN: The design of the stairs comes as a combination of influences from the site restrictions, utilization of the existing foundation and the criteria to maximize the amount of parking in the pCjrkade, With the vehicle ramp on the east of the building, the drive aisle to the north of the building and the stairwell on the northwest, the amount of space for the stairs becomes very limited, by using the existing exit ramp from the parkade we allowed ourselves to create a stair that was easy to access as well as allowed the proper clearances in the parkade, It also assists in maintaining existing planters on site,

• consider extending the fence on the automotive ramp to provide more massing to the building and mitigate the appearance of the ramp petering out;

MaN: The owner wanted the automotive ramp to be a feature of the building as this is rarely done to car dealerships,

• nice looking building; only concern is that the stairs seem very long; consider providing a midway landing; consider pushing the stairs into the building mass;

MaN: as stated above the stairs have been adjusted to accommodate the requests of landings and moving the stairs into the building,

• like the design of the building; very clean and pleasing;

• agree with the comment to showcase the elevator tower and emphasize the elevator access; and

Vicki A, Topping MAIBC, NCARB, LEED AP+, M,Arch,

Brian F, Quiring MAIBC, MMAA, NCARB, M,Arch

Wally 0, Neumann MAIBC, MRAIC, MAAA, M,Arch,

ARCHITECTS 11102. 3301 - 24 Avenue. Vernon. Be vn 958 250.542.1199 www.mqnarchitcci:;.com

• in view of the fact that the subject development and the adjacent development to the east have the same owner, consider some level of integration between them, e.g. unifying the landscaping of both developments, to make them appear more substantial and fit better into the neighbourhood characterized by large developments.

MQN: a new landscape plan has been included in the revised package dated 02/07/13- Re-issued for Development Permit This plan shows that the landscaping on the boulevard will have the same landscaping vocabulary as the \3200 Bridgeport site.

These comments are greatly appreciated and I hope this will satisfy the requirements for the Development Permit at this stage. If you have any questions or concerns, please contact me at 250-542-1199 or by email [email protected].

Vicki A. Topping MAIBC, NCARB, LEED AP', M.Arch.


Wally O. Neumann MAIBC, MRAIC, MAAA, M.Arch.

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City of Richmond

To: Development Permit Panel


Report to Development Permit Panel

Date: April 7, 2014

File: DV 14-654101

Re: Application by Manjeet and Harman Biln for a Development Variance Permit at 5780 Bittern Court


That a Development Variance Permit be issued that would vary the maximum lot coverage in "Land Use Contract (006) Bylaw No. 2938" from 33% to 40% in order to permit construction of a new two-storey single detached dwelling at 5780 Bittern Court.

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tUl/tjV' Way/e Cn:dg Director of Development

CL':blg Att.

4182523

April 7, 2014 - 2 - DV 14-654101

Staff Report

Origin

Manjeet and Harman Biln have applied to the City of Richmond for permission to vary the maximum lot coverage permitted under "Land Use Contract (006) Bylaw No. 2938" from 33% to 40% to develop a new two-storey single detached dwelling at 5780 Bittern Court. The site is located at the intersection of Bittern Court and Trumpeter Drive in the Westwind neighbourhood and currently contains a single detached dwelling, which is proposed to be demolished (Attachment 1). The use and development of the land at 5780 Bittern Court is governed by Land Use Contract 006, which was approved under Bylaw No. 2938 in 1973 (hereafter referred to as "the Land Use Contract"). The Land Use Contract references the "General Residential District 2 (GR/2)" zone of Zoning Bylaw No. 1430 (as it existed at the time that the Land Use Contract was approved) for regulations on the use and development ofthe land. The maximum building height permitted at the subject site is three (3) storeys above natural grade and the maximum lot coverage is 33%.

The applicants wish to develop a new dwelling at the subject site that would be larger than the current dwelling, but recognize that a three-storey dwelling would be out of character with the existing single-storey and two-storey dwellings in the surrounding neighbourhood. Therefore, the applicants are seeking permission to vary the maximum lot coverage requirement from 33% to 40% to accommodate the proposed floor area within a two-storey single detached dwelling on the subject site.

Related Policies

2041 Official Community Plan Designation The 2041 OCP's Land Use Designation for the subject site is "Neighbourhood Residential". This proposal is consistent with this land use designation.

Steveston Area Plan Designation The Steveston Area Plan's Land Use Designation for the subject site is "Single-Family". This proposal is consistent with this land use designation.

Surrounding Development

Development immediately surrounding the subject site is as follows:

• To the north and west, across Bittern Court, are existing two-storey single detached dwellings on lots governed by Land Use Contract (006).

• To the east, across Trumpeter Drive, is an existing two-storey single detached dwelling on a lot governed by Land Use Contract (006).

• To the south, is an existing two-storey single detached dwelling on a lot governed by Land Use Contract (006).

4182523

April 7, 2014 - 3 - DV 14-654101


Please refer to the attached Development Application Data Sheet (Attachment 2) for a comparison of the proposed development data with the relevant land use requirements.

Staff Comments

The proposed development plans attached to this report (Plan # 1 to Plan # 3.d) have addressed the significant planning and urban design issues and other staff comments identified as part of the review of this Development Variance Permit application. In addition, this development proposal complies with the applicable policies contained within the Official Community Plan (OCP) and would comply with all aspects of the Land Use Contract with the exception of the lot coverage variance requested.

