PLN – 1 5064089
Agenda
Planning Committee
Anderson Room, City Hall 6911 No. 3 Road
Tuesday, July 19, 2016 4:00 p.m.
Pg. # ITEM
MINUTES PLN-5 Motion to adopt the minutes of the meeting of the Planning Committee held
on July 5, 2016.
NEXT COMMITTEE MEETING DATE September 7, 2016, (tentative date) at 4:00 p.m. in the Anderson Room
COMMUNITY SERVICES DIVISION 1. REQUEST FROM HABITAT FOR HUMANITY FOR
DEVELOPMENT COST CHARGE GRANT FROM THE AFFORDABLE HOUSING RESERVE FUND (File Ref. No. 08-4057-01) (REDMS No. 5029734 v. 15)
PLN-10 See Page PLN-10 for full report
Designated Speaker: Joyce Rautenberg
Planning Committee Agenda – Tuesday, July 19, 2016 Pg. # ITEM
PLN – 2
STAFF RECOMMENDATION
(1) That $134,538 be paid to the Habitat for Humanity Society of Greater Vancouver towards development cost charges associated with the six (6) affordable homeownership units and six (6) affordable secondary rental suites located at 8180 Ash Street; and
(2) That the 5-Year Financial Plan (2016-2020) be amended to include an additional $134,538 from the Affordable Housing Capital Reserve Fund for the City’s grant towards the development.
PLANNING AND DEVELOPMENT DIVISION 2. APPLICATION BY FARZANA AND TRILOCHAN KHOKHAR FOR
REZONING AT 10644 RAILWAY AVENUE FROM SINGLE DETACHED (RS1/E) TO LARGE LOT ARTERIAL ROAD COACH HOUSE (RCH2) (File Ref. No. 12-8060-20-009498; RZ 14-662864) (REDMS No. 4768168)
PLN-19 See Page PLN-19 for full report
Designated Speaker: Wayne Craig
STAFF RECOMMENDATION
That Richmond Zoning Bylaw 8500, Amendment Bylaw 9498, to create the “Large Lot Arterial Road Coach House (RCH2)” zone, and to rezone 10644 Railway Avenue from the “Single Detached (RS1/E)” zone to the “Large Lot Arterial Road Coach House (RCH2)” zone, be introduced and given first reading.
3. APPLICATION BY GBL ARCHITECTS, ON BEHALF OF TRANS-
PACIFIC BUSINESS CORPORATION, INC. NO. 33797 FOR REZONING AT 7260 WESTMINSTER HIGHWAY FROM AUTO-ORIENTED COMMERCIAL (CA) TO MID-RISE CONGREGATE HOUSING AND COMMERCIAL USE (ZR11) – BRIGHOUSE VILLAGE (CITY CENTRE) (File Ref. No. 12-8060-20-009547; RZ 14-676714) (REDMS No. 5055504 v. 2)
PLN-45 See Page PLN-45 for full report
Designated Speaker: Wayne Craig
Planning Committee Agenda – Tuesday, July 19, 2016 Pg. # ITEM
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STAFF RECOMMENDATION
That Richmond Zoning Bylaw 8500, Amendment Bylaw 9547 to create the “Mid-Rise Congregate Housing and Commercial Use (ZR11) – Brighouse Village (City Centre)” zone, and to rezone 7260 Westminster Highway from “Auto-Oriented Commercial (CA)” to “Mid-Rise Congregate Housing and Commercial Use (ZR11) – Brighouse Village (City Centre)”, be introduced and given first reading.
4. APPLICATION BY 1037533 BC LTD. FOR REZONING AT 8620
RAILWAY AVENUE FROM SINGLE DETACHED (RS1/E) TO TOWN HOUSING (ZT80) – RAILWAY AVENUE (File Ref. No. 12-8060-20-009563; RZ 15-709884) (REDMS No. 5045918)
PLN-88 See Page PLN-88 for full report
Designated Speaker: Wayne Craig
STAFF RECOMMENDATION
That Richmond Zoning Bylaw 8500, Amendment Bylaw 9563, to create the “Town Housing (ZT80) – Railway Avenue” zone, and to rezone 8620 Railway Avenue from the “Single Detached (RS1/E)” zone to the “Town Housing (ZT80) – Railway Avenue” zone, be introduced and given first reading.
5. APPLICATION BY TRENDSETTER HOMES LTD. FOR REZONING
AT 11920/11940 DUNAVON PLACE FROM TWO-UNIT DWELLINGS (RD1) TO SINGLE DETACHED (RS2/A) (File Ref. No. 12-8060-20-009571; RZ 15-704505) (REDMS No. 5013082 v. 2)
PLN-120 See Page PLN-120 for full report
Designated Speaker: Wayne Craig
STAFF RECOMMENDATION
That Richmond Zoning Bylaw 8500, Amendment Bylaw 9571, for the rezoning of 11920/11940 Dunavon Place from “Two-Unit Dwellings (RD1)” to “Single Detached (RS2/A)”, be introduced and given first reading.
Planning Committee Agenda – Tuesday, July 19, 2016 Pg. # ITEM
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6. APPLICATION BY WESTMARK DEVELOPMENTS LTD. FOR REZONING AT 6700/6720 NO. 1 ROAD FROM TWO-UNIT DWELLINGS (RD1) TO SINGLE DETACHED (RS2/C) (File Ref. No. 12-8060-20-009583; RZ 15-705932) (REDMS No. 4964928)
PLN-138 See Page PLN-138 for full report
Designated Speaker: Wayne Craig
STAFF RECOMMENDATION
That Richmond Zoning Bylaw 8500, Amendment Bylaw 9583, for the rezoning of 6700/6720 No. 1 Road from “Two-Unit Dwellings (RD1)” to “Single Detached (RS2/C)”, be introduced and given first reading.
7. APPLICATION BY 8572534 CANADA LTD. FOR REZONING AT
5960 NO. 6 ROAD TO ALLOW A LICENSED HEALTH CANADA MEDICAL MARIHUANA PRODUCTION FACILITY (File Ref. No. 12-8060-20-9109/9592; RZ 14-665028) (REDMS No. 5069273)
PLN-156 See Page PLN-156 for full report
Designated Speaker: Wayne Craig
STAFF RECOMMENDATION
(1) That Richmond Zoning Bylaw 8500, Amendment Bylaw 9109, to create the “Licensed Health Canada Pharmaceutical Production (ZI11)” zoning district and rezone 11320 Horseshoe Way (RZ 13-639815) to “Licensed Health Canada Pharmaceutical Production (ZI11)”, be abandoned; and
(2) That Richmond Zoning Bylaw 8500, Amendment Bylaw 9592, for the rezoning of 5960 No. 6 Road to allow a licensed Health Canada medical marihuana production facility and supporting uses on a site-specific basis in the “Light Industrial (IL)” zoning district, be introduced and given first reading.
8. MANAGER’S REPORT
ADJOURNMENT
Date:
Place:
Present:
Absent:
City of Richmond
Planning Committee
Tuesday, July 5, 2016
Anderson Room Richmond City Hall
Councillor Linda McPhail, Chair Councillor Bill McNulty Councillor Chak Au Councillor Harold Steves
Councillor Carol Day
Minutes
Call to Order: The Chair called the meeting to order at 4:00p.m.
MINUTES
It was moved and seconded That the minutes of the meeting of the Planning Committee held on June 21, 2016, be adopted as circulated.
CARRIED
NEXT COMMITTEE MEETING DATE
July 19,2016, (tentative date) at 4:00p.m. inthe Anderson Room
AGENDA ADDITION
It was moved and seconded That Update: Referral on Illegal Units/Airbnb be added to the agenda as ItemNo. SA.
CARRIED
1.
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Planning Committee Tuesday, July 5, 2016
COMMUNITY SERVICES DIVISION
1. HOUSING AGREEMENT BYLAW NO. 9544 TO PERMIT THE CITY OF RICHMOND TO SECURE AFFORDABLE HOUSING UNITS LOCATED AT 9251 & 9291 ALEXANDRA ROAD (JINGON DEVELOPMENT GROUP) (File Ref. No. 08-4057-01) (REDMS No. 5042629 v. 2)
It was moved and seconded That Housing Agreement (9251 & 9291 Alexandra Road) Bylaw No. 9544 be introduced and given first, second and third readings to permit the City to enter into a Housing Agreement substantially in the form attached hereto, in accordance with the requirements of section 483 of the Local Government Act, to secure the Affordable Housing Units required by the Development Permit Application DP 12-613923.
CARRIED
2. HOUSING AGREEMENT BYLAW NO. 9552 TO PERMIT THE CITY OF RICHMOND TO SECURE AFFORDABLE HOUSING UNITS LOCATED AT 23241, 23281 AND PART OF 23301 GILLEY ROAD, AND PART OF 23060 AND 23000 WESTMINSTER HIGHWAY (ORIS DEVELOPMENTS (HAMILTON) CORP.) (File Ref. No. 08-4057-01) (REDMS No. 5042367 v. 6)
It was moved and seconded That Housing Agreement (23241, 23281 and part of 23301 Gilley Road, and part of 23060 and 23000 Westminster Highway) Bylaw No. 9552 be introduced and given first, second and third readings to permit the City to enter into a Housing Agreement substantially in the form attached hereto, in accordance with the requirements of section 483 of the Local Government Act, to secure the Affordable Housing Units required by the Rezoning Application RZ 14-660663.
CARRIED
PLANNING AND DEVELOPMENT DIVISION
3. APPLICATION BY 0870068 BC LTD. FOR REZONING AT 9351 NO.1 ROAD FROM SINGLE DETACHED (RS1/E) TO COMPACT SINGLE DETACHED (RC2) (File Ref. No. 12-8060-20-009577; RZ 15-710083) (REDMS No. 5030280)
2.
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Planning Committee Tuesday, July 5, 2016
It was moved and seconded That Richmond Zoning Bylaw 8500, Amendment Bylaw 9577, for the rezoning of9351 No.1 Roadfrom "Single Detached (RS1/E)" to "Compact Single Detached (RC2) ", be introduced and given first reading.
CARRIED
4. APPLICATION BY SANSAAR INVESTMENTS LTD. FOR REZONING AT 9460 WILLIAMS ROAD FROM SINGLE DETACHED (RSl/E) TO COMPACT SINGLE DETACHED (RC2) (File Ref. No. 12-8060-20-009582; RZ 15-701879) (REDMS No. 4994726)
Wayne Craig, Director, Development, reviewed the application, noting that the surrounding neighbourhood generally supports the proposed development and that the lot's dimensions are insufficient for townhouse development.
Discussion ensued with regard to ensuring occupancy of proposed secondary suites at completion of the proposed development.
In reply to queries from Committee, Joe Erceg, General Manager, Planning and Development, noted that developments with secondary suites are not subject to housing agreements. He added that staff review of the Affordable Housing Strategy is underway and that options to include housing agreements for developments with secondary suites can be examined.
It was moved and seconded That Richmond Zoning Bylaw 8500, Amendment Bylaw 9582, for the rezoning of 9460 Williams Road from "Single Detached (RS1/E)" to "Compact Single Detached (RC2) ", be introduced and given first reading.
CARRIED
5. APPLICATION BY HAYDENCO HOLDINGS LTD. FOR REZONING AT 12040 NO.5 ROAD FROM AGRICULTURAL (AGl) TO LIGHT INDUSTRIAL (IL) (File Ref. No. 12-8060-20-009584; RZ 14-672762) (REDMS No. 5037684)
Mr. Craig reviewed the application, noting that the site is currently zoned agricultural but is excluded in the Agricultural Land Reserve (ALR).
Discussion ensued with regard to the historical agricultural zoning in the area and other areas in the city where sites are zoned for agricultural but are excluded from the ALR.
It was moved and seconded That Richmond Zoning Bylaw 8500, Amendment Bylaw 9584, for the rezoning of 12040 No. 5 Road from "Agricultural (AG1)" to "Light Industrial (IL) ", be introduced and given first reading.
CARRIED
3.
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Planning Committee Tuesday, July 5, 2016
5A. UPDATE: REFERRAL ON ILLEGAL UNITS/AIRBNB (File Ref. No.)
Ben Dias, Manager, Community Bylaws and Roads and Construction, briefed Committee on a large home that was reported to offer unlicensed short-term hotel-type lodging, noting that staff have inspected the home for unauthorized modifications and sent a letter to the owner to remove advertising promoting the home for hotel-type lodging. He added that the property is being rented by a single individual.
Doug Long, City Solicitor, commented on the current regulations on shortterm property rentals and the role of strata corporations to address issues related to short-term property rentals, noting that the Province is reviewing current regulations and that staff will provide a report on the matter.
In reply to queries from Committee, Mr. Dias advised that the enforcement process is based on complaints and that approximately 18 complaints have been received in the first two quarters of2016.
Discussion ensued with respect to policies for short-term property rentals in agricultural areas and the supply of rental housing in the city.
6. MANAGER'S REPORT
(i) Blueberry Winery
Mr. Craig briefed Committee on a building permit application for a blueberry winery on No. 6 Road, noting that the proposed facility is approximately 6,000 square feet in size and complies with the zoning bylaw and the Agricultural Land Commission's (ALC) winery regulations. He added that the site is approximately 1 0 acres in size and approximately 8 acres will be utilized for blueberry production.
(ii) Tree Protection Bylaw
Mr. Erceg spoke on the City's Tree Protection Bylaw, noting that (i) approximately 700 trees have had permits for removal denied, (ii) approximately 30 percent more trees are planted to replace trees that have been removed, (iii) staff have responded to complaints to ensure trees remain on-site, (iv) a cash contribution is provided by developers in lieu of the trees that cannot be retained and those funds are used by the City for tree planting with almost 1000 trees planted in 2015, and (v) the City will host open houses to provide information on the City's tree protection regulations.
In reply to queries from Committee, Gordon J aggs, Tree Preservation Coordinator, advised that a list of native tree species for replanting is available on the City's website. Mr. Erceg added that the species and size of the replacement tree is dependent on its suitability for the site.
4.
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Planning Committee Tuesday, July 5, 2016
Discussion ensued with regard to public awareness of the City's tree protection regulations and the number of trees that have been protected.
In reply to queries from Committee, Mr. Erceg advised that tree removal permits are generally not issued for healthy trees.
(iii) Application for a Large House in the Agricultural Land Reserve
Mr. Erceg updated Committee on an application for a large house within the ALR, noting that the application for a 41,000 square foot house has been cancelled by the Building Department since it does not conform with zoning regulations. He added that there is a trend for larger homes on agricultural property and that the size of an average single-family home on agricultural property has grown from approximately 7,000 square feet to 12,000 square feet.
Discussion ensued with regard to introducing guidelines or regulations on house size on agricultural property and other areas in the Lower Mainland where there is a trend of building large homes in agricultural areas. It was noted that Provincial guidelines in this regard have been ineffective and that a regulatory approach is required.
As a result of the discussion, the following motion was introduced:
It was moved and seconded That a letter be sent to the Agricultural Land Commission and the Ministry of Agriculture requesting that they introduce Provincial regulations to control the maximum house size and house location on properties within theALR.
CARRIED
ADJOURNMENT
It was moved and seconded That the meeting adjourn (4:33p.m.).
CARRIED
Certified a true and correct copy of the Minutes of the meeting of the Planning Committee of the Council of the City of Richmond held on Tuesday, July 5, 2016.
Councillor Linda McPhail Chair
Evangel Biason Legislative Services Coordinator
5.
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To:
From:
City of Richmond
Planning Committee
Cathryn Volkering Carlile General Manager, Community Services
Report to Committee
Date: June 27, 2016
File: 08-4057-01/2016-Vol 01
Re: Request from Habitat for Humanity for Development Cost Charge Grant from the Affordable Housing Reserve Fund
Staff Recommendation
1. That $134,538 be paid to the Habitat for Humanity Society of Greater Vancouver towards development cost charges associated with the six ( 6) affordable homeownership units and six (6) affordable secondary rental suites located at 8180 Ash Street; and
2. That the 5-Year Financial Plan (20 16-2020) be amended to include an additional $134,538 from the Affordable Housing Capital Reserve Fund for the City's grant towards the development.
Cathryn Volkering Carlile General Manager, Community Services (604-276-4068)
Att. 1
REPORT CONCURRENCE
ROUTED TO: CONCURRENCE CONCURRENCE OF GENERAL MANAGER
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Staff Report
Origin
The purpose ofthis report is to recommend that Council approve a payment of$134,538 to the Habitat for Humanity Society of Greater Vancouver towards the development cost charges associated with the provision of six (6) affordable homeownership units and six (6) affordable secondary rental suites located at 8180 Ash Street.
This report supports Council's 2014-2018 Term Goal #2 A Vibrant, Active and Connected City:
Continue the development and implementation of an excellent and accessible system of programs, services, and public spaces that reflect Richmond's demographics, rich heritage, diverse needs, and unique opportunities, and that facilitate active, caring, and connected communities.
2.2. Effective social service networks.
This report also supports Council's 2014-2018 Term Goal #3 A Well-Planned Community:
Adhere to effective planning and growth management practices to maintain and enhance the livability, sustainability and desirability of our City and its neighbourhoods, and to ensure the results match the intentions of our policies and bylaws.
3. 4. Diversity of housing stock.
This report also supports the Social Development Strategy Goal #1: Enhance Social Equity and Inclusion:
Strategic Direction #1: Expand Housing Choices
Analysis
On July 13, 2015, Council approved the issuance of a Development Variance Permit to permit the subdivision of 8180 Ash Street into six ( 6) lots zoned "Single Detached (RS 1/b )" for the purpose of developing single-family dwellings. The lots are proposed to include six (6) singlefamily affordable homeownership homes and six ( 6) secondary suites for affordable rental.
Habitat for Humanity Request
Habitat for Humanity has submitted a written request to the City (Attachment 1) for a grant from the Affordable Housing Capital Reserve Fund to cover the development cost charges associated with the affordable housing project. It is anticipated the grant would be paid out prior to filing of the subdivision plan. Prior to providing the DCC grant, the City will give notice of assistance through publication in local newspaper as may be required under the Community Charter. The cost breakdown is as follows:
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Costs Amount
City Development Cost Charges $124,298
Greater Vancouver Sewerage and Drainage Fees $5,385
School Site Acquisition Charge $3,475
Address Assignment Fee $1,380
Total $134,538
Policy 5008 -Affordable Housing Reserve Funds Policy
At the discretion of Council, funding from the Affordable Housing Reserve Fund can be allocated towards projects that meet the specific housing and support needs of priority groups. The purpose of the Affordable Housing Reserve Fund Policy (Policy 5008) is to address affordable housing needs through planning, partnering and supporting a range of affordable housing development opportunities as resources and budgets become available.
The Affordable Housing Reserve Fund established by Bylaw 7812 may be used for capital expenditures, including providing fiscal relief (i.e. development cost charges, costs related to the construction of infrastructure to service the land, and development application and permit fees) to eligible non-profit housing providers for the purchase or development of subsidized rental units.
Habitat for Humanity Model
Habitat for Humanity's affordable housing project model addresses the objectives of the Affordable Housing Strategy, which identifies the three priorities as:
1. Subsidized rental housing- for households earning $34,000 or less; 2. Low end market rental housing- for households earning between $34,000 or less and
$57,000 or less; and 3. Entry-level homeownership- for households earning $60,000 or less.
The model primarily addresses Priority #3, but depending on the household's income level, the affordable secondary rental suites meet the goals of Priority #1 or #2. Habitat for Humanity's model also responds to the Social Development Strategy Action 1.3, which is "enhancing policies and mechanisms for facilitating affordable homeownership in Richmond".
Habitat for Humanity has provided the following details of their operating model: • The society works with community support and partner families to build safe, quality
homes; • Habitat partner families contribute 500 hours of "sweat equity" into building their home
as their down payment. Families pay an interest free mortgage inclusive of taxes and
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home insurance that is tailored to be no more than 30% of their annual gross household mcome.
• The money collected from the mortgage payments is deposited into Habitat for Humanity's Building Fund, which is leveraged to build additional homes for other partner families, while simultaneously building a savings fund for the partner to be used in the traditional mortgage market.
• The home remains within the Habitat for Humanity inventory and when the initial owner (partner family) decides to sell the home, the unit will return to Habitat for Humanity to be used by another eligible family. The next family will also pay 30% of their income towards the mortgage. This model secures affordability for the subsequent purchasers, not just the initial buyer.
• The affordable secondary rental suites located in each home will provide the owners of the affordable homeownership units with a revenue stream. The selection criteria and rental cost threshold (e.g. tenants will not pay more than 30% of their household income on rent) will also be administered by Habitat for Humanity. Prior to subdivision, Habitat for Humanity is required to register a legal agreement on title to ensure the secondary suite is constructed on each lot.
To ensure the units remain affordable in case the program cannot be continued, there is an Affordable Housing Agreement registered on title in favour of the Provincial Rental Housing Corporation (BC Housing's holding company) for the site. The Affordable Housing Agreement includes an option to purchase, which functions as the mechanism to secure affordability. The agreement ensures that ownership of the site remains with an agency that is committed to the long term provision of affordable housing. The agreement also defines the terms by which the Provincial Rental Housing Corporation (BC Housing's holding company) would reclaim ownership of the site, and sets out the eligibility criteria for future home owners.
Program Proposal Evaluation
Although Habitat for Humanity's model is a slight deviation from the proposals that would normally be considered under the Affordable Housing Reserve Fund Policy (e.g. the single family homes will be sold to qualified applicants and the non-profit organization will not retain ownership of the homes), staff recommend Council approve this request as the proposed housing model meets the intent and purpose of the policy to generate safe, affordable and appropriate housing to meet priority needs and existing gaps in Richmond.
The Affordable Housing Reserve Fund Policy identifies information required from project proposals. Below is a chart demonstrating how the proposed model responds to the policy criteria's key themes.
Criteria Proposed Model Client Group Low to moderate income families Anticipated Client Income Levels Habitat for Humanity sets annual income thresholds as part of
their eligibility criteria: • Affordable homeownership- $35,000 to $65,000 • Affordable rental- $25,000 to $35,000
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Criteria Proposed Model Tenure type • Mixed -affordable homeownership and affordable rental
• Based on rent-geared-to-income (RGI) model where partner families do not spend more than 30% of their income on housinQ costs
Number of Units 12 units- six (6) affordable homeownership single family homes and six (6) affordable rental secondary suites
• The affordable homeownership units are all 3-bedroom (including one accessible unit)
• The secondary suite units are all 2-bedroom Selection Process Habitat for Humanity sets the following eligibility requirements for
their selection process:
• Families must be employed (at least one member) • Families must put in 500 hours of "sweat equity"
• Families must be living in "sub-standard" accommodation- defined as overpriced, overcrowded, unhealthy and/or unsafe
• Families must be within the income thresholds • Families households will be evaluated based on need
Community Benefits • Homes remain affordable for the long-term, as the homes are re-sold to eligible partner families
Since the Affordable Housing Strategy (AHS) was adopted in 2007, there have been 19 affordable homeownership units secured in one development. As the City's priority has been to focus funding and policy efforts on the increasing need for subsidized and low-end market rental options, there have not been enough resources to dedicate towards a comprehensive affordable homeownership program. This model will address the need for affordable homeownership options, while also providing opportunities for affordable rental at the subsidized rental level.
Rationale for Funding Support
• The project is 100% affordable housing and non-profit driven. This is similar to the Kiwanis Towers and Storeys development projects, where the City provided a grant to offset the costs of the development cost charges, permit fees and servicing costs. If considered as a single family rezoning by a private applicant, the site would have been required to provide built secondary suites or a mix of built suites and cash-in-lieu. However, rents for secured secondary suites are not restricted under current AHS requirements. In the Habitat model, all of the units (including the secondary suites) are affordable.
• The projected rents and mortgage payments will not exceed 30% of the household's income. This model is increasingly becoming rare in the current housing context due to a decrease in senior government operating funding and subsidy.
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o The rents for the secondary suites range from $625 to $875 per month, depending on household income. Most of the households would benefit from rents that are lower than City's subsidized rental rate of $850/month for all unit types.
o The mortgage payments for the single-family homes range from $875 to $1 ,625 per month, which is comparable to the range of the City's stipulated low-end market rental maximum rent amounts in the current AHS.
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• The City has focused the majority of its resources on providing funding towards affordable rental housing- this project presents an opportunity to increase the number of affordable homeownership units (currently 19 units) and the number of secondary suites (currently 165 units) in Richmond.
Financial Impact
The funds requested would be covered by the City's Affordable Housing Capital Reserve Fund. The payment would be completed through an internal transfer from the Affordable Housing Capital Reserve Fund directly towards the City DCC portion, and the other fees would be paid on behalf of Habitat for Humanity. An amendment to the 5-Year Financial Plan (2016-2020) is required for the grant of$134,538.
Conclusion
The City recognizes that providing a range of affordable and diverse housing types for residents is an important element of creating a livable community. The main objective of the AHS is to ensure that the City is successful in providing housing options for households of different ages, family types, and incomes. Metro Vancouver estimates that over the next ten years, there will be a need for 1,040 ownership units (including affordable homeownership) and180 units of lowincome rental housing annually. The Habitat for Humanity project is one step in addressing this need to enerate housing options for a diverse population.
oyce erg Affordable Housing Coordinator (604-247-4916)
Att. 1: Written Request from Habitat for Humanity Society of Greater Vancouver
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1ft Habitat ' for Humanity®
Greater Vancouver
City of Richmond
Mayor and Council
Re: Affordable Housing Reserve Fund
Habitat for Humanity Greater Vancouver- Ash Street Build, Richmond BC
Dear Mayor and Council;
Nestled in the City of Richmond, our plans in 2016/17 will see us build 6 single family homes, each with a rental suite. This project will welcome 12 new Habitat partner families, 6 as home owners and 6 as renters, and increase our overall provision of shelter by 43%. The secondary suite inclusion represents a new model for Habitat for Humanity Greater Vancouver and is our way of creatively addressing the incredible need for affordable, stable shelter in our cities.
ATTACHMENT 1
The design for this project represents a community feel where shared pathways, gardens and a playground help create a sense of cohesion and belonging amongst the partner families.
Habitat for Humanity has a unique way of building homes for our partner families. The uniqueness evolves from the magic that happens when a committed group of corporate and personal donors collaborate with enthusiastic volunteers. Our Ash Street project will be based on the same construction format as the Government Street build in Burnaby ( 27 unit townhouse complex completed in 2013} with a significant amount of our labour force being augmented by community volunteers.
• Our Habitat build sites are run by professional project managers and site superintendents with construction experience.
• We use contracted trades for major components of our builds such as foundation work, mechanical, electrical, and drywall.
• In order to enhance the experience and manage the work shifts a volunteer coordinator is assigned to the project.
Cu rrently our consulting services are covered through generous donations from Abbarch Architecture and PWL Partnerships Landscape Architects, RJC Engineering, WSP, Kryton, Pacific Geotech, Avram Homes and Mathers Bulldozing. We are actively pursuing numerous prospects for donation of product and services to decrease construction costs.
Gift In Kind donations help significantly reduce our cost and are tax receiptable. Cash donations from the community allow us to cover hard costs and ensure that qualified tradesmen are on site at all times to work alongside volunteers and complete the homes in a
7977 Enterprise Street Burnaby, BC VSA 1 VS
604-681-5618
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timely and efficient manner.
Overall Construction Cost- Ash Street, Richmond BC (without Gift In Kind labour)
8180 Ash Street Land $397,000 8180 Ash Street Construction Cost : 10,950 $2,036,700 square feet@ $186.00 per square foot $275,000 per unit- one homeowner family and one rental family per unit Overall Budget $2,433,700
Through our model of no down payment, no interest morgage, and principal only payments set at 30% of their gross household income (inclusive of property taxes and house insurance}, families are swiftly on a path to success. This includes the rental families for each of the homes as they are also Habitat chosen families. Through the inclusion of rentals in this project, we are able to expand our reach into a lower income demographic that could include seniors and disabled youth.
All Habitat partner families committ to 500 hours of volunteer time for their home. All mortgage contributions are held by Habitat and returned to them as a cash lump sum when they decide to move into the traditional housing market. We buy the home back from them for the cost of that equity contribution. Habitat for Humanity retains legal right of first buyback on the homes to ensure that, once built, they remain in the affordable home ownership pool. Families do not benefit from market housing windfalls. Their take away is the equity contribution that they have made during their tenure as a Habitat Partner family.
Habitat for Humanity homes represent a permanent solution to an unhealthy and uncertain housing situation for our partner families. The cycle of poverty is broken. The impact of partnership will be felt for years to come as current families succeed and move on to the traditional mortgage market and new partner families come to benefit from a Habitat home. It is a fact that once our families have secure tenure in safe, modest and decent housing, their health, education and well being consistently improves.
To date, through the Habitat model in Vancouver, we have seen 5 of our 31 families successfully transition into the traditional market thus adding to the number of families we have served and can now serve. As the home remains in the Habitat inventory, there is now no cost when bringin in a new family. Our first set of 6 habitat families came on board in 2001 with our newest 2 families joining us in August 2015. There is much national proof that our program is effective and achieves our goal of providing a "hand up" and not just a "hand out". We are now excited to be witnessing it locally, in the world's second most expensive housing market.
A number of Richmond families have been selected and have started, and in some cases completed, their sweat equity hours and are now eagerly anticipating the building of their homes.
Our project is currently in the final stages of Building permit approval which we anticipate being ready for the end of June, concurrent to the finalization of the servicing agreement and filing of the subdivision on title.
21Page PLN - 17
Our biggest expense at this time is the Letter of Credit for the City of Richmond, required as a bond for the Servicing agreement, totalling over $200,000 and the payment of our DCC and utility fees to the City of Richmond in order to receive our Build Permits. This totals $133,000.
As I am sure you can imagine, as a non-profit, having over $330,000 in donor money tied up and thus limiting our cash flow poses a significant challenge for us. From the donor perspective, the optics are also challenging. As we are reaching out to the community for donation of services and funds, they are looking to the City to be a leader and also contribute to supporting this affordable housing in their community.
We understand that the Municipal Act prohibits the waiving of fees for land not owned by the municipality. As an alternative solution, we are requesting a grant from the City of Richmond Affordable Housing Reserve Fund for $134,537.65. This grant would then be directly returned to the City of Richmond to cover Development Cost Charges, School Site Acquisition Charge, Address Assignment Fee and Greater Vancouver Sewerage and Drainage Fees. The DCCs on their own are $124,297.65.
