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City of Richmond
To: Development Permit Panel
From: Wayne Craig Director, Development
Report to Development Permit Panel
Date: December 19, 2017
File: DP 17-778607
Re: Application by Interface Architecture for a Development Permit at 7760 Garden City Road
Staff Recommendation
That a Development Permit be issued which would:
1. Permit the construction of four townhouse units at 7760 Garden City Road on a site zoned "Town Housing (ZT49)- Moffatt Road, St. Albans Sub-Area and South McLennan Sub-Area (City Centre)"; and
2. Vary the provisions of Richmond Zoning Bylaw 8500 to reduce the minimum required rear yard setback from 4.57 m to 3.0 m.
December 19, 2017 - 2 - DP 17-778607
Staff Report
Origin
Interface Architecture has applied to the City of Richmond for permission to develop four townhouse units at 7760 Garden City Road with vehicle access via a statutory right-of-way from the adjacent property to the south at 7733 Turnill Street. The site is being rezoned from "Single Detached (RS1/F)" zone to "Town Housing (ZT49)- Moffatt Road, St. Albans Sub-Area and South McLennan Sub-Area (City Centre)" zone under Bylaw 9682 (RZ 15-701939), which received third reading following the Public Hearing on July 17, 2017. The site currently contains one single family home, which will be demolished. A Servicing Agreement for frontage upgrades and service connections is required prior to Building Permit issuance.
Development Information
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, a townhouse site zoned "Town Housing (ZT33)- South McLennan (City Centre)".
• To the east and south, a townhouse site zoned "Town Housing (ZT49)- Moffatt Road, St. Albans Sub-Area and South McLennan Sub-Area (City Centre)".
• To the west, across Garden City Road, a low-rise apartment site zoned "Medium Density Low Rise Apartments (RAM1)".
Rezoning and Public Hearing Results
The first Public Hearing for the rezoning of this site was held on March 20, 2017. At the Public Hearing, concerns related to vehicle access from 7733 Turnill Street were expressed. Three residents at 7733 Turnill Street requested Council to allow direct vehicle access to the development site from Garden City Road. Council referred the project back to staff.
In response to the Council's referral, Transportation staff reviewed the proposal and advised Council that the preferred access for 7760 Garden City Road is through 7733 Turnill Street, as envisioned and secured through the development approval for 7733 Turnill Street. Granting access from Garden City Road is inconsistent with the access arrangement of previous townhouse developments north and south of the subject site which were required to remove access to Garden City Road in order to create a greenway and bicycle path along the frontage. Introducing a direct access for 7760 Garden City Road would diminish the pedestrian and cycling environment established on this 800 m block of Garden City Road.
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December 19,2017 - 3 - DP 17-778607
In response to the Council's referral, the developer met with the Strata Council of 773 3 Turnill Street and reached an agreement on the following terms for access from 7733 Turnill Street:
• provide traffic calming measures and signage on 7733 Turnill Street to the satisfaction of the Strata Council of 773 3 Turnill Street;
• pay a one-time lump sum fee of $10,000 to the Strata Council at 7733 Turnill Road for expenses including, but not limited to, exterior power wash of the buildings at 7733 Turnill Street, easement road maintenance, and landscape upgrades;
• employ a different unit numbering system (i.e., Unit 101 instead of Unit 1) to differentiate the units in the two complexes and to avoid addressing confusion;
• ensure there is no construction access to 7760 Garden City Road from 7733 Turnill Street; and
• establish an easement maintenance cost sharing agreement between the two strata corporations.
The second Public Hearing for the rezoning of this site was held on July 17, 2017. At the Public Hearing, the same concerns related to vehicle access from 7733 Turnill Street were once again expressed by two residents at 7733 Turnill Street. Staff provided Transportation Department's rationale for the use of the access easement on 773 3 Turnill Street and advised that commitments have been made by the developer to address the concerns and these will be secured as a consideration to Rezoning. Council concluded the Public Hearing and granted 3rd Reading to the rezoning bylaw with vehicle access to be provided from 7733 Turnill Street.
Staff Comments
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 "Town Housing (ZT49)- Moffatt Road, St. Albans Sub-Area and South McLennan Sub-Area (City Centre)" zone except for the zoning variances noted below.