Land Use Contract ComplianceNariances

The applicants have requested to vary the Land Use Contract to increase the permitted lot coverage by buildings from 33% to 40% to permit construction of a new two-storey single detached dwelling at 5780 Bittern Court.

Staff recommends support for the proposed variance to the Land Use Contract to increase the permitted lot coverage from 33% to 40% for the following reasons:

a) The proposal provides an acceptable option to enable construction of a single detached dwelling that is lower in height than what is permitted under the Land Use Contractfor the subject site and is instead similar in character to that of dwellings constructed under the standard "Single Detached (RSJ) " zone, which are limited to a maximum of two (2) storeys and a maximum lot coverage of 45%.

b) Staffworked with the applicant to achieve architectural and landscape designs that respond to the objectives contained within the OCP.

c) The proposal results in a smaller floor area than what is permitted under the Land Use Contractfor the subject site, which is in keeping with the character of existing dwellings in the immediate surrounding neighbourhood.

d) Discharging the Land Use Contract and rezoning the subject property are not requested by the applicant at this time.

Analysis

Conditions of Adjacency

• The subject site is bordered to the north and east by the City road allowance (consisting of the pavement width, curb, gutter, and boulevard) which measures approximately 17 m. The site is bordered to the west by the cul-de-sac of Bittern Court, which measures approximately 35 m in width. These adjacent conditions provide an adequate separation between the proposed dwelling and the properties to the north, east, and west.

4182523

April 7, 2014 - 4- DV 14-654101

• To the south of the subject site is a two-storey single detached dwelling on the adjacent property at 11671 Trumpeter Drive. The proposed dwelling at the subject site provides for a 1.2 m (4 ft.) interior side yard setback, which is consistent with the Land Use Contract and with what is permitted on the adjacent property. An existing 1.8 m high fence along the shared property line between the subject site and 11671 Trumpeter Drive will be retained, and will ensure privacy between the two properties. As well, the proposed design of the dwelling contains limited window openings on the second floor of the south elevation, which minimizes overlook onto the adjacent property.

Site Planning, Urban Design, and Architectural Form & Character

• The siting of the proposed dwelling is relatively consistent with the existing dwelling on the property and complies with the minimum setbacks under the Land Use Contract, which requires 6 m front and rear yard setbacks (east and west), a 4.5 m exterior side yard setback (north), and a 1.2 m interior side yard setback (south).

• The development proposal includes an adequately sized and well-located private outdoor space and patio in the rear yard (west yard) off the kitchen on the main floor (see Reference Plans).

• The proposed vehicle access to the subject site is from a driveway that will be located toward the south end of the east property line on Trumpeter Drive. The proposed pedestrian access to the subject site is from a pathway located along the north property line to the main entrance and front porch of the dwelling.

• The design of exposed building elevations includes adequate articulation, a clearly defined base, middle, and top, as well as a variety of exterior cladding materials (e.g. stone veneer, painted rock dash stucco, and wood panels and trim) and window openings to provide for visual interest and to maintain a pedestrian scale.

• The proposed design of the dwelling is consistent with the character of new dwellings being constructed city-wide.

Tree Preservation & Landscaping

• A Tree Survey, Certified Arborist's Report, Tree Retention Plan and Landscape Plan have been submitted by the applicant, which address proposed tree retention/removal, tree replacement, and landscape design.

• The City's Tree Preservation Coordinator has reviewed the Arborist's Report, conducted onsite visual tree assessment, and concurs with the recommendations to retain Tree # 186 onsite and to remove Trees # 188, 189, 190, and 192 from the subject property. Trees # 188, 189 and 190 have all been historically topped and are recommended for removal based on poor condition. Tree # 191 is recommended for removal because it exhibits decay at the stem unions and is located too close to the proposed building foundation to be successfully retained. Tree # 192 is recommended for removal because it has a very unbalanced canopy and leans toward the dwelling on the adjacent lot to the south, and because it is located within the building envelope.

4182523

April 7, 2014 - 5 - DV 14-654101

• The City's Parks Department has reviewed the Arborist's Report, conducted visual tree assessment, and concurs with the recommendations to retain Tree # 185 and 187 located on City-owned property in the boulevard on Trumpeter Drive and at the entrance to Bittern Court. These trees are good candidates for retention, they are not anticipated to be impacted by the proposed development, and there is an adequate tree protection zone shown on the proposed Tree Retention Plan (Attachment 3).

• To ensure survival of the on-site and off-site trees to be protected (Trees # 185, 186, and 187), the applicants must submit the following items prior to this application being forwarded to Council for approval:

- A contract with a Certified Arborist for supervision of anyon-site works to be conducted within tree protection zones. The contract must include the scope of work to be undertaken, including the proposed number of site monitoring inspections (at specified stages of construction), and a provision for the Arborist to prepare a post construction impact assessment report to the City for review.

- A survival security in the amount of $3,000. The City will release 50% of the security after the proposed construction and landscaping on the subject site is completed to the satisfaction of the City and the required post-construction impact assessment report documenting tree survival has been submitted by the Arborist to the City for review. The City will release the remaining 50% of the security one year later if the trees have survived.

• Prior to demolition of the existing dwelling on the subject lot, the applicants are required to install tree protection fencing to City standard around Trees # 185,186, and 187 in accordance with the City's tree protection information bulletin (TREE-03). Tree protection fencing must remain in place until construction and landscaping of the proposed dwelling on the subject site is completed.