Through this process, the City of Richmond becomes an active partner in the Habitat for Humanity build to provide affordable home ownership and rental opportunities to Richmond citizens, helping to address the Affordable Housing Mandate of the Municipality.
With our build commencement imminent and many volunteer groups ready to help and financially contribute to do so, your kind consideration is paramount to our success and ability to begin construction.
We are grateful for the hard work of all staff and committees to this point and look forward to a continued partnership in our work to address the shortage of affordable housing for working families in Vancouver.
With deep appreciation,
Stephani Samaridis Director of Operations Habitat for Humanity Greater Vancouver [email protected]
cc: CEO and Board of Directors
3JP age PLN - 18
City of Richmond
To: Planning Committee
From: Wayne Craig Director, Development
Report to Committee Planning and Development Division
Date: June 15, 2016
File: RZ 14-662864
Re: Application by Farzana and Trilochan Khokhar for Rezoning at 10644 Railway Avenue from Single Detached (RS1/E) to Large Lot Arterial Road Coach House (RCH2)
Staff Recommendation
That Richmond Zoning Bylaw 8500, Amendment Bylaw 9498, to create the "Large Lot Arterial Road Coach House (RCH2)" zone, and to rezone 10644 Railway A venue from the "Single Detached (RS 1/E)" zone to the "Large Lot Arterial Road Coach House (RCH2)" zone, be introduced and given first reading.
'"''""? /'>" t¥J V?'\
Way~i Craig , \ Director, Developl)lent
WC:cl Att.
ROUTED To:
Affordable Housing
4768168
REPORT CONCURRENCE
CONCURRENCE
Gt/''' E OF GENERAL MANAGER
PLN - 19
June 15, 2016 - 2 - RZ 14-662864
Staff Report
Origin
Farzana and Trilochan Khokhar have applied to the City of Richmond for permission to rezone the property at 10644 Railway A venue from the "Single Detached (RS 1/E)" zone to a new zone entitled "Large Lot Arterial Road Coach House (RCH2)", to permit construction of a new singlefamily dwelling and an accessory coach house above a detached garage on the subject property with vehicle access to/from the existing rear lane (Attachment 1). The property currently contains a single-family dwelling and detached garage, which will be demolished at future development stage. This redevelopment proposal does not involve subdivision of the property. A survey plan of the subject site is included in Attachment 2.
Findings of Fact
A Development Application Data Sheet providing details about the development proposal is attached (Attachment 3).
Surrounding Development
Existing development immediately surrounding the subject site is as follows:
• To the North and South, are lots zoned "Single Detached (RS liE), which each contain a single-detached dwelling and a detached garage with access from the rear lane.
• To the east, immediately across the rear lane, are two (2) lots fronting Hollymount Drive under Land Use Contract 1 01, which each contain a single-detached dwelling.
• To the west, immediately across Railway Avenue, is the Railway Greenway trail on Cityowned property.
Related Policies & Studies
Official Community Plan/Steveston Area Plan
The Official Community Plan (OCP) land use designation for the subject site is "Neighbourhood Residential". The Steveston Area Plan designation for the subject site is "Single-Family" (Attachment 4). This redevelopment proposal is consistent with these designations.
Arterial Road Policy
The Arterial Road Policy identifies the subject site for redevelopment to compact lots or coach houses, with rear lane access. This proposal is consistent with the Arterial Road Policy.
Single-Family Lot Size Policy 5420
The subject site is located within the area governed by Single-Family Lot Size Policy 5420, adopted by Council on October 16, 1989, and amended on August 17, 1992 (Attachment 5). The Single-Family Lot Size Policy provides direction on the size oflots that may be created through
4768168 PLN - 20
June 15,2016 - 3 - RZ 14-662864
rezoning and subdivision. The Single-Family Lot Size Policy is not applicable to the subject rezoning application as it does not involve the subdivision of land.
Floodplain Management Implementation Strategy
The proposed redevelopment must meet the requirements of the Richmond Flood Plain Designation and Protection Bylaw 8204. Registration of a flood indemnity covenant on Title is required prior to final adoption of the rezoning bylaw.
Public Consultation
A rezoning sign has been installed on the subject property. Staff have not received any comments from the public about the rezoning application in response to the placement of the rezoning sign on the property.
Should the Planning Committee endorse this application and Council grant 1st reading to the rezoning bylaw, the bylaw will be forwarded to a Public Hearing, where any area resident or interested party will have an opportunity to comment.
Public notification for the Public Hearing will be provided as per the Local Government Act.
Analysis
Site Planning and Architectural Character
The proposed conceptual plans for redevelopment of the subject site have satisfactorily addressed the staff comments identified as part of the rezoning application review process (Attachment 6).
The proposed site plan involves a principal dwelling on the west side of the lot and an accessory coach house above a detached garage on the east side of the lot. The ground floor of the coach house building is proposed to be approximately 65 m2 (700 ft2
) (including the garage, the coach house entry, closet, and staircase to the upper level), while the main living area of the coach house on the upper level is proposed to be approximately 52m2 (567 ft2
).
Separate private open spaces are proposed on-site for both the principal dwelling and for the exclusive use of the coach house. The required private outdoor space for the coach house is proposed to be provided as a small yard at grade to the west of the coach house, as well as a small balcony off the main living area of the coach house, facing the rear lane [i.e., 3.6 m2 (38.5 ft2
) in area]. The location of the balcony is consistent with the requirements ofthe RCH1 zone, and is estimated to be approximately 16m (52ft) from the nearest portion of the dwellings on the lots directly across from the rear lane. ·
Pedestrian access to the site and coach house is proposed via a permeable pathway from Railway A venue, as well as from the rear lane.
Vehicle access to the subject site is required to be from the rear lane only, with no access permitted to Railway A venue, in accordance with Residential Lot Vehicular Access Regulation
4768168 PLN - 21
June 15, 2016 - 4- RZ 14-662864
Bylaw 7222. On-site parking is proposed in accordance with the Zoning Bylaw, which consists of two (2) side-by-side parking spaces in the detached garage for the principal dwelling, and one (1) outdoor surface parking space for the coach house to the north side of the detached garage.
The proposed site plan and architectural elevations show that the coach house building is proposed to be articulated along exposed sides of the building (i.e., east and north) to break up the building mass and to provide for visual interest.
Prior to final adoption of the rezoning bylaw, the applicant is required to submit:
• a Landscape Plan, prepared by a Registered Landscape Architect, for the site that is consistent with both the proposed zoning and with the landscaping guidelines in the Arterial Road Policy. The Landscape Plan must be accompanied by a cost estimate prepared by the Landscape Architect for the works (including all trees, soft and hard materials proposed, fencing, installation costs, and a 10% contingency).
• a Landscaping Security based on 100% of the cost estimate by the Landscape Architect.
On-site garbage and recycling is proposed in accordance with the Zoning Bylaw, and is set back significantly more than the minimum 1.5 m from the rear property line. Screening of on-site garbage and recycling will be reviewed upon receipt of the required Landscape Plan for the site prior to final adoption of the rezoning bylaw.
Prior to final adoption of the rezoning bylaw, the applicant must register legal agreements on title to ensure that:
• The coach house cannot be stratified;
• The Building Permit application and ensuing development at the site is generally consistent with the proposed conceptual plans included in Attachment 6. The Building Permit application process includes coordination between Building Approvals and Planning Depmiment staff to ensure that the covenant is adhered to. The final plans submitted at Building Permit stage must comply with all City regulations, including Zoning.
Proposed "Large Lot Arterial Road Coach House (RCH2)" Zone
An amendment to the Richmond Zoning Bylaw 8500 is proposed to create a new zone entitled "Large Lot Arterial Road Coach House (RCH2)" and to rezone the subject site to the new zone. The proposed zone has been prepared to regulate the proposed coach house on the subject site and for future similar developments on an existing large lot on arterial roads designated for coach houses on the Arterial Road Development Map.
The new "Large Lot Arterial Road Coach House (RCH2)" zone has been prepared to:
• Reflect many of the same provisions as the existing "Coach Houses (RCH1)" and the Single Detached (RS 1) zones.
4768168 PLN - 22
June 15,2016 - 5 - RZ 14-662864
• Allow a single detached dwelling and a detached coach house. The minimum size for a coach house is 33 m2 and must not exceed a total floor area of 60m2
. Note: a secondary suite is not permitted.
• Allow a maximum density of 0.60 FAR applied to a maximum of 464.5 m2 of the lot area, together with 0.30 applied to the balance of the lot area in excess of 464.5 m2
. This proposed density matches the maximum density allowed on large lots zoned "Single Detached (RS 1 ), but provides for an additional FAR of 0.05 because the lot will contain a detached coach house.
• Allow a maximum lot coverage for buildings of 45%.
• Allow a maximum principal building height of 2 Yz storeys (maximum 9 m) to the roof peak.
• Allow a minimum lot width of 12m and a minimum lot area of 420m2.
Staff are supportive of the creation of this zone as it provides for an additional housing option for large lots on arterial roads that do not have subdivision potential.
Tree Retention and Replacement
A Certified Arborist's Report was submitted by the applicant, which identifies tree species, assesses their structure and condition, and provides recommendations on tree retention and removal relative to the proposed development. The Report assesses two (2) bylaw-sized trees located on the west property line. An undersized shrub, which was included on the Survey Plan, is not subject to the Tree Protection Bylaw, and was not assessed as part of the Arborist's Report.
The City's Parks Department Arborist has reviewed the Arborist's Report, conducted visual tree assessment, and has indicated that both trees on the west property line along Railway A venue are in good health and condition, and that they concur with the report's recommendation to retain the trees (Trees# 988 and 989).
Tree Protection
Two (2) trees are required to be retained and protected on-site (Trees# 988 and 989). The proposed Tree Management Drawing is shown in Attachment 7.
To ensure protection of Trees# 988 and 989, the applicant must submit the following items prior to final adoption of the rezoning bylaw:
• a contract with a Certified Arborist for supervision of all works conducted within close proximity to tree protection zones. The contract must include the scope of work to be supervised, including:
4768168
- the number of monitoring inspections at specified stages of construction;
- special measures to be taken during installation of the new water connection at future development stage to ensure tree protection; and
- a provision for the Arborist to submit a post-construction impact assessment report to the City for review.
PLN - 23
June 15,2016 - 6 - RZ 14-662864
• A Survival Security in the amount of $20,000. The survival security will not be released until construction and landscaping on-site is completed, a landscape inspection has been passed by City staff, and the Arborist' s post-construction impact assessment report is received by the City. The City may retain a portion of the security for a one-year maintenance period from the date of the landscape inspection to ensure that the trees survive.
Prior to demolition of the existing dwelling on the subject site, the applicant is required to install tree protection fencing around Tree# 988 at a minimum of 5.0 m out from the base of the tree and around Tree# 989 at a minimum of 5.5 m out from the base of the tree. Tree protection fencing must be installed to City standard in accordance with the City's Tree Protection Information Bulletin TREE-03 prior to any works being conducted on-site, and must remain in place until construction and landscaping on-site is completed.
Affordable Housing Strategy
For single-family rezoning applications on a lot that is not intended to be subdivided, Richmond's Affordable Housing Strategy requires the lot to contain a secondary suite or coach house.
This proposal to permit the construction of a coach house above a detached garage on the existing lot conforms to the Affordable Housing Strategy.
Site Servicing and Frontage Improvements
At the applicant's cost, the City is to complete the required water, drainage, and sanitary connection works described in Attachment 8 at Building Permit application stage.
Existing Legal Encumbrances
There is an existing 1.5 m x 1.5 m statutory right-of-way for utilities on title of the subject lot (located at the southeast comer of the lot). Encroachment into the right-of-way is not permitted. The owner is aware of the charge on title and the proposed conceptual plans for the dwelling and coach house do not show any encroachment into the right-of-way.
Financial Impact
This rezoning application results in an insignificant Operational Budget Impact (OBI) for off-site City infrastructure (such as roadworks, waterworks, storm sewers, sanitary sewers, street lights, street trees and traffic signals).
Conclusion
The subject proposal is to rezone the property at 10644 Railway A venue from the "Single Detached (RS 1/E)" zone to a new zone entitled "Large Lot Arterial Road Coach House (RCH2)", to permit the construction of a single-family dwelling and an accessory coach house above a detached garage on the existing lot, with vehicle access to/from the existing rear lane.
4768168 PLN - 24
June 15, 2016 - 7- RZ 14-662864
Staff are supportive of the proposed rezoning application to facilitate development of a new dwelling and coach house on the subject site as it provides for an additional housing option for large lots on arterial roads that do not have subdivision potential.
This rezoning application complies with the land use designations and applicable policies contained within the OCP for the subject site.
The list of rezoning considerations associated with this application is included in Attachment 8, which has been agreed to by the applicant (signed concurrence on file).
It is recommended that Zoning Bylaw 8500, Amendment Bylaw 9498 be introduced and given first reading.
~ Plmming Technician CL:rg
Attachment 1: Location Map/ Aerial Photo Attachment 2: Survey Plan Attachment 3: Development Application Data Sheet Attachment 4: Steveston Area Plan Land Use Map Attachment 5: Lot Size Policy 5420 · Attachment 6: Conceptual Development Plans Attachment 7: Proposed Tree Management Drawing Attachment 8: Rezoning Considerations
4768 168 PLN - 25
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City of Richmond
Development Application Data Sheet Development Applications Department
RZ 14-662864 Attachment 3
Address: 10644 Railway Avenue
Applicant: Farzana Khokhar
Planning Area(s): Steveston --------------------------------------------------------------
Existing Proposed
Owner: Trilochan Singh Khokhar No change
Farzana Khokhar
Site Size (m2): 621.1 m2 (6,685 ft2) No change
A single detached dwelling and a A new single detached dwelling
Land Uses: and a coach house above a detached garage
detached garage
OCP Designation: Neighbourhood Residential No change
Area Plan Designation: Single-Family No change
Permits subdivision along Railway
702 Policy Designation: Avenue in accordance with the Not applicable "RS2/B" zone, subject to (no subdivision is proposed)
rear lane access
Zoning: Single Detached (RS1/E) Large Lot Arterial Road Coach
House (RCH2) The Arterial Road Policy designates
Other Designations: the subject site for infill development No change to include a coach house
---~~ - -
~1- Bylaw Requirement I ~- ---- T variance- ~ Proposed
Max. 0.60 to a max Max. 0.60 to a max 464.5 m2 of lot area, plus 464.5 m2 of lot area, plus
none Floor Area Ratio: 0.30 for the balance 0.30 for the balance permitted
325.68 m2 * 325.68 m2 * (3,505 fe)* (3,505 fe)*
Principal Dwelling Size: Max. 265.68 m~ * Max. 266.78 m~ *
(2,859 fe)* (2,871 fe)* none
Ground floor/stair:
Min. 33 m2 (355 fe 6.2 m2 (67 ft2)
Coach House Size: Max. 60 m2 (645 fe)
Upper floor: none 52.7 m2 (567 ft2)
Total: 58.9 m2 (634 ft2)
Lot Coverage- Building: Max. 45% Max. 45% none
Lot Coverage - Non-porous Max. 70% Max. 70% none
Surfaces:
Lot Coverage- Live Plant Material: Min. 20% Min. 20% none
Lot Size (min. dimensions): 420m2 621.1 m2 none
Principal Dwelling Min. 6 m Min. 6m none
Setback- Front & Rear Yards (m):
* Preliminary estimate; not inclusive of garage exemption (max. 50 m\ exact building size to be determined through zoning bylaw compliance review at Building Permit stage.
4768168 PLN - 29
June 15,2016 - 2- RZ 14-662864
I Bylaw Requirement I Proposed I Variance Principal Dwelling
Min. 1.2 m Min. 1.2 m none Setback- Side Yards (m): Coach House Building
Min. 1.2 m 1.5 m none Setback- Rear Yard (m):
Min. 0.6 m Ground (south side) Ground Min. 1.2 m (south);
floor Min. 1.8 m floor 4.49 m (north) none
Coach House Building (north side) Setback- Side Yards (m): Min. 1.2 m
Second (south side) Second Min. 1.2 m (south); floor Min. 1.8 m floor 4.49 m (north) none
(north side)
Principal Dwelling Height (m): Max. 2 % storeys Max. 2 % storeys none
Max. 2 storeys or 6.5 m, 2 storeys (6.48 m). as
whichever is less, as Coach House Building Height (m): measured from the
measured from the highest none
elevation of the crown of the highest elevation of the
lane crown of the lane
On-Site Parking Spaces- Principal 2 2 none
Dwelling: On-Site Parking Spaces- Coach 1 outdoor surface parking 1 outdoor surface
none House: space parkinQ space
Principal Min. 30m2 Principal
Min. 30m2
Private Outdoor Space: Dwelling Dwelling
none Coach No Coach 33m~ yard House minimum House 3.6 m2 balcony
4768168 PLN - 30
ATTACHMENT 4
City of Richmond
Steveston Area Land Use Map
c:::=J Single-Family L=:J Institutional
c:::=J Multiple-Family c:::=J Conservation Area
- Commercial Trail
Public Open Space - Steves ton Area Boundary
Steveston Waterfront Neighbourhood Boundary
Original Adoption: April 22, 1985 I Plan Adoption: June 22, 2009 Steveston Area Plan 100 PLN - 31
Page 1 of 2
City of-Richmond
Adopted by Council: October 16, 1989 Amended by Council: August 1i, 1992 Lassam Rd. Ado ted b Council: Au ust 21, 1995
ATTACHMENT 5
Policy Manual
POLICY 5420 ·•· ··. ·.··
File Ref:. 4045-00
POLICY 5420:
The following policy establishes lot sizes for the area, bounded by Steveston Highway, Railway Avenue, Williams Road and the rear of the properties located along No.2 Rd. in Section 36-4-7:
That properties within the area bounded by Steveston Highway, Railway Avenue, Williams Road and the rear property lines of the properties located along No. 2 Rd. (Section 36-4-7), be permitted to subdivide in accordance with ·the provisions of Single-Family Housing District (R1/B) in Zoning and Development Bylaw 5300, with the following provisions:
(a)
(b)
(c)
If there is no lane or internal road access, then properties along Railway Avenue and Steveston Highway will be restricted to Single-Family Housing District (R1/E); .
Properties along Williams Road will be permitted Single-Family Housing District (R1/C) unless there is lane or internal road access in which case Single-Family Housing District (R1/B) will be allowed;
The Policy for the properties along Lassam Rd. · (as cross-hatched on the attached map) was adopted on August 21, 1995;
and that this policy, as shown on ttie accompanying plan, be used to determine the disposition-of future single-family rezoning applications in this area, for a period of not less than five years, unless changed by the amending procedures contained in the Zoning and Development Bylaw.
Note: Council adopted the above noted Single-Family Lot Size Policy, with an amendment clarifying that the western boundary of the policy area is the middle of Railway Avenue.
Note: There are two adoption dates for two separate portions of Policy 5420.
280220
PLN - 32
411~ ---· ------------
Subdivision permitted as per Rl/B (date of adoption 08/21/95.
Subdivision permitted as per Rl/B (date of adoption 1 0/16/89).
1. Williams Road - Rl/C unless there is a lane or internal acces then Rl/B 2. Railway Avenue & Steveston Highway-= Rl!E unless there is lane or
internal access then Rl/B. ·
Policy 5420 Section 36-4-7
Adopted Date: 10/16/89 Amended Date: 08/17/92 Lassam Rd. Adopted Date: 08/21/95 Note: Dimensions are in METRES
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PR
OTE
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GU
IDEL
INES
:
I, T!
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TIO
N l
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£ S
ET&
ACK
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e T
ree
Pro
l.,c
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n lo
ne
(TPZ
) ol
igro
mo:
nls
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est
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as d
ire
c.
.-y
lhll o
l!ic
e t
o p
rovi
de
a s
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ble
set
bo
ck t
o e
mu
re o
do
:Qu
ote
ro
ot
pral
<>
etio
n Ia
mo
inia
n lr
ee
l•e
ollh
<Jn
d tr
ee
llo
b;'i
ty. T
hese
O:ig
nmen
t1 o
re b
me
d o
n .<
lie a
nd
tre
e condi~ons o
s d
ol e
rmin
ed
by th
e
pro
jecr
o>L
lo•l
ll, o
nd
th
ey
n.o
pe
m:d
e o
ny o
the
r V
ee p
1o
led
on
se
lbo
cla
>'IO
W!e
d b
y o
lh\:<
5 (I
ncl
ud
ing
scl
lXJc
ks d
e1
ivcd
fro
m r
nu
nic
ipo
l gu
ide:
ines
). o
nd
ma
y b
e co
nd
ilkm
oi
IO C
<Jrto
in m
itig
olio
n m
eo
wre
s be
i•10 underlo~en ji
.e. m
ot pr
ut~n
g. C
Oil\
Pen
10lo
ry lr
eo
lrn
en
l to
re
mo
in;r
.gro
olz
on
e).
The
he
e p
.oo
tocl
iOtl
gu
:dcl
ines
oto
opp
Jv J
o lim
ovc
rllo
od
po
rtio
ns
or
the
tree
[tn
.Klt:
. b
.'on
chcs
on
d r
ofl(
lge)
. e
ven
II t
hose
tre
e p
ort
s e
x/e
nd
ou
tsid
e o
l li"X
! TI'Z~tbock.
2.
TftE
EI'R
OTE
CII
OU
fEII
CES
(GJ\
OII
IER
S}:
Bo
uie
n m
ust b
e e
red
od
al
the
spe
clro
ed o
iigro
mcn
ts o
rod
se
ltx:;
:h m
oin
rolr
.ed
iro
go
od
co
nd
itio
n unl~
ll•e
poo
;ec
r 1e
ach
es
wb
s!o
nlio
l comp~ction,
or.
d t
he
mst
ricl
ion
son
d g
v!d
elin
es i
rnp
lcm
cnlc
d o
s d
eta
iled
he
rein
lh•o
ug
ll to
th
e c
om
ple
tio
n o
r th
e lo
od
scn
pin
g p
ho
se.
The
mot
Gtio
ls o
nd
lnsl
ol'a
tion
ot
rho
fcn
co
mu
st m
ee
t or
cxcc
;.od
tho
mu
nic
ipo
lsln
nd
old
l. ~igns slo
ting"1
R~~
PR
OTE
CTI
ON
ZON~-
NO
EN
TRY"
"111
!.nl b
e p
lace
d o
n t
ho
ho
c p
1o
lrx:
tio
n fe
nce
ar
a su
itab
le h
eq
uo
ncy
or
tho
O~ocli
on o
lth
e p
roje
ct o
rbor
iJI.
Alb
orl
ech
wil
ir
o~lo
llli
!;lm in
ca
ses
tha
t w
e o
re 1
elo
lne
d t
o p
!ovi
:1e
fie-ld
l&lv
ice
slo
r co
mp
lon
ce
durin£~ c
on
sllu
cllo
n.
1t1e
oc·
me1
. ca
ni!
Oct
ou
. 1vb
· co
nt•
oc:
IOil
on:J
ha
de
s sh
ou
ld b
a m
od
e o
wO
te o
l I h
e 1
esl!i
ct:o
ru rh
eoei
n. a
nd
cO
l> lu
ll w
ilh Il
l is
ollic
e 1
01 (
)loy
occe
n. i
f re
qvl
led
. T
ree
pro
tccr
ion
Jcn
ctn
o m
ust b
e in
spe
cte
d o
nd
ap
pro
ved
by t
he
munictoo
~ity
an
d/o
r th
o p
roje
ct c
rOO
<i;t
prio
r Ia
co
mm
on
ccm
cn
t o
l an
v
do
mo
:lt:
On
,lilc
prc
po
10
tio
n c
r co
nsl
ruct
icn
war
~.
3.
SUftV
EYO
FFEt
iCES
: If
<Jny
fre
e p
rote
ctio
n f
en
ces
01e
olit
;trt
ed
wilh
or
wilh
in c
lose
pro
xim
ity lo
ore
slri
ctiv
e c
ove
no
nl.
a pro~rlv li
ne.
o(\
{j/o
t Ot\
crw
ilon
mcn
tcly
se
nlit
ive
or
pro
tecte
d o
reo
. th
e c
on
tro
clo
r n
lOJSt
un
dc:
lo<
.o o
sur
vey
or
lho
to
coti
orl
of
lhos
!3 p
rop
ofl
y r
no
! iU
Ch
!ho
t lh
elr
ee
pro
!ec!i
on
fo!l
cO
Co
!lb
Oln
sto
lled
on
din
sp
ecle
do
ccu
rolo
ly.
4.
TREE
PR
OTE
C!t0
11 A
tJD
lA
flD
CL
E!1
RitJ
G O
PEII
AT
IDtJ
S:
tt10
1ge ~c
ole
ten
d c
leo
oin
9 a
rea
s co
nto
:n o
1P
l o:td
/t:/1
th
ere
lsw
ind
film
ing
!re
otm
en
t1 re
qu1
ed
in n
ew
Joc
e1t edg~ in
telfo
ces<
llon
!J r
he
peri
met
e!S
of
the
lan
d c
leo
•in
g 0
1eos
. o
nd
/crw
ho
m c
er!
oin
trcc~wirhin o
TP2
ete
lP
ec'
fl!l
d lc
rmm
ov
al, i
t i~
sltor~ 1
ecc
n\o
l1e
nd
ed
lho
t th
e lo
nd
do
o•J
r.g c
on
tro
clo
r sh
ou
ld c
ocrd
"no
lew
ilh
I he
pt"O
jecl
o•b
ori
st in
od
vo
nce
to re
vie-
vt t
helrw
c:r1
1 p
ion
on
d t
o id
en
lilv
reta
ine
d
tree
s o
nd
I he
p!O
!ect
ion
mem
11r<
'!S lo
r th
em
. os
wem
os
dlJ{
irog
!he
c!eo~ng p
roce
ss l
o lm
p:o
ve c
om
pllo
nco
on
d lo
mse
ss n
f!W lm
esl
e
dg
es
en
d p
rovi
de
fle
e f
ailu
re 1
i5~
mili
t;tc
tion
pre1crip~ons.
for
ren
dllr
inQ
pur
po1e
s. t
he
pro
po
ne
nts
sho
uld
be
reQ
ui1e
d to
pro
vid
e u
nit
cost
s fo
t th
e fc
iiO".v
ing
lte
olm
en
tJ (
W1c
lud
ing
disp
osal
ol
WO
lle)
in t
he
for
est
inta
rfo
ce z
ones
. •
R~X~
lovo
lold
clec
l!vo
hoos
insi
Zoco
tego
ricl
of s
mol
l(do
hu
p t
oW
em
db
h).
moc
{Jum
Jd
llh 2
1 e
m t
o ·1
5 cm
).lo
rgo
(d
bh
~6
to7
5
cm
) o
nd
ver
y Io
rge
(76
em
db
h o
nd
gtc
ote
l).
en
d
•.
Pryningv.~rv!ces(IY.>ullv).
No
le t
ilOI
op
pro
9vo
lslo
r le
avi
ng
ch
ip I
or I
org
e w
oo
dy
de
blis
cre
ate
d b
y 11
\a w
o1
te o
r the
se o
pero
liOr"
ll o
n t
he s
lle w
i1 b
e in
vesl
lgo
ted
w
llh o
lle
cle
d p
-op
ort
y Q
\vnc
rs u
pe
n m
q\I
Qsl
.
<(
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~01/
. E~~
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TH '
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PRO
POSE
D
"-
I M
AIN
HO
US
E
I,~~ S
ITE
AR
EA
~
=62
1.1
m'2
'~
w
z <(
_j
In c
crto
'n c
osos
. o
nd
wO
jeclt
o m
un
icip
al a
pp
rova
l in
tori
m t
ree
pro
tect
ion
me
asu
res
lnsl
eo
d o
l!!o
(\{j
ord
tre
e p
rote
ctio
n f
en
ce
lmlo
"1(l
lion
mn
y 0
0 o
cc
ep
lab
:c.
1u
ch m
bu
t no
t im
iled
to
: •
Re
ta·n
:ng
the
ser
vice
s o
f th
e p
oo
iec
l orb
ori
sl t
o a
tte
nd
on
d d
're
ct U
re c
orn
f;rl
ion
ce t
o P
IOie
clio
n r
ne
mw
es
dUiin
g lh
e c
lem
ir1g
!.C
Ope
lh
olls in
p~o•imity t
o lh
e T
f'l. O
f ·
5:
_j
45.7
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OD
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CE
90
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9'
36
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O
'' C
OO
RD
INk
WIT
H C
l O
R
SER
VIC
E:
CO
NN
EC
TIO
NS
W
ITH
IN
OR
D
IR
Y A
DJA
CE
NT
TO
TPZ'
S
THAT
AR
E:
IN
60
C
ON
FLIC
T W
ITH
SH
AR
ED
TR
EES
STR
AD
DLI
NG
TH
E P
RO
PE
RTY
LI
NE:
AT
THE:
FR
ON
T.
RE
-ALI
GN
ME
NT
OF
THO
SE:
SE
RV
ICE
S
(IF
FE
AS
IBLE
/PO
SS
IBLE
:) O
R
LOW
IM
PA
CT
MET
HO
DS
(ie.
VAC
UU
M
EXC
AVAT
ION
, R
OO
T P
RU
NIN
G)
MAY
B
E
REQ
UIR
ED.
I
84
92
3
TREE
IN
VEN
TORY
AN
D A
SSES
SMEN
T LI
ST:
LA
N N
OTE
S:
Tog~
~ d
en
ote
s 11
1e l
og
aff
ixe
d t
o t
he
tre
e fo
r ref
eren
c'e
in r
ep
ort
an
d o
n d
raw
ing
s.
Ht a
nd
Spr
de
no
te t
he
he
igh
t a
nd
sp
rea
d (
radi
us o
f cro
wn
) o
f th
e t
ree
in m
etre
s as
me
asu
red
or e
stim
ate
d b
y th
e a
sses
sor i
f ap
plic
ab
le.
He
igh
t an
d S
prea
d a
re n
ot
ap
plic
ab
le fo
r G
rove
or
For
est S
tan
d t
rees
. D
bh d
enot
es t
he d
iam
ete
r of
the
trun
k m
easu
red
at
1.4
m a
bo
ve g
rad
e o
r as
pe
r orb
ori
cullu
ral s
tan
da
rds
{i.e.
