city of - richmond, british columbia · 2017. 6. 22. · march 20,2015 - 2 - dp 14-677729 staff...
TRANSCRIPT
City of Richmond
To: Development Permit Panel
From: Wayne Craig Director of Development
Report to Development Permit Panel
Date: March 20, 2015
File: DP 14-677729
Re: Application by Buttjes Architecture for a Development Permit at 13600 Smallwood Place
Staff Recommendation
That a Development Permit be issued which would permit the construction of a 546.9 m2
(5,887 ft2) addition at 13600 Smallwood Place on a site zoned "Vehicle Sales (CV)".
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. March 20,2015 - 2 - DP 14-677729
Staff Report
Origin
Buttjes Architecture has applied to the City of Richmond for permission to permit the construction ofa 546.9 m2 (5,887 ft2) addition at 13600 Smallwood Place on a site zoned "Vehicle Sales (CV)". The site currently contains an existing Honda automobile dealership.
The site's existing zoning is appropriate and a rezoning is not required for this project.
A Servicing Agreement will also not be required for the proposed project as this development does not impact any existing utilities.
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.
Surrounding Development
Development surrounding the subject site is as follows:
The development site is located within the Richmond Auto Mall and the surrounding adjacent properties are all engaged in Vehicle Sales uses and all are zoned "Vehicle Sales (CV)".
The owners of the two adjacent properties to the north (5580 Parkwood Way and 5600 Parkwood Way) have indicated that they intend to replace their existing dealerships on those properties with new facilities. Development Permit applications will be required for those new developments. A separate subdivision application (SDI5-694666) for 5600 Parkwood Way has recently been submitted to the City which would ultimately result in additional land being added to the subject property which will be used for additional parking once the subdivision and sale of the land is completed.
Background
Project Overview
The proposed project includes the following features: • Replacement of an existing open service delivery canopy in the northeast corner of the
site with a 6.1 m (20 ft) high, 247 m2 (2,658.7 ft2) interior drive-through service space, constructed with steel framing, white split-face concrete block and finished with white exterior stucco panels at the upper portion;
• Replacement of an existing open-air car wash area with an enclosed steel-framed addition of approximately 437 m2 (4,703.8 ft2) that will consist of a single storey service, detailing and car wash areas on the ground level and a 107.6 m2 (1,158 ft2) storage room on a second floor;
• The area being redeveloped totals 791.6 m2 (8,520.7 ft2) however some ofthis work involves existing floor space within the building so the actual increase to the building is only 546.9 m2 (5,887 ft2).
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March 20, 2015 - 3 - DP 14-677729
til Replacement of an existing sloped wooden shingle roof over the existing showroom with fluted metal roofing;
• Updating! replacement! additional identification signage on the building exterior; • Relocation of several light fixtures and landscape islands on the lot to improve vehicle
circulation; • Exterior painting over the existing stucco and masonry exterior surfaces; and • Minor landscaping changes (replacement of one tree with two replacement trees plus
shrubs).
Related Policies & Studies
Official Community Plan / East Cambie Area Plan The subject property is designated "Commercial" in both the Official Community Plan (OCP) Schedule 1 and the East Cambie Area Plan. The proposed additions do not change the current use on the site and the site conforms to both the OCP and the Area Plan designations.
Flood Protection The site is located in the East Cambie Planning Area with a Flood Construction Level (FCL) requirement of2.9 m GSC for habitable spaces. Registration of a Flood Plain covenant identifying a minimum habitable elevation of2.9 m GSC prior to Development Permit issuance is included in the Development Permit Considerations.
As the proposed new additions of 546.9 m2 are less than the Flood Plain Designation and Protection Bylaw (No. 8204) threshold of 600 m2 and represents an increase in less than 25% of the total building area the works will be exempted from having to raise the additions from their existing elevation of approximately 2.8 m GSC to the FCL requirement of2.9 m GSC.
Aircraft Noise The subject property is located within Aircraft Noise Policy "Area IB - New Residential Land Uses Prohibited". As the proposed project is for additions to an existing Vehicle Sales use and no residential uses are proposed, there are no aircraft noise sensitive uses in terms of the City's policy.