• The Landscape Plan (Plan # 2.a to Plan # 2.b) is consistent with the Tree Retention Plan shown in Attachment 3. In addition to tree retention, the Landscape Plan illustrates that a combination of deciduous and coniferous replacement trees will be planted and maintained on the subject property, consistent with the OCP 2: 1 tree replacement goal (i.e., 10 replacement trees).

• Additional soft and hard landscaping, including a variety of Evergreen and flowering shrubs, low-lying vegetation, lawn, river rock, and concrete pavers is also illustrated in the Plan. Cedar fencing (1.8 m) is proposed along the interior side yard and in part of the rear yard along a portion of the west property line. There is no fencing proposed in the east yard along Trumpeter Drive, nor in the exterior side yard along the entrance to Bittern Court.

• In order to ensure that the replacement trees are planted and that the proposed landscaping work is undertaken, the applicant is required to submit a Landscaping Security in the amount of $ 26,000 (100% of the cost estimate provided by the Landscape Architect) prior to this application being forwarded to Council for approval.

4182523

April 7, 2014 - 6 - DV 14-654101

Conclusions

The applicants have applied to the City of Richmond for permission to vary the Land Use Contract to increase the permitted lot coverage by buildings from 33% to 40% to permit construction of a new two-storey single detached dwelling at 5780 Bittern Court.

The proposed development complies with applicable policies contained within the OCP and Area Plan, and would comply with all aspects of the Land Use Contract, with the exception of the variance discussed.

The applicants have addressed the planning and urban design issues and other staff comments identified as part of the application review, and staff feels that the proposal is the preferred development option for this site in terms of maintaining a building height that is consistent with the character of existing single detached dwellings in the immediate surrounding neighbourhood and city-wide. On this basis, staff recommends support for the application.

~ Cynthia Lussier Planning Technician (604-276-4108)

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Attachments:

Attachment 1: Site Survey Attachment 2: Development Application Data Sheet Attachment 3: Proposed Tree Retention Plan

The following are to be met prior to forwarding this application to Council for approval:

1. Submission of a security to the City in the amount of $3,000 to ensure the survival of trees # 185, 186, and 187.

2. Submission of a Contract with a Certified Arborist for supervision of anyon-site works to be conducted within tree protection zones of the trees to be retained. The contract must include the scope of work to be undertaken, including the proposed number of site monitoring inspections (at specified stages of construction), and a provision for the Arborist to prepare a post-construction impact assessment report to the City for review.

3. Submission of a Letter of Credit for landscaping in the amount of $ 26,000 (100% of the cost estimate provided by the Landscape Architect) to ensure that the replacement trees are planted and that the proposed landscaping work is undertaken.

Prior to demolition ofthe existing dwelling on the subject site, the following is required: • Installation of tree protection fencing to City standard around on-site and off-site protected trees (Trees #

185,186, and 187) in accordance with the City's tree protection information bulletin (TREE-03). Tree protection fencing must remain in place until construction and landscaping of the proposed dwelling on the subject site is completed.

4182523

April 7, 2014 - 7 - DV 14-654101

At future Building Pennit stage, the following is required: • Submit Building Permit plans that are consistent with Plan # I to Plan # 3.d. • Obtain a Building Permit for any construction hoarding associated with the proposed development. If

construction hoarding is required to temporarily occupy a street, or any part thereof, or occupy the air space above a street or any part thereof, additional City approvals and associated fees may be required as part of the Building Permit. For further information on the Building Permit, please contact Building Approvals Division at 604-276-4285.

• Submission of a construction traffic and parking management plan to the satisfaction of the City's Transportation Division (http://www.richmond.ca/services/ttp/special.htm).

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City of Richmond

Development Application Data Sheet Development Applications Division

DV 14-654101 Attachment 2

Address: 5780 Bittern Court Manjeet Singh Biln,

Owner: Harmandeep Bains Biln Applicant: Manjeet and Harman Biln

Planning Area(s): Steveston ~~~~-------------------------------------------------------

-

I Existing I Proposed Site Area: 530.67 m2 No change

Land Uses: Single detached dwelling Single detached dwelling

OCP Designation: Neighbourhood Residential No change

Steveston Area Plan Land Use Single-Family No change Designation:

Zoning: Land Use Contract (006) No change Bylaw No. 2938

I Permitted I Proposed I Variance

Floor Area Ratio: N/A N/A none permitted

Proposed Floor Area (including Max. 33% Lot Coverage 388.12 m2 (4,177.79ft2

) none garage and covered porch): x 3 storeys

Variance

Max. 33% 38.95% requested to

Lot Coverage: (175.12m2

) (206.67 m2)

increase lot coverage from 33% to 40%

Setback - Front Yard (east yard): Min. 6.1 m 6.1 m none

Setback - Exterior Side Yard Min. 4.5 m

(north yard): 4.5 m none

Setback - Interior Side Yard Min. 1.2 m 1.2 m none

(south yard):

Setback - Rear Yard (west yard): Min. 6.1 m 6.1 m none

Maximum three (3) Building Height (m): storeys above natural 9.85 m none

grade

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City of Richmond Development Variance Permit

To the Holder:

Property Address:

Address:

MANJEET & HARMAN BILN

5780 BITTERN COURT

C/O 5780 BITTERN COURT RICHMOND, BC V7E 3X1

No. DV 14-654101

1. This Development Variance Permit is issued subject to compliance with all of the Bylaws of the City applicable thereto, except as specifically varied by this Permit.