For
mul
ti st
em tr
ees)
. ~ond d
en
ote
s h
eo
!fh
an
d s
truc
tura
l ra
ting
usi
ng V
isua
l Tre
e A
sses
smen
t (V
TA)
pro
ced
ure
s.
U d
en
ote
s U
nsui
tabl
e M
de
no
tes
Ma
min
al
S
de
no
tes
Sui
tabl
e. S
ee r
ep
ort
for
det
ails
. A
cllo
n d
en
ote
s th
e p
rop
ose
d t
rea
tme
nt
of
the
tre
e w
ithin
th
e c
urr
en
t d
eve
lop
me
nt d
esig
n. S
ee r
ep
ort
an
d d
raw
ing
for
de
tails
. T
ag
#
lit
Spr
D
bh
(e
m}
Tre
e T
ype
C
on
d
Ob
serv
ollo
ns
Acti
on
98
6 20
6
80
W
este
rn r
ed
ced
ar
M
Thes
e tr
ees
are
sh
ore
d w
ith t
he
cit
y a
nd
ap
pe
ar
to h
ave
R
etai
n hi
stor
ical
ly b
ee
n t
op
pe
d a
t o
he
igh
t o
f 12
ab
ove
gra
de
. 98
9 M
R
ep
lace
me
nt
lead
ers
cons
ist o
f ho
rizo
nta
l bra
nch
es
tha
t R
etai
n h
ave
fu
me
d v
erti
cal
farn
:·ng
o p
erm
an
en
t str
uct
ural
im
pa
irm
en
t co
rry
40%
of t
he
cro
wn
. Th
is is
a si
gn
ifica
nt
de
fect
tha
t is
exp
ect
ed
to w
orse
n o
ver
time
, b
ut
no
t ye
t co
nsi
de
r h
igh
risk
for
foi
h .... rt
J. Th
ese
trees
co
uld
be
re
tain
ed
su
bje
ct to
pro
tect
ion
mea
sure
s b
ein
g im
ple
me
nte
d w
ithin
th
e s
ite.
i'(>
lnn
/1 h
m<>
<IO
OI
o!r0
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l'JI
IUf>
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d D
y I h
e fl'<
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il G
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plo
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h "1
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oo
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5
y4
6
8 10
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MiiiJ~MiiiJ
AL
L D
IST
AN
CE
S A
RE
IN M
ET
RE
S
--
-d
en
ote
s fr
ee
TA
G tl
UM
DE
R O
l ID
AHE~EtiCE.
• In
s! c
lin
g ot
t em
oliv
e d
cmar
cCJi
ion
olt
he
11'
2 su
ch 0
1 s
vrvo
y st
ate
s. p
oinr
trot;t
fn
cs o
n I h
e g
rou
nd
. o
nd
/or
oto
cln
g.r
op
c o
nd
r:o
gg
ing
. 5.
TA
EE
PA
OIE
CT
rOtiG
UID
Eut
lES
: A
ny c
am
rru
cllo
n r
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PLN - 35
City of Richmond
Address: 10644 Railway Avenue
ATTACHMENT 8
Rezoning Considerations Development Applications Department
6911 No.3 Road, Richmond, BC V6Y 2C1
File No.: RZ 14-662864
Prior to final adoption of Richmond Zoning Bylaw 8500, Amendment Bylaw 9498, the developer is required to complete the following:
1. Submission of a Landscape Plan, prepared by a Registered Landscape Architect, to the satisfaction of the Director of Development, and deposit of a Landscaping Security based on 1 00% of the cost estimate provided by the Landscape Architect (including trees, all soft and hard materials proposed, installation costs, and a 10% contingency). The Landscape Plan must:
• comply with the proposing zoning and the guidelines of the OCP's Arterial Road Policy, and should not include hedges along the front property line;
• include a mix of coniferous and deciduous trees; and,
• include the dimensions of tree protection fencing as illustrated on the Tree Management Drawing attached to this report.
The landscaping security will not be released until construction and landscaping on-site is completed and a landscape inspection has been passed by City staff. The City may retain a portion of the security for a one-year maintenance period from the date of the landscape inspection to ensure that the landscaping survives.
2. Submission of a Contract entered into between the applicant and a Certified Arborist for supervision of any on-site works conducted within the tree protection zone of the trees to be retained (Trees# 988 and 989). The Contract should include the scope of work to be undertaken, including: the proposed number of site monitoring inspections, special measures to be taken during installation of the new water connection at future development stage to ensure tree protection, and a provision for the Arborist to submit a post-construction assessment report to the City for review.
3. Submission of a Tree Survival Security to the City in the amount of $20,000 for Trees# 988 and 989. The survival security will not be released until construction and landscaping on-site is completed, a landscape inspection has been passed by City staff, and the Arborist's post~construction impact assessment report is received by the City. The City may retain a portion of the security for a one-year maintenance period from the date of the landscape inspection to ensure that the trees survive.
4. Registration of a flood indemnity covenant on title.
5. Registration of a legal agreement on title ensuring that the coach house cannot be stratified.
6. Registration of a legal agreement on title to ensure that the Building Permit application and ensuing development at the site is generally consistent with the proposed conceptual plans included in Attachment 6 to this staff report dated June 15, 2016.
Prior to Demolition Permit* issuance, the applicant is required to:
• Install tree protection fencing around Tree# 988 at a minimum of 5.0 m out from the base of the tree and around Tree# 989 at a minimum of 5.5 m out from the base of the tree. Tree protection fencing must be installed to City standard in accordance with the City's Tree Protection Information Bulletin TREE-03 prior to any works being conducted on-site, and must remain in place until construction and landscaping on-site is completed.
Prior to Building Permit* issuance, the applicant is required to:
• Submit Building Permit plans that conform to the design covenant registered on title at rezoning stage. The final plans submitted at Building Permit stage must comply with all City regulations, including Zoning.
Initial: ---
PLN - 36
- 2 -
• At the applicant's cost, the City is to complete the following service connection works:
Water Works
Using the OCP Model, there is 242 Lis ofwater.available at a 20 psi residual at Railway Ave. Based on the proposed development, the site requires a minimum fire flow of 95 Lis. Once the building design has been confirmed at the Building Permit stage, the applicant must submit fire flow calculations signed and sealed by a professional engineer based on the Fire Underwriter Survey (FUS) or International Organization for Standardization (ISO) to confirm that there is adequate available flow.
At the applicant's cost, the City is to disconnect the existing 20 mm diameter water connection at the main, and install a new 25 mm diameter connection complete with a meter box at the property line. The meter box must be placed on the grass boulevard outside of any private fence at minimum 1.0 m away from any paved driveways and walkways.
Storm Sewer W arks
No storm sewer upgrade is required along Railway Ave.
No upgrade is required to the existing storm sewer system in the rear lane. All on-site drainage must be graded towards Railway A venue.
The applicant is to reuse the existing storm inspection chamber and connection at the southwest corner of the property to service both the primary dwelling and the coach house in the proposed development.
The boulevard must be graded towards the inspection chamber to prevent storm water from ponding on the boulevard, road, driveways and walkways.
Sanitary Sewer Works
No sanitary sewer upgrade is required along the rear lane.
The applicant is to reuse the existing sanitary inspection chamber and connection at the southeast corner of the property to service both the primary dwelling and the coach house in the proposed development.
• Submit a Construction Parking and Traffic Management Plan to the Transportation Department. The 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.
• 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: ---
PLN - 37
- 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 contain 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 original on file)
Signed Date
PLN - 38
City of Richmond
Richmond Zoning Bylaw 8500 Amendment Bylaw 9498 (RZ 14-662864)
10644 Railway Avenue
Bylaw 9498
The Council ofthe City of Richmond, in open meeting assembled, enacts as follows:
1. Richmond Zoning Bylaw 8500, as amended, is further amended by inserting the following into Section 8 (Residential Zones), in numerical order:
"
4773783
8.15 Large Lot Arterial Road Coach House (RCH2)
8.15.1 Purpose
The zone provides for a detached coach house in conjunction with single detached housing where there is vehicle access to a rear lane.
8.15.2 Permitted Uses • housing, single detached
with a detached coach house
8.15.4 Permitted Density
8.15.3 Secondary Uses • bed and breakfast • boarding and lodging • community care facility, minor • home business
1. The maximum density is limited to one principal dwelling unit and one coach house per lot.
2. The maximum floor area ratio (FAR) including the single detached housing and coach house is 0.60 applied to a maximum of 464.5 m2 of the lot area, together with 0.30 applied to the balance of the lot area in excess of 464.5 m2
.
3. The coach house must have a minimum floor area of at least 33.0 m2 and must not exceed a total floor area of 60.0 m2
.
4. For the purposes of this zone only, 10% of the floor area total calculated for the lot in question must be used exclusively for covered areas of the single detached housing or coach house which are open on two or more sides, with the maximum for the coach house being 6.0 m2
, and is not included in the calculation of the maximum floor area ratio.
5. An unenclosed and uncovered balcony of a coach house shall have a maximum area of 8.0 m2
, and shall be located so as to face the lane on a mid block lot, and the lane or side street on a corner lot.
PLN - 39
Bylaw 9498 Page 2
4773783
6. Stairs to the upper level of a coach house must be enclosed within the allowable building area.
8.15.5 Permitted Lot Coverage
1. The maximum lot coverage is 45% for buildings.
2. No more than 70% of a lot may be occupied by buildings, structures and non-porous surfaces.
3. 20% of the lot area is restricted to landscaping with live plant material.
8.15.6 Yards & Setbacks
1. The minimum front yard is 6.0 m, except that coach houses, carports, garages and parking spaces must be set back a minimum of 20.0 m.
2. The minimum interior side yard is 1.2 m for the single-detached housing.
3. The minimum interior side yard for an accessory building containing a coach house to one side lot line is 1.2 m; and to the opposite and opposing side lot line is 1.8 m.
4. In addition to subsection 8.15.6.3, an accessory building containing a coach house on an interior lot with an east-west orientation shall be located closest to the southern interior side lot line, to reduce shadowing on the adjacent lot to the north.
5. The minimum exterior side yard is 3.0 m.
6. The minimum rear yard is 6.0 m for the single detached housing.
7. A detached accessory building other than a coach house, of more than 10.0 m2 may be located in the rear yard but no closer than 3.0 m to a lot line abutting a public road or 1.2 m to any other lot line.
8. A coach house shall be located within 1.2 m and 10.0 m of the rear lot line.
9. The minimum building separation space between the principal single detached housing unit and the accessory building containing a coach house is 4.5 m.
10. Coach houses are not permitted in the front yard.
11. Waste and recycling bins for the lot shall be located within a screened structure that is set back a minimum of 1.5 m from the rear lot line.
12. Building elements in a coach house that promote sustainability objectives such as solar panels, solar hot water heating systems and rainwater collection systems may project 0.6 m into the side yard and rear yard.
PLN - 40
Bylaw 9498 Page 3
4773783
13. An unenclosed and uncovered balcony of a coach house located so as to face the lane on a mid block lot, and the lane or side street on a corner lot, may project 0.6 m into the rear yard.
8.15.7 Permitted Heights
1. The maximum height for single detached housing is 2 Y2 storeys or 9.0 m, whichever is less, but it shall not exceed the residential vertical lot width envelope and the residential vertical lot depth envelope. For a principal building with a flat roof, the maximum height is 7.5 m
2. The ridge line of a side roof dormer may project horizontally up to 0.91 m beyond the residential vertical lot width envelope but no further than the setback required for the interior side yard or the exterior side yard.
3. The ridge line of front roof dormer may project horizontally up to 0.91 m beyond the residential vertical lot depth envelope but no further than the setback required for the front yard.
4. For the purpose of this zone only, residential vertical lot depth envelope means a vertical envelope located at the minimum front yard setback requirement for the lot in question.
5. The residential vertical lot depth envelope is:
a) calculated from the finished site grade; and
b) formed by a plane rising vertically 5.0 m to a point and then extending upward and away from the required yard setback at a rate of the two units of vertical rise for each single unit of horizontal run to the point at which the plane intersects to the maximum building height.
6. The maximum height for an accessory building containing a coach house shall be 2 storeys or 6.5 m above the highest elevation of the crown of the abutting lane measured to the roof ridge, whichever is less.
7. In this zone:
a) The first storey of an accessory building containing a coach house facing the single detached housing shall have a sloping skirt roof, and the maximum height of the eave of the sloping skirt roof shall be 3. 7 m above grade;
b) the maximum height to the top of the sloping skirt roof of the first storey of an accessory building containing a coach house facing the single detached housing shall be 4.0 m above grade; and
c) for the purpose of this subjection 8.15. 7. 7 only, grade means the finished ground elevation around the accessory building containing the coach house.
PLN - 41
Bylaw 9498 Page 4
4773783
8. The maximum height for accessory structures is 9.0 m.
8.15.8 Subdivision Provisions/Minimum Lot Size
1. The minimum lot dimensions and areas are as follows, except that the minimum lot width for corner lots is an additional 2.0 m.
z I Minimum I Minimum I Minimum lot I Minimum one frontage lot width I depth lot area
RCH2 6.0m 12.0 m 35.0 m 420.0 m2
2. A coach house may not be subdivided from the lot on which it is located.
8.15.9 Landscaping & Screening
1. Landscaping and screening shall be provided in accordance with the provisions of Section 6.0, except that in the RCH2 zone:
a) fences, when located within 3.0 m of a side lot line abutting a public road or 6.0 m of a front lot line abutting a public road, shall not exceed 1.2 m in height; and
b) fences, when located elsewhere within a required yard, shall not exceed 1.83 m in height.
2. A private outdoor space shall be provided on the lot with a minimum area of 30 m2 and a minimum width and depth of 3.0 m.
3. All private outdoor space shall not be:
a) located in the front yard; and
b) occupied or obstructed by any buildings, structures, projections and on-site parking except for cantilevered roofs and balconies which may project into the private outdoor space for a distance of not more than 0.6 m.
4. A private outdoor space shall also be provided for the benefit of the coach house only, which:
a) may include an open or covered deck, unenclosed balcony, patio pavers, porch or fenced yard space which is clearly defined and screened through the use of landscaping, planting or architectural features such as trellises, low fencing or planters, but not space used for parking purposes; and
b) shall be accessed from the rear yard, lane or coach house.
PLN - 42
Bylaw 9498 Page 5
4773783
5. The rear yard between a coach house and the lane, including the building entry to the coach house, must incorporate:
a) the planting of appropriate trees (e.g. small species or fastigiate/columnar) and other attractive soft landscaping, but not low ground cover, so as to enhance the visual appearance of the lane; and
b) high quality permeable materials where there is a driveway to parking spaces and where the lane has curb and gutter.
6. A high quality screen shall be located between a lane and any surface parking spaces parallel to the lane, and along the lot line adjacent to any surface parking spaces if abutting a neighbouring lot. Where the space is constrained, a narrow area sufficient for the growth of plant material shall be provided at the base of the screen.
7. The yard between the coach house and the road on a corner lot shall be designed and treated as the front yard of the coach house, not be used as private outdoor space and have quality surface treatment, soft landscaping and attractive plant materials.
8. Where vertical greening is used as a means to improve privacy, it may include walls and/or the provision of fences and arbours as support structures for plants. In constrained areas, tall plantings may include varieties of bamboo for screening and landscaping.
9. A minimum 0.9 m wide, unobstructed, permeable pathway must be provided:
a) clearly leading from the road to the coach house entry; and
b) clearly leading from the lane to the coach house entry.
8.15.10 On-Site Parking & Loading
1. On-site vehicle parking shall be provided according to the standards set out in Section 7.0, except that the maximum driveway width shall be 6.0 m.
2. For the purpose of this zone only, a driveway is defined as any non-porous surface of the lot that is used to provide space for vehicle parking or vehicle access to or from a public road or lane.
3. A coach house may not be located above more than 2 parking spaces in the detached garage for the single detached housing.
4. The required parking space and driveway for a coach house must be unenclosed or uncovered and must be made of porous surfaces such as permeable pavers, gravel, grasscrete or impermeable wheel paths surrounded by ground-cover planting.
PLN - 43
Bylaw 9498 Page 6
8.15.11 Other Regulations
1. Boarding and lodging shall be located only in a single detached housing unit, and not in the coach house.
2. A child care program shall not be located in a coach house.
3. The coach house must be located above a detached garage.
4. In addition to the regulations listed above, the General Development Regulations in Section 4.0 and Specific Use Regulations in Section 5.0 apply."
2. The Zoning Map of the City of Richmond, which accompanies and forms part of Richmond Zoning Bylaw 8500, is amended by repealing the existing zoning designation of the following area and by designating it "LARGE LOT ARTERIAL ROAD COACH HOUSE (RCH2)".
P.I.D. 003-832-481 Lot 462 Except: the northerly portion, Section 36 Block 4 North Range 7 West New Westminster District Plan 53481
3. This Bylaw may be cited as "Richmond Zoning Bylaw 8500, Amendment Bylaw 9498".
FIRST READING
A PUBLIC HEARING WAS HELD ON
SECOND READING
THIRD READING
OTHER REQUIREMENTS SATISFIED
ADOPTED
MAYOR
4773783
CORPORATE OFFICER
CITY OF RICHMOND APPROVED
Pll.~-APPROVED by Director or Solicitor
PLN - 44
City of Richmond
To: Planning Committee
From: Wayne Craig Director, Development
Report to Committee Planning and Development Division
Date: June 27, 2016
File: RZ 14-676714
Re: Application by GBL Architects, on behalf of Trans-Pacific Business Corporation, Inc. No. 33797 for Rezoning at 7260 Westminster Highway from Auto-Oriented Commercial (CA) to Mid-Rise Congregate Housing and Commercial Use (ZR11)Brighouse Village (City Centre)
Staff Recommendation
That Richmond Zoning Bylaw 8500, Amendment Bylaw 9547 to create the "Mid-Rise Congregate Housing and Commercial Use (ZRll)- Brighouse Village (City Centre)" zone, and to rezone 7260 Westminster Highway from "Auto-Oriented Commercial (CA)" to "MidRise Congregate Housing and Commercial Use (ZRll)- Brighouse Village (City Centre)", be introduced and given first reading.
JZ~lg. Din;SJfbr, Devel ment //
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ROUTED TO:
Affordable Housing
5055504
REPORT CONCURRENCE
CONCURRENCE CONCURRE}NCE OF GENERAL MANAGER J/
PLN - 45
June 27,2016 - 2- RZ 14-676714
Staff Report
Origin
GBL Architects, on behalf of Trans-Pacific Business Corporation, Inc. No. 33797, has applied to the City of Richmond to rezone 7260 Westminster Highway (Attachment 1) from "Auto-Oriented Commercial (CA)" to a new site specific zone, the "Mid-Rise Congregate Housing and Commercial Use (ZR11)- Brighouse Village (City Centre)" zone to permit development of a six storey building that includes 33 congregate care units, a single residential unit (534 rn2 (5,745 ft2), approximately 305 rn2 (3,280 ft2) of commercial space, and enclosed parking (Attachment 3).
Findings of Fact
A Development Application Data Sheet providing details about the development proposal is attached (Attachment 2). Conceptual design drawings are provided in Attachment 3.
Surrounding Development
The subject site is in the Brighouse Village in an area designated for medium-density, midrise housing under the City Centre Area Plan (CCAP) (Attachment 4). The site is currently developed as two (2), two-storey buildings separated by a drive aisle and associated on-site surface parking, and offer commercial services.
Development surrounding the subject site is as follows:
To the North:
To the South:
To the East:
To the West:
5055504
Westminster Highway, an existing residential development that includes three (3) residential towers zoned "Downtown Commercial (CDT1)" and designated Urban Core T6 (45 rn) in the Lansdowne Village Sub Area in the CCAP.
a lane and Minoru Park zoned "School & Institutional Use (SI)" and designated Park in the Brighouse Village Sub Area in the CCAP.
a commercial use within a single family horne zoned "Personal Services Commercial (ZC5)- Brighouse Village (City Centre) and designated Urban Centre T5 (25 rn) in the Brighouse Village Sub Area in the CCAP.
a hotel zoned "Auto-Oriented Commercial (CA)" and designated Urban Centre T5 (25 rn) in the Brighouse Village Sub Area in the CCAP.
PLN - 46
June 27, 2016 - 3- RZ 14-676714
Related Policies & Studies
Official Community Plan/Brighouse Village in the CCAP The site is designated "Mixed Use" in the Official Community Plan (OCP), which supports the proposed commercial and residential uses. The site is located within the Brighouse Village Sub Area in the CCAP in an area where medium-density, mid-rise residential and non-residential uses are supported. The proposed uses and building form are consistent with the CCAP (Attachment 4).
Floodplain Management Implementation Strategy The proposed redevelopment must meet the requirements of the Richmond Flood Plain Designation and Protection Bylaw 8204. Registration of a flood indemnity covenant on title is required prior to final adoption of the rezoning bylaw.
Affordable Housing Strategy The Richmond Affordable Housing Strategy applies only to the development of market housing. Therefore, in accordance with provisions in the Affordable Housing Strategy for smaller apartment developments, the applicant will make a cash contribution to the affordable housing reserve fund based on the residential apartment floor area proposed at the penthouse level (i.e. $22,992.00). Congregate housing and commercial uses are not subject to affordable housing contributions under the Strategy.
OCP Aircraft Noise Sensitive Development (ANSD) Policy The subject site is located within an area that permits all aircraft noise sensitive land uses. However, as the site is affected by OCP Airport Noise Contours, the development is required to register a covenant prior to rezoning bylaw adoption.
OCP Sustainability Policy • As a condition of rezoning bylaw adoption, the applicant will commit to connect the
subject development to a future City Centre District Energy Utility (DEU), which includes design and construction of the building to facilitate future connection to a DEU, entering into a Servicing Provision Agreement(s), and statutory rights of way and/or alternative agreement.
• In accordance with the CCAP, the proposed development would be constructed to achieve a minimum LEED Silver equivalency. The applicant has provided a list of sustainability features that may be incorporated to ensure the development proposal achieves LEED Silver equivalency (Attachment 5). Notably, the proposed concrete building includes a rooftop outdoor amenity area that includes garden plots.
OCP Accessibility Policy • All of the proposed units would incorporate aging in place features to accommodate
mobility constraints associated with aging. These features include stairwell hand rails; lever-type handles for plumbing fixtures and door handles; and solid blocking in
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June 27,2016 -4- RZ 14-676714
washroom walls to facilitate future grab bar installation beside toilets, bathtubs and showers.
• Basic Universal Housing (BUH) provisions, as outlined in the Zoning Bylaw, include bathtub clearance specifications. The congregate housing units would include a stand-up shower, which is easier to use for individuals with mobility restrictions, rather than a bathtub.
• The proposed development would provide barrier-free access to both the commercial units and the residential lobby, as well as barrier-free access to the indoor and outdoor amenity space.
OCP Crime Prevention Through Environmental Design (CPTED) Through the Development Permit review process, CPTED features will be finalized and would include but are not limited to the following: • Reviewing the design of the corridor connecting the parking area and Westminster
Highway; • Designing the parking structure and the residential lobby to minimize alcoves and hidden
comers; • Painting the parking structure white and creating well-illuminated spaces; • Incorporating appropriate glazing into the design of elevator lobbies and vestibules; and • Using transparent building material at the ground level and between the indoor amenity
and the outdoor amenity areas to establish opportunities for passive surveillance.
Public Art The development proposal is exempt from participation in the public art program. Congregate housing is exempt from the program and the total proposed residential and commercial floor area is below the threshold for participation in the public art program.
Public Consultation
A rezoning sign has been installed on the subject property. Staff have not received any comments from the public about the rezoning application in response to the placement of the rezoning sign on the property.
Should the Planning Committee endorse this application and Council grant 1st reading to the rezoning bylaw, the bylaw will be forwarded to a Public Hearing, where any area resident or interested party will have an opportunity to comment.
Analysis
Project Description The proposed mid-rise development is characterized as a seniors-oriented congregate housing project with limited secondary uses. In addition to seniors-oriented congregate housing, the development proposal includes commercial retail space and a residential lobby at the ground level fronting Westminster Highway, and a single residential penthouse unit. The proposed
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June 27, 2016 - 5- RZ 14-676714
uses are consistent with the site's designation in the Brighouse Village Sub Area in the CCAP. The proposed congregate housing is within close proximity of the Richmond Hospital, medical offices, and community amenities including the Minoru older adults' centre and the new City Centre Community Centre. The proposed commercial uses along the Westminster Highway frontage would support the establishment of pedestrian-oriented retail uses along this portion of Westminster Highway in accordance with CCAP objectives.
The building's third floor would be allocated for the provision of amenity services and spaces for the proposed 33 congregate housing units. The amenities and services proposed in association with the congregate housing units are consistent with those provided by existing congregate housing in the city and include a concierge service, which would provide 24 hour non-medical assistance, the option of shared dining and meal service, laundry and housekeeping service, and amenity space (including a library, fitness room, multi-function rooms, and commercial kitchen space).
The outdoor amenity area, which is located on the third floor terrace, adjacent to the indoor amenity space, would include lounging and outdoor recreation opportunities. In addition to the large common outdoor amenity area, each congregate unit has a private balcony. A range of balcony sizes are proposed and each balcony is at least 6m2 (64.5 ft2
) and complies with minimum size guidelines in the OCP. Both north and south oriented outdoor patio space would provide the single penthouse residential unit with more than 245m2 (2,635 ft2
)
of private outdoor space. A rooftop deck, intended to accommodate garden plots, is also proposed. This area would be shared by the congregate housing residents and the single residential penthouse suite. Registration of a legal agreement on title to secure the area as shared space is a requirement of the rezoning approval.
To ensure the units are not converted into regular residential housing in the future, as a condition of rezoning, the applicant would be required to register a covenant on title preventing stratification of the congregate units and associated amenity space.
Site Access The site is currently accessible from both Westminster Highway and an existing rear lane that extends westward to the southern extension of Alderbridge Way. As a condition of redevelopment, the site's existing Westminster Highway access would be closed and all vehicle traffic redirected to the lane. The CCAP designates this section of Westminster Highway as a pedestrian-oriented retail linkage. By redirecting all vehicle traffic to the lane, continuous, active ground level uses would be established along the frontage, which is consistent with the site's designation in the CCAP.
The existing lane network does not extend east of the subject site; however, future development will extend the lane east to connect to Bowling Green Road. The existing lane has been secured through a series of individual right-of-ways that are registered on private
5055504 PLN - 49
June 27,2016 - 6- RZ 14-676714
property and would accommodate traffic to and from the site. To maximize the function of the existing lane the following would be undertaken:
• Existing hydro kiosks and associated bollards are located close to the southeast intersection of Westminster Highway and Alderbridge Way extension. The kiosks restrict the width of the lane in this location. Prior to finalizing the associated Development Permit plans and as a condition of rezoning bylaw adoption, the applicant would work with the city and BC Hydro to identify a relocation site for the kiosks in accordance with the terms articulated in Attachment 6. The applicant is aware that if the hydro kiosks must be relocated to the subject site, changes to the building design would be required.
• Hotel operators on either side of the Alderbridge Way extension have posted signage restricting truck access. Signage that is not authorized by the city would be removed.
• Signage would be installed to remind hotel operators that no stopping is permitted along the east side of the Alderbridge Way extension.
• An existing covenant on title (BH074271) registers the City's intention to restrict all vehicle traffic to the lane at the time the lane is established. As a condition of redevelopment, the site's Westminster Highway access would be closed; therefore, this document would be discharged.
• Registration of a lane use acknowledgement and indemnity agreement would be required to recognize the City's recommendation that the applicant obtain legal advice in respect to the terms and conditions of the right-of-ways comprising the lane.
Until the lane is extended to Bowling Green Road, delivery and collection trucks will tum around on-site. The loading space has been designed to accommodate on-site truck turning. To accommodate a rare condition when the loading space is in use, through the Development Permit review process, the applicant will confirm that the location of the parking access gate and building structure are designed to accommodate a hammerhead tum around.
Vehicle & Bike Parking and Loading Transportation staff supports the findings of a Traffic Impact Assessment (TIA) and Parking Feasibility Study that was provided by the applicant, which proposes a site specific parking rate for the congregate housing component of the development. The report also includes a Transportation Demand Management (TDM) strategy to suppmi the congregate housing parking rate. Parking for congregate housing is proposed to be provided at a rate of 0.2 parking stalls per sleeping unit, plus 1 stall for an employee/support service worker, as well as implementation of the TDM package. The TDM requirements include:
• Contribution of $25,000 towards a bus shelter that is located within proximity of the site;
• Provision of a minimum 33 indoor, secured scooter parking stalls that are equipped with electrical charging outlets;
• Two (2) benches located along the site's Westminster Highway building fac;ade; and
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June 27, 2016 - 7- RZ 14-676714
• Provision of electric vehicle charging outlets for three (3) commercial parking stalls.
Parking would be enclosed and screened from view. A total of 23 parking stalls would be provided. Eight (8) parking stalls would be provided for the congregate housing facility, thirteen (13) parking stalls would be provided for use by the commercial retail space, and two (2) parking spaces would be provided for the single residential unit in accordance with the Bylaw. Transportation staff support shared visitor and commercial parking conditional to an agreement being registered on title as a condition of rezoning bylaw adoption that secures unassigned access to the stalls, access to commercial stalls during regular business hours, and access to visitor parking stalls at all times.
The OCP includes policy related to the provision of electric charging facilities for residential building area; however, the subject application is limited to a single residential unit. Taking the proposed congregate housing use into consideration, electric outlets would be provided for the scooter parking areas and the development would provide three (3) commercial parking spaces equipped with vehicle charging outlets.
Rather than require provision of bike parking for the congregate housing units, a minimum of one (1) scooter parking per congregate housing unit would be provided within the development. Seventeen (17) secured bike parking spaces are currently proposed at the mezzanine level. Through the Development Permit review process the proposed location and number of secured bike parking stalls would be reviewed. The location of outdoor bike racks would be determined through the associated Development Permit review process.
One medium loading space would be provided on-site. Both the loading space and the associated garbage/recycling room would be secured for use by all tenants/residents of the building as a condition of rezoning bylaw adoption. Collection would take place in the lane in order to accommodate the overhead clearance required by the truck's collection arm. Through the Development Permit review process, the applicant will finalize on-site truck circulation to the satisfaction ofthe City.