Zoning ComplianceNariances (staff comments in bold)
The applicant requests to vary the provisions of Richmond Zoning Bylaw 8500 to reduce the rear yard setback from 4.57 m to a minimum of3.0 m. (Staff supports the proposed variance as it is intended to accommodate a projection on the ground floor and open deck spaces on the second floor of the proposed Building #1. This proposed rear yard (east) setback is similar to the setback provided on the adjacent townhouse units to the east of the subject site (i.e., approximately 3.0 m between the second floor balcony and the common property line). The setbacks to the second and third floor enclosed living space will remain at a minimum of 4.57 mfrom the east property line. New trees will be planted along the east property to provide privacy screening between the subject site and the adjacent townhouse units. This variance request was identified at Rezoning stage, and no concerns were identified at that time.)
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December 19, 2017 -4- DP 17-778607
Advisory Design Panel Comments
The subject application was not presented to the Advisory Design Panel on the basis that this small project generally meets all the applicable Development Permit Guidelines, and the overall design and site plan have adequately addressed staff comments.
Analysis
Conditions of Adjacency
• Both the form and massing of the proposed development are consistent with the existing surrounding townhouse developments.
• The orientations of the proposed units are designed to match those of the existing units to the north, south and east, in order to minimize adjacency concerns.
• Eight new trees are proposed to be planted along the east property line to provide privacy screening at the rear yard interface between the proposed development and the existing townhouse units.
• Perimeter drainage will be secured through the Building Permit to ensure storm water is managed and addressed through the development and will not impact the neighbouring properties.
Urban Design and Site Planning
• The proposal consists of four units provided in two duplex clusters. Two units will have direct pedestrian access from the street and two units will have access from the internal drive aisle.
• Vehicle access will be through the existing access easement registered on the neighbouring townhouse development to the south/east at 7733 Turnill Street. No direct vehicle access to Garden City Road is permitted for the subject site.
• The proposal provides for a pedestrian-oriented streetscape fronting Garden City Road with a landscaped edge treatment, low metal fencing, and metal gates to the two street-fronting units. A separate pedestrian entrance from Garden City Road to the development site is proposed along the south property line to provide a direct access to the internal drive aisle from Garden City Road.
• The number of residential parking spaces proposed for this townhouse development exceeds the minimum parking requirement per unit within the City Centre area, and all units will have two residential vehicle parking spaces.
• Tandem parking is permitted under the ZT49 zone, and 50% of the units will have tandem garages (four tandem spaces in total). A Restrictive Covenant prohibiting the conversion of tandem parking area into habitable area will be secured as a condition of rezoning approval.
• One visitor parking space is proposed, which meets the minimum bylaw requirement.
• Six residential bicycle parking spaces and one visitor bicycle parking are provided, which are in compliance with the zoning bylaw minimum requirements.
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December 19,2017 - 5 - DP 17-778607
• The provision of private outdoor spaces complies with the Development Permit Guidelines (minimum of 30m2 per unit) of the OCP. All units have private outdoor spaces consisting of front or rear yard and balconies on the second floors.
• Outdoor amenity space is proposed at the terminus point of the internal drive aisle to maximize casual surveillance opportunity and sun exposure. The size and location of the outdoor amenity space are appropriate in providing open landscape and amenity space convenient to all units.
• Additional outdoor amenity space (10% of the site area) as per the City Centre Amenity Space Provisions in the City Centre Area Plan is provided as a walkway and landscaped areas throughout the site.
• The required garbage, recycling and organic waste storage enclosures have been incorporated into the design of the west building to minimize the visual impact of these enclosures.
Architectural Form and Character
• The proposed building design is compatible to the adjacent townhouse development to the north and south. The applicant advised that the immediate multiple-family neighbourhood is comprised of a very eclectic mix of residential revival style. The proposed design has adapted an English Colonial Revival style.
• A pedestrian scale is generally achieved along the public streets and internal drive aisle through the inclusion of variation in building projections, recesses, entry porches, varying material/colour combinations, landscape features, and the use of individual unit entrances.
• Individuality of dwelling units is expressed visually by a dominant gable form for each unit's fa9ade, and provided with a clearly separate main entry door/canopy/stoops.
• The overall appearance of the proposal conforms to the Design Permit Guidelines of the South McLennan area and should fit in well with the character of the surrounding area.
• The proposed building materials (Hardie plank cedarmill siding, Hardie shingle siding, fiberglass asphalt roof shingles, and wood trim/braces) are generally consistent with the Official Community Plan (OCP) Design Permit Guidelines and compatible with the character of the surrounding neighbourhood.
• The proposed gray/off-white colour scheme with heavy shingled cladding component will make this project stand out (rather than blend in) from the beige/brown/white trim colour scheme with horizontal siding and limited shingle accent, giving variety to the streetscape.