Ministry of Environment Approval The nature of the products (i.e. oil, lubricants, etc.) used in Automobile Dealerships with repair and maintenance facilities typically means that these types of uses are subject to review by the Province under the Environmental Management Act regarding contamination and related concerns. Local government is required to obtain a Certificate of Compliance or other acceptable "instrument" (e.g. authorization letter) from the Ministry of Environment for reviewable projects under the legislation. The Development Permit Considerations include a requirement for receipt of a Certificate of Compliance or alternative approval from the Ministry of Environment prior to issuance of the Development Permit.
Richmond Auto Mall Association Review As the site is located within the Richmond Auto Mall the applicant has worked with the Richmond Auto Mall Association (RAMA) Board to ensure that the proposed additions to the
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March 20,2015 - 4 - DP 14-677729
existing building are in keeping with the building schemes registered on title by RAMA that control aspects of the building appearance and site layout.
Zoning Compliance
The proposed 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 "Vehicle Sales CV" zoning.
Urban Design Response
Advisory Design Panel Given the limited scope of the proposed additions and the location near the back of the existing building, the project was not referred to the Advisory Design Panel.
Conditions of Adjacency • There are no new adjacency issues generated by the project as the surrounding uses are
currently all similar vehicle sales operations and the minimum setbacks are maintained by the proposed additions. Two ofthe properties to the north are undergoing redevelopment and the existing car dealerships on those lots will be replaced with new car dealership operations and a new public road.
• Enclosing the car wash area will improve the appearance of the portion of the operation. • The proposed car wash is not expected to create any significant noise disturbance to the
surrounding uses - many of which have similar car wash facilities.
Public Realm • No changes are proposed to the existing frontage roadways, sidewalks or landscaping as a
result of this development.
Site and Functional Planning • Several light standards and landscape islands will be relocated to improve vehicle
movements and drive aisle clearances on the lot. • Display vehicle parking, customer parking and on-site circulation are readily accommodated
on site. The proposed service drive-up addition on the eastern side of the building will reinforce the northern flow of traffic around the back of the building and customers will likely find the enclosed service area more convenient in inclement weather.
• The addition on the western side of the building will provide both detailing services and the automated car wash facilities. The vehicle entry is located at the rear of the facility and is consistent with the general vehicle circulation around the building. The new 107.6 m2
(1,158 ft2) storage room will be located over top of the car wash! detailing vehicle exit.
Landscaping Form and Character • The proponent is proposing to install two 7 cm caliper Honey Locust trees and 12 boxwood
hedge shrubs inter-spaced in the parking lot between vehicle stalls. A landscape security covering the material and installation costs is required as a condition of the Development Permit issuance.
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March 20, 2015 - 5 - DP 14-677729
Architectural Form and Character • The overall character of the existing building will be retained but freshened up with new
paint, several building face signage upgrades and a visible re-roofing from shingles to a metal roof on a peak area that is visible from the street.
• The two additions are near to the back of the existing building and will have a limited impact on the overall building appearance from the street frontage. The car wash enclosure is required under the "Vehicle Sales (CV)" zoning since the car wash will now use automated washing equipment. Compliance with the Public Health Protection Bylaw for control of liquid waste disposal is also required under the zoning.
Crime Prevention Through Environmental Design (CPT ED) • No new crime prevention initiatives are proposed through this project and no new CPTED
issues appear to be raised as a result of the proposed design. The Richmond Auto Mall utilizes a 24 hour security service for all the dealerships and the new additions will have door assemblies allowing them to be closed during non-business hours.
Servicing Agreements/Engineering • As noted earlier, a Servicing Agreement will not be required for this site as there are no
impacts to City utilities or frontage works. The developer will need to coordinate with other service providers such as BC Hydro, Telus, etc. for any works related to their utilities.