Proposed Rezoning Bylaw The applicant's proposal to include seniors-oriented congregate housing as the primary use would be supported by nearby services and would maximize the redevelopment potential of the site while responding to CCAP objectives. Within the City Centre, the subject site is relatively small and the applicant has been unable to consolidate with adjacent properties at this time. The site's designation in the CCAP supports up to 2.0 FAR. Maintaining the target density is desirable in this location in order to achieve the intended streetwall building typology and to support pedestrian activity along this prominent but underutilized section of Westminster Highway, which is designated as a pedestrian-oriented retail linkage. The proposed zone reflects the unique requirements of seniors-oriented congregate housing, which is characterized by smaller individual units, a high requirement for common indoor amenity space/common area, and a low parking requirement.
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June 27, 2016 - 8 - RZ 14-676714
Floor Area Ratio (FAR): Congregate housing is associated with generous common amenities and services. To accommodate the expanded floor area required to provide these amenities and services for residents, the indoor amenity exemption has been increased to 0.35 FAR.
Parking: The parking rate for the congregate housing component of the development is reduced to 0.2 parking stalls per sleeping unit plus a stall for an employee/service provider in recognition of the property's location within the City Centre, nearby amenities and transportation options, and low rate of vehicle use typical of congregate care residents.
Height: Although the height to the building parapet would be less than 25m (82ft.), in order to access the proposed rooftop deck area and to accommodate the elevator overrun, the maximum building height would include a provision to permit an additional 2.5 m (8ft.) of building height that accommodates an elevator/stair structure. Through the Development Permit review process, the applicant would be required to demonstrate that the elevator overrun is designed as an extension of the building rather than a mechanical rooftop appendage.
Dedications & Improvements and Servicing Capacity & Upgrades The applicant is required to provide dedications and undertake frontage improvements as discussed in detail in the Rezoning Considerations (Attachment 6). These works include but are not limited to:
• Dedication of a 7.5 m wide lane along the southern property line and upgrades that include installation of a sidewalk and lighting along the southern edge of the site abutting Minoru Park;
• Discharge ofthe existing lane right ofway (Statutory Right of Way BH074270); • An approximately 1.3 m wide dedication along the site's Westminster Highway
frontage; • Upgrading the Alderbridge Way and Westminster Highway intersection to include
traffic signals for the south approach and any other associated improvements required by the intersection changes; and
• Design and construction of a raised decorative concrete median with landscaping on Westminster Highway to replace the existing pavement markings.
Engineering issues will be addressed through the required Servicing Agreement (SA), which is discussed in detail in the attached Rezoning Considerations. The scope of the SA includes but is not limited to installing a new water service connection along the site's Westminster Highway frontage, extending the existing storm sewer located within the right-of-way located on the southern portion of the site, upgrading the existing storm sewer along the Westminster Highway frontage and installing a new service connection, upgrading the existing sanitary service connection at the site's sanitary service connection, and relocation of off-site hydro kiosks.
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June 27, 2016 - 9- RZ 14-676714
Tree Retention and Replacement The applicant has provided confirmation that there are no bylaw sized trees on the site. There are three (3) trees located off-site along the property's Westminster Highway frontage. The applicant is required to install tree protection fencing and to arrange inspection by the Tree Protection Department prior to undertaking any work on the site. A detailed landscaping plan would be developed as part of the associated Development Permit application review process.
Development Permit The Rezoning Considerations attached to this report (Attachment 6) include a requirement for the substantive completion of a Development Permit for the subject site prior to adoption of the rezoning bylaw. The Development Permit review process includes review of the architecture and landscape plans by both staff and the Advisory Design Panel (ADP) and will include, but is not limited, to resolution of the following:
• Design development of the pedestrian corridor that connects the enclosed parking area to Westminster Highway fronting commercial retail units and the residential lobby.
• Demonstrate that the enclosed vehicle, bike and scooter parking maximizes efficiency and function, and review the number of proposed enclosed bike parking spaces.
• Demonstrate to the satisfaction of the Transportation Department that hammerhead turnaround is accommodated.
• Confirm the relocation site for the off-site hydro kiosks and undertake any resulting required building design changes, which may substantially affect the building's design at the northwest corner of the site if the kiosks are required to be accommodated on the subject site.
• Provision of landscape plans. • Design development of the elevator overrun and stairwell that provides access to the
rooftop amenity area. • Confirmation that any proposed rooftop mechanical equipment complies with the
permitted building height and is appropriately screened. • As the building would be higher than existing adjacent buildings, the applicant is
required to demonstrate that the building's exposed east and west elevations are suitably treated.
Financial Impact or Economic Impact
The rezoning application results in an insignificant Operational Budge Impact (OBI) for offsite City infrastructure (such as roadworks, waterworks, storm sewers, sanitary sewers, street lights, street trees and traffic signals).
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June 27, 2016 - 10- RZ 14-676714
Conclusion
The applicant has demonstrated the feasibility of accommodating the proposed density on the subject site. The proposed uses, including ground level commercial retail units, seniorsoriented congregate housing, and a single residential unit are supported by the site's designation in the CCAP. Although the subject site is small relative to typical redevelopment sites within the City Centre, by proposing uses that are uniquely suited to the context and providing site specific responses, the applicant has demonstrated that the proposal is well suited to the subject site and surrounding context.
It is recommended that Zoning Bylaw 8500, Amendment Bylaw 9547 be introduced and given first reading.
- f/J;;i[lt/ ;?/ ~ana Mkolic, MCIP' "
Senior Planner/Urban Design
DN:cas
Attachment 1: Location Map Attachment 2: Development Application Data Sheet Attachment 3: Conceptual Development Plans Attachment 4: Brighouse Village Plan Attachment 5: Sustainability Checklist (provided by applicant) Attachment 6: Rezoning Considerations
5055504 PLN - 54
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ATTACHMENT 1
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PROPOSED REZONING
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Original Date: 11/25/14
Revision Date: 05/10/16
Note: Dimensions are in METRES
PLN - 55
City of Richmond
RZ 14-676714 Original Date: 11/25/14
Revision Date
Note: Dimensions are in METRES
PLN - 56
City of Richmond
Development Application Data Sheet Development Applications Department
RZ 14-676714 Attachment 2
Address: 7260 Westminster Highway
Applicant: GBL on behalf of Trans-Pacific Business Corporation, Inc. No. 33797
Planning Area(s): Brighouse Village in the City Centre Area Plan
Existing Proposed
Owner: Trans-Pacific Business Trans-Pacific Business Corporation, Inc. No. 33797 Corporation, Inc. No. 33797
Site Size (m2):
1,718 m" (18,474 ft") 1,654 m" (17,808 ft") (includes lane dedication area, excludes dedication along Westminster Highway)
Two-storey commercial Ground level commercial, Land Uses: congregate care, 1 residential
unit
OCP Designation: Mixed Use Mixed Use
Area Plan Designation: Urban Centre T5 (25 m) Urban Centre T5 (25 m)
Auto Oriented Commercial (CA) Mid-rise Congregate Housing and Zoning: Commercial Use (ZR 11) -
Brighouse Village (City Centre) 2 commercial buildings 4 commercial CRUs, 33
congregate care units with Number of Units: associated secured amenity
space, 1 residential penthouse unit
Proposed Bylaw 9547 Proposed I
Variance Requirement
2.0 FAR provided that not less than 300 m2 of the
2.0 FAR provided that not less than 300 m2 of
site is dedicated to the City the site is dedicated to
Floor Area Ratio: as road. the City as road.
none permitted An additional 0.35 FAR An additional 0.35 FAR provided that it is entirely provided that it is entirely used to accommodate used to accommodate amenity space. amenity space.
Lot Coverage- Building: Max. 96% 95.43% none
Lot Size (min. dimensions): 1 ,350 m2 ( 14,560 ft2) 1,352.7 m2 (14,560 fF) none
Setback-Westminster Highway (m): Westminster Highway
Westminster Highway (m): 1.75 m (m): 1.75 m
Lane (existing or new): Lane (existing or new): 0 Lane (existing or new):O none m m
Interior side yard: Interior side yard: 0 m Interior side yard: 0 m
5055504 PLN - 57
June 27, 2016 - 2 - RZ 14-676714
I Proposed Bylaw 9547 I Requirement Proposed
I Variance
Height: 25 m, provision for Height to building additional 2.5 m to
accommodate elevator parapet: 24.5 m
Height (m): overrun that provides
Building height including none
access to rooftop amenity elevator overrun: 27.28
space. m
Congregate Housing: 0.2/sleeping unit+ 1 = 8 PLUS TOM package
Congregate Housing: 8 Commercial/Retail: City Commercial/Retail: 13
Off-street Parking Spaces Centre Zone 2 rate Residential (R)Nisitor 4.2/100m2 =13 (V): 2/1 none
Residential (R)Nisitor (V): Shared visitor/commercial
1.2/unit = 2 (R)/1 (V) parking
(shared visitor/commercial parkinq permitted)
Off-street Parking Spaces- Total: 23 23 none
Commercial Class 1: 0.27/1 00m2
: 1 Class 2: 0.4/100 m2
: 1
Residential Class 1: 17 Bicycle Parking
Class 1: 1.25/unit: 2 Class 2: 3 location to be none Class 2: 0.2/unit: 1 established through DP
process
Total: Class 1: 3 Class 2: 2
Scooter Parking 33 33
HC parking 2 2
-3 commercial parking stalls equipped with 120 volt receptacle -Scooter parking with
#120 volt receptacles: 3 OCP Electric Vehicle Charging
electrical charging outlets stalls
Provisions -Minimum 1 120 volt
#120 volt receptacles for none
receptacle for every 1 0 Class 1 bicycle parking bike and scooter spaces
spaces: to be indicated on DP plans
Medium stall (SU9): 1
Loading Shared between commercial, Medium stall (SU9): 1
congregate, residential uses Collection from the lane Congregate housing: 70 Congregate housing
Amenity Space- Indoor: m2 (754 fF) exclusive use: 798 m2 none 1 Residential unit: 0 m2 (8,595 fF)
5055504 PLN - 58
June 27, 2016
Amenity Space- Outdoor:
- 3 - RZ 14-676714
PropRosed. Bylawt9547 Proposed I Variance eqUiremen
Congregate housing exclusive use: 198 m2
(2, 130 fF) 1 Residential unit: 0 m2
Congregate housing exclusive use: 325 m2
(3,498 ft2) Roof top outdoor amenity shared between congregate and residential uses: 17 4.2 m2 (1 ,876 fF) Residential private use: 249 m2 (2,682 ft2)
none
Other: Tree replacement compensation required for loss of significant trees.
5055504 PLN - 59
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PLN - 78
City of Richmond
Address: 7260 Westminster Highway
Attachment 6
Rezoning Considerations Development Applications Department
6911 No. 3 Road, Richmond, BC V6Y 2C1
File No.: RZ 14-676714
Prior to final adoption of Richmond Zoning Bylaw 8500, Amendment Bylaw 9547, the developer is required to complete the following: 1. 7.5 m wide lane dedication along the entire south property line and discharge of the existing statutory right
of-way BH074270.
2. Approximately 1.3 m wide dedication along the entire Westminster Highway frontage to facilitate road and frontage upgrades. A functional plan, to the satisfaction of the Director of Transportation, is required to confirm the ultimate required dedication and includes intersection reconfiguration at Westminster Highway and Alderbridge Way.
3. Registration of an aircraft noise sensitive use covenant on title.
4. Registration of a covenant on title that identifies the building as a mixed use building.
5. Registration of a legal agreement on title identifying that the proposed development must be designed and constructed in a manner that mitigates potential aircraft and traffic noise to the proposed dwelling units. Dwelling units must be designed and constructed to achieve:
a) CMHC guidelines for interior noise levels as indicated in the chart below:
Portions of Dwelling Units Noise Levels (decibels)
Bedrooms 35 decibels
Living, dining, recreation rooms 40 decibels Kitchen, bathrooms, hallways, and utility rooms 45 decibels
b) the ASHRAE 55-2004 "Thermal Environmental Conditions for Human Occupancy" standard for interior living spaces.
6. Registration of a lane use acknowledgement and indemnity agreement, which includes the following:
a) The owner acknowledges that the owner's use of the lane is subject to the terms and conditions of statutory right-of-way BR265051 and BL346532 (the right-of-ways with provisions for public access/use registered on the two adjacent westerly properties 7228 and 7188 Westminster Highway respectively);
b) The agreement is to acknowledge that the City has recommended that the owner obtain legal advice in respect to the terms and conditions of the statutory right-of-ways;
c) The agreement would also contain a release ofthe City and indemnity in favour of the City; and
d) Other terms and conditions that are acceptable/required by the City.
7. Registration of a legal agreement on title ensuring that the congregate housing units located on building levels 4-6 and associated indoor amenity space comprising all of building level 3 must remain a single strata unit in perpetuity.
8. Registration of a flood indemnity covenant on title identifying a minimum habitable elevation of 2.9 m GSC, or at least 0.3 m above the highest elevation of the crown of any adjacent parcel, or as exempted by Section 4.3(a) of the Flood Plain Designation and Protection Bylaw No. 8204.
PLN - 79
- 2-
9. Registration of a legal agreement on title stipulating that all commercial and visitor parking stalls are shared. The agreement must specify the parking spaces remain unassigned, visitor parking is accessible 24 hours a day and commercial parking is available during standard business operating hours. This legal agreement is subject to the approval of the Director of Transportation.
10. Registration of a legal agreement on title ensuring that the on-site loading space and the garbage/recycling room is available for use by all building owners/tenants.
11. Registration of a legal agreement on title securing access and use of the rooftop outdoor amenity area for the congregate housing and residential owners/tenants.
12. Registration of a legal agreement on title stipulating that the development is subject to potential impacts due to other development that may be approved within the City Centre including without limitation, loss of views in any direction, increased shading, increased overlook and reduced privacy, increased ambient noise and increased levels of night-time ambient light, and requiring that the owner provide written notification of this through the disclosure statement to all initial purchasers, and erect signage in the initial sales centre advising purchasers of the potential for these impacts.
13. Discharge of existing covenant BH074271, which registers the City's intention to restrict all vehicle traffic to the lane at the time the lane is established.
14. The submission and processing of a Development Penn it* completed to a level deemed acceptable by the Director of Development, including provision of a functional vehicular and truck circulation and turnaround plan to the satisfaction of the Director of Transportation.
15. City acceptance ofthe developer's voluntary contribution in the amount of$8,904.00 (i.e. $0.25/ft2 of buildable area, excluding affordable housing) to future City community planning studies, as set out in the City Centre Area Plan.
16. Voluntary contribution of$25,000 to go towards a bus shelter in the vicinity of the subject site in accordance with the supported TDM package.
17. City acceptance ofthe developer's offer to voluntarily contribute $4.00 per buildable square foot applied to the residential floor area, located on Level 7 (e.g. $22,992.00) to the City's affordable housing fund.
18. Registration of a restrictive covenant and/or alternative legal agreement(s), to the satisfaction of the City, securing the owner's commitment to connect to District Energy Utility (DEU), which covenant and/or legal agreement(s) will include, at minimum, the following terms and conditions:
a) No building permit will be issued for a building on the subject site unless the building is designed with the capability to connect to and be serviced by a DEU and the owner has provided an energy modelling report satisfactory to the Director of Engineering;
b) If a DEU is available for connection, no final building inspection permitting occupancy of a building will be granted until the building is connected to the DEU and the owner enters into a Service Provider Agreement on terms and conditions satisfactory to the City and grants or acquires the Statutory Rightof-Way(s) and/or easements necessary for supplying the DEU services to the building;
c) If a DEU is not available for connection, then the following is required prior to the earlier of subdivision (stratification) or final building inspection permitting occupancy of a building:
i) the City receives a professional engineer's certificate stating that the building has the capability to connect to and be serviced by a DEU;
ii) the owner enters into a covenant and/or other legal agreement to require that the building connect to a DEU when a DEU is in operation;
iii) the owner grants or acquires the Statutory Right-of-Way(s) and/or easements necessary for supplying DEU services to the building;
iv) if required by the Director of Engineering, the owner provides to the City a letter of credit, in an amount satisfactory to the City, for costs associated with acquiring any further Statutory Right of Way(s) and/or easement(s) and preparing and registering legal agreements and other documents required to facilitate the building connecting to a DEU when it is in operation.
PLN - 80
- 3 -
19. Enter into a Servicing Agreement* for the design and construction of the following works, which include but may not be limited to:
Water Works: a. Using the OCP Model, there is 527.9 Lis of water available at a 20 psi residual at the Westminster
Highway frontage. Based on your proposed development, your site requires a minimum fire flow of 220.0 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 the Developer's cost, the City is to: • Cut and cap the existing water service connection at the watermain, along the Westminster
Highway frontage. • Install a new 50mm water service connection complete with meter and meter box along the
Westminster Highway frontage. A new Statutory Right of Way (SR W) is required.
Storm Sewer Works: a. The Developer is required to:
• Extend the existing 200mm storm sewer located within the right of way along the property's south property line (approximately 38m east) complete with manholes and drainage upgrades.
• Upgrade the existing 450mm storm sewer along the Westminster Highway frontage to a 750mm diameter storm sewer approximately 87m from STMH3905 located approximately 4m west of the site's west property line, up to the site's east property line complete with manholes and catch basins as required.
• Cut and cap the existing storm service connection and remove the existing Inspection Chamber (IC) along the Westminster Highway frontage.
• Install a new storm sewer service connection and IC at the Westminster Highway frontage. A new SRW is required.
Sanitary Sewer Works: a. At the Developer's cost, the City is to:
• Upgrade the existing sanitary service connection and IC at the site's south property line approximately 10m west ofthe site's east property line to City of Richmond standards.
• Cut and cap the existing service connection at the south west corner of the development site.
Frontage Improvements: a. Lane:
• The full functional width of the east-west lane is to be dedicated. • The lane requires a rollover curb, drainage and lighting. Lighting should be free standing (not
supported by buildings) and have an independent power supply. • As the lane will provide access for the site, the south leg (lane) of the Alderbridge
Way/Westminster Highway intersection is to be upgraded, which includes: traffic signals and associated equipment, including detector loops for the south approach and any other associated improvements required by the intersection changes, removal of the driveway letdown, additional curb returns, curb ramps, pavement markings, etc ..
PLN - 81
- 4 -
b. Westminster Highway: • Frontage dedication of approximately 1.3 m width along the Westminster Highway frontage.
The dedication amount is to be confinned by the provision of a functional plan to the satisfaction of staff.
• Frontage upgrades include from the Westminster Highway curb, a minimum 1.5 m wide treed boulevard, and a 2.0 m wide sidewalk (at the new property line).
• To restrict turning movements, design and construction of a centre raised decorative concrete median with landscaping on Westminster Highway to replace the existing pavement markings. A functional plan would be required for the design of the raised concrete median.
• Any work that encroaches into the tree protection zone of trees located on City property must be overseen by a project Arborist and a report submitted to Parks prior to work commencing.
c. BC Hydro Kiosk Relocation and Associated Lane Upgrades: Existing hydro kiosks and associated bollards located at 7228 Westminster Highway are to be relocated.
The applicant will: • Work with the City and BC Hydro to identifY a relocation site for the kiosks; and • Accept 1/3 of the cost associated with relocation of the hydro kiosks to a maximum
cost of $43,300.00.
• The City will: • Accept 2/3 of the cost associated with relocation of the hydro kiosks based on an
estimated cost of$130,000.00; • Remove unauthorized signage at 7188 and 7228 Westminster Highway that restricts
truck access; and • Install no stopping signage along the east edge of the Alderbridge Way extension.
d. The Developer is required to: • Coordinate with BC Hydro, Telus and other private communication service providers. • To underground proposed Hydro service lines. • Coordinate as required when relocating/modifYing any of the existing power poles and/or
guy wires within the property frontages. • To determine if above ground structures are required and coordinate their locations (e.g.
Vista, PMT, LPT, Shaw cabinets, Telus Kiosks, etc.).
General Items: a. Additional legal agreements, as determined via the subject development's Servicing Agreement(s)
and/or Development Pennit(s), and/or Building Permit(s) to the satisfaction ofthe 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.
b. Provide a 1.5m right-of-way along the property's Westminster Highway frontage to accommodate the new IC and public rights of passage.
PLN - 82
- 5 -
Prior to a Development Permit* being forwarded to the Development Permit Panel for consideration, the developer is required to: 1. Complete an acoustical and mechanical report and recommendations prepared by an appropriate registered
professional, which demonstrates that the interior noise levels and noise mitigation standards comply with the City's Official Community Plan and Noise Bylaw requirements. The standard required for air conditioning systems and their alternatives (e.g. ground source heat pumps, heat exchangers and acoustic ducting) is the ASHRAE 55-2004 "Thermal Environmental Conditions for Human Occupancy" standard and subsequent updates as they may occur. Maximum interior noise levels (decibels) within the dwelling units must achieve CMHC standards follows:
Portions of Dwelling Units Noise Levels (decibels)
Bedrooms 35 decibels
Living, dining, recreation rooms 40 decibels
Kitchen, bathrooms, hallways, and utility rooms 45 decibels
Prior to Building Permit Issuance, the developer must complete the following requirements: 1. 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.
2. Incorporation of accessibility measures in Building Permit (BP) plans as determined via the Rezoning and/or Development Pern1it processes.
3. Installation of appropriate tree protection fencing around all City trees to be retained as part of the development prior to any construction activities, including building demolition, occurring on-site.
4. 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 pati ofthe 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.
PLN - 83
- 6 -
• 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 contain 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 perfom1 a survey and ensure that development activities are in compliance with all relevant legislation.
Signed (original on file) Date
PLN - 84
City of Richmond
Richmond Zoning Bylaw 8500 Amendment Bylaw 9547 (RZ 14-676714)
7260 Westminster Highway
Bylaw 9547
The Council of the City of Richmond, in open meeting assembled, enacts as follows:
1. Richmond Zoning Bylaw 8500 is amended by inserting the following into Section 21 (Site Specific Residential (Other) Zones, in numerical order:
4977803
"21.11 Mid-Rise Congregate Housing and Commercial Use (ZR11) - Brig house Village (City Centre)
21.11.1 Purpose
The zone provides for congregate housing, compatible secondary uses, and limited residential use.
21.11.2 Permitted Uses 21.11.3 Secondary Uses • congregate housing • housing, apartment
• office • retail, general
21.11.4 Permitted Density
1. The maximum floor area ratio for the net site area shall be 2.0 provided that not less than 300m2 of the site is dedicated to the City as road.
2. Notwithstanding Section 21.11.4.1, an additional 0.35 floor area ratio is permitted provided that it is entirely used to accommodate amenity space.
21.11.5 Permitted Lot Coverage
1. The maximum lot coverage is 96% for buildings.
21.11.6 Yards & Setbacks
1. The minimum public road setback is:
a) 1. 75 m from Westminster Highway; and
b) 0.0 m from a lane.
2. There is no minimum interior side yard.
21.11.7 Permitted Heights
1. The maximum height for buildings is 25 m.
PLN - 85
Bylaw 9547 Page 2
2. Notwithstanding Section 21.11.7, an additional 2.5 m of additional building height is permitted provided it is used only to accommodate an elevator/stair structure that is designed to the satisfaction of the City and is associated with rooftop amenity space.
3. The maximum height for accessory buildings and accessory structures is 5.0 m.
21.11.8 Subdivision Provisions/Minimum Lot Size
1. The minimum lot area requirement is 1,350 m2.
21.11.9 Landscaping & Screening
1. Landscaping and screening shall be provided according to the provisions on Section 6.0.
21.11.10 On-Site Parking and Loading
1. On-site vehicle and bicycle parking and loading shall be provided according to the standards set out in Section 7.0, except that for congregate housing:
a) the parking requirement is 0.2 parking spaces for each ·sleeping unit plus 1 parking space for employee/support service worker;
b) 1 scooter parking space is required for each sleeping unit; and
c) there is no bicycle parking requirement.
21.11.11 Other Regulations
1. One (1) apartment, housing unit is permitted provided the maximum floor area is limited to 535 m2 and the unit is located on the top floor of the building.
2. In addition to the regulations listed above, the General Development Regulations in Section 4.0 and the Specific Use Regulations in Section 5.0 apply."
2. The Zoning Map of the City of Richmond, which accompanies and forms part of Richmond Zoning Bylaw 8500, is amended by repealing the existing zoning designation ofthe following parcel and by designating it MID-RISE CONGREGATE HOUSING AND COMMERCIAL USE (ZRll)- BRIGHOUSE VILLAGE (CITY CENTRE):
P.I.D.: 018-696-040
Parcel One Section 8 Block 4 North Range 6 West New Westminster District Reference Plan LMP 15308
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Bylaw 9547 Page 3
3. This Bylaw may be cited as "Richmond Zoning Bylaw 8500, Amendment Bylaw 9547".
FIRST READING
PUBLIC HEARING
SECOND READING
THIRD READING
OTHER CONDITIONS SA TIS FlED
ADOPTED
MAYOR CORPORATE OFFICER
CITY OF RICHMOND
APPROVED by
f!:/L APPROVED by Director or Solicitor
PLN - 87
City of Richmond
To: Planning Committee
From: Wayne Craig Director, Development
Report to Committee Planning and Development Division
Date: July7,2016
File: RZ 15-709884
Re: Application by 1037533 BC Ltd. for Rezoning at 8620 Railway Avenue from Single Detached (RS1/E) to Town Housing (ZT80)- Railway Avenue
Staff Recommendation
That Richmond Zoning Bylaw 8500, Amendment Bylaw 9563, to create the "Town Housing (ZT80) -Railway A venue" zone, and to rezone 8620 Railway A venue from the "Single Detached (RSl/E)" zone to the "Town Housing (ZT80)- Railway Avenue" zone, be introduced and given first reading.
REPORT CONCURRENCE
Affordable Housing
ROUTED TO: CONCURRENCE
~ CONCURREt-JCE OF GENERAL MANAGER
;j\[/ Jl
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Staff Report
Origin
1037533 BC Ltd. has applied to the City of Richmond for permission to rezone 8620 Railway A venue from the "Single Detached (RS 1 /E)" zone to a new site-specific zone entitled "Town Housing (ZT80)- Railway Avenue", to permit the development of 17 townhouses including three (3) affordable housing units, with vehicle access from an existing lane offRailway Avenue (Attachment 1 ). The subject site currently contains an existing two-storey dwelling, which is proposed to be demolished at future development stage. A topographic survey of the subject site is included in Attachment 2.
Findings of Fact
A Development Application Data Sheet providing details about the development proposal is attached (Attachment 3).
Surrounding Development
Existing development immediately surrounding the subject site is as follows:
To the North, immediately across a City-owned pedestrian walkway, are two (2) vacant lots zoned "Single Detached (RS 1/E)" that are owned by the Richmond Hospital Foundation (8540, 8560 Railway A venue).
To the South, immediately across the existing east-west lane that daylights to Railway Avenue, are four (4) single-family dwellings on lots zoned "Compact Single Detached (RC1)" fronting onto Railway A venue, with vehicle access to an existing north-south rear lane.
To the East are three (3) single-family dwellings on lots zoned "Single Detached (RSl/E)" and "Single Detached (RS 1/B)", which front Calder Road.
To the West, immediately across Railway Avenue, is the Railway Greenway and beyond that are single-family dwellings on lots zoned "Single Detached (RS1/E)", which front Lancelot Drive.
Related Policies & Studies
Official Community Plan (OCP)
The 2041 OCP Land Use Map designation for the subject site is "Neighbourhood Residential". This land use designation allows single detached dwellings, duplexes, and townhouses. This redevelopment proposal is consistent with this land use designation.
Arterial Road Policy
The subject site is currently undesignated on the Arterial Road Development Map in the OCP.
The Arterial Road Policy indicates that rezoning applications for townhouse development on arterial roads may be considered in areas not identified on the Arterial Road Development Map if
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the site is within walking distance of a City Community Centre (i.e., 800 mora 10-minute walk) or a City park/open space (i.e., 400 mora 5-minute walk). The subject site is located within 800 m of the playing fields and pitch'n'putt adjacent to West Richmond Community Centre, and is located directly across from the Railway Greenway, which is part of the City's trails system.
The subject proposal also reflects the following Arterial Road Policy criteria for the siting of townhouse developments in areas not identified on the Arterial Road Development Map:
• That the proposal involve a land assembly with at least 50 m frontage on a major arterial road (such as Railway Avenue);
• Leave a residual site for future townhouse development with at least 50 m frontage on a major arterial road;
• Enable the provision of shared vehicle access to future townhouse development in the block by means of a statutory right-of-way or other arrangement suitable to the City; and,
• Ensure that vehicle access points to townhouse development is set back at least 50 m from a minor arterial road intersection.
Floodplain Management Implementation Strategy
The proposed redevelopment must meet the requirements of the Richmond Flood Plain Designation and Protection Bylaw 8204. Registration of a flood indemnity covenant on Title is required prior to final adoption of the rezoning bylaw.
Public Consultation
A rezoning sign has been installed on the subject property. In response to the placement of the rezoning sign on the property, Staff received a phone call from the Richmond Hospital Foundation, who own the two (2) properties to the north of the subject site (8540 and 8560 Railway Ave). The nature oftheir inquiry was whether there were any implications to the redevelopment potential of their properties if the townhouse proposal at the subject site proceeds. Staff provided information that a similar proposal could be considered on their two (2) properties by way of shared vehicle access through the subject site or through direct vehicle access to Railway Avenue (subject to City's Transportation Department approval).
Should the Planning Committee endorse this application and Council grant 1st reading to the rezoning bylaw, the bylaw will be forwarded to a Public Hearing, where any area resident or interested party will have an opportunity to comment.
Public notification for the Public Hearing will be provided as per the Local Government Act.
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Analysis
Density, Form, and Affordable Housing
The Arterial Road Policy specifies a typical density of 0.60 FAR (Floor Area Ratio) for townhouse developments on arterial roads, subject to the applicant providing a cash-in-lieu contribution to the City's Affordable Housing Reserve Fund in the amount of $2.00 per buildable square foot prior to rezoning.
For townhouse developments, the Arterial Road Policy provides for the consideration of additional density ofup to 0.70 FAR in the following situations:
• where significant road dedication, or frontage improvements on two or more streets is required;
• on a land assembly with more than 100 m frontage;
• on a site that is in close proximity to a neighbourhood service center, park or other nonresidential land use; or
• where additional community benefits are provided (e.g. significant tree protection etc.)