2. This Development Variance Permit applies to and only to those lands shown cross-hatched on the attached Schedule "A" and any and all buildings, structures and other development thereon.

3. The "Land Use Contract (006) Bylaw No. 2938" is hereby varied to increase to permitted maximum lot coverage from 33% to 40%.

4. Subject to Section 692 of the Local Government Act, R.S.B.C.: buildings and structures; and landscaping and screening shall be constructed generally in accordance with Plans # 1 to # 3.d attached hereto.

5. Sanitary sewers, water, drainage, highways, street lighting, underground wiring, and sidewalks, shall be provided as required.

6. As a condition of the issuance of this Permit, the City is holding the security in the amount of $26,000.00 to ensure that development is carried out in accordance with the terms and conditions of this Permit. Should any interest be earned upon the security, it shall accrue to the Holder if the security is returned. The condition of the posting of the security is that should the Holder fail to carry out the development hereby authorized, according to the terms and conditions of this Permit within the time provided, the City may use the security to carry out the work by its servants, agents or contractors, and any surplus shall be paid over to the Holder. Should the Holder carry out the development permitted by this permit within the time set out herein, the security shall be returned to the Holder. The City may retain the security for up to one year after inspection of the completed landscaping in order to ensure that plant material has survived.

7. If the Holder does not commence the construction permitted by this Permit within 24 months of the date of this Permit, this Permit shall lapse and the security shall be returned in full.

4182523 Page 1 of2

To the Holder:

Property Address:

Address:

Development Variance Permit No. DV 14-654101

MANJEET & HARMAN BILN

5780 BITTERN COURT

C/O 5780 BITTERN COURT RICHMOND, BC BC V7E 3X1

8. The land described herein shall be developed generally in accordance with the terms and conditions and provisions of this Permit and any plans and specifications attached to this Permit which shall form a part hereof.

This Permit is not a Building Permit.



MAYOR

4182523


Page 2 of2

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Landscape Plan 1:100M

: CONTACT INFORMATION:

··'K:R. ROSS & ASSOCIATES Landscape Architecture Urban Design & Planning

1372 Chartwell Drive West Vancouver Be V7S 2R5

Tel: (604) 416-9917 Email;[email protected]

: ~APEF'LAN ~ QESIGNEP DRAWN ~ ~

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APR 092014

DV--14-654101

REPLACEMENT TREES PLAN

Existirl Trees to be Removed

Required Replacement Trees (2replacemenl trees for each 1 treeta be removed

Pro ased RB lacementTrees

=Strees

= 10 Total replacemenl trees required (Btreesat6cmcai/3.5Mht) 2 trees et Bcmcal/4.0Mht

10 TreBs Total as ersizere 'mts

LIVE PLANT AREA CALCULATION

Total Site Area

Total live Plant Area

Live Plant Area Calculation

Other Porous Surfacing Areas River Rock borders

Total Porous Surfacin Areas

Porous Area Calculation

PLANT LIST

Ke Scientific Name

TREES:

5316.meters

2265.meters

42.5%

14.0 sq. meters

2405.melers

45.0;.

Common Name Size/Notes

AC Acer circinatum Vine Maple clump 1 6cmeal; B&S"multi-stem

AR Acer rubrum 'Red Sunset' Red Sunset Maple 2 Scmesl; B&B

AP Acerpalmalum Japanese Maple 6cm cal; B&B specimens

BW Betula papenlera Paper Birch clump 2 6cm cal: 8&8:

MS Magnolia Sieboldii

PN Pinus nigra

PS

B,

Ch

Prunusyedoensis 'Akebono'

SHRUBS' Azalea Kaempferi ' Othello' Buxussempervirons 'Suffruit1cosa' Choisyatemala 'Aztec Pearl'

Ec Ericacarnea

Hy Hydrangea petiolaris

La Lavandulaan ustifolia Pm Pinus mugho

Po

Rh

Rm

T,

bb

,. 'f

Prunus laurocerasus 'Otto Luvken' Rhododendron akushimanum

Rosa meidiland while

Taxusxmedia'Brownii'

GROUND COVERS: Arctoslaphylosuva-ursi

Gaultheria shallon

Polystichum munitum

multi -stem Oyama Magnolia 1 6cmcal:

B&B Austrian Pine 3.5M hI;

B&B Japanese 1 6cmcal: Da break Cherry B&B

Kaempferi #2 pot; 'Othelio'Azaleas Dwarf Boxwood 60 #1 pot:

15cm o.c. Mexican Orange 10 #3 pot: Blossom Winter Haather 20 #2 pot

I lolnklwhitemix Climbing H dranciea

4 #3 pot

En lishLavender 14 #2 o(

Mugho Pine 4 #3 pol:

Otto Luyken 14 1F3pot Laurel

~~eR~~~~ white 6 #3 pot

MeidilandWhlte 5 #3 pot; 24" ht. Shrub Rose Browns Yew 1.2M ht: B&B;

select

Bearberry '0 #1 pot: 30cmo.c

Salal 48 #1 pot; 30cmo.c.

Sword Fern 11 #2 pol: 18"-20"ht.

I

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PROJECT NOTES

GENERAL: Locale all under round and overhead utililies on site rlorto slartofwori<

• ~r~fi~~IOe~:~h~~s~tural and Civil plans to confirm flna l grades and slta

• Refer 10 project Arbourist Report for tree management measures and protectionofexislin trees 10 remain.