Release of Covenant Y129582 • The existing property has undergone a number of subdivisions and consolidations with
adjacent properties. As a result, the land title record for the site has a covenant registered on title that was originally applied to lands under Development Permit No. 85-120 authorized by Resolution No. 964 that was passed by Council on July 22,1985. The covenant serves no function on the subject property and its discharge from this site's title is included in the Development Permit considerations prior to Council issuance.
Sustain ability • Waste water discharges from the car wash facility will be required to adhere to the City's
Pollution Prevention and Clean-Up Bylaw No. 8475. Discharges will be required to be directed to the sanitary system instead of the drainage system thereby facilitating treatment of the waste. The applicant has been advised that a Waste Discharge Permit may be required by Metro Vancouver for car wash discharges to the sanitary system. The discharge connections will be reviewed through the Building Permit application.
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March 20, 2015 - 6- DP 14-677729
Conclusions
The proposed development at Richmond Honda is intended to upgrade the overall appearance of the building and provide two relatively minor additions to enclose the car wash/vehicle detailing area and the drive-up vehicle service facilities. The enclosures have been designed to match the existing building facade appearance and do not result in a significantly enlarged building massing. Staff recommend support for the Development Permit for 13600 Smallwood Place.
DCB:cas
The following are to be met prior to Jorwarding this application to Council for approval: • Receipt of a Letter-of-Credit for landscaping in the amount of $1 ,254.00 including a 10% contingency cost. • Discharge from the subject property's title of restrictive covenant YI29582 pertaining to Development Permit
No. 85.120. • Ministry of Environment (MOE) Certificate of Compliance or alternative approval to proceed granted from
MOE regarding potential site contamination issues acceptable to the Director of Development. • Installation of appropriate tree protection fencing around all trees to be retained as part of the development prior
to any construction activities, including building demolition, occurring on-site. The requirement for tree protection is to be confirmed with Parks Arborist staff.
• Registration of a flood plain covenant on title identifying a minimum habitable elevation of2.9 m GSC.
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 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). If applicable, payment of latecomer agreement charges associated with eligible latecomer works.
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City of Richmond
Development Application Data Sheet Development Applications Division
DP 14-677729 Attachment 1
Address: 13600 Smallwood Place
Applicant: Buttjes Architecture
Planning Area(s): East Cambie
Peter Brasso, Owner: Richmond Import Ltd.
--------------------------------------------------------------Floor Area Existing: 2,946 m2 (31,710 fe)
Floor Area Proposed:
I Existing
Site Area: 9,418.5 m2 (101,380 fe)
land Uses: Automobile Dealership
OCP Designation: Commercial
Zoning: Vehicle Sales (CV)
I Bylaw Requirement I Floor Area Ratio 0.50
Lot Coverage Max. 50%
Setback - Front Yard Min. 3 m
Setback - Side Yard Min.3m
Setback - Rear Yard Min. 3 m
Height (m) Max. 12 m
Lot Size N/A
Off-street Parking Spaces -6 new spaces required
Commercial Off-street Parking Spaces - Min 2% of all new spaces Accessible (1 required)
Off-street Parking Spaces - Total 6
Tandem Parking Spaces Not permitted
Bike Stalls (new) 2 Class 1 and 2 Class 2
stalls required
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I Proposed
Same
Same
Same
Same
Proposed I Variance
35% None permitted
27.9% None
3m None
3m None
3m None
12 m None
N/A None
6 new spaces None
1 None
7 None
N/A None
2 Class 1 stalls None
2 Class 2 stalls
City of Richmond
To the Holder:
Property Address:
Address:
Brian Gee Buttjes Architecture
13600 Smallwood Place
3707 First Avenue Burnaby, BC V5C 3V6
Development Permit
No. DP 14-677729
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. 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 #8 attached hereto.
4. Sanitary sewers, water, drainage, highways, street lighting, underground wiring, and sidewalks, shall be provided as required.
5. As a condition of the issuance of this Permit, the City is holding the security in the amount of $1,254.00 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.
6. 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.
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To the Holder:
Property Address:
Address:
Brian Gee Buttjes Architecture
13600 Smallwood Place
3707 First Avenue Burnaby, BC V5C 3V6
No. DP 14-677729
7. 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
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