As part of the townhouse proposal at the subject site, the applicant proposes to build three (3) affordable housing units, comprising approximately 15% of the total building area, which are to be secured through a housing agreement registered on title prior to Development Permit 1ssuance.
The three (3) affordable housing units are proposed within one (1) of the west buildings fronting Railway A venue, and are centrally located on-site. Individual private outdoor spaces are provided for each unit in the form of a yard at-grade or a balcony.
Consistent with the OCP policies to provide for a variety of housing to meet the needs of families and an aging population, the affordable housing units that are proposed at the subject site include a mix of family-oriented and ground-oriented designs. The type and size of each unit is as follows:
Minimum Unit Area Proposed
Number of Units Unit Type as per Affordable Housing Strategy
Unit Size
1 1 Bdrm +Den 50 m" (535 ff) 58.45 m2 (629.1 ff)
2 3 Bdrm 91 m2 (980 ff) 116.59 m2 (1 ,255 ff) Total: 291.62 m• (3,139 W)
Total: 3 (approx. 15% of total floor area proposed)
Consistent with the Arterial Road Policy considerations for additional density, staff note that this is the first townhouse proposal in the City to include built affordable housing units, which exceed the requirements of the City's Affordable Housing Strategy and which provide a significant community benefit. Therefore staff are supportive of an increase in density beyond the typical 0.60 FAR for this townhouse proposal, to account for the built affordable housing units.
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On this basis, a new site-specific zone entitled "Town Housing (ZT80)- Railway Avenue" is proposed for this development with a maximum base density of 0.60 FAR together with an additional 0.12 FAR provided that prior to first occupancy of the building, the applicant includes the three (3) affordable housing units on-site, comprising approximately 15% of the total building area, which are to be secured by way of a housing agreement registered on title prior to Development Permit issuance.
The ZT80 zone also reflects the applicant's proposal to:
• Allow a minimum 4.5 m front yard setback in favour of a minimum 6.0 m rear yard setback along the interface with existing single-family dwellings to the east; and,
• Allow a maximum lot coverage with buildings of 4 7%.
Site Planning, Access, and Parking
The development site is a large lot of 2,628 m2 (28, 287 ft2) in area (after road dedication),
located on the east side of Railway A venue, between Francis Road and Colbeck Road, in the Blundell planning area.
The proposed site layout consists of two (2) three-storey buildings containing a total of 11 units fronting Railway Avenue to the west of a proposed north-south drive aisle that bisects the site; and two (2) triplex buildings to the east of the drive aisle, which are two-storeys in height. The siting of the triplexes enables a 6.0 m rear yard setback interface with existing single-family dwellings to the east and a larger centrally-located outdoor amenity space to be provided.
The primary pedestrian entries for the west buildings are proposed to be from Railway A venue, while the pedestrian entries for the east buildings are proposed from the internal north-south drive aisle. Ground floor garages/carports are arranged along the internal drive aisle.
A single vehicle access point to the site is proposed via an existing 4.0 m wide east-west Cityowned lane, which is required to be widened by an additional2.0 mas part of this redevelopment proposal. The internal drive-aisle on the subject site, which extends north from the widened east-west lane, has the potential to provide shared access to future developments to the north by means of a Statutory Right-of-Way for public-right-of-passage, which must be registered on title prior to final adoption of the rezoning bylaw.
Consistent with the parking requirements in Richmond Zoning Bylaw 8500, a total of 31 resident vehicle parking spaces are proposed, of which 12 spaces are proposed in a tandem arrangement. Prior to rezoning approval, a restrictive covenant preventing the conversion of tandem parking area into storage or habitable space is required to be registered on title.
Of the 31 resident vehicle parking spaces, one (1) standard sized vehicle parking space is proposed for each affordable housing unit, which are to be located in a carport located directly adjacent to the units, consistent with the zoning bylaw.
Consistent with the zoning bylaw, a total of five (5) visitor parking spaces are proposed on-site, one ( 1) of which is a handicapped visitor parking space. One ( 1) of the proposed visitor parking spaces is provided over and above the parking requirements in Richmond Zoning Bylaw 8500.
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A total of 22 resident bicycle parking spaces (Class 1) are proposed, and a bicycle rack for four (4) visitor bicycle parking spaces (Class 2) is proposed adjacent to the pedestrian pathway between the west buildings.
Conceptual development plans are contained in Attachment 4.
Amenity Space
Consistent with the OCP and Council Policy 5041, the applicant will provide a contribution in the amount of $17,000 ($1 ,000/unit) prior to rezoning, in-lieu of providing on-site indoor amenity space.
Outdoor amenity space will be provided on-site, and is proposed to be centrally located on the east side of the subject site between the two (2) triplex buildings. Based on the preliminary design, size of the proposed outdoor amenity spaces complies with the OCP requirements of 6 m2 per unit (102m2
). Staff will work with the applicant at the Development Permit application review stage to ensure that the configuration and design of the outdoor amenity space meets the design guidelines in the OCP.
Tree Retention and Replacement
The applicant has submitted a Certified Arborist's Report; which identifies on-site and off-·site trees, assesses tree structure and condition, and provides recommendations on tree retention and removal relative to the proposed development. The Report assesses eight (8) bylaw-sized trees on the subject property, one (1) bylaw-sized tree on the neighbouring property to the east (8631 Calder Road), and three (3) street trees on City-owned property.
The City's Tree Preservation Coordinator has reviewed the Arborist's Report, conducted on-site visual tree assessment, and concurs with the report recommendations to:
• Remove eight (8) trees located on the subject site due to poor condition (tag# 588, 589, 590, 591, 592, 593, 594, 595). These trees are either dying (sparse canopy foliage), have been previously topped, or exhibit structural defects such as cavities at the main branch union and co-dominant stems with inclusions. As a result, these trees are not good candidates for retention and should be removed and replaced.
• Retain Tree D located on the neighbouring property to the east. This tree will not be impacted by the proposed development.
Replacement trees are specified at a 2: 1 ratio as per the OCP.
The City's Parks Department Arboriculture staff have reviewed the Arborist's Report as it relates to the trees in the boulevard along Railway A venue on City-owned property, and have the following comments:
• Tree A is in good condition with no issues at this time. This tree must be retained and protected in accordance with the City's Tree Protection Information Bulletin TREE-03.
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• Trees B and C are in poor condition. The Parks Department authorizes the removal of these trees.
Tree Protection
One (1) street tree on City-owned property and one (1) tree on the neighbouring property to the east are to be retained and protected (i.e., Trees A and D). The applicant has submitted a Tree Retention Plan showing the trees to be retained and the measures taken to protect them at development stage (Attachment 5). To ensure that the trees identified for retention are protected at development stage, the applicant is required to complete the following items prior to final adoption of the rezoning bylaw:
• Submission to the City of a contract with a Certified Arborist for the supervision of all works conducted within or in close proximity to tree protection zones. The contract must include the scope of work required, the number of proposed monitoring inspections at specified stages of construction, any special measures required to ensure tree protection, and a provision for the arborist to submit a post-construction impact assessment report to.the City for review.
• Submission to the City of a survival security in the amount of $12,500 for the tree located in the boulevard on City-owned property labelled as Tree A. The survival security will not be released until construction and landscaping on-site and off-site is completed, a landscape inspection has been passed by City staff, and the Arborist's post-construction impact assessment report is received by the City. The City may retain a portion of the security for a one-year maintenance period from the date of the landscape inspection to ensure that the tree surv1ves.
• Prior to demolition of the existing dwelling on the subject site, installation of tree protection fencing around Tree A to be retained (note: Tree D will not be impacted by the proposed development on the subject site). Tree protection fencing must be installed to City standards in accordance with the City's Tree Protection Information Bulletin Tree-03 prior to any works being conducted on-site, and must remain in place until construction and landscaping on-site is completed.
Tree Replacement
The applicant wishes to remove the eight (8) trees that are in poor condition from the subject site (tag# 588, 589, 590, 591, 592, 593, 594, 595). The 2:1 replacement ratio requires a total of 16 replacement trees. Replacement trees shall be a minimum size of 6 em deciduous caliper or 3.5 m high conifer, as per the OCP. At the Development Permit application stage, the Landscape Plan will be reviewed to ensure that the required replacement trees are to be planted on-site and to ensure consistency with the design guidelines in the OCP. Prior to Development permit issuance, a Letter of Credit is also required to be submitted by the applicant, which must be based on 1 00% of the cost estimate for the works provided by the Landscape Architect (including hard and soft landscape costs, fencing, installation, and contingency).
For the removal of Trees Band C from the boulevard on City-owned property, the applicant is required to submit a cash-in-lieu contribution to the City's Tree Compensation Fund prior to
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final adoption of the rezoning bylaw. The Parks Department has identified that the value ofthe required contribution is $2,600.
Existing Legal Encumbrances
There is an existing 3.0 m wide statutory right-of-way for the sanitary sewer registered on title of the subject lot (located along the entire east property line of the subject site). Encroachment into the right-of-way is not permitted. The owner is aware of the charge on title and the proposed conceptual plans do not show any encroachment into the right-of-way.
Public Art
In response to the City's Public Art Program (Policy 8703), the applicant proposes a voluntary contribution to the City's Public Art Reserve Fund at a rate of $0.77 per buildable square foot (not including the affordable housing units); for a total contribution in the amount of $13,265.
Townhouse Energy Efficiency and Renewable Energy
The applicant has committed to achieving an EnerGuide Rating System (ERS) score of 82 and providing pre-ducting for solar hot water heating for the proposed development. Prior to rezoning bylaw adoption, the applicant must:
a) retain a Certified Energy Advisor (CEA) to complete an evaluation report to confirm the details of the construction requirements needed to achieve EnerGuide 82 (based on the energy performance of the most marginal units); and
b) register a restrictive covenant on title, specifying that all units are to be built and maintained according to the construction specifications identified in the CEA's evaluation report, and that all units are pre-ducted for solar hot water heating.
Site Servicing and Frontage Improvements
Prior to rezoning, the applicant must enter into a Servicing Agreement for the design and construction of servicing connections, upgrades, and frontage improvements as outlined in Attachment 6. Generally, the required improvements include: widening ofthe existing east-west lane along the south property line, boulevard improvements along Railway A venue, and improvements to the existing east-west walkway along the north property line.
Rezoning Considerations
The list of Rezoning Considerations is included in Attachment 6, which has been agreed to by the applicant (signed concurrence on file).
Design Review and Future Development Permit Application Considerations
A Development Permit application is required for the subject proposal to ensure consistency with the design guidelines for townhouses contained in the OCP, and with the existing neighbourhood context.
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Further refinements to site planning, landscaping, and architectural character will be made as part of the Development Permit application review process, including:
• Review of the proposed colour palette and exterior building materials to ensure consistency with the OCP design guidelines for townhouses.
• Opportunities to break up the repetitive unit design of the buildings fronting Railway Avenue.
• Conceptual illustration of the required improvements to the east-west walkway along the north property line (showing both the off-site concept as well as the concept within the statutory right-of-way that is to be granted on-site).
• Improvements to the Landscape Plan, including but not limited to: the required number of replacement trees, low-level landscaping/fencing along the north side yard, additional soft landscaping on-site including around the outdoor amenity space, and finalizing the design of the permeable paver banding treatment over the internal drive-aisle.
• Demonstrating that all of the relevant accessibility features are incorporated into the proposed Convertible Unit design, and that aging-in-place features can be incorporated into all units.
• Reviewing the applicant's design response to the principles of Crime Prevention Through Environmental Design (CPTED).
Additional items may be identified as part of the Development Permit application review process. The Development Permit application must be processed to a satisfactory level prior to rezoning approval.
Financial Impact
This rezoning application results in an insignificant Operational Budget Impact (OBI) for off-site City infrastructure (such as roadworks, waterworks, storm sewers, sanitary sewers, street lights, street trees and traffic signals).
Conclusion
This redevelopment proposal is to rezone 8620 Railway Avenue from the "Single Detached (RS 1 /E)" zone to a new site-specific zone entitled "Town Housing (ZT80) -Railway A venue" zone, to permit the development of 17 townhouses.
The proposal is consistent with the land use designation contained within the OCP and with siting criteria for townhouses not already identified on the Arterial Road Development Map. The conceptual development plans attached are generally consistent with the Development Permit guidelines for townhouses contained in the OCP. Further design review and analysis will be undertaken as part of the Development Permit application.
Staff note that this townhouse development proposal is the first of its kind in the City to include three (3) affordable housing units on-site, which are to be secured through a housing agreement registered on title prior to Development Permit issuance.
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It is recommended that Richmond Zoning Bylaw 8500, Amendment Bylaw 9563 be introduced and given first reading.
@-Cynthia Lussier Planner 1
CL:rg
Attachment 1 : Location Map/ Aerial Photo Attachment 2: Site Survey Attachment 3: Development Application Data Sheet Attachment 4: Conceptual Development Plans Attachment 5: Proposed Tree Management Drawing Attachment 6: Rezoning Considerations ·
50459!8 PLN - 97
City of Richmond
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PLN - 99
TOPOGRAPHIC SURVEY OF PARCEL 'A' (RD40234E) LOI_lQ
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PLN - 100
City of Richmond
Development Application Data Sheet Development Applications Department
RZ 15-709884 Attachment 3
Address: 8620 Railway Avenue
Applicant: 1037533 BC Ltd.
Planning Area(s): Blundell ----------------------------------------------------------
Existing Proposed Owner: 1037533 BC Ltd. No change
Site Size (m"'): 2, 720 m"' (29,27 4 ft") 2,628 m"' (28,287 ft") (after 2.0 m road dedication along south property line)
Land Uses: Single-detached dwelling 17 townhouse units
OCP Designation: Neighbourhood Residential No change
Zoning: Single Detached (RS1/E) Town Housing (ZT80)- Railway Avenue
Number of Units: 1 17
Other Designations: The Arterial Road Policy provides Consistent with the Arterial Road siting criteria for townhouses along Policy. arterial roads.
On Future I Bylaw Requirement I Proposed I Variance
Subdivided Lots
Floor Area Ratio: Max. 0.72 0.72 none permitted
Lot Coverage - Buildings: Max. 47% 46% none
Lot Coverage - Buildings, Structures, and Non-Porous Max. 65% 64.3% none Surfaces: Lot Coverage - Live Plant
Min. 25% 27.4% none Material:
Lot Size (min. dimensions): N/A N/A none
Lot Width (min. dimension): 50 m 59.57 m (before 2.0 m none road dedication)
57.57 m (after 2.0 m road dedication)
Lot Depth (min. dimension): 35m 45.66 m (average) none
Setback- Front Yard (m): Min. 4.5 m 5.34 m none
Setback- Rear Yard (m): Min. 3.0 m 6.06 m none
Setback- Side Yard (m): Min. 3.0 m North - 3.19 m South- 3.07 m
none
Height (m): 12m 11.93 m none
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July 7, 2016
icle Parking Spaces-
-2-
housin 2 (R)/unit
1 (R)/unit Affordable
housi 0.2 (V) per unit =
4
On-Site Vehicle Parking Spaces- Total:
On-Site Vehicle Parking Spaces- 0.02 of Handica
Tandem Parking Spaces:
Small Car Parking Spaces: Permitted (max 50%)= 15
Amenity Space- Indoor:
Amenity Space- Outdoor: Min. unit
36 spaces
1 space
12 spaces
8 spaces
Cash-in-lieu
107 m2 (1,152 ft 2)
Other: Tree replacement compensation required for loss of bylaw-sized trees.
5045918
RZ 15-709884
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s d
ee
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o tre
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llh n
o o
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or i
de
nti
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on
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r co
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at r
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ree
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gn
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r m
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em
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s A
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583
30
App
le
U
This
tre
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ps m
uW
ple
stem
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men
t at a
sco
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ld u
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n w
ith w
ea
k a
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ch
me
nts
an
d
Rem
ove
589
49
Ap
ple
590
19 2
2 IS
H
azel
nut
59
1 19
23
20
H
aze
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l
592
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azi
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ul
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u C
herry
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oo
ech
estm
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•• C
he
rry
c u
A.p
ple
:(I)
X/.~
Plu
m
incl
ud
ed b
ork.
It
has
o h
isto
ry p
runi
ng
{to
pp
ing
an
d h
ea
din
g cv
ts)
wil
h d
eco
y v
isib
le a
t th
e p
n.;n
ing
site
s.
tis c
row
n is
d'(i
ng
bo
ck in
dic
ati
ng
ver
y p
oo
r h
ea
lth
co
nd
itio
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tre
e is
dir
ec
tly c
on
flicti
ng
wit
h th
e p
rop
ose
d c
on
stru
cti
on
on
d d
!Je
to it
s ve
f)' p
oo
r co
nd
itio
n. s
mal
l gze
an
d lo
w v
otu
e.
revi
sio
ns
to t
he
de
sig
n o
re n
o! w
oo
on
ted
to
occ
om
mo
do
te it
s re
ten
licn
.
This
tre
e h
as m
vlli
ple
ste
m o
tto
cllm
en
t at
o sca
ffo
ld u
rio
n w
ith
we
ak
otto
ch
me
nts
an
d
inck
.Y.ie
d bo
ric.
11 h
os
a h
istO
I't p
run
ing
(lo
pp
inQ
on
d h
eo
din
o c
uts
) .....
ith
de
co
y v
isib
le o
r th
e p
run
in9
site
s.
11i cr
owr.
is d
yif\
g b
ock
. in
dca
lln
g ve
rt p
oor h
eo!t
h c
on
dit
ion
. Th
is t
ree
is c
ire
clly
co
nlli
clin
g w
ilh
!h
e p
rop
ose
d co
nstr
ucti
on
an
d d
ue
lo
ils
very
PO
O!'
co
nd
itio
n.
smo!
t :li
re a
nd
iOw
va
lue.
revi
sio
ns
lo t
he
de
sign
ore
no
t wm
on
!ed
to
occc
rnm
od
ole
its
rete
ntio
n.
This
mull
i-~t
emmed tr
ee
has
o h
isto
ry o
f p
run
ing
{lo
pp
ing
en
d h
eo
cf!O
Q c
uts
) w
ith
de
coy
visi
ble
ot th
e p
run
ing
sit
es.
n ho
5 m
ulli
ple
rib
be
d r
ea
cti
on
wo
od
o!o
ng
lh~ s
tem
s a
nd
the
ma
jor
Emb
s.
This
tre
e ~ d
ire
ctly
co
nfti
cti
ng
wit
h lh
& p
rop
ose
d co
mlr
uc!i
on
an
d d
ue
to
its
very
po
or
cond
i1io
n. s
mal
l 9z
e a
nd
!ow
va
lue
. re
vis
ioru
to
the
de
sig
n o
re n
ot
'No
oa
nte
d to
o
cco
mm
od
ole
!Is
rete
ntio
n.
This
mu
ltl·s
lem
rne
d t
ree
hos
o h~to
ry o
f pru
nin
g {
top
pin
g a
nd
he
od
ing
cu
ts)
w!l
h C
leco
v
visi
ble
at
the
pru
nin
g s
ites
on
d ~P
rot
de
co
y f
ung
al i
nfe
ctio
n ob~ed.
lhis
tree
is ci
rect
lv c
on
nic
ting
with
the
pro
pos
ed c
om
truct
ion
ond
du
e t
o its
ver
y po
or
co
nd
itio
n,
smel
t 1ze
an
d !o
W v
ah.J
c, r
C'V
isio
ns t
o th
e d
esi
gn
ore
no
t wo
rro
nte
CI t
o
occo
mm
od
ote
its
rete
nti
on
. ·
This
IYI'..
.dli-
ste
mm
ed
tre
e h
os
a h
isto
ry o
f pru
nin
g {
top
pin
g a
nd
he
ad
ing
cut
s) w
ith
de
ca
y
visi
ble
oll
t'le
prun
ing
sites
. 1M
tre
e is
dre
clty
ca
nbi
cti
ng
with
th
e p
rop
ose
d c
on
stru
ctio
n a
nd
du
e t
o it
s ve
ry p
oo
r co
nd
ilio
n.
sma
ll siz
e a
nd
row
vo
tue
. re
visi
ons
to
the
de
sign
ae n
et w
aro
ntc
d to
o
cco
mm
od
ote
its
rete
nti
on
.
This
!te
e is
hd
f d
ead
with
imm
ine
nt
ste
m fa
ilure
. th
is tr
ee
is d
rect
:y c
onf
llcrin
g w
ith
I h
e p
rop
ose
d c
on
srru
ctio
o a
nd
du
e to
ifs
very
po
or
co
nd
itio
n, s
mal
l S
ze a
nd
low
vo
tue
. re
visi
ons
to
the
de
$ig
n e
re n
ot w
aro
nte
d to
o
cccm
mo
da
le it
s re
ten
tion.
This
mu
lti-
ste
mm
ed
tre
e h
as
o h
isto
ry o
t pru
nin
g (
top
pin
g a
nd
he
ed
ing
cut
s) w
ith ~ign
s o
f d
eca
y o
! th
e pr
unin
g sit
es.
O
ne
of
the
co
-do
mln
on
t st
em
s wa~ p
revi
ousl
y re
mo
ve
d a
nd
a c
Olu
mn
of d
eco
y h
as
de
ve
lop
ed
at
the
site
of in
jury
. Th
e r
em
ain
ing
3 s
tem
s o
re w
ea
kly
ott
oc
hed
wit
h in
c!u
de
d b
ark
. Th
e w
ho
le t
ree
Is in
lecte
d w
ith
th
e b
lock
. kn
ot
fvng
l. Th
is tr
ee
is cf
lfec
lly c
oo
ftict
ing
with
th
e p
rop
os
ed
con
stru
ctio
n a
nd
dve
to
Us
very
po
or
co
nd
itio
n.
sm
a!l
siz
e a
nd
low
vo
lue
. re
'o'isi
oos
to t
he
de
sig
n o
re n
ot w
orr
on
ted
to
o
::co
mm
od
ate
its
rete
ntio
n.
Jt·j~
tre
e he~ m
ullip
le s
tem
oll
och
me
nt o
t o
sco
lfcl
d un
ion
with
we
ak
of!
oct
,me
nts
an
d in
clu
de
d b
ark
. The
wo
un
d o
f on
hist
oric
ca
-c:IO
I'T'Iln
an
l st
em
l01
lure
de
ve
lop
ed
o c
avi
ty
und
er
!he
oth
er c
o-d
om
ina
nt s
tem
uni
on.
II
ha
s a
hiSl
OI)·
prv
nin
g I l
op
pin
g a
nd
he
ad
ing
cut
s) w
ith
de
ca
y v
isib
le a
t th
e p
run
ing
site
s.
lis c
row
n is
dy
ing
bo
ct
Ind
ica
tin
g ve
ry p
oo
r h
ea
lth c
on
diti
on
. Th
is tr
ee
is d
f"e
cHy
con
ftic
.lin
g w
ith
the
pro
po
sed
co
nst
rvc
lion
an
d d
tJe
!o
its
very
po
ot
co
nd
itiO
n. s
mO
:t si
ze a
nd
!ow
vo
tue
. re
vhlo
ns
to t
he
de
sig
n o
re n
ot w
orr
on
ted
to
acc
om
mco
ote
its
rete
nti
on
.
This
cily
-¢'1
.·ne
d tr
ee
is in
go
od
co
nd
f10n
, with
o m
inor
str
vdu
rol d
e Fee
l re
late
d to
on
inh
ere
nt
we
akn
ess
in t
he
un
ion
of
tho
ma
in s
tem~ a
t I.
Sm h
igh
. n ho~ a
his
tory
of p
ow
CI"
r:n
e d
eo
ron
ce
pru
nin
g b
ut
the
pru
nin
g w
ou
nd
i ore
sm
oD
an
d o
pp
sa
r to
be
we
H co
mp
art
me
oto
lile
d.
This
tre
e is
loc
ate
d o
n c
ityp
rop
ert
y.tt
is b
ifurc
ate
d a
nd
ha
s a
hisi
OIY
of p
run
ing
(to
pp
ing
an
d
he
ad
ing
) w
ilh
sig
ns o
f d
eco
y o
t th
e-p
run
ing
site~.
u is
inle
cte
d b
y c
on
ker o
ve
r IT
IQ!e
th
an
ho
!f o
f it
' fl
un
k a
rea
. Re
ferr
ed
to
Po
rts
Dep
orl
me
nt
for
furt
he
r o
clio
n.
Thi
s tr
ee
ho
s m
ult
iple
$!e
ms
ori
gin
ati
ng
or
on
e lo
ca
tio
n.
The
se s
tem
s o
re w
eo
kty
atl
oe
he
d w
ith
itl
Ciu
de
d b
ark
. It
has
o h
isto
ry p
tur~ing (
lop
pin
g e
nd
he
ad
ing
cul
s) w
ilh s
igns
of d
eco
y {
I.e.
cavi
ties
a
nd
tro
s.s}
at
the
pn
;nin
g S
ites.
Re
ferr
ed
lo
Per
ks D
ep
ort
me
nt
for 1
\ufh
er a
ctio
n.
This
ne
igh
bo
uri
ng
!re
e h
en
o h
isto
ry c
f p
run
ing
(lo
pp
ing
an
d he
ad
ing
cv
ls)
lor
po
we
r tin
e cle
ara
nc
e. T
his
tree
is lo
ca
ted
wit
h s
uff
icie
nt
setb
ac
k to
ll'e
su
bje
ct
pro
pe
rty th
o:
no
pro
tec
tio
n measure~ o
re· r
eq
uir
ed
with
in !
hi~
site
.
Rem
ove
Re
mo
ve
Re
mo
ve
Rem
ove
Re
mo
ve
!'l'e'M
"...,.
...C
~e-Y
O'·~
·
f'IQ
iti¢
1
lr.:a
«.o.
-c;
j,t,
ppt~
v~H:
I t;~
· ?¢
1li.
Co;;
:O'
f.I~J~'
j r.z
lt\!
fic.
tl".
.\o'
O
{A~:PO
'•'e'
d t;r
y ''.
:;rb C~~
rtt<J
y<l
l'JI6
/
.....
.
TREE
PR
OTE
CTI
ON
GU
IDE
LIN
ES
:
1.
UU
PIO
TfC
JIO
N1
0N
E1f
TIA
CK
S;
tlyf
Jtet
-f'rWKt/(i(llo~ (T
Pl) otg~menb aees~CFJhed 0
1 clr
e<:!
ed
b'l
:hk
offiC
e to
p-o
vice
o ru
!ta
bl&
S&l
bo::
k ro
enJU
e od
eQuo
le
= p
rcht
cl\o
t'11o
mO
ntol
n 11
M h
eol!h
cn:l
trees
tat.:
l.)v.
the~ oS,
r:~T
~"en
a C
t& b
ase
a o
n 11
11!1 e
nd 1
ta.1t
con
d=tro
ru a
1 de
lo!<
'Ylin
ed ~.
,. rh
e p
ojo
)ct ~
I. an
d rtt~ ~lo(X!O c
my
orhl
:f 1
revo
rote
ct'
on
wtb
oc:
h p
roof
f.Jed
b'l
at n
cr}
!inc
:l\ld
hg ::>
!f:b
o~l
d1ri
'ICd
fro
m mu~
!iflli
c'-<
lfntu
). C
fld
mo
v b
o c
ord
illo
nd
!0
c:e
rto:n
m.~igo~ion mocnu~n o
e:-
.g l>fldert<l~ltn
(:.<
1'. •
cct ~ng. c
:on:
pen'
¢1!)
!y lf
eo
tmon
r to
re
mc:
r.:r
og10
0t
ron
e).
1116
t'l<
!t1 p
otm
;:fiC
)(l !J
..Iid
c"!F
>&' c
ll.o
¢1
Xllr
to
tho)
c:w
t!1
eo
d p
crf
.en
loii
i'IO t
roe
(t~U~k
. ~.«rehln o
r'(l
lokl
l)o
})
<l!v
tln 1T
thc
!r;.
:r'!
u p
o.rl
l odan~ 0
1.11
\ldo
elm
o 1
Pl1
01tlo
o;::'
c .1
. T
IH P
lOT
EC
TlO
N F
ENCE
S (I
AU
I£R
S):
Ber
rier
~ rfl\J~
t b
e e
recte
d a
t th
e tp
E~Ci
fied
a-J
gom
enll
an
d 1
ettx
Jck1
.. m
a'n
!:Ji
ne
a in
go
ad
c::
md
itk:;n
unt~
11"-6
pO
jec
t rfK
JCh
iH s
ub
lto
nti
o\
c:e
mp
;&:ic
:t\
on
d t
Nt
re~
lfk:
t:cn'<n.l g
vkle
i'ne
1 in
tpla
me
nre
u o
~ O
H:o
-'led
tle<
ein
rnro
ugr1
to
tllftC:onll)l!l~on
olin
& ~<:PirxJ 1
:tm
:e.
Thl,
mot
'9<'1o
!JO
I'Id !r
uto
loti
oo
ot
ti'\(
t IP.
nce
mut
t me
et 0
t eJ
<Cee
d Ir
e. m
l.lf1j
!;;;p
oi ifo
f\Of.l
"ds.
S<g
nt J
IO!In
g 'T
RfE
P~'
i'EC
lrON Z
ON
E-N
O
fN!R
'r rr
.:J:;t
oe
Plo
ced
en
tne
,.e
., p
rele
ctio
n fe
nce
ct o
ru
ii:X
t.e
t:oe
c=
ncy
or t
he
d'te
ocb"
. cl t
he
ptc
't'C
t ort
cri
ll. ,
..t'O
·"..(I
KI'I
"'il
i ir
<llc
tl ~~if' c
ases
lt10
t we
m~ r
eta
ine
d to
pro
lticl
e lie
id i&
l\-i
e£1}
lu cc
mr::
:ooo
ce d
o..ti
ng C
on
ilrvc
tiofl.
!h
e o
wne
t. c
cntro
c!O
t!..
l\Jb
ccnl
toct
orr.
on::~: t
rcdt
u,ho
uldO
G m
.ld
o a
.o<
7oto
ltno
:t<tK
irlc
tionJ
tr>
ereO
<'"~
en
d C
Cf'l
il.:ll
wirh
nil
olli
e')
foo
0"1
occe~
. if r
eouiffld.lf~
Pf{
)to
c:io
n to
nciii
G l'
l'MI b
o lm
.pccrc
d u
nd
O;ll
)'CY
cd o
y tr.
o !l".u~y~
/01
the
pro
io<
:t O
ttlor
ist P
fior
tc C
OI'
f'm
ilf1
ee<
o'(r
nl
of
on
y d
!fm
o:i
llOO
.s;l
'!)p
-ep
atO
'llo
nQ
ICQ
IIU
tUC
I!Q
flw
cR..