Landscape Design and Open Space Design
• Tree preservation was reviewed at rezoning stage. Based on the 2:1 tree replacement ratio goal stated in the OCP, 12 replacement trees are required for the removal of six trees. The applicant is proposing to plant 17 new trees on-site, including 9 conifers and 8 deciduous trees.
• Three trees on neighbouring properties are to be retained and protected. The applicant has submitted a tree protection plan showing the trees to be retained and the measures taken to protect them during development stage.
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December 19, 2017 - 6 - DP 17-778607
• Along Garden City Road, the front yards will be landscaped with layers of plantings, including flowering trees, shrubs, grasses and ground covers.
• Each unit will have a private yard with landscaping and a patio. The rear units will have rear lawn areas as well.
• The internal drive aisle will be paved in two colours of interlocking pavers, with columnar trees planted between garage doors.
• The outdoor amenity area is designed with a nature theme, incorporating flowering trees, shrubs, and climbing vines as natural features. A cedar pergola feature is also proposed to frame the entry to the children's play area.
• The play apparatus proposed is small in scale and is suitable for children from six months to four years of age. This includes a colorful lady bug, mushroom play pods, and a rustic seat. Soft rubberized paver tiles are proposed for the surfacing of the children's play area.
• Project signage will be provided along the Garden City Road frontage by the entry walkway and a directional sign will be provided at the vehicle entrance of 7733 Turnill Road.
• In order to ensure that the proposed landscaping works are completed, the applicant is required to provide a landscape security of $36,060 in association with the Development Permit.
• Indoor amenity space is not proposed on-site. A $1,000 per unit cash-in-lieu contribution ($4,000 in total) has been secured as a condition of rezoning approval, consistent with the OCP.
Crime Prevention Through Environmental Design
• Unit end wall windows at 2nd floor levels will be provided for passive surveillance, especially at the pedestrian walkway from the internal drive aisle to Garden City, the visitor parking space (along south property line), as well as outdoor amenity area (along north property line).
• Bollard lighting I night sensor lighting are provided along the pedestrian walkway.
Sustainability
• The applicant has committed to achieving an EnerGuide rating of 82 for the proposed townhouses and to pre-ducting all units for solar hot water heating.
• A Certified Energy Advisor has confirmed that the proposed townhouse units will be designed to achieve an EnerGuide rating of 82. The report prepared by the Energy Advisor is on file and will be utilized through the Building Permit review process to ensure these measures are incorporated in the Permit drawings.
• The developer also advises that the following sustainability features will be incorporated into the development: o Use of low-flow toilets, showers, and lavatories in all units; o Use of Energy Star appliances in all units o Use of fibre cement siding as main cladding material
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December 19, 2017 - 7 - DP 17-778607
Accessible Housing
• The proposed development includes two convertible units in the west building that are designed with the potential to be easily renovated to accommodate a future resident in a wheelchair. The potential conversion of these units will require installation of a vertical lift in the stacked storage space which has been dimensioned to allow for this in both units, if desired.
• All of the proposed units incorporate aging in place features to accommodate mobility constraints associated with aging. These features include: o stairwell hand rails; o lever-type handles for plumbing fixtures and door handles; and o solid blocking in washroom walls to facilitate future grab bar installation beside toilets,
bathtubs and showers.
Conclusions
The applicant has satisfactorily addressed staffs comments regarding conditions of adjacency, site planning and urban design, architectural form and character, and landscape design. The applicant has presented a development that meets applicable policies and Development Permit Guidelines, and fits into the existing context. The applicant has agreed to the list of Development Permit Considerations (signed concurrence on file) outlined in Attachment 2. On this basis, staff recommend support of this Development Permit application.