• Provide underground ducts-Io approval -undar landscaped and paved areas for ail iandsca a irri alion and electrical service as ra uired.

PLANTING AREAS: All landscape malenals. products, and installation to conform to the latest edition of the BCSLA "BC Landsc:aoe Standard' . Contractor to rovide one ear warran on all lanl material and lawns

All lawn areas to be nurse sod on 6' dee a roved to soil Landscape boulders to be rounded local rocks 24' -36" diameter - bury Y.. belov:.nr~de.

PAVING AREAS: Concrete unit pavers to be 'Old Country Stone' per Abbotsford Concrele Products (or equal) Taupe Blend colours , mixed shapes. Install as per

~nan~~~~~~u;:~!:::~:~~~:~ff~~tm~~~~e~:th invisible edge restraints 10

~~,:~:,I~~~~~nS~~bS i~~~ea~~I~~ret~ r:~~:o~:tYdra-prest units

RIVER ROCK BORDERS River rock areas 10 be 1 In" - 3' diameter smooth, round, river stone to

:~p~~a~.,~~~I:~ ~~ d,~~~~; :~!:;v";~ weed barrier fabric. Install T.T. wood

FENCES: All wood fences and gates 10 be cedar with 2 coats of approved wood stain cotourto aocroval. Use galvanized andlor stainless steel hardware (nails, screws, latches. hin es flItin s. etc. to nrovide rust oroofconneclions. Wood fence posts to be preservative treated and installed in concrete footins.

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APR 0 9 2014

DV- 14 ..

CONTACT INFORMATION:

K.R. ROSS & ASSOCIATES Landscape Architecture Urban Design & Planning

1372 Chartwell Drive West Vancouver BC V7S 2R5

Tel: (604) 418-9917 Emall:[email protected]

5780 BITTERN COURT PROPOSED RESIDENCE DEVELOPMENT

Richmond, B.C.

LANDSCAPE NOTES & DETAILS

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City of Richmond

To: Development Permit Panel


Report to Development Permit Panel Planning and Development Department

Date: March 31, 2014

File: DV 13-634940

Re: Application by Onni 7731 Alderbridge Holding Corp. for a Development Variance Permit at 5311 Cedarbridge Way and 7771 Alderbridge Way


That a Development Variance Permit be issued which would further vary the provisions of Richmond Zoning Bylaw 8500 to further reduce the visitor parking requirement from 0.15 spaces/unit, as per Development Permit (DP 12-615424), to 0.10 spaces/unit for the development located at 5311 Cedarbridge Way and 7771 Alderbridge Way on a site zoned "High Density Low Rise Apartments (RAH2)".

tJ. .'-/ WaY~;'i~~ Director of DeveJopment

/

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4' 83696

March 31, 2014 - 2 - DV 13~634940

Staff Report

Origin

Onni 7731 Alderbridge Holding Corp. has applied to the City of Richmond to further vary the visitor parking requirement to 0.10 spaces/unit from the reduced 0.15 spaces/unit approved under DP 12-615424 for a 659-unit project located at 5311 Cedarbridge Way (formerly 7731 Alderbridge Way) and 7771 Alderbridge Way.

This same proposed visitor parking variance was considered at the July 10, 2013 Development Permit Panel Meeting at which the Panel made the follO"wing recommendation:

"That the application be referred back to stafffor more consideration and additional research. J!

Specifically, the Panel was not prepared to support the application as additional information was requested with regard to visitor parking measurements including utilization of the residential parking spaces in comparable developments studied by the applicant, and on the methodology of the 2012 Metro Vancouver Parking Study. The DP Panel felt that the extent of research conducted by the applicant was insufficient and the third party studies referenced by the applicant were not sufficiently explained by the applicant.

In response to the above Panel discussion and referral, the applicant's consultants have conducted a more detailed parking study to the satisfaction of the Transportation Division as outlined below in the Staff Report.


Please refer to the attached Development Application Data Sheet (Attachment 1) for a comparison of the proposed development data with the relevant bylaw requirements.

Background

Development surrounding the subject site is as follows:

• To the north, lies a section of New River Road (the former CPR line) which is under construction. Further to the north, one (1) large light industrial building is located on a site zoned "Industrial Business (IB1)".

• To the south, lies Alderbridge Way; with the former Grimm's meat factory site on the south side of the street. This site was rezoned in July, 2013 (RZ11-593705) from "Industrial Retail (IR!)" to "Residential Limited Commercial (RCL)" to allow for a higher density, mixed-use development.

• To the east, two (2) light industrial/retail buildings are located on a site to the east of an adjacent lane and on a site zoned "Industrial Retail (IR1)".

4183696

March 31, 2014 - 3 - DV 13-634940

• To thc west, the Gilbert Road approach to the Dinsmore Bridge forms the north-west boundary of the subject site. The remainder of the site is bounded by the former "V-Tech" building site which is zoned "Industrial Retail (IRl)".

Staff Comments

The applicant is requesting to further vary the provisions of Richmond Zoning Bylaw 8500 to further relax the visitor parking requirement from 0.15 spaces/unit as approved under DP 12-615434 to 0.10 spaces/unit for the entire development. It should be noted that the visitor parking requirement had been reduced from the required 0.20 spaces/unit to 0.15 spaces/unit under DP 12-615424 as discussed further below.