3
. SO
IVO
'OF
FEN
CU
: If
any
!ftl-
9' p
otec
:oon
fetlc
el.c
.e c
fgn
eo
will\
0' w
itll'
n clO
se p
o .• :m
!v re
o te
llri
eliv
e CO
Y(!I'!
Cill.
o P
'op
et'l
y f.r
.e. cn
alor
on
crrvW'Qnmcn!ol
lytc
n~t
;...
.o.o
r p
toto
cro
d 0
10,:1
, !h
e e
on
lro
cro
r rn
J~I
ur'ld
cf1o
lo:e
., sr .
. •vq
y o
f lh
e lr
xo'i:
>n
ol t
t>O
S& P'OPOI'!~
enos
5\r
.:l'l
ttoot
tt
:o1
ee
pro
!eC
IIO
I't t
on
::e
co
n b
e if
'II!Q
iftd
a:'
ld ;.
<npe
c.te
d o
:::C
I)fal
ely.
4
. T
IEE
PIO
TE
CII
ON
AN
D l
AN
D C
lfA
IIN
GO
PE
IA.O
ON
S:
lflo
'Q!!
v:~ :cnd~lng o
rem
co
nktn
a t
Pl o
ndlo
r lh
ete
l1w
:nc.
.-&m
!r.g
: ~eo
tmef
t~•e
ql.i
'ed
inf'4
'N fQ
I~11
eo
ge
i'll5
1o
ces
o!c
na
th
e pe
r>or
,elt
lr$
oft
he-
bla
deo
r'lr
!tO
io. ~OI'WnetlCt:o!oinl<~wi!tmoJFletO scxdieoofQ'<~it
is~I
I'Cf
'gly
fi)Comm(IOO';!d t
hQI
:MIO
no
Cle
aing
eon
i'OO
::tO
tS-"
'uJd
(X)O
f'din
ol!lw
itt>
tro
eoro
;cct
art
of6
!'"'
CO
YO
nce
tO r
tl'>'
iew
lheifWCif~
c;dc
rl O
lld 1
¢ <
lofll
<ly
tele
'ne
d
tree~
tl".
d t
he
pro
tect
ion metm.~e' f
or
l'ltc
'rn.
as
..... e
ll ~Ctri'lQ l
r.e c~
ec::ng j:l~ lo
im;J
fove
::C
f'I'C
)Ioo
::e tl
l'ld row~ n
ew
lare
s!
~cr.dpo~ .-~ IQVetM.
rril
OO:I
ofiP"
85CJ
0o!i
orl~
fol~er:oerir>Q;:a .
. oo:
el. !
he or
opon
et~f
l Sl
'lcvl
d ce
~ed to
po-
lide
.,...;
: CC!
>li f
or
the-
f<:i!l
>ooi
r'!(l !
leo
tme
nts
(inc
kJdn
g Cis~ o
l w
csi<
'J in
li':l'
l fom
sr C
uerto
e.e
Itlf
'le5
. •
P.e<
'\OY
d o
! de
loct
ive
~s !
n ~ c
olet
Qor
fei o
/ tm
dljd
bh
up
Ia 2
0 er
n C
bfl!.
me
o;u
m (d
Jn
21
on
to 4
5 er
n). k
::g
e(d
bh
45
IQ 7
5 e
m) e
nd
'o'e
rf k
l'ge
j76
em
dt)
h o
nd
gtO
OI«
\, a
nd
•
Pn;ni~~Nicfli~J.
Not
e :r
or Q
~::P
IO~•
'QI:
IICt
lo!!o
'o'lrl
Q ctf
p~ o
r !aQ
ewco
o·1
d'tb
ri$
creo
'Odb
'( lr
., wOl.~ o
l Ito'!'$&~~ c
;n It"
~ si
tu"-
$! t
o inv
.es~
go:e
d .,..
.;tn o
tfac:
ed P
"'P
Crt
v ow~ U
OO<'>
rc-
:~r.
roft
. lr
l ccr
ta:11
co
:!IH
. e
nd
su
bje
ct f
tl m
ur'
llc(x
ll C
lp:)I
'Ovd
. itt
le<
'm ~ue -
.mte
ctiO
I"'<
fl!'
iOfU
'el;
,'»i
~:..::l o
r sk
lr.a
oro
h.'iJ
purcc~on !
co
co
im
ta'3
ollo
rl m
ay '"
e occeptcb~. w
::n o
s bi
ll n
ot ~miteQ I
Q:
• Rl
'lttin
:'ng
lha1
61"o
ti()fl
s ol
tr~&
D0,
1icl
aiJ
Orl
u to
or: e
nd
en
d <
f.:aC
l ~
.e c
om
plia
-\C
8 t
o C~
Olec
rton
rn
oo
l\,11
'83 d
uiii{
J lh
e c
too
r'l"i
.J
sccpe
rl'1
0tis
in~iryro
tnetrz.e.
• tru
to;r
.g c
ncm
oijv
e de
mCii
'~;o
t!or
l o
lrt
~o T
Pllo
ch o~
t:.ll'"
ftY ~~~. J
X'in
llr:
g ~on t
ho
9fO
Un4
, O<'
<J/O
l pla
cing
roo
o-on
d ~.
ogg:
ng.
5.
TIE
EP
itO
TE
CT
ION
GU
IOlU
NES
: "'
':V co
nsra
.. -ct!O
<'I r
.. >~o
:ea w~ o
r oe
tMtl~w:t"ln
or d
<(!C
ttyoQ
c:::e
nt t
oo
li>Z~"CC~Ui"Os oavon~ o
r:::e
rovO
i o>'
ld th
O o
n·si
:e c
f.r"e
Ctlc
n of
lh
<!l p
oja
ct ~u. T
l".fl t~t. boa
•lch
~u.
loli
r;Jj
)& o
r.d
roo
rsot
reto
:nfd
lr~!..
os ,
..e
: ol
rna
:IC
ilw
itvl
th
e ~ C
<"O
«tcf
.on
zcne
s.. ""''
' no
! be
OO
!'T!O
ged
DY c
onst
rue
lief! oc
ti,
)f;(l~ f.
«:!J
PI a
s O
flPfQ
'I.tld
ono
c.f~
ecte
::l
by
the
Po
!et:
t ;M!)Orl~
t. u
cnvi
tios
witn
;n n
/loQ
CC
C9S
IIO
th
e 1P
l a
c re
urtc
t«fd
;ll'\r
.g N
1-
irc P
tePO
JOlio
n.. c
omh•
cfor
. on
o !o
nQ;.;
::or;.
e in
llf:t
iQiio
n W~'
nll'
l o
llllc p
rolr.
-C!
OltC
IICw
t: •
Rac!
J~..
..:W
d k:>
N lm
po
ct
me
tho
ds
lo! m
e fe
<IIO
'VO
I oll
reto
i er'
ld st
.. :m
p! w
iihin
01
aojo
c;e<
;tro
fP
!. ~sciidisiU'tlOrl<;e.
inc:
lvd"
v.!U
encl
\\ng
la~,r.c'er91or..1ld~escr\J
t;r~.ttr,ppr.gof~soilfOthO'otonaJcQPil'lr
'!l~
6on.
-e
•cov
ofon
1.,
oui
'J:f
ng ro
uod"
otio
rl$. 1
,1 DIO~I'Ietl
l. 0
1 t
tun
chin
g to
r ~o:ion c
o r,
:cn
ttil
imtO
IO!i
co.
NO
1f:
:tr0
Qe
Qr'
tra
niP
(II'
t ol
: sot
sPO
il. CCI\i!fUC~on m
otet
lots
. 'N
tl!l
c m
ote
( oil. e
tc~
NO
war~ erwost~:r
'!g e
! c~rere. s
tuc
c-,.
dry
w.:
:fl.
pcir
.l. 0
1 c
!he
f II"
'WW
IOU
rn.
::t m
ay e
dve
ne
tfim
pa
::t t
nc
1o.'l
0:
re!)
li,
NOCOl1~010pO!'Oiionofvehic.lesc.-"X!~l
r.:c P
:oc:
en'l8
fll
o1 t
emp
O<
<rt
\lrl.
lc:lJ
!e1
or k
lf'.l:
ctu
, ·
tJo~Sgn~.t'gns. =tllcSorCltlyc~eltvicc rouuoin~d
!'fO
Ol.
Neunou!tl~ p
run
ing
orc
utt:r
--o of~ t:
.e\'1
1. A
n-/
Clll
flins
:j C
Hllt
>l:r
t'e
o'.m
9n
l cf
a re
lafl
ec tJ
O!:t
mu\
1 o
eco
rr.p
tete
d b
'(o
~&.doroah, c
rtr
-le
rolice
f.rm~IS"certifl'5d "
'bo
ril:
so
rd&
'lcnn
1o'ri
'IOt'Q
IW4r
.M.:
$1..
.:!0
0S:o
r.do
rel.o
nd/O
!' ~ t
ne dir
~tio
n cl
tne
P!o;
<x:t
-'tb
:tll
!lrt
;lm
~ o
lllce
. en
d.
MY
'C:<
CO
VO
!lons
oct
oce
nl I
Q T
hC !
Pl w3~ !
he
CliO!'~ o
! ln
oC
I'o
jcd
at:
>cd
ll.::
nd
IOO
l pn;
rOr!
'j ~be u
ndc<
tol:e
<"l O
S ~e=y.
I he u
se o
f oer
i<Ji
lilb,
c~ e
< O
ll>e<
DV
'Iifl
>e
mfe
<"t
tip
me
flt ~
,e,.
ic:!
tdin
pro,
.;rr
i:y
tora
to'n
ild M
e.ti
and
sti
CU
idb
e p
k!n
rlft
dw
ilh
tnuJI':'!Itr~ahe'{tllotll'looOo<fflottne:re&oe~
. If
t. :e
::Q91
1in.
'd lt
'.ot c
erJO
in "
":ct
edct
c:bl
o co
nslrU
C!o
.oo
(X'II
i'kU
wi!
Tt o
fi'Z
"!O
'f a
riiO
!n
Ot c
o.i
d in
te.f
c1cw
l'ln
r!'le
cro
tcd
on
of
lne
1EIOCIOO:r~ h
o.No
lt'<'C
f on
ycn
ao
ocrm
en
! ..-.
k>o
TPZ
or 'I
diO
t ch
oo
ge
! to
ll1o
(t !f
ee
R!!
l!i:
rl~
$Cl".
eme a
e w
aje
cl t
o O
JJC
fO'o'
Oii
n
od••
c:nc
e lJY
th
o p
<cj
ecl a
rbo
riil
an
a /t
lQ m
vnid
pc.t
lily
. Ccn
oir
lTn
: •1n
lric
!ior
~ o
rg:.
loo
-ih
clfi
O!C
d n
lll'eo
irr ma~ tl
<! w
O'<
Cd
~ ltl
eV 0
'0
ccN
D!:
reO
b-ilhet:~"o}ect<JrO:l(',..,.~lobetc;;erCOiei-npoct~o. c
:lld
iOti
l tne
irr.
pc(:
ti 1
0 tr
e ~eescootxt,.,e;coW<..f,
rnili
ol:C
O b
r imOI~mer.&tg1P!<c:iot
•new
...•e
t. pr
Qte
clk:
n ~~tem1. c
cmp
ilmO
!r:x
y lre
<Jim
en
l!.
ondl
et: fa6ow~+n:lrlu. O
l!Pl<
!Ci!"
..ed
O'ld
dr&
clf
td b
y
:n•r
clf.'C
O.
• 6.
lA
MD
SC
A"N
G:
lh&
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PLN - 112
City of Richmond
Address: 8620 Railway Avenue
ATTACHMENT 6
Rezoning Considerations Development Applications Department
6911 No. 3 Road, Richmond, BC V6Y 2C1
File No.: RZ 15-709884
Prior to final adoption of Richmond Zoning Bylaw 8500, Amendment Bylaw 9563, the applicant is required to complete the following: I. 2.0 m lane dedication along the entire south property line for widening of the existing east-west lane.
2. City acceptance of the developer's offer to voluntarily contribute $2,600 to the City's Tree Compensation Fund for the planting of replacement trees within the City.
3. Submission of a Contract entered into between the applicant and a Certified Arborist for supervision of any on-site works conducted within the tree protection zone of the trees to be retained. The Contract should 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 submit a post-construction impact assessment report to the City for review.
4. Submission of a Tree Survival Security to the City in the amount of $12,500 for Tree A to be retained. The Survival Security will not be released until construction and landscaping on-site and off-site is completed, a landscape inspection has been passed by City staff, and the Arborist's post-construction impact assessment report is received by the City. The City may retain a portion of the security for a one-year maintenance period from the date of the landscape inspection to ensure that the tree survives.
5. City acceptance of the developer's offer to voluntarily contribute $0.77 per buildable square foot (e.g. $13,265 .56) to the City's Public Art Reserve Fund.
6. City acceptance ofthe applicant's voluntary contribution in the amount of$17,000 ($1,000/unit) in-lieu ofproviding on-site indoor amenity space.
7. The granting of a Statutory Right-of-Way (SRW) for public-right-of-passage along the north property line (of varying width, no greater than 1.0 m in width), to accommodate a grass strip south of the east-west walkway on City-owned property leading from Railway Avenue to Calder Road. The exact width ofthe SRW is to be determined in consultation with the Parks Department through the Development Permit and Servicing Agreement design review processes. The improvements to the walkway on City-owned property are to be constructed by the developer, and maintained by the City. The grass strip within the SRW is to be constructed and maintained by the developer:
8. The granting of a Statutory Right-of-Way (SRW) for public-right-of-passage over the entire north-south internal drive aisle to provide legal means of public/vehicular access to future developments located north of the subject site. (The drive aisle is to be constructed and maintained by the developer).
9. Registration of a flood indemnity covenant on title.
10. Registration of a legal agreement on title prohibiting the conversion of the tandem parking area into habitable space.
11. Registration of a legal agreement on title identifying that the proposed development must be designed and constructed to meet or exceed EnerGuide 82 criteria for energy efficiency and that all dwellings are pre-ducted for solar hot water heating.
12. The submission and processing of a Development Permit* completed to a level deemed acceptable by the Director of Development.
13. Enter into a Servicing Agreement* for the design and construction of servicing connections/upgrades and frontage improvements. Works include, but may not be limited to the following:
Water Works • Using the OCP Model, there is 272.0 Lis of water available at a 20 psi residual at the Railway Ave frontage.
Based on your proposed development, your site requires a minimum fire flow of220.0 Lis. At Building Permit stage, the developer is required to submit fire flow calculations signed and sealed by a professional
Initial: ---
PLN - 113
- 2-
engineer based on the Fire Underwriter Survey (FUS) or International Organization for Standardization (ISO) to confirm that there is adequate available flow for onsite fire protection.
• At the developer's cost, the City is to: Cut and cap the existing water service connection on Railway A venue. Install a new water connection complete with meter and meter box along the Railway A venue frontage.
Storm Sewer W arks • The developer is required to upgrade approximately 60 m of existing 375 mm diameter storm sewer to
600 mm diameter storm sewer along the Railway A venue frontage. • At the developer's cost, the City is to cut and cap the existing storm service connections fronting Railway
Avenue, and install a new 450 mm diameter Type II Inspection Chamber complete with 100 mm diameter connections.
Sanitary Sewer Works • At the developer's cost, the City is to:
Cut and cap the existing sanitary service connections and remove the existing Inspection Chamber along the east property line. Install a new sanitary service connection and inspection chamber within the existing Statutory Right-ofWay on the property.
Frontage Improvements • Widening and upgrading of the existing lane along the entire south property line to include widened asphalt
(for a total of 5.3 m wide), rollover curb and lighting. Hydro pole relocation may be required at lane entrance. • Widening and upgrading of the existing east-west walkway along the entire north property line to provide a
3.0 m wide asphalt surface and a grass strip of varying width (maximum 1.0 m wide). The exact width of the grass strip is to be determined in consultation with the Parks Department through the Development Permit and Servicing Agreement design review processes.
• Removal of the existing sidewalk next to the curb along Railway A venue and backfilling of the area to provide a minimum 1.5 m wide treed/ grassed boulevard (width of the boulevard is exclusive of the 0.15 m wide top of curb).
• Construction of a new 1.5 m wide concrete sidewalk behind the new boulevard and immediately along the west property line of the subject site. The new sidewalk is to connect to the existing sidewalk south of the subject site, and to the existing sidewalk south of Tree A at the north end of the Railway A venue frontage.
• The existing driveway providing access to the subject site from Railway Avenue is to be closed permanently, and the boulevard constructed with barrier curb/gutter, treed/grass boulevard, and sidewalk as per the City's current standards.
• The developer is to coordinate with BC Hydro, Telus and other private communication service providers: To underground the service lines for the proposed development. When relocating/modifying any of the existing power poles and/or guy wires within the property frontages. To determine if above ground structures are required and coordinate their locations (e.g. Vista, PMT, LPT, Shaw cabinets, Tel us Kiosks, etc).
General Items • 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: ---
PLN - 114
- 3 -
Prior to a Development Permit* being forwarded to the Development Permit Panel for consideration, the applicant is required to:
• Complete a proposed townhouse energy efficiency report and recommendations prepared by a Certified Energy Advisor which demonstrates how the proposed construction will meet or exceed the required townhouse energy efficiency standards (EnerGuide 82 or higher), in compliance with the City's Official Community Plan.
Prior to Development Permit* issuance, the following must be completed:
• Registration of the City's standard Housing Agreement to secure three (3) affordable housing units, the combined habitable floor area of which shall comprise approximately 15% of the subject development's total residential building area. Occupants ofthe affordable housing units subject to the Housing Agreement shall enjoy full and unlimited access to and use of all on-site indoor and outdoor amenity spaces. The tenns of the Housing Agreements shall indicate that they apply in perpetuity and provide for the following:
Maximum Monthly Total Maximum
Unit Type Number of Units Minimum Unit Area Household Unit Rent** Income**
1 Bdrm +Den 1 50 m2 (535 te) $950 $38,000 or less
3 Bdrm 2 90 m2 (980 ft2) $1,437 $57,500 or less
** May be adjusted periodically as provided for under adopted City policy.
Prior to removal of Trees Band C in the boulevard along Railway Avenue on City-owned property, the applicant must:
• Contact the Parks Department four ( 4) business days prior to proposed removal ofthese trees to enable proper signage to be posted.
Prior to Building Permit* issuance, the following must be completed:
• Incorporation of accessibility measures in Building Permit (BP) plans as determined via the Rezoning and/or Development Permit processes.
• Incorporation of three (3) affordable housing units, the combined habitable floor area of which shall comprise approximately 15% of the subject development's total residential building area, and which are to comply with all of the terms of the Housing Agreement that is required to be registered on title prior to Development Permit Issuance.
• Submission of a Construction Parking and Traffic Management Plan to the Transportation Department. The 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.
• 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 ofthe 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.
Initial: ---
PLN - 115
- 4-
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.
• 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 contain 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 concurrence on file)
Signed Date
PLN - 116
,-A_ "'vJifif/ ..'!?;;;' c_ .. ~~ ~·: ~Yiy
· City of Richmond
Richmond Zoning Bylaw 8500 Amendment Bylaw 9563 (RZ 15-709884)
8620 Railway Avenue
Bylaw 9563
The Council ofthe City of Richmond, in open meeting assembled, enacts as follows:
1. Richmond Zoning Bylaw 8500, as amended, is further amended by:
"
5053995
a. Inserting the following into the end of the table contained in Section 5.15 .1 regarding affordable housing density bonusing provisions:
--- --~~ --- - -
"ZT80
b. Inserting as Section 17.80 thereof the following:
17.80 Town Housing (ZT80)- Railway Avenue
17.80.1 Purpose
The zone provides for town housing and other compatible uses.
17.80.2 Permitted Uses 17.80.3 Secondary Uses • child care • boarding and lodging • housing, town • home business
• -community care facility, minor
17.80.4 Permitted Density
1. The maximum floor area ratio (FAR) is 0.40, together with an additional 0.1 floor area ratio provided that it is entirely used to accommodate amenity space.
2. Notwithstanding Section 17 .80.4.1, the reference to "0.4" is increased to a higher density of "0.60" if the owner, at the time Council adopts a zoning amendment bylaw to include the owner's lot in the ZT80 zone, pays into the affordable housing reserve the sum specified in Section 5.15 of this bylaw.
3. Notwithstanding Section 17.80.4.1, the reference to "0.4" is increased to a higher density of "0.60", together with an additional 0.12 floor area ratio, provided that prior to the first occupancy of the building the owner:
PLN - 117
Bylaw 9563 Page 2
5053995
a) provides in the building not less than 3 affordable housing units and the combined habitable space of the total number of affordable housing units comprises approximately 15% of the total building area; and
b) enters into a housing agreement with respect to the affordable housing units and registers the housing agreement against the title to the lot, and files a notice in the Land Title Office.
17.80.5 Permitted Lot Coverage
1. The maximum lot coverage is 47% for buildings.
2. No more than 65% of the lot may be occupied by buildings, structures and non-porous surfaces.
3. 25% of the lot area is restricted to landscaping with live plant material.
17.80.6 Yards & Setbacks
1. The minimum front yard is 4.5 m.
2. The minimum interior side yard is 3.0 m.
3. The minimum rear yard is 6.0 m.
17.80.7 Permitted Heights
1. The maximum height for buildings is 12.0 m (3 storeys).
2. The maximum height for accessory buildings is 5.0 m.
3. The maximum height for accessory structures is 9.0 m.
17.80.8 Subdivision Provisions/Minimum Lot Size
1. The minimum lot width on local arterial roads is 40.0 m.
2. The minimum lot width on major arterial roads is 50.0 m.
3. The minimum lot depth is 35.0 m.
4. There is no minimum lot area.
17.80.9 Landscaping & Screening
1. Landscaping and screening shall be provided in accordance with the provisions of Section 6.0.
17.80.10 On-Site Parking and Loading
1. On-site vehicle and bicycle parking and loading shall be provided according to the standards set out in Section 7.0.
PLN - 118
Bylaw 9563 Page 3
17.80.11 Other Regulations
1. In addition to the regulations listed above, the General Development Regulations of Section 4.0 and the Specific Use Regulations of Section 5.0 apply."
2. The Zoning Map of the CitY of Richmond, which accompanies and forms part of Richmond Zoning Bylaw 8500, is amended by repealing the existing zoning designation of the following area and by designating it "TOWN HOUSING (ZTSO) - RAILWAY AVENUE".
P.I.D. 003-552-357
Parcel "A" (RD40234E) Lot 16 Section 24 Block 4 North Range 7 West New Westminster District Plan 3285
3. This Bylaw may be cited as "Richmond Zoning Bylaw 8500, Amendment Bylaw 9563".
FIRST READING
A PUBLIC HEARING WAS HELD ON
SECOND READING
THIRD READING
OTHER CONDITIONS SATISFIED
ADOPTED
MAYOR CORPORATE OFFICER
5053995
CITY OF RICHMOND
APPROVED by
8JL. APPROVED by Director or Solicitor
~~
PLN - 119
City of Richmond
To: Planning Committee
From: Wayne Craig Director, Development
Report to Committee Planning and Development Division
Date: July 11, 2016
File: RZ 15-704505
Re: Application by Trendsetter Homes Ltd. for Rezoning at 11920/ 11940 Dunavon Place from Two-Unit Dwellings (RD1) to Single Detached (RS2/A)
Staff Recommendation
That Richmond Zoning Bylaw 8500, Amendment Bylaw 9571, for the rezoning of 11920111940 Dunavon Place from "Two-Unit Dwellings (RD1)" to "Single Detached (RS2/A)", be introduced and given first reading.
// . . ~/? ~J.,r. ·i/ f, .· /
Wayne .. raig,// Director,})evelop~nt
JR:blg ( .. ·-/ Att.
ROUTED TO:
Affordable Housing
5013082
REPORT CONCURRENCE
CONCURRENCE CONCURRE~CE OF GENERAL MANAGER
g' ;k,~4ZLl'.d_~~ 1/' ?r /
I
PLN - 120
July 11, 2016 -2- RZ 15-704505
Staff Report
Origin
Trendsetter Homes Ltd. has applied to the City of Richmond for permission to rezone 11920/11940 Dunavon Place from the "Two-Unit Dwellings (RD 1 )"zone to the "Single Detached (RS2/ A)" zone, to permit the property to be subdivided to create two (2) lots (Attachment 1 ). The proposed subdivision plan is shown in Attachment 2. There is an existing duplex on the property, which would be demolished.
Findings of Fact
A Development Application Data Sheet providing details about the development proposal is provided in Attachment 3.
Surrounding Development
Development immediately surrounding the subject site is as follows:
• To the north, across the cul-de-sac: Two (2) homes on lots zoned "Single Detached (RSl/A)" fronting Dunfell Road.
• To the south: Four (4) homes on lots zoned "Single Detached (RSl/A)" zone fronting Duncliffe Road.
• To the east: One (1) home on a lot in the "Single Detached (RS2/A)" zone fronting Dunavon Place.
• To the west: One (1) duplex on a lot in the "Single Detached (RSl/E)" zone fronting Dunavon Place.
Related Policies & Studies
Official Community Plan/Steveston Area Plan
The subject property is located in the Steveston planning area (Attachment 4). The Official Community Plan (OCP) designation for the subject property is "Neighbourhood Residential." The proposed rezoning is consistent with this designation.
Zoning Bylaw 8500/Single-Family Lot Size Policy 5470
The subject property is located within the area governed by Single-Family Lot Size Policy 5470, adopted by Council on July 15, 2002 (Attachment 5). This Single-Family Lot Size Policy permits subdivision consistent with the requirements of the "Single Detached (RS2/A)" zoning bylaw. The proposed rezoning and subdivision are compliant with this Policy.
The subject site is currently occupied by a duplex. Amendment procedures contained in Section 2.3 of Richmond Zoning Bylaw 8500 indicate Lot Size Policies are not applicable for rezoning applications on sites that contain a duplex and are intended to be subdivided into no more than two (2) single-family lots. Each lot at the subject site will be approximately 14.9 m wide and at
5013082
PLN - 121
July 11, 2016 - 3- RZ 15-704505
least 444 m2 in area. The proposed rezoning and subdivision would comply with these requirements.
Floodplain Management Implementation Strategy
The proposed redevelopment must meet the requirements of the Richmond Flood Plain Designation and Protection Bylaw 8204. Registration of a flood indemnity covenant on Title is required prior to final adoption of the rezoning bylaw.
Public Consultation
A rezoning sign has been installed on the subject property. Staff have not received any comments from the public about the rezoning application in response to the placement of the rezoning sign on the property.
Should the Planning Committee endorse this application and Council grant first reading to the rezoning bylaw, the bylaw will be forwarded to a Public Hearing, where any area resident or interested party will have an opportunity to comment.
Analysis
Existing Legal Encumbrances
There are two (2) existing statutory right-of-way (ROW) agreements registered on Title. One (1) ROW (Registration number 043521) for the location of public utilities is no longer relevant to the subject property, and must be discharged from Title prior to rezoning approval. The second ROW (Registration number 057217) is a 3.0 m-wide ROW along the entire east property line for an existing sanitary sewer service. This ROW will not be impacted by the proposed rezoning and subdivision.
The applicant must provide a new 3.0 m-wide statutory right-of-way along the entire south property line. The applicant is aware that encroachment into a right-of-way is not permitted.
There is an existing covenant registered on Title that restricts the property use to a duplex only (registration number BE308151 ). This covenant must be discharged prior to subdivision approval.
Transportation and Site Access
Vehicle access is proposed to be from Dunavon Place via separate driveway crossings to each new lot.
Tree Retention and Replacement
The applicant has submitted a Certified Arborist's Report, which identifies on-site and off-site tree species, assesses tree structure and condition, and provides recommendations on tree retention and removal relative to the proposed development. The Report assesses 14 bylaw-sized trees on the subject property and two (2) on neighbouring properties.
5013082
PLN - 122
July II, 20I6 -4- RZ I5-704505
The City's Tree Preservation Coordinator has reviewed the Arborist's Report and has the following comments: • One (1) Pine tree (Tree # I) located on the development site is in moderate condition;
however it is located within the proposed building envelope and is proposed to be removed and replaced.
• Four (4) Sycamore Maple trees (Trees# 2-5) located on the development site are in moderate condition; however all four ( 4) have become co-dependant and exhibit poor structure with co-dominant stems with poorly attached unions. Remove and replace.
• Two (2) Maple trees (Trees # 6 and 7) and one (1) Cedar tree (Tree # 9) located on the development site are in moderate condition and are recommended for retention in the Arborist's Report. Retain and protect.
• Five (5) trees (Trees# 8, I 0-13) located on the development site are in poor condition and identified as unsuitable for retention in the Arborist's Report. Remove and replace.
• One (I) Japanese maple tree (Tree# 14, Dbh 23 em) located on the development site is in good condition. Retain and protect.
• One (I) Western hemlock tree (Tree # I5, Dbh 3 5 em) and one (I) Serbian spruce tree (Tree # I6, Dbh 22 em) located on adjacent east property are in good condition. Retain and protect.
• Replacement trees are to be provided at a 2: I ratio as per the Official Community Plan (OCP).
Tree Protection
Four (4) trees on the subject property (Trees# 6, 7, 9, and I4) and two (2) trees on a neighbouring property (Trees# I5, and 16) 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 (Attachment 6). To ensure that the trees identified for retention are protected at development stage, the applicant is required to complete the following items:
• Prior to final adoption of the rezoning bylaw, submission to the City of a contract with a Certified Arborist for the supervision of all works conducted within or in close proximity to tree protection zones. The contract must include the scope of work required, the number of proposed monitoring inspection at specified stages of construction, any special measures required to ensure tree protection, and a provision for the arborist to submit a post-construction impact assessment to the City for review.
• Prior to final adoption of the rezoning bylaw, submission to the City of a Tree Survival Security of $4,000 for the four ( 4) trees to be retained and protected on the subject property.