Edwin Lee Planner 1
EL:rg
Attachment 1: Development Application Data Sheet Attachment 2: Development Permit Considerations
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~-·. C1ty of Richmond
Development Application Data Sheet Development Applications Department
DP 17-778607 Attachment 1
Address: 7760 Garden City Road
Applicant: Interface Architecture
Planning Area(s): South McLennan Sub-Area (City Centre)
Earl Kim Wing Luk Owner: Queenie Yu Yuk Law
Floor Area Gross: 721.1 m2 Floor Area Net: 501.9 m2
------------------------- -~~--------------------
I Existing I Proposed Site Area: 677.3 m2 644.4 m2 (after road dedication)
Land Uses: Single-Family Residential Multiple-Family Residential
Neighbourhood Residential CCAP: General Urban T4
OCP Designation: South McLennan Sub-Area Plan: No Change Residential, Townhouse up to 3 storeys
over 1 parking level, Triplex, Duplex, Single-Family, with 0.75 base FAR
Town Housing (ZT49)- Moffatt Road, St. Zoning: Single Detached (RS1/F) Albans Sub-Area and South McLennan
Sub-Area (City Centre)
Number of Units: 1 4
I Bylaw Requirement Proposed Variance Floor Area Ratio: Max. 0.78 0.78 none permitted
Lot Coverage: Building: Max. 40% 40% none
Setback- Front Yard: Min. 6.0 m 6.04 m none
Setback- Side Yard (north): Min. 1.5 m 1.52 m none
Setback- Side Yard (south): Min. 1.5 m 1.73 m none
Setback- Rear Yard (east): Min. 4.57 m 3.07 m (ground floor) Variance
4.57 m (2nd and 3rd floor) Requested
Height (m): Max. 12 m or 3 storeys 12.0 m none
Off-street Parking Spaces - 1.4 (R) and 0.2 (V) per 2 (R) and 0.25 (V) none Residential (R) I Visitor (V): unit per unit
Off-street Parking Spaces- Total: 6 (R) and 1 (V) 8 (R) and 1 (V) none
Standard Parking Spaces: 7 7 none
- 2 -
None when fewer than 31 2
Small Car Parking Spaces: residential spaces are (surplus stalls) none
required on site
Tandem Parking Spaces: Permitted 4 none
None when fewer than 3 Handicap Parking Spaces: visitor parking spaces are 0 none
required Bicycle Parking Spaces 1.25 (Class 1) and 1.5 (Class 1) and
none - Class 1 I Class 2: 0.2 (Class 2) per unit 0.25 (Class 2) per unit Off-street Bicycle Parking Spaces 5 (Class 1) and 1 (Class 6 (Class 1) and
none -Total: 2) 1 (Class 2)
Amenity Space -Indoor: Min. 70 m2 or Cash-in-lieu Cash-in-lieu none
Amenity Space- Outdoor: Min. 6 m2 x 4 units
=24m2 24m2 Min. none
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ATTACHMENT2
City of Richmond
Development Permit Considerations Development Applications Department
6911 No. 3 Road, Richmond, BC V6Y 2C1
Address: 7760 Garden City Road File No.: DP 17-778607
Prior to approval of the Development Permit, the developer is required to complete the following: 1. Final adoption of the Zoning Amendment Bylaw 9682.
2. Receipt of a Letter of Credit for landscaping in the amount of $36,060.00 (based on the costs estimate provided by a CSLA registered landscape Architect including 10% contingency).
Prior to Building Permit Issuance, the developer must complete the following requirements: 1. Installation of appropriate tree protection fencing around all trees to be retained as part ofthe development prior to
any construction activities, including building demolition, occurring on-site.
Note: Should the applicant wish to begin site preparation work after third reading of the rezoning bylaw, but prior to final adoption of the rezoning bylaw, the applicant will be required to obtain a Tree Permit and submit a landscape security (i.e. $3,000) to ensure the replacement planting will be provided.
2. Submission of a Construction Parking and Traffic Management Plan to the Transportation Department. Management Plan shall include location for parking for services, deliveries, workers, loading, application for any lane closures, and proper construction traffic controls as per Traffic Control Manual for works on Roadways (by Ministry of Transportation) and MMCD Traffic Regulation Section 01570.
3. Incorporation of accessibility, CPTED and sustainability measures in Building Permit (BP) plans as determined via the Rezoning and/or Development Permit processes.
4. Enter into a Servicing Agreement* for the design and construction of engineering infrastructure improvements. Works include, but may not be limited to:
Water Works:
a. Using the OCP Model, there is 746.0 Lis of water available at a 20 psi residual at the Garden City Road frontage. Based on your proposed development, your site requires a minimum fire flow of220.0 Lis.
b. The Developer is required to:
• Submit Fire Underwriter Survey (FUS) or International Organization for Standardization (ISO) fire flow calculations to confirm the development has adequate fire flow for onsite fire protection. Calculations must be signed and sealed by a Professional Engineer and be based on Building Permit Stage and Building designs.
c. At Developers cost, the City is to:
• Cut and cap the existing water service connection along the Garden City Road frontage.
• Install a new water service connection complete with meter and meter box (to be placed on-site).
Storm Sewer Works:
a. At Developers cost, the City is to:
• Cut and cap the existing storm service connection at the northwest comer of the development site.
• Cut and cap the existing storm service connection at the southwest comer of the development site.
• Upgrade the existing storm service connection and IC, located along the Garden City Rd frontage.
Sanitary Sewer Works:
a. At Developers cost, the City is to:
• Cut and cap the existing sanitary service connection and remove the existing IC.