The proposed development is comprised of two (2) lots; with the Lot 1 and Lot 2 located respectively to the west and east of Cedarbridge Way. Buildings 1 and 2 are located on Lot 1, and Buildings 3 and 4 are located on Lot 2 (see Attachment 2).

Current Approved Visitor Parking Reduction

Under DP 12-615424 and the associated rezoning (RZ 11-585209), the combined visitor and resident parking was reduced by 7.5% below the parking requirements set out in Zoning Bylaw 8500. As part of this reduction, the visitor parking rate was varied by 25% from 0.20 to 0.15 spaces/unit on each of Lot 1 (Buildings 1 / 2) and Lot 2 (Buildings 3 / 4). The following Transportation Demand Management (TDM) measures were required for this 7.5% overall reduction:

• A developer contribution of$100,000 to the City for the construction ofa 3.0 m (9.8 ft.) wide bike/pedestrian pathway along the east side of Gilbert Road from the southern end of the applicant's required frontage improvements to Lansdowne Road.

• The developer entering into an agreement to require provision of 20% of the total resident parking spaces with electric service for vehicle plug-ins with conduits, circuit breakers and vviring, and provision of one (1) standard 120 volt electric plug-in for every 40 resident bicycle parking spaces.

Proposed Additional Visitor Parking Reduction

The applicant is proposing a further reduction of the required visitor parking from 0.15 spaces/unit approved under DP 12-615424 to 0.10 spaces/unit. The proposed variance results in a further reduction of 36 spaces from 102 spaces visitor parking spaces currently provided under DP 12-615424 leaving a total of 66 spaces being provided. At the same time, the number of resident spaces provided is increased by 30 spaces from 769 spaces under DP 12-615424 to 799 spaces. The addition of 30 resident parking spaces is six (6) less than the reduction of 36 visitor spaces due to structural and building code requirements that have arisen during the building permit process.

It is important to note that the currently approved DP 12-615424 provides for 871 resident and visitor spaces overall and proposed variance provides for 865 spaces overalL In both cases, the total combined overall resident and visitor parking is reduced by less than the 7.5% TDM

4183696

March 31, 2014 -4- DV 13-634940

reduction allowed in accordance with TDM measures under the initial rezoning which required a total of 845 spaces resident and visitor spaces overall.

Based on the concerns from the previous Development Permit Panel consideration of this variance application, the applicant has expanded the parking study to:

• Study three (3) additional sites in Richmond within a similar proximity to the Canada Line as the Riva (i.e. 750 m).

• Include four (4) weeks in February and March on Tuesdays, Wednesdays, Fridays and Saturdays being study for the times of day as per original study. The observations were taken every half-hour; instead of hourly as done in the original study.

• Outline in greater detail the 2012 Metro Vancouver Parking Study (i.e. time of day, day of week, unit occupancy, duration of survey, frequency of survey, adjacent surroundings and parking opportunities, etc.).

Summary of Expanded Parking Study

The expanded parking study included three (3) additional developments comparable to the subject Onm development as follows:

• The Ocean Walk Towers (7535, 7555, 7575Alderbridge Way) have a similar distance to the Canada Line (Lansdowne Station) as the proposed RlV A site.

• The Golden Leaf Towers (7680, 7700, 7760 Granville Ave.) and Fullerton Towers (9171 Ferndale Rd) are farther away from the Canada Line; by 150 m and 350 m respectively. These two (2) sites are also served by local buses (stops less than 200 m away) that connect to the Canada Line.

• All three (3) developments are a comparable form of residential market housing, • All three (3) developments have on-street parking available on adjacent streets.

The expanded survey, including three (3) additional comparable developments, was completed on dates between February 12,2014 and March 1, 2014, with the counts taken every half (1/2) hour at the same times for each building as summarized in the following Figures 1 and 2.

Figure 1: Comparable Residential Developments Surveyed Name of Development Golden Leaf Towers Fullerton Towers Ocean Walk Towers

i Development location in Richmond 7680,7700,7760

! 9171 Ferndale Rd I 7535, 7555, 7575

Granville Ave AlderbridQe Way # of low-rise buildings 1 0 I 2 # of mid-rise buildings 0 ! 5 0 # of high-rise buildings 2 0 4 Type of dwelling units Market Market Market # of dwelllng units 1 128 148 265 # of occupied dwelJlng units All All All # of visitor parking spaces 11 22 33 # of Visitor parking spaces reserved a 6 9 for other USe . .. .

~~

Curren! visitor parking supply rate 0.09 0,15 0.13 Location of nearby rin-street parking Minoru Blvd Ferndale Rd JdgeWay

ilistani::e to nearest canada Une -gUOm I -1,100m I -750m station

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March 31,2014 - 5 - DV 13-634940

Figure 2: Survey Methodology

Day of Week Time of Day Frequency of Duration

Survey conducted on Total Survey of Survey Observations

Tuesday 6:00pm - 9:00pm every 1/2 Ilour 1 day 12-Feb-14 21 Wednesday 6:00pm - 9:00pm every 1/2 hour 1 day 18-Feb-14 21

Friday 6:00pm - 9:00pm every 1/2 hour 3 days 14,21,28-Feb-14 63 Saturday 2:00pm - 8:00pm every 1/2 hour 3 days 15, 22-Feb-14 and 1-Mar-14 117

The revised parking survey included parking observations on a half-hourly basis. According to the revised study, the maximum visitor parking demand observed for the surveyed residential developments is outlined below. It should be noted that most of the 222 observations showed less visitor parking demand than the peak usage demands indicated below:

• Golden Leaf Towers; 0.09 visitor parking spaces/unit based on the observed peak parking demand of 11 parked vehicles.