• Prior to demolition of the existing dwelling on the subject property, installation oftree protection fencing around all trees to be retained. Tree protection fencing must be installed to City standard in accordance with the City's Tree Protection Information Bulletin TREE-03 prior to any works being conducted on-site, and remain in place until construction and landscaping on-site is completed.
5013082
PLN - 123
July 11,2016 - 5 - RZ 15-704505
Tree Replacement
The applicant wishes to remove 10 on-site trees. The 2:1 replacement ratio would require a total of 20 replacement trees. The applicant has agreed to plant two (2) replacement trees on each proposed lot; for a total of four (4) replacement trees. Together with the four (4) trees to be protected, this will result in four ( 4) trees on each lot; for a total of eight (8) trees on the subject property.
To ensure the four (4) required replacement trees are planted on the subject property, the applicant must provide a $2,000 Landscape Security, which is equal to $500 per replacement tree. To satisfy the 2:1 replacement ratio established in the OCP, the applicant will contribute $8,000 to the City's Tree Compensation Fund in lieu of the remaining 16 trees that cannot be accommodated on the subject property after redevelopment.
The required replacement trees are to be of the following minimum sizes, based on the size of the trees being removed as per Tree Protection Bylaw No. 8057. Replacement trees should be a mix of coniferous and deciduous species.
No. of Replacement Trees Minimum Caliper of Deciduous Minimum Height of Coniferous Replacement Tree Replacement Tree
2 8 em 4m
2 9 em 5m
Affordable Housing Strategy
As per the City's Affordable Housing Strategy, single-family rezoning applications received prior to September 14, 2015 require a secondary suite or coach house on 50% of new lots created, or a cash-in-lieu contribution of $1.00 per square foot of total buildable area towards the City's Affordable Housing Reserve Fund.
The applicant proposes to contribute $5,321.00 toward the City's Affordable Housing Reserve Fund. This is equivalent to $1.00/ft2 of the total building area of each lot to be created, and is consistent with the Affordable Housing Strategy.
Site Servicing and Frontage Improvements
At future development stage, the applicant must complete the required servicing works as described in Attachment 7.
Financial Impact or Economic Impact
This rezoning application results in an insignificant Operational Budget Impact (OBI) for off-site City infrastructure (such as roadworks, waterworks, storm sewers, sanitary sewers, street lights, street trees and traffic signals).
5013082
PLN - 124
July 11, 2016 - 6- RZ 15-704505
Conclusion
The purpose of this application is to rezone 11920/11940 Dunavon Place from the "Two-Unit Dwellings (RD1)" zone to the "Single Detached (RS2/A)" zone, to permit the property to be subdivided to create two (2) lots.
This rezoning application complies with the land use designation and applicable policies for the subject site contained within the OCP and the Richmond Zoning Bylaw 8500.
The list of rezoning considerations is included in Attachment 7, which has been agreed to by the applicant (signed concurrence on file).
It is recommended that Richmond Zoning Bylaw 8500, Amendment Bylaw 9571 be introduced and given first reading.
Jordan Rockerbie Planning Technician (604-276-4092)
JR:blg
Attachment 1 : Location Map and Aerial Photo Attachment 2: Proposed Subdivision Plan Attachment 3: Development Application Data Sheet Attachment 4: Steveston Area Land Use Map Attachment 5: Lot Size Policy 5470 Attachment 6: Tree Retention Plan Attachment 7: Rezoning Considerations
5013082
PLN - 125
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City of Richmond
Development Application Data Sheet Development Applications Department
RZ 15-704505 Attachment 3
Address: 11920/11940 Dunavan Place
Applicant: Trendsetter Homes Ltd.
Planning Area(s): Steveston ~~~~~--------------------------------------------------
Existing Proposed
Owner: John MacDonald To be determined Mary Anne MacDonald
Site Size (m2): 898.9 m2 Lot A: 454.6 m2
Lot B: 444.3 m2
Land Uses: One (1) duplex Two (2) single detached homes
OCP Designation: Neighbourhood Residential No change
702 Policy Designation: RS1/A RS2/A
Zoning: RD1 RS2/A
On Future Bylaw Requirement I Proposed I Variance Subdivided Lots Max.0.55 ap!Jiied to the Max.0.55 ap!Jiied to the
Floor Area Ratio: first 464.5 m2 of the lot first 464.5 m2 of the lot none permitted
area, together with 0.30 area, together with 0.30 applied to the balance applied to the balance
Buildable Floor Area*: Lot A: Max. 2,691 W Lot B: Max. 2,630 fe
Lot A: Max. 2,691 ftz Lot B: Max. 2,630 fe none permitted
Lot Coverage- Building: Max. 45% Max45% none
Lot Size (min. dimensions): 270.0 m2 Lot A: 454.6 m2
Lot B: 444.3 m2 none
Setback- Front and Rear Yards: Min. 6.0 m Min. 6.0 m none
Setback- Side Yards: Min. 1.2 m Min. 1.2 m none
Height: Max. 2 Y2 Storeys Max. 2 Y2 Storeys none
Other: Tree replacement compensation required for loss of significant trees.
5013082
*Preliminary estimate for reference only; not inclusive of garage; exact building size to be determined at Building Permit stage.
PLN - 129
Connected Neighbourhoods With Special Places
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- Commercial
Community Institutional
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City of Richmond Official Community Plan Plan Adoption: November 19,2012
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• • • • Future Neighbourhood Link
3-26
PLN - 130
ATTACHMENT 5
City of Richmond Policy Manual
1 of2
File Ref: 4045-00
POLICY 5470:
The following policy establishes lot sizes for properties within the area located along Dunfell Road, Dunford Road, Duncliffe Road, and Dunavon Place, in a portion of Section 2-3-7:
That properties located along Dunfell Road, Dunford Road, Duncliffe Road, and Dunavon Place, in the south-east quadrant of Section 2-3-7, be permitted to subdivide in accordance with the provisions of Single-Family Housing District, Subdivision Area A (R1/A) zoning of the Zoning and Development Bylaw 5300.
This policy is to be used to determine the disposition of future single-family rezoning applications in this area, for a period of· not less than five years, unless changed by the amending procedures contained in the Zoning and Development Bylaw~
714236 PLN - 131
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Policy 5470 Section 02, 3-7
Adoped Date: 07/15/02
Amended:
Note: Dimensions are in METRES
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PLN - 133
ATTACHMENT 7
City of Richmond Rezoning Considerations
Development Applications Department 6911 No. 3 Road, Richmond, BC V6Y 2C1
Address: 11920/11940 Dunavon Place File No.: RZ 15-704505
Prior to final adoption of Richmond Zoning Bylaw 8500, Amendment Bylaw 9571, the developer is required to complete the following: 1. City acceptance of the developer's offer to voluntarily contribute $8,000.00 to the City's Tree Compensation Fund for
the planting of replacement trees within the City.
2. Submission of a Contract entered into between the applicant and a Certified Arborist for supervision of any on-site works conducted within the tree protection zone of the trees to be retained. The Contract should include the scope of work to be undertaken, including: the proposed number of site monitoring inspections, and a provision for the Arborist to submit a post-construction assessment report to the City for review.
3. Submission of a Tree Survival Security to the City in the amount of $4,000.00 for the four ( 4) trees to be retained.
4. Submission of a Landscape Security to the City in the amount of $2,000.00 to ensure that four (4) replacement trees are planted on the subject property. • Replacement trees should be a mix of deciduous and coniferous trees.
• The four (4) required replacement trees are to be of the following minimum sizes:
No. of Replacement Trees Minimum Caliper of Deciduous Minimum Height of Coniferous Replacement Tree Replacement Tree
2 Scm 4m
2 9 em 5m
5. Discharge of statutory right-of-way G43521 from Title, which no longer applies to the subject property.
6. Registration of a 3.0 m-wide statutory right-of-way along the south property line for extension of the sanitary sewer.
7. Registration of a flood indemnity covenant on Title.
8. The City's acceptance ofthe applicant's voluntary contribution of$1.00 per buildable square foot ofthe single-family developments on the future lots (i.e. $5,321.00) to the City's Affordable Housing Reserve Fund.
Note: Should the applicant change their mind about the Affordable Housing option selected prior to final adoption of the Rezoning Bylaw, the City will accept a proposal to build a secondary suite on one (l) of the two (2) future lots at the subject site. To ensure that a secondary suite is built to the satisfaction of the City in accordance with the Affordable Housing Strategy, the applicant is required to enter into a legal agreement registered on Title as a condition of rezoning, stating that no final Building Permit inspection will be granted until a secondary suite is constructed to the satisfaction of the City, in accordance with the BC Building Code and the City's Zoning Bylaw.
Prior to Subdivision*, the applicant must complete the following requirements: 1. Discharge of covenant BE308151 from Title, which restricts the property to a duplex.
Prior to Demolition* stage, the applicant must complete the following requirements: 1. 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.
At Subdivision* stage, the developer must complete the following requirements: 1. Enter into a Servicing Agreement* for the design and construction of engineering infrastructure improvements.
Works include, but may not be limited to, the following:
Initial: ---5013082
PLN - 134
- 2 -
Water Works: • Using the OCP Model, there is 167 Lis of water available at 20 psi residual at the hydrant fronting
11920 Dunavan Place. Based on your proposed development, your site requires a minimum fire flow of 95 Lis.
• 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.
• At the Developer's cost, the City will: o Install two (2) new water service connections complete with meter and meter box to service the newly
subdivided lots. o Cut and cap at main the existing water service connection at the Dunavan Place frontage
Storm Sewer Works:
• At the Developer's cost, the City will: o Install one ( 1) new storm sewer service connection with a Type 2 inspection chamber at the common
property line fronting Dunavan Place. o Cut and cap the existing service connection at the northwest corner of the subject site ..
Sanitary Sewer Works: • The Developer is required to:
o Provide a 3 m wide utility right-of-way along the entire south property line of the proposed development. o Install a new sanitary sewer complete with two (2) new manholes within the Dunavan Place roadway
along the entire lot frontage. o Install a new sanitary service connection complete with inspection chamber and dual service leads.
• At the Developer's cost, the City is to: o Perform all tie-ins of proposed works to existing City infrastructure. o Cut and cap the existing sanitary service connection at the southeast corner ofthe subject site.
Frontage Improvements: • The Developer is required to:
o Coordinate with BC Hydro, Telus and other private communication service providers: To underground Hydro service lines. Provide pre-ducting for future Hydro/Telephone/Cable utilities, if required. When relocating/modifying any of the existing power poles and/or guy wires within the property frontages. To determine if above ground structures are required and coordinate their locations on-site (e.g. Vista, PMT, LPT, Shaw cabinets, Telus Kiosks, etc.).
• All removal and relocation of curb, gutter, and curb letdowns to be done at Developer's cost.
General Items: • The Developer is required to:
o Enter into, if required, 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, 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: ---
PLN - 135
- 3 -
Prior to Building Permit* issuance, the developer must complete the following requirements: 1. Submit 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.
2. 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 ofthe 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.
• 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 contain 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
PLN - 136
City of Richmond
Richmond Zoning Bylaw 8500 Amendment Bylaw 9571 (RZ 15-704505)
11920/11940 Dunavon Place
Bylaw 9571
The Council of the City of Richmond, in open meeting assembled, enacts as follows:
1. The Zoning Map of the City of Richmond, which accompanies and forms part of Richmond Zoning Bylaw 8500, is amended by repealing the existing zoning designation of the following area and by designating it "SINGLE DETACHED (RS2/A)".
P.I.D. 000-857-114 Lot 146 Section 2 Block 3 North Range 7 West New Westminster District Plan 48471
2. This Bylaw may be cited as "Richmond Zoning Bylaw 8500, Amendment Bylaw 9571 ".
FIRST READING
A PUBLIC HEARING WAS HELD ON
SECOND READING
THIRD READING
OTHER CONDITIONS SATISFIED
ADOPTED
MAYOR CORPORATE OFFICER
5016042
CITY OF RICHMOND
APPROVED by
U-APPROVED by Director or Solicitor
~~
PLN - 137
City of Richmond
To: Planning Committee
From: Wayne Craig Director, Development
Report to Committee Planning and Development Division
Date: July 12, 2016
File: RZ 15-705932
Re: Application by Westmark Developments Ltd. for Rezoning at 6700/ 6720 No. 1 Road from Two-Unit Dwellings (RD1) to Single Detached (RS2/C)
Staff Recommendation
That Richmond Zoning Bylaw 8500, Amendment Bylaw 9583, for the rezoning of6700/ 6720 No. 1 Road from "Two-Unit Dwellings (RDI)" to "Single Detached (RS2/C)", be introduced and given first reading.
~:dr Z\~) Wa~e Craig .. ·· \;' Director, Develpp1ent
SDS:blg . / Att. ~_./
REPORT CONCURRENCE
ROUTED TO: CONCURRENCE CONCURRENCE OF GENERAL MANAGER
Affordable Housing
4964928 PLN - 138
July 12, 2016 -2- RZ 15-705932
Staff Report
Origin
Westmark Developments Ltd. has applied to the City of Richmond for permission to rezone the property at 6700/6720 No. 1 Road from the "Two-Unit Dwellings (RD1)'' zone to the "Single Detached (RS2/C)" zone, to permit the property to be subdivided to create two (2) lots, with vehicle access from No. 1 Road (Attachment 1). The site is currently occupied by a stratified duplex, which will be demolished. A site survey showing the proposed subdivision plan is included in Attachment 2.
Findings of Fact
A Development Application Data Sheet providing details about the development proposal is attached (Attachment 3).
Surrounding Development
Development immediately surrounding the subject site is as follows:
To the North: A duplex on a lot zoned "Single Detached (RS 1/E)" fronting No. 1 Road.
To the South: Single-family dwellings on lots zoned "Single Detached (RS 1/E)" fronting No.1 Road.
To the East: Single-family dwellings on lots zoned "Single Detached (RS liE)" fronting Gamba Drive.
To the West: Across No. 1 Road, single-family dwellings on lots zoned "Single Detached (RS 1/F)"; currently under rezoning application (RZ 16-731275) to rezone to "Medium Density Townhouse (RTM2)" in order to develop nine (9) townhouse units.
Related Policies & Studies
Official Community Plan
The Official Community Plan (OCP) land use designation for the subject site is "Neighbourhood Residential". The proposed rezoning and subdivision would comply with this designation.
Single-Family Lot Size Policy 5411/Zoning Bylaw 8500
The subject property is located within the area governed by Single-Family Lot Size Policy 5411 (adopted by Council April24, 1989 and amended in 1995 and 2005) (Attachment 4). The Policy permits properties within the area to be rezoned and subdivided in accordance with the provisions of the "Single Detached (RS1/E)" zone. Amendment procedures contained in Section 2.3 of Richmond Zoning Bylaw 8500 indicate Lot Size Policies are not applicable for rezoning applications on sites that contain a duplex and are intended to be subdivided into no more than two (2) single-family lots. Each lot at the subject site will be approximately 15 m
4964928 PLN - 139
July 12, 2016 - 3 - RZ 15-705932
(49ft.) wide and approximately 465m2 (5,000 ft2) in area. The proposed subdivision would
comply with these requirements.
Arterial Road Policy
The existing Arterial Road Policy in the OCP identifies the subject site for redevelopment as single-family only. On February 22, 2016, Council considered proposed amendments to the Arterial Road Policy. Staff completed public consultation on the proposed changes in April and May 2016. It is anticipated that a staff report and required bylaws to amend the OCP will be presented to Planning Committee and Council in the fall of 2016 for consideration. The proposed amendments would designate the subject property as "Single Family Lot Size Policy (No Townhouse)". The proposed rezoning and subdivision would comply with this designation.
To limit the number of driveway connections to No. 1 Road, vehicle access to the proposed lots will be limited to a single shared driveway. In accordance with the provisions of the "Single Detached (RS2/C)" zone, a minimum 9.0 m front yard setback is required where driveway access is on an arterial road, in order to make adequate provisions for a driveway with turnaround capability. Additional information is provided in the "Site Access" section of this report .
. To ensure that the proposed lots are enhanced consistent with the landscape guidelines of the Arterial Road Policy, the applicant is required to submit a Landscape Plan for both lots, prepared by a Registered Landscape Architect, along with a Landscape Security based on 100% of the cost estimate provided by the Landscape Architect for the proposed works, prior to final adoption of the rezoning bylaw. A portion of the security will be released after construction and landscaping at the subject site is completed and a landscaping inspection by City staff has been passed. The City may retain the balance of the security for a one-year maintenance period to ensure the landscaping survives.
Floodplain Management Implementation Strategy
The proposed redevelopment must meet the requirements of the Richmond Flood Plain Designation and Protection Bylaw 8204. Registration of a flood indemnity covenant on Title is required prior to final adoption of the rezoning bylaw.
Public Consultation
A rezoning sign has been installed on the subject property. In response to the sign, staff have received one ( 1) piece of email correspondence with general questions regarding the application. Staff provided a response to the resident and no further inquiries were received.
Should the Planning Committee endorse this application and Council grant first reading to the rezoning bylaw, the bylaw will be forwarded to a Public Hearing; where any area resident or interested party will have an opportunity to comment. Public notification for the Public Hearing will be provided as per the Local Government Act.
4964928 PLN - 140
July 12, 2016 -4- RZ 15-705932
Analysis
Existing Legal Encumbrances
There is an existing 3.0 m by 3.0 m statutory right-of-way registered on Title for utilities in the northeast comer of the subject site; which will not be impacted by the proposed development. The applicant is aware that encroachment into the statutory right-of-way is not permitted.
There are also existing restrictive covenants registered on Title, restricting the use of the subject property to a duplex (Document No. AE8735 & AE8736). These covenants must be discharged from Title as a condition of rezoning.
Site Access
Vehicle access to the proposed lots will be limited to a single shared driveway from No. 1 Road. Prior to rezoning, the applicant is required to register a legal agreement on Title to ensure that upon subdivision of the property, vehicle access to the proposed lots is through a shared driveway crossing ( 6 m wide at the property line), centered on the proposed shared property line. No obstructions are permitted within the shared driveway.
As a condition of rezoning, the applicant is required to register a cross-access easement on Title; centered on the proposed shared property line to enable vehicles to pass over the common lot line to enter and exit the properties, and allow on-site vehicle maneuvering.
Provisions in the "Single Detached (RS2/C)" zone include a minimum 9.0 m front yard setback where the driveway access to the proposed lots is on an arterial road, in order to make adequate provisions for a driveway with turnaround capability. At Building Permit stage, the buildings and driveways on the proposed lots will be designed to accommodate on-site vehicle tum-around capability to prevent the necessity for vehicles to reverse out onto No. 1 Road.
Prior to issuance of a Building Permit, the applicant is required to submit a Construction Parking and Traffic Management Plan to the City's Transportation Department for review.
Tree Retention and Replacement
A Certified Arborist' s Report was submitted by the applicant; which identifies tree species, assesses tree structure and condition, and provides recommendations on tree retention and removal relative to the proposed development. The report assesses five (5) trees located on the subject site, one (1) tree and one (1) hedge on neighbouring properties, and one (1) City-owned hedge.
The City's Tree Preservation Coordinator has reviewed the Arborist's Report, conducted on-site visual tree assessment, and concurs with the Arborist's recommendations to:
• Retain one (1) Cherry tree located on the neighbouring property to the north due to its location outside the proposed building footprints (tag# A).
4964928 PLN - 141
July 12, 2016 - 5- RZ 15-705932
• Retain one (1) Western red cedar hedge located on the neighbouring property to the south due to its location outside the proposed building footprints (tag# 828).
• Remove two (2) Cherry trees on-site due to poor condition, severe historic improper pruning, and visible signs of decline (tag# 825 & 826).
• Remove three (3) Lombardy poplar trees on-site located on shared property lines with the neighbouring property to the east (tag# 824) and north (tag# 822 & 823) due to poor condition, including large dead limbs and historic and recent scaffold limb failures, and conflict with the proposed development. Additionally, the root systems of these trees will be impacted by construction such that the trees cannot be retained. Prior to removal, the applicant is required to obtain written permission from the adjacent property owner with whom the tree is shared. If permission is not granted for the removal of the shared trees, the trees shall be protected as per Tree Protection Information Bulletin Tree-03.
• Remove one (1) City-owned cedar hedge located in front of the subject property due to conflict with the proposed driveway (tag# 827). The applicant has received approval from the Parks Department and must contact the department four (4) business days prior to removal.
Tree Protection
The proposed Tree Management Diagram is shown in Attachment 5; which outlines the protection of the two (2) trees off-site.
To ensure protection of the two (2) trees off-site (tag# 828 and A), the applicant is required to complete the following items prior to final adoption of the rezoning bylaw:
• Submission of a contract with a Certified Arborist for supervision of all works conducted within close proximity to tree protection zones. The contract must include the scope of work, including the number of monitoring inspections at specified stages of construction, any special measures required to ensure tree protection, and a provision for the Arborist to submit a post-construction impact assessment report to the City for review.
Prior to demolition of the existing dwelling on the subject site, the applicant is required to install tree protection fencing around all trees to be retained. Tree protection fencing must be installed to City standard in accordance with the City's Tree Protection Information Bulletin TREE-03 prior to any works being conducted on-site, and must remain in place until construction and landscaping on-site is completed.
Tree Replacement
For the removal ofthe five (5) trees on-site, the Official Community Plan (OCP) tree replacement ratio goal of 2:1 requires 10 replacement trees to be planted and maintained on the proposed lots. The applicant's Arborist has indicated that a total of six (6) replacement trees can be accommodated on the proposed lots (as shown in Attachment 5). The applicant has proposed to plant and maintain three (3) trees on each of the proposed lots; for a total of six ( 6) trees. The applicant is also required to submit a cash-in-lieu contribution in the amount of $2,000
4964928 PLN - 142
July 12, 2016 - 6- RZ 15-705932
($500/tree) to the City's Tree Compensation Fund for the balance of required replacement trees not planted on the proposed lots (four (4) trees).
As per Tree Protection Bylaw No. 8057, based on the sizes of the on-site trees being removed (37-139 dbh), replacement trees shall be the following minimum sizes:
No. of Replacement Trees Minimum Caliper of Deciduous
Tree 2 Scm 2 9cm 2 11 em
or Minimum Height of Coniferous
Tree 4m 5m 6m
To ensure the six (6) replacement trees are planted on-site at development stage, the applicant is required to submit a Landscape Plan, along with a Landscape Security. Additional information is provided in the "Arterial Road Policy" section of this report.
Affordable Housing Strategy
The Affordable Housing Strategy for single-family rezoning applications received prior to September 14,2015, requires a secondary suite or coach house on 50% of new lots, or a cash-in-lieu contribution of $1.00/ft2 of total buildable area towards the City's Affordable Housing Reserve Fund.
The applicant proposes to provide a voluntary contribution to the Affordable Housing Reserve Fund based on $1. OO/ft2 of total buildable area of the single-family developments (i.e. $5 ,500) in-lieu of providing a secondary suite on 50% of the new lots. The cash-in-lieu contribution must be submitted prior to final adoption of the rezoning bylaw.
Site Servicing and Frontage Improvements
There are no site servicing concerns with the proposed rezoning.
At future subdivision stage, the applicant will be required to complete frontage improvements along No. 1 Road, including the design and construction of a new 1.5 m wide treed and grassed boulevard and a 1.5 m sidewalk behind the existing curb and gutter.
At future subdivision and Building Permit stage, the applicant is required to pay the current year's taxes and complete the required service connection works as described in Attachment 6.
Prior to subdivision, the applicant must discharge the existing Strata Plan (NWS901).
Financial Impact or Economic Impact
The rezoning application results in an insignificant Operational Budget Impact (OBI) for off-site City infrastructure (such as roadworks, waterworks, storm sewers, sanitary sewers, street lights, street trees and traffic signals). '
4964928 PLN - 143
July 12, 2016 - 7- RZ 15-705932
Conclusion
The purpose of this rezoning application is to rezone the property at 6700/6720 No.1 Road from the "Two-Unit Dwellings (RD1)" zone to the "Single Detached (RS2/C)" zone, to permit the property to be subdivided to create two (2) lots.
This rezoning application complies with the land use designations and applicable policies contained within the OCP for the subject site.
The list of rezoning considerations is included in Attachment 6; which has been agreed to by the applicant (signed concurrence on file).
On this basis, it is recommended that Richmond Zoning Bylaw 8500, Amendment Bylaw 9583 be introduced and given first reading.
Steven De Sousa Planning Technician (604-276-8529)
SDS:blg
Attachment 1: Location Map Attachment 2: Conceptual Development Plans Attachment 3: Development Application Data Sheet Attachment 4: Lot Size Policy 5411 Attachment 5: Tree Management Plan Attachment 6: Rezoning Considerations
4964928 PLN - 144
City of Richmond
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PLN - 147
I
City of Richmond
Development Application Data Sheet Development Applications Department
RZ 15-705932 Attachment 3
Address: 6700/6720 No. 1 Road
Applicant: Westmark Developments Ltd.
Planning Area(s): Thompson
I Existing Proposed
Owner 6700 No. 1 Road: A. & A. Bains
To be determined 6720 No. 1 Road: S-8132 Holdings Ltd
Site Size Approx. 929.2 m2 (10,000 fe) Lot A: 464.6 m2 (5,000 fe) Lot 8: 464.6 m2 (5,000 ff)
Land Uses One (1) two-family dwelling Two (2) single-family dwellings
Designations: OCP Neighbourhood Residential No change
702 Policy Existing duplex into two (2) equal halves No change
Zoning Two-Unit Dwellings (RD1) Single Detached (RS2/C)
On Future I Bylaw Requirement I Proposed I Variance Subdivided Lots
Floor Area Ratio Max. 0.55 for 464.5 m2 of Lot Max. 0.55 for 464.5 m2 of Lot
None permitted Area+ Max. 0.3 for Remainder Area + Max. 0.3 for Remainder
Buildable Floor Area Max. 255m2 (2,750 fe)* Max. 255m2 (2,750 fe)* None permitted
Lot Coverage: Buildings Max. 45% Max. 45%
None Non-Porous Max. 70% Max. 70% Landscaping Min. 25% Min. 25%
Lot Size Min. 360.0 m2 Lot A: 464.6 m2
None Lot B: 464.6 m2
Setbacks: Front Yard Min. 9m Min. 9m
None Interior Side Yards Min. 1.2 m Min. 1.2 m
Rear Yard Min6 m Min6 m
Max. 2 "Y:! storeys & within Max. 2 "Y:! storeys & within Height Residential Vertical Lot Residential Vertical Lot None
Envelopes Envelopes
Other: Tree replacement compensation required for loss of significant trees. *Preliminary estimate; not inclusive of garage; exact building size to be determined through zoning bylaw compliance review at Building Permit stage
4964928 PLN - 148
ATTACHMENT4
City of Richmond Policy Manual
Page 1 of 2 Adopted by Council: April24, 1989 POLICY 5411 Amended by Council: August 21, 1995 Amended by Council: July 18, 2005
File Ref: 4045-00 SINGLE-FAMILY LOT SIZE POLICY IN QUARTER-SECTION 11-4-7
POLICY 5411:
The following policy establishes lot sizes for that portion of Section 11-4-7, bounded by Westminster Highway, Granville Avenue, No. 1 Road, and the property line to the rear of the properties on the east side of Gibbons Drive:
1, All lots resulting from subdivision shall meet the requirements of Single-Family Housing District, Subdivision Area E (R1/E) as per the Zoning and Development Bylaw 5300.
2. This policy is to be used in determining the disposition of future applications in this area for a period of not less than five years, except as per the amending procedures in the Zoning and Development Bylaw 5300.
3. Property boundaries are outlined on the accompanying plan.
4. Multiple-family residential development shall not be permitted.
1616439 PLN - 149
~ Subdivision permitted as per Rl/E.
Policy 5411 Section 11-4-7
Adopted Date: 04/24/89
Amended Date: 07/18/05
Note: Dimensions are in METRES PLN - 150
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PLN - 151
City of Richmond
Address: 6700/6720 No. 1 Road
ATTACHMENT 6
Rezoning Considerations Development Applications Department
6911 No.3 Road, Richmond, BC V6Y 2C1
File No.: RZ 15-705932
Prior to final adoption of Richmond Zoning Bylaw 8500, Amendment Bylaw 9583, the developer is required to complete the following: I. Submission of a Landscape Plan for the proposed lots, prepared by a Registered Landscape Architect, to the
satisfaction of the Director of Development, and deposit of a Landscaping Security based on I 00% of the cost estimate provided by the Landscape Architect, including installation costs. The Landscape Plan should:
• Comply with the guidelines of the OCP's Arterial Road Policy and should not include hedges along the front property line.
• Include a mix of coniferous and deciduous trees. • Include low fencing (max. 1.2 m high) outside of the rear yard; • Include the dimensions of tree protection fencing as illustrated on the Tree Retention Plan attached to this report. • Include the six (6) required replacement trees, along with a Landscape Security in the amount of $500/tree, with
the following minimum sizes:_
No. of Replacement Trees Minimum Caliper of Deciduous Tree or Minimum Height of Coniferous Tree
2 Scm 4m 2 9cm 5m 2 11 em 6m
If required replacement trees cannot be accommodated on-site, a cash-in-lieu contribution in the amount of $500/tree to the City's Tree Compensation Fund for off-site planting is required.
2. City acceptance of the developer's offer to voluntarily contribute $2,000 to the City's Tree Compensation Fund for the planting of replacement trees within the City.
3. Submission of a Contract entered into between the applicant and a Certified Arborist for supervision of any on-site works conducted within the tree protection zone of the trees to be retained. The Contract should include the scope of work to be undertaken, including: the proposed number of site monitoring inspections, and a provision for the Arborist to submit a post-construction assessment report to the City for review.
4. Registration of a flood indemnity covenant on Title.
5. The City's acceptance ofthe applicant's voluntary contribution of$1.00 per buildable square foot ofthe single-family developments (i.e. $5,500) to the City's Affordable Housing Reserve Fund.
6. Registration of a legal agreement on Title, ensuring upon subdivision of the property, vehicular access to the proposed lots is via a single shared driveway crossing (6 m wide at the property line), centered on the proposed shared property line.
7. Registration of a legal agreement on Title to restrict the location of the shared driveway, ensuring at Building Permit stage, the building and driveway on the proposed lots are designed to accommodate on-site vehicle turnaround capability to prevent vehicles from reversing onto No. I Road.