• Install one new sanitary service connection complete with new IC within the existing SRW.
Initial: ---
- 2 -
Frontage Improvements:
a. Developer to coordinate with BC Hydro, Tel us and other private communication service providers:
• To underground Hydro service lines.
• When relocating/modifYing any of the existing power poles and/or guy wires within the property frontages.
• To locate all above ground utility cabinets and kiosks required to service the proposed development within the
developments site. Please coordinate with the respective private utility companies and the project's lighting
and traffic signal consultants to confirm the requirements and the locations for the above ground structures. If
a private utility company does not require an above ground structure, that company shall confirm this via a
letter to be submitted to the City.
b. The Developer is required to:
• Provide 2.0 m wide concrete sidewalk within the proposed 3 m wide PROP to connect the existing sidewalk both north and south ends.
• Provide the sidewalk around the existing trees (if they are required to retain).
• Provide grassed boulevard between existing road curb and the new sidewalk, and between the new sidewalk and east edge of the PROP SRW boundary.
General Items:
a. Provide, prior to first SA design submission, a geotechnical assessment of preload and soil preparation impacts on
the existing utilities fronting or within the development site, proposed utility installations, the adjacent
developments and provide mitigation recommendations. The mitigation recommendations (if required) shall be
incorporated into the first SA design submission or if necessary prior to pre-load.
b. Additional legal agreements, as determined via the subject development's Servicing Agreement(s) and/or
Development Permit(s), and/or Building Permit(s) to the satisfaction of the Director of Engineering may be
required, including, but not limited to, site investigation, testing, monitoring, site preparation, de-watering,
drilling, underpinning, anchoring, shoring, piling, pre-loading, ground densification or other activities that may
result in settlement, displacement, subsidence, damage or nuisance to City and private utility infrastructure.
5. If applicable, payment of latecomer agreement charges associated with eligible latecomer works.
6. Obtain a Building Permit (BP) for any construction hoarding. If construction hoarding is required to temporarily occupy a public street, the air space above a public street, or any part thereof, additional City approvals and associated fees may be required as part of the Building Permit. For additional information, contact the Building Approvals Department at 604-276-4285.
Note:
* •
This requires a separate application.
Where the Director of Development deems appropriate, the preceding agreements are to be drawn not only as personal covenants of the property owner but also as covenants pursuant to Section 219 of the Land Title Act.
All agreements to be registered in the Land Title Office shall have priority over all such liens, charges and encumbrances as is considered advisable by the Director of Development. All agreements to be registered in the Land Title Office shall, unless the Director of Development determines otherwise, be fully registered in the Land Title Office prior to enactment of the appropriate bylaw.
The preceding agreements shall provide security to the City including indemnities, warranties, equitable/rent charges, letters of credit and withholding permits, as deemed necessary or advisable by the Director of Development. All agreements shall be in a form and content satisfactory to the Director of Development.
• Additional legal agreements, as determined via the subject development's Servicing Agreement(s) and/or Development Permit(s), and/or Building Permit(s) to the satisfaction of the Director of Engineering may be required including, but not limited to, site investigation, testing, monitoring, site preparation, de-watering, drilling, underpinning, anchoring, shoring, piling, pre-loading, ground densification or other activities that may result in settlement, displacement, subsidence, damage or nuisance to City and private utility infrastructure.
Initial: ---
- 3 -
• Applicants for all City Permits are required to comply at all times with the conditions of the Provincial Wildlife Act and Federal Migratory Birds Convention Act, which contains prohibitions on the removal or disturbance of both birds and their nests. Issuance of Municipal permits does not give an individual authority to contravene these legislations. The City of Richmond recommends that where significant trees or vegetation exists on site, the services of a Qualified Environmental Professional (QEP) be secured to perform a survey and ensure that development activities are in compliance with all relevant legislation.
Signed Date
City of Richmond
To the Holder:
Property Address:
Address:
Interface Architecture
7760 Garden City Road
11590 Cambie Rd Unit 230 Richmond, BC V6X 3Z5
Development Permit
No. DP 17-778607
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 reduce the rear yard setback from 4.57 m to a minimum of3.0 m.
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 #4 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 $36,060.00 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.
To the Holder:
Property Address:
Address:
Interface Architecture.
7760 Garden City Road
11590 Cambie Rd Unit 230 Richmond, BC V6X 3Z5
Development Permit No. DP 17-778607
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.
AUTHORIZING RESOLUTION NO. DAY OF
DELIVERED THIS DAY OF
MAYOR
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