• Fullerton Towers; 0.07 visitor parking spaces/unit based on the observed peak parking demand of 10 parked vehicles.

• Ocean Walk Towers; 0.10 visitor parking spaces/unit based on the observed peak parking demand of 26 parked vehicles.

Regarding the above observations, it should be noted that the peak visitor parking demand of 0.07 to 0.10 parking spaces/unit was reached very few times out of the total 222 observations made (e.g. six (6) observed times with a usage rate of 0.09 visitor spaces/unit at the Golden Leaf Towers and one (1) observed time with a usage rate of 0.1 0 visitor spaces/unit at the Ocean Walk Towers).

The peak visitor demand varied between each of the days and developments observed. It should be noted that the overall average visitor parking demand was 0.05 spaces/unit over the three (3) studied developments with only one (1) of 222 observations reaching the highest demand rate of 0.1 spaces/unit.

Metro Vancouver Parking Study

Metro Vancouver undertook a study of apartment parking regulations across Canada and actual parking usage within Metro Vancouver in 2011-12. The regional review included locations near rapid transit lines and primary bus routes within the Frequent Transit Network (FTN), as well as other locations away from the FTN.

Visitor parking was observed at a subset of the 80 regional sites; with one (1) mixed-use site in Richmond being reviewed (Paloma at 6068 No.3 Road and Paloma 2 at 8033 Saba Road with a total of282 dwelling units). This site is located approximately 150 m from a Canada Line station. Observed peak parking demand rate was 0.04 occupied visitor parking spaces/unit. As Paloma is very close to the Canada Line station, and its demand would likely be higher if it were further from the station.

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March 31,2014 -6- DV 13-634940

Rationale for Support for Proposed Variance

With the above-noted additional information generated from the expanded parking study required by City staff, staff support the proposed visitor parking variance for the following reasons:

1) Parking Study Results: The developer was required to undertake an expanded parking study to identifY the potential demand for visitor parking associated with the subject development and to determine if the proposed visitor parking of 0.10 spaces/unit would be adequate in meeting that demand. The parking study submitted by the applicant included a review of three (3) large developments of a similar character. The findings of the applicant's expanded study indicate the highest demand for visitor parking was 0.10 spaces/unit or in similar developments. The study found that the visitor parking demand for comparable developments studied was generally lower than 0.10 spaces/unit.

2) A1etro Vancouver Parking Study: To supplement these findings, the Richmond-specific results of the 2012 Regional Residential Parking Study prepared by Metro Vancouver were also reviewed. It was concluded that visitor parking supply may be over supplied is most apartment developments.

3) Multiple Parking Garages: The proposed development includes four (4) separate visitor parking areas for the four (4) buildings. This multiple parking area configuration provides flexibility for visitors to chose alternate visitor parking areas if the visitor parking area within the building being visited is full. To facilitate the use of the multiple garages, a reciprocal easement was required at the time of rezoning and issuance ofDP 12-615424 that provides that the visitor parkade entrance intercoms for each building will be interconnected. This shared approach ensures that the 66 visitor parking spaces are available to serve the proposed development.

4) Street Parking: There will be approximately 33 street parking spaces permitted on the section of Cedarbridge Way between Alderbridge Way and New River Road (the former CPR line) which is to be constructed by the proposed development.

5) Transit Proximity: The development is also in proximity (10 minute walk) to the Canada Line Lansdowne Station and a number of Translink Frequent Transit Network services; such as the No. 403 and No. 410 bus routes on No.3 Road. The C94 bus route, connecting the Canada Line and the Oval, also supports visitors using transit.

Based on the above factors, City staff reviewed and approved of the proposed visitor parking variance. It should be noted that if other such visitor parking variance applications are made in the future, the City will assess the proposed visitor parking reductions along ,\lith the package of TDM measures for such developments on a case-by-case basis.

4183696

March 31,2014 -7- DV 13-634940

Conclusions

Staff support the proposed visitor parking variance from the currently approved 0.15 spaces/unit to 0.10 spaces/unit for the subject development given: the fmdings of the expanded, more detailed parking study for the development and the findings of the 2012 Metro Vancouver Residential Parking Study; the interconnected parkade intercoms that provide flexibility in the overall use of the four (4) visitor parking areas; proximity to transit; and the TDM measures which include the provision of the electric vehicle plug-ins and contribution of the Gilbert Road pedestrian/cycling facilities.

Mark McMullen Senior Coordinator-Major Projects (604-276-4173)

MM:blg

The following are to be met prior to forwarding this application to Council for approval:

Prior to future Building Permit issuance, the developer is required to complete the following: • The applicant is required to obtain a Building Permit for any construction hoarding associated with the

proposed development. If construction hoarding is required to temporarily occupy a street, or any part thereof, or occupy the air space above a street or any pm1 thereof, additional City approvals and associated fees may be required as part of the Building Permit. For further information on the Building Permit, please contact Building Approvals Division at 604-276-4285.

• Submission of a construction traffic and parking management plan to the satisfaction ofthe City's Transportation Division (http://www.richmond.ca/services/ttp/special.htm).

4183696

City of Richmond Development Variance Permit

To the Holder:

No. DV 13~634940

ONNI 7731 ALDERBRIDGE HOLDING CORP.

Property Address: 5311 CEDARBRIDGE WAY & 7771 ALDERBRIDGE WAY

Address: CIO ERIC HUGHES # 300 - 550 ROBSON STREET

BC V6B 2B7

1. This Development Variance Pennit is issued subject to compliance with all ofthe Bylaws of the City applicable thereto, except as specifically varied by this Pennit.

2. This Development Variance Permit applies to and only to those lands shown cross-hatched on the attached Schedule "A" and any and all buildings, structures and other development thereon.

3. The "Richmond Zoning Bylaw 8500" is hereby varied to relax the visitor parking requirement from 0.15 spaces/unit, as per DP 12-615424, to 0.10 spaces/unit for the entire development and each of the visitor parking areas for each of the four (4) buildings within the development.

4. The land described herein shall be developed generally in accordance with the tenns and conditions and provisions of this Pelmit and any plans and speeifications attached to this Pennit which shall fonn a part hereof.

5. If the Holder does not commence thc construction permitted by this Pennit within 24 months of the date of this Pennit, this Pennit shall lapse.

This Pennit is not a Building Pennit.



MAYOR

4183696


City of Richmond

DV 13-634940 SCHEDULE "A"

Original Date: 03/26/14

Revision Date:

Note: Dimensions are in METRES

City of Richmond Development Application Data Sheet

Development Applications Division

DV 13-634940 Attachment 1

Address: 5311 Cedarbridge Way & 7771 Alderbridge Way

Applicant: Onni 7731 Alderbridge Holding Corp.

Onni 7731 Alderbridge Holding Corp. & Onni 7771 Alderbridge

Owner: Holding Corp.

Planning Area(s): City Centre Area Plan (Lansdowne Village)

Floor Area Gross: 58,406 m2 Floor Area Net: 57,425 m2

--~-----------------------

Site Area:

Land Uses:

OCP Designation:

Zoning:

Number of Units:

25,175 for Lots 1 & 2 28713 m2 incl.

Multi-Family Residential - Lot 1 ht Industrial -Lot 2

25,175 m for Lots 1 & 2 713 m2 incl. Ceda

lVIulti-Family Residential - Lots 1 & 2

Mixed-Use

Bylaw Requirement With Proposed Development Variance DP 12-615424 Variance

• Lot 1: 13,288 m2 (143,040 ff) Lot Size (Min.) • 2,400 m2 (25,833 ff) • Lot 2: 11,885 m2 (127,937 ff) • None

• Lot 1: building footprint: 45%

Lot Coverage • 60% for buildings non-porus surfaces: 69.5%

(Max.) • 80% for building and non • Lot 2: building footprint: 45% • None porous surfaces non-porus surface: 70.3%

• 2.0 FAR of the total site 2.0 FAR of the total site with provision of 5% of

with provision of 5% of total • FAR

floor area for affordable total floor area for affordable housing units. • None

housing units.

Habitable Floor • Residential: 4.064 m geodetic • Residential: 2.9 m geodetic

Elevation (Min.) • Local exception permitted for one (1) lobby per • None building.

• 25 m, but with specific • Varies, but less than 25 m above finished grade

Height (Max.) areas allowing up to 35 m as in all cases. • None outlined in CCAP.

4183696

March 20, 2014

Setbacks (Min.)

Off-Street Parking

Bicycle Parking

Loading

4183696

DV 13-634940

I Bylaw Requirement With I Proposed Development V . DP 12-615424 Variance anance

a) 3.0m @ Alderbridge P/L b) 1.5m @ East Lane P/L c) 3.0m @ River Road P/L d) 3.0m @ Cedarbridge P/L e) 3.0m @ Gilbert P/L f) 1.5m @West Side P/L

Lots 1 & 2 (Bldgs1-4) Resident: 746 (small car: 50%) Visitors: 99 (wi 0.15/unit rate) Total: 845 (wi 7.5% TOM)

Lot 1: Parkade (Bldgs1/2)

• Resident (1.25/unit): 425

• Visitor (0.2/unit): 68

Lot 2: Pa~ade(B~gs1J2)


• Visitor (O.2/unit): 68

• 2 medium; 2 large with one being provided for each building with sizes as per Section 7.10.2. To be on-site.

a) 4.8 m for Building 1 and 5.3 m Building 4 @ Alderbridge from PROP

b) O.Om @ East Lane P/L for parkade c) 3.0m @ River Road P/L d) O.Om @ Cedarbridge Way P/L for parkade e) O.Om @ Gilbert Road P/L f) O.Om @ West Side P/L for parkade

Based on setback to PROP/SROW on Alderbridge Way; setbacks from the actual property lines are greater.

Previously I Currently Proposed DP12-615424 Proposed DV13-634940 Lots 1 & 2 (Bldgs1-4) Lots 1 & 2 (Bldgs1-4) Resident: 769 Resident: 799 (small car: 45.5%) (small car: 46.5%) Visitors: 102 Visitors: 66 Total: 871 Total: 865



• Visitor (0.2/unit): 68


• Resident (1.25/unit): 436 Visitor (0.2/unit): 64

• Required 4 SU9 loading spaces with 1 provided for each of the four buildings.

None under this application. Previous variance under OP 12-615424

To further vary the visitor parking required from 0.15 (as per OP 12-615424) to 0.10 space/unit or from 99 to 66 visitor spaces.

• None

None under this application. Previous variance under OP 12-615424

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