8. Registration of a cross-access easement on Title prior to subdivision centered on the proposed shared property line to enable vehicles to pass over the common lot line to enter and exit the proposed lots.
9. Discharge of the existing covenants registered on Title of the subject property (i.e. AE8735 & AE8736), which restricts the use of the property to a duplex.
At Demolition Permit* stage, the developer is required to complete the following: I. Installation of tree protection fencing around all trees to be retained. Tree protection fencing must be installed to City
standard in accordance with the City's Tree Protection Information Bulletin TREE-03 prior to any works being conducted on-site, and must remain in place until construction and landscaping on-site is completed.
Initial: ---
PLN - 152
- 2 -
2. Obtain written authorization from the neighbouring property owners at 6680 No. 1 Road and 6651 Gambia Drive to remove Trees (tag# 822, 823, 224) located on the shared property lines. If written authorization is not obtained by the applicant, these trees must be retained and protected in accordance with the City's Tree Protection Information Bulletin TREE-03 prior to any works being conducted on-site, and must remain in place until construction and landscaping on-site is completed.
3. Contact the City's Parks Department a minimum of four (4) days in advance to enable signage to be posted for the removal of the City-owned hedge (tag# 827).
At Subdivision* stage and Building Permit* stage, the developer must complete the following: 1. Discharge of existing Strata Plan (NWS90 1 ).
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. The following servicing works and off-site improvements may be completed through either: a) a Servicing Agreement* entered into by the applicant to design and construct the works to the satisfaction of the Director of Engineering; orb) a cash contribution (based on the City's cost estimate for the works) for the City to undertake the works at development stage:
Water Works:
a) Using the OCP Model, there is 530.0 Lis of water available at a 20 psi residual at the No.1 Road frontage. Based on your proposed development, your site requires a minimum fire flow of 95 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 connections along the No. 1 Road frontage.
• Install two (2) new water service connections complete with meters and meter boxes along the No. 1 Road frontage.
Storm Sewer Works:
d) At Developers cost, the City is to:
• Utilize the existing storm service connections along the No. 1 Road frontage and upgrade the existing IC's and relocate into the boulevard along the No. 1 Road frontage.
Sanitary Sewer Works:
e) The Developer is required to:
• Not construct any building works at the site until the City has completed rear yard sanitary works. f) At the Developers cost, the City is to:
• Install a new sanitary service connection with IC at the south east corner of the development site and tie-in to the existing MH (SMH3650).
• Install a new sanitary IC at the existing service connection of the northeast corner of the site.
Frontage Improvements:
g) Transportation frontage improvements:
• Applicant responsible for the design and construction of a new 1.5 m wide treed/grassed boulevard and a 1.5 m wide concrete sidewalk, behind the existing curb/gutter.
h) The Developer is required to :
• Coordinate with BC Hydro, TELUS 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 determine if above ground structures are required and coordinate their locations on-site (e.g. Vista, PMT, LPT, Shaw cabinets, TELUS Kiosks, etc.).
• Complete other frontage improvements as per Transportation's requirements.
Initial: ---
PLN - 153
- 3 -
General Items:
a) The Developer is required to:
• Enter into, if required, 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, 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.
4. If applicable, payment of latecomer agreement charges associated with eligible latecomer works.
5. 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 ofthe 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.
• 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 contain 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 copy on file]
Signed Date
PLN - 154
City of Richmond
Richmond Zoning Bylaw 8500 Amendment Bylaw 9583 (RZ 15-705932)
6700/6720 No. 1 Road
Bylaw 9583
The Council of the City of Richmond, in open meeting assembled, enacts as follows:
1. The Zoning Map of the City of Richmond, which accompanies and forms part of Richmond Zoning Bylaw 8500, is amended by repealing the existing zoning designation of the following area and by designating it "SINGLE DETACHED (RS2/C)".
P.I.D. 001-556-908 Strata Lot 1 Section 11 Block 4 North Range 7 West New Westminster District Strata Plan NW90 1 together with an interest in the Common Property in proportion to the unit entitlement of the Strata Lot as shown on Form 1
P.I.D. 001-556-916 Strata Lot 2 Section 11 Block 4 North Range 7 West New Westminster District Strata Plan NW90 1 together with an interest in the Common Property in proportion to the unit entitlement of the Strata Lot as shown on Form 1
2. This Bylaw may be cited as "Richmond Zoning Bylaw 8500, Amendment Bylaw 9583".
FIRST READING
A PUBLIC HEARING WAS HELD ON
SECOND READING
THIRD READING
OTHER CONDITIONS SATISFIED
ADOPTED
MAYOR CORPORATE OFFICER
5055802
CITY OF RICHMOND
APPROVED by
{SK. APPROVED by Director or Solicitor
!L
PLN - 155
City of Richmond
To: Planning Committee
From: Wayne Craig Director, Development
Report to Committee Planning and Development Division
Date: July 8, 2016
File: RZ 14-665028
Re: Application by 8572534 Canada Ltd. for Rezoning at 5960 No. 6 Road to Allow a Licensed Health Canada Medical Marihuana Production Facility
Staff Recommendation
1. That Richmond Zoning Bylaw 8500, Amendment Bylaw 9109, to create the "Licensed Health Canada Pharmaceutical Production (ZI11 )" zoning district and rezone 11320 Horseshoe Way (RZ 13-639815) to "Licensed Health Canada Pharmaceutical Production (ZI11 )", be abandoned; and
2. That Richmond Zoning Bylaw 8500, Amendment Bylaw 9592, for the rezoning of 5960 No.6 Road to allow a licensed Health Canada medical marihuana production facility and supporting uses on a site-specific basis in the "Light Industrial (IL )" zoning district, be introduced and given first reading. ' --7
lv~r/'1 Wa;y'~~e~aig · ....
Direct~~t WC:ke Att. 5
ROUTED TO:
Fire Rescue RCMP Policy Planning
5069273
REPORT CONCURRENCE
CONCURRENCE CONCURRENCE OF GENERAL MANAGER
PLN - 156
July 8, 2016 -2- RZ 14-665028
Staff Report
Origin
8572534 Canada Ltd. has applied to the City of Richmond for permission to rezone 5960 No.6 Road to allow a licensed Health Canada medical marihuana production facility and supporting uses on a site-specific basis in the "Light Industrial (IL)" zoning district. The subject site is a building contained in a larger stratified industrial business park with other industrial buildings. This rezoning application applies to only 2 strata lots (strata lot 9 and 10) in the building at the south east corner of the site addressed as 5960 No.6 Road (Attachment 1).
Background Information
In response to new Federal Health Canada Marihuana for Medical Purposes Regulations introduced in 2013, Council adopted zoning bylaw provisions in December 2013, requiring a rezoning application to allow a licensed Health Canada medical marihuana production facility in the City. Subsequent Official Community Plan Amendments were approved by Council in March 2014 to implement policies to manage proposed medical marihuana production facility's through the required rezoning process.
Closure of Application -11320 Horseshoe Way (RZ 13-639815)
Richmond Zoning Bylaw 8500, Amendment Bylaw 9109 is recommended to be abandoned in this report for the rezoning application at 11320 Horseshoe Way for a proposed licensed Health Canada medical marihuana production and research and development facility. Third reading was granted on March 17, 2014. The applicant has not completed the rezoning considerations for this application, with staff inquiring multiple times with the applicant about fulfilling the rezoning considerations after the March 2014 Public Hearing. Staff have formally notified the applicant of the City's intent to close the rezoning application as there has been no activity or updates on this file since the Public Hearing on March 17, 2014. Staff have not heard back from the applicant as a result of this notification and have not been contacted by the applicant regarding the application. There have also been recent media reports indicating that the company is no longer in operation.
Findings of Fact
A Development Application Data Sheet providing details about the development proposal is contained in Attachment 2.
Surrounding Development
5960 No. 6 Road is a light industrial building located at the south east corner of a larger 9.3 acre stratified industrial complex at the north east corner ofNo. 6 Road and Westminster Highway. The industrial complex is zoned "Light Industrial (IL )" and contains 7 buildings with vehicle access to the property from No.6 Road. The building proposed to accommodate the medical marihuana production facility is currently occupied by a vehicle auto body shop, construction storage/office and a bakery.
To the North: Industrial buildings on a property zoned "Light Industrial (IL)".
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July 8, 2016 - 3 - RZ 14-665028
To the South: Across Westminster Highway, property zoned "Agriculture (AG1)" contained in the Agricultural Land Reserve (ALR).
To the East: A property zoned "Agriculture (AG 1 )" contained in the ALR.
To the West: Two vacant properties zoned "Light Industrial (IL)" with a rezoning application being processed by staff proposing a drive-through restaurant development (RZ 14-678861). Across No.6 Road, a fire hall zoned "School & Institutional (SI)'' and business parks zoned "Industrial Business Park (IB 1 )" and "Industrial Business Park (ZI3)".
Related Policies & Studies
Official Community Plan
The Official Community Plan (OCP) contains policies and requirements applicable to proposed licensed Health Canada medical marihuana production facilities (established under the Marihuana for Medical Purposes Regulations- MMPR) to manage and consider such proposals through the rezoning process (Attachment 3). The proposed rezoning application is consistent with the OCP policies as the proposal:
• Is located in an OCP designated "Mixed Employment" area. • Does not result in the proliferation of such facilities in Richmond. • Is located in an area that minimizes impacts to surrounding areas and does not negatively
affect any potential sensitive land uses (e.g., residential, school, park, or community institutional).
The facility is proposed to be located in one unit (containing two strata lots) of a multi-tenanted industrial building. To address potential adjacency issues, the proponent has:
• Consulted with all existing tenants in the building who have confirmed in writing they have no concerns or objections to the proposed use.
• Developed a facility design to ensure that any potential noise and odours related to the facility operations are properly mitigated and contained.
Agricultural Land Reserve Adjacency
The subject site abuts land in the ALR to the immediate west. No new building or significant exterior modifications are required to accommodate the proposed facility. Generally, all modifications will be limited to the interior of the building. The current north-south orientation of the subject building at 5960 No.6 Road provides an existing buffer edge to the ALR. Furthermore, building modifications that involve minimum exterior renovations are exempted from Development Permit requirements. As a result, neighbouring agricultural land will not be impacted and on this basis the rezoning application was not referred to the Agricultural Advisory Committee.
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July 8, 2016 - 4 - RZ 14-665028
Floodplain Management Implementation Strategy
The proposed redevelopment must meet the requirements of the Richmond Flood Plain Designation and Protection Bylaw 8204. Registration of a flood indemnity covenant on Title is required prior to final adoption of the rezoning bylaw.
Ministry of Transportation and Infrastructure Approval
Due to the site's proximity to a Ministry of Transportation and Infrastructure (MOTI) Highway and interchange (Highway 91 ), staff have forwarded this proposal to MOTI staff and received preliminary approval. Formal approval of the rezoning amendment bylaw is required by MOTI as a rezoning consideration for this project.
Public Consultation
A rezoning sign has been installed on the subject property. Staff have not received any comments from the public about the rezoning application in response to the placement of the rezoning sign on the property.
Should the Planning Committee endorse this application and Council grant first reading to the rezoning bylaw, the bylaw will be forwarded to a Public Hearing, where any area resident or interested party will have an opportunity to comment. Public notification for the Public Hearing will be provided as per the Local Government Act.
Analysis
Proposed Amendment to the Light Industrial (IL) Zone- Licensed Health Canada Medical Marihuana Production Facility
This rezoning application proposes to allow a medical marihuana production facility on a site specific basis in the "Light Industrial (IL)" zoning district. The existing zoning for the subject site is "Light Industrial (IL )". The following is a summary of zoning provisions:
• Limits the medical marihuana production facility to the two strata lot(s) proposed to be used at 5960 No.6 Road.
• Limits a medical marihuana production facility use to a maximum of 520 sq. m (5,600 sq. ft.).
Proposed Facility and Operations
The proposed facility will occupy approximately 500 sq. m (5,382 sq. ft.) of floor area in the light industrial building. All facility operations are proposed to be located on the ground floor of the building and will consist of cultivation/growing areas for the plants, storage, vault and drying rooms and supporting areas for employees and office functions (Attachment 4). No storefront/retail activities are proposed in accordance with Health Canada MMPR provisions and City regulations/bylaws. A building permit application will be required for all proposed works to the building and unit.
5069273 PLN - 159
July 8, 2016 - 5 - RZ 14-665028
All proposed activities related to the medical marihuana production facility are fully contained within the unit in the building as required by Health Canada MMPR. The applicant proposes implementing a number of building measures to mitigate and address any potential negative impacts of the facility to, including:
• Heating, ventilation and air conditioning (HV AC) systems to address moisture and proper ventilation and air scrubbers/pressurized zones to minimize any odour; and
• Building mechanical systems designed to comply with the City's Noise Regulation Bylaw 8856.
A report from a registered professional detailing out HV AC, building and mechanical systems to be implemented in the proposed medical marihuana production facility operations will be required as a rezoning consideration (Attachment 5) to ensure that potential impacts are fully addressed and installed through the building permit process for works to the unit.
Health Canada - Confirmation of Approval
The applicant has submitted an application to become a licensed producer under the MMPR, which is currently being processed by Health Canada. In addition to obtaining the necessary approvals from the City of Richmond for the proposed medical marihuana production facility, license approval from Health Canada is also required. Confirmation of license approval by Health Canada under the MMPR is a rezoning consideration to ensure that the subject rezoning application is coordinated with the submitted licensed producer application to Health Canada under the MMPR for this facility (Attachment 5).
Community Safety
Security Provisions In accordance with the Health Canada regulations for a medical marihuana production facility, the MMPR prescribes the facility security provisions based on the type of operation and proposed volume of product being produced. The physical security measures in a building must be demonstrated by the applicant as meeting or exceeding Federal regulations. The security plan for this proposed facility has been developed by a professional security consultant and includes multiple layers of physical and electronic surveillance measures in accordance with Health Canada requirements. License approval from Health Canada to become a licensed producer will not occur until Health Canada is satisfied, through on-site inspections, that the facility meets all security requirements.
Through the license producer application process, an RCMP detachment in Ottawa liaises with Health Canada to conduct appropriate research and background checks. Should approval of a license be granted by Health Canada, the local RCMP detachment will be engaged about the operations of a licensed medical marihuana production facility and any enforcement actions or compliance initiatives required, if necessary.
Fire Safety Provisions To address fire, life and safety issues as required in Fire Protection and Life Safety Bylaw 8306, a fire safety plan is required to be approved by Richmond Fire Rescue staff as a condition of building permit issuance for the proposed facility, including:
5069273 PLN - 160
July 8, 2016 - 6- RZ 14-665028
• Fire, life safety plan prepared by an appropriate fire safety consultant, with supporting information from a building code consultant where deemed necessary.
• Demonstrate compliance with applicable BC Building Code, BC Fire Code, Building Regulation Bylaw 7230 and other applicable federal, provincial and municipal regulations.
• Emergency Procedures to be used in case of fire. • Training and appointment of a designated supervisory staff to carry out fire safety duties. • Documents showing the type, location and operation of fire emergency system(s). • The scheduling and holding of fire drills, supported with documentation. • The control of fire hazards. • Inspection and maintenance of facilities for the safety of the building's occupants.
Change of Use and Future Remediation Requirements If the rezoning application is approved, the building unit will contain a number of specific building installations and systems to support the operation of a medical marihuana production facility. If at any time in the future, the medical marihuana production facility ceases operation on the subject site, the remediation of the building to ensure health and safety standards remain a priority. Therefore, staff recommend that a legal agreement be registered on the subject site (as a rezoning consideration) that will:
• Place notice on title of the subject strata lot(s) that the unit has been used as a medical marihuana production facility.
• Identify that upon cessation of the use of the facility as a medical marihuana production facility, the owner must engage a registered professional to assess the building/unit and all related mechanical systems and make remediation recommendations to address any environmental, health and safety issues. All works to fulfill the remediation plan must be undertaken, with completion verified by the registered professional.
• Identify that the City will not process any subsequent building permit or business license applications for the subject building unit the requirement remediation works are completed.
Transportation and Site Access
A Traffic Impact Assessment (TIA) has been submitted in support of the proposed medical marihuana production facility. Transportation staff have reviewed the TIA and generally concur with the consultants assessment that traffic impacts to the surrounding area will be minimal and that the available on-site parking and loading to the facility are sufficient (3 parking stalls immediately adjacent to the facility plus an additional 41 spaces around the facility; 2 loading bays).
Vehicle access to the proposed facility will be from the existing driveway locations along No. 6 Road as confirmed by the TIA.
Landscape Enhancements
The applicant has agreed to provide landscape enhancements around the subject site building at 5960 No. 6 Road and surrounding off-street parking area. These planting areas will provide for 14 new trees located on-site. The rezoning considerations include a requirement for the
5069273 PLN - 161
July 8, 2016 - 7- RZ 14-665028
submission of an acceptable landscape plan and related security to confirm planting of the new trees on-site.
Site Servicing and Frontage Improvements
All existing water, storm and sanitary service connections are sufficient to accommodate the proposed facility. No additional servicing or frontage works are required as part of this rezoning application.
Waste Management
Organic waste generated by facility operations is proposed to be composted on-site and stored in a secured location. A detailed waste management plan for organic product generated from the medical marihuana production facility, prepared by an appropriate environmental consultant is required to be submitted for review and approval from City Environmental Programs staff as a rezoning consideration for this project.
Financial Impact or Economic Impact
The rezoning application results in insignificant operational budget impacts (OBI) for off-site City infrastructure (such as roadworks, storm sewers, sanitary sewers, street lights, street trees and traffic signals).
Conclusion
The purpose of this application is to rezone 5960 No.6 Road to allow a licensed Health Canada medical marihuana production facility and supporting uses in 2 strata lots in this building on a limited, site-specific basis in the "Light Industrial (IL )" zoning district.
Staff supports this rezoning application as it is consistent with the OCP and existing zoning bylaw regulations and all community safety and adjacency issues have been addressed by the proposal.
It is recommended that Zoning Bylaw 8500, Amendment Bylaw 9592 be introduced and given first reading.
Staff also recommend that Richmond Zoning Bylaw 8500, Amendment Bylaw 9109 (11320 Horseshoe Way; RZ 13-639815) be abandoned.
Kevin Eng Planner 2
KE:cas
Attachment 1: Location Map
5069273 PLN - 162
July 8, 2016 - 8- RZ 14-665028
Attachment 2: Development Application Data Sheet Attachment 3: OCP Policies - Health Canada Licensed Medical Marihuana and Research and
Development Facilities Attachment 4: Preliminary Building Plans Attachment 5: Rezoning Considerations
5069273 PLN - 163
City of Richmond
I~
ATTACHMENT 1
PROPOSED WIRE L~SS WAY,~._.~ ; I ~It) ~ J-;;;;-,.,, r--;;,-;,---,-· R EZ 0 N I N G =--"' ""i'-=' 1 .. --..11 "
~ :: c.o I___ _ __ \ m V 5960 NO. 6 RD
WESTMINSTER HWY
RZ 14-665028 Original Date: 06/09/14
Revision Date: 07/08/16
Note: Dimensions are in METRES
PLN - 164
City of Richmond
RZ 14-665028 Original Date: 06/09/14
Revision Date: 07/08/16
Note: Dimensions are in METRES
PLN - 165
City of Richmond
Development Application Data Sheet Development Applications Department
RZ 14-665028 Attachment 2 5960 No. 6 Road (Strata Lot 9 & 10 Section 4 Block 4 North Range 5 West New Westminster District Strata Plan NW1098 Together with Interest in the Common
Address: Property in Proportion to the Unit Entitlement of the Strata Lot as shown on Form 1)
Applicant: 8572534 Canada Ltd.
Existing Proposed
Owner: 5908 Holdings Ltd. No change
Land Uses: Building containing light industrial Licensed Health Canada Medical businesses Marihuana Production Facility
OCP Designation: Mixed Employment No change - complies
Light Industrial (IL) Light Industrial (IL) with
Zoning: provisions to allow a medical marihuana production facility in 2 strata lots on the subject site only
Strata lot units currently vacant 500 m" total floor area for a
Floor Area: licensed medical marihuana production facility and supporting activities
5069273 PLN - 166
Byh:wl 9'!"10 2014103/2>4
A. TT ACHMENT 3
Connected Neighbourhoods With Special Places
3.6.4 Potential City Centre Building Height Increase
OVERVIEW The City wishes to explore increasing building height in a portion of the City Centre. Transport Canada regulates building heights around the airport. YVR and the City have identified a possible area to study for increasing building height (around City Hall see OCP ANSD Map).
OBJECTION 1:
Maximize City Centre viability safely by exploring with YVR possible increases in building height around City Hall to improve sustainability, social, economic and environmental benefit.
POLICIES:
a) continue to explore with YVR the possibility of increasing building height around City Hall;
b) if such building height increases are allowed by the Federal Government, study the implications and benefits (e.g., how high to build, what uses would occur, what the community benefits may be).
3.6.5 Health Canada Licensed Medical Marihuana Production, and Research and Development Facilities
OVERVIEW In June 2013, Health Canada enacted the Marihuana for Medical Purposes Regulations (MMPR) to better manage the research, production and distribution of medical marihuana.
In December 2013, Council amended the Zoning Bylaw to not permit medical marihuana production facilities and medical marihuana research and development facilities in any zoning district City-wide, as they were a new land use, their potential impacts were unknown and it is desirable to prevent the unnecessary proliferation of facilities. Over time, if Council receives requests to approve medical marihuana production facilities and medical marihuana research and development facilities, to protect the City's interests, Council may consider such proposed facilities, on a case-by-case review basis, subject to meeting rigorous social, community safety, land use, transportation, infrastructure, environmental and financial planning, zoning and other City policies and requirements. This section establishes the policies and requirements, by which such proposed facilities may be considered and, if deemed appropriate, approved.
TERMS In this section, the following terms apply:
• "Medical Marihuana Production Facility" -means a facility for the growing and production of medical marihuana in a fully enclosed building as licensed and lawfully sanctioned under Health Canada's Marihuana for Medical Purposes Regulations (as amended from time to time), including the necessary supporting accessory uses related to processing, testing, research and development, packaging, storage, distribution and office functions that are directly related to and in support of growing and cultivation activities;
City of Richmond Official Community Plan Plan Adoption: November 19, 2012 3-72
PLN - 167
Bylaw 91JO 2014103/24
Connected Neighbourhoods With Special Places
• "Medical Marihuana Research and Development Facility" -means a facility for the research and development of medical marihuana only in a fully enclosed building as lawfully sanctioned by Health Canada under the Controlled Drugs and Substances Act (as amended from time to time).
OBJECTION 1:
Protect the City's social, economic, land use and environmental interests when considering proposed medical marihuana production facilities and medical marihuana research and development facilities by preventing their unnecessary proliferation, avoiding long-term negative effects, and ensuring minimal City costs.
POLICIES: a) limit medical marihuana production facilities and medical marihuana
research and development facilities, through the rezoning process, to one facility in an OCP designated Mixed Employment or Industrial area. Any future proposals for a medical marihuana production facility or a medical marihuana research and development facility may be considered on a case-by-case basis and may require additional OCP amendments;
b) a medical marihuana production facility must:
i) be located in a stand-alone building, which does not contain any other businesses;
ii) have frontage on an existing, opened and constructed City road, to address infrastructure servicing and emergency response requirements;
iii) avoid negatively affecting sensitive land uses (e.g., residential, school, park, community institutional);
iv) not emit any offensive odors, emissions and lighting to minimize negative health and nuisance impacts on surrounding areas;
c) medical marihuana production facility applicants shall engage qualified professional consultants to prepare required studies and plans through the City's regulatory processes (e.g., rezoning, development permit, building permit, other);
d) medical marihuana production facility applicants shall ensure that proposals address the following matters, through the City's regulatory processes (e.g., rezoning, development permit, building permit, other):
i) compliance with City social, community safety, land use, building, security (e.g., police, fire, emergency response), transportation, infrastructure (e.g., water, sanitary, drainage), solid waste management, environmental (e.g., Environmentally Sensitive Areas, Riparian Management Areas, Ecological Network), nuisance (e.g., noise, odour and emissions) financial and other policies and requirements;
ii) compliance with all federal, provincial and regional (e.g., Metro Vancouver) policies and requirements;
City of Richmond Official Community Plan Plan Adoption: November 19, 2012 3-73 PLN - 168
Connected Neighbourhoods With Special Places
Bylaw g·uo '1. 2014103124
iii) compliance with the City Building Regulation Bylaw, Fire Protection and Life Safety Bylaw, Noise Regulation Bylaw, Business License Bylaw, Business Regulation Bylaw and other related, applicable City Bylaws;
iv) compliance with the current BC Building Code, BC Fire Code, BC I Fire Services Act, BC Electrical Code, and other related codes and i standards;
I e) the applicanVowner of a Health Canada licensed and City approved 1l medical marihuana production facility shall be responsible for full
remediation of the facility should it cease operations or upon closure of 11 the facility;
f) consultation with stakeholders on a proposed medical marihuana
.! production facility shall be undertaken as deemed necessary based on ~ the context specific to each proposal.
City of Richmond Official Community Plan Plan Adoption: November 19, 2012 3-74 PLN - 169
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ATTACHMENT 5
City of Richmond Rezoning Considerations
Development Applications Department 6911 No.3 Road, Richmond, BC V6Y 2C1
Address: 5960 No. 6 Road (Strata Lot 9 & 10 Section 4 Block 4 North Range 5 West New Westminster District Strata Plan NW1 098 Together with Interest in the Common Property in Proportion to the Unit Entitlement of the Strata Lot as shown on Form 1) File No.: RZ 14-665028
Prior to final adoption of Richmond Zoning Bylaw 8500, Amendment Bylaw 9592, the developer is required to complete the following: 1. Provincial Ministry of Transportation & Infrastructure Approval.
2. Submission of documentation, to the satisfaction of the Director of Development, confirming approval/issuance of the appropriate license from Health Canada through the Marihuana for Medical Purposes Regulations (MMPR) to undertake medical marihuana production by the proponent on the subject site. The proponent/applicant will provide any necessary authorizations/consent for the City to contact Health Canada to obtain information on the status of the license.
3. Registration of a flood indemnity covenant on title.
4. Registration of a legal agreement on title that will:
a) Place notice on title of the subject strata lots that the building unit has been used as a medical marihuana production facility.
b) Upon cessation of the use ofthe facility as a medical marihuana production facility, require the business operator of the medical marihuana production facility and/or owner of the subject strata lots to:
• Engage a registered professional to assess the building and all supporting mechanical, electrical, plumbing and heating ventilation & air conditioning (HV AC) systems and make recommendations to remediate the building to address any environmental health, building safety and other issues as determined by the registered professional;
• Undertake all necessary works to fully remediate the building; and
• Submit verification from the professional consultant that the building and site has been remediated to the satisfaction ofthe registered professional to inform any potential purchasers of the subject strata lots.
• Identify that the City will not process any subsequent building permit of business license applications on the subject site until the City received confirmation that the required assessment of the building has been completed by a registered professional and that all recommended remediation works have been completed to the registered professional's satisfaction.
5. Complete a report from a registered professional detailing out specific building measures and mechanical systems to be implemented in the proposed medical marihuana production facility to ensure all noise, odour and other potential negative operational aspects generated from the facility will be fully contained in the facility.
6. Complete a report from an environmental consultant detailing out a waste management plan for all organic waste generated by facility operations for review and approval by City Environmental Programs staff.
7. Submission of a landscape plan to the satisfaction of the Director of Development and related landscape security to confirm landscaping to be implemented on-site in the surrounding area of the building located at 5960 No.6 Road. The landscape plan is to include 14 new trees (6 em minimum calliper each).
Prior to Building Permit Issuance, the developer must complete the following requirements: 1. Submission of a fire safety plan to the satisfaction of Richmond Fire Rescue staff in accordance with Fire Protection
and Life Safety Bylaw 8306 of which the following requirements will apply:
Initial: ---
PLN - 175
- 2-
a) Fire safety plan prepared by an appropriate fire safety consultant, with supporting information from a building code consultant where deemed necessary.
b) Demonstrate compliance with applicable BC Building Code, BC Fire Code, Building Regulation Bylaw 7230 and other applicable federal, provincial and municipal regulations.
c) Emergency Procedures to be used in case of fire.
d) Training and appointment of a designated supervisory staff to carry out fire safety duties.
e) Documents showing the type, location and operation of fire emergency system( s ).
f) The scheduling and holding of fire drills, supported with documentation.
g) The control of fire hazards.
h) Inspection and maintenance of facilities for the safety of the building's occupants.
i) Richmond Fire Rescue must approve the fire safety plan prior to final inspection occurring for the Building Permit on the subject site.
2. Submission of a letter of assurance from the professional building consultant confirming implementation of the building measures and mechanical systems detailed in the report (required in rezoning considerations item #5).
3. Obtain any necessary approvals from Metro Vancouver (Waste Discharge Permit Application).
4. 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.
5. 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 ofthe 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.
• 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 contain 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 PLN - 176
City of Richmond
Richmond Zoning Bylaw 8500 Amendment Bylaw 9592 (RZ 14-665028)
5960 No. 6 Road
Bylaw 9592
The Council of the City of Richmond, in open meeting assembled, enacts as follows:
1. Richmond Zoning Bylaw 8500 is amended by:
1. Inserting the following text into Section 12.2.3 .B- Additional Uses
"medical marihuana production facility in accordance with provisions contained in Section 12.2.11.6 and 12.2.11.7"
n. Inserting the following text into Section 12.2.11 -Other Regulations
"6. A medical marihuana production facility shall only be permitted at the following sites and subject to the restrictions in Section 12.2.11.7
5960 No. 6 Road P.I.D. 001-651-412 P.I.D. 001-651-421 Strata Lot 9 & 10 Section 4 Block 4 North Range 5 West New Westminster District Strata Plan NW1098 Together with Interest in the Common Property in Proportion to the Unit Entitlement of the Strata Lot as shown on Form 1
7. A maximum of 520 m2 floor area is permitted for a medical marihuana production facility."
2. This Bylaw may be cited as "Richmond Zoning Bylaw 8500, Amendment Bylaw 9592".
FIRST READING
PUBLIC HEARING
SECOND READING
THIRD READING
MINISTRY OF TRANSPORTATION AND INFRASTRUCTURE
5069726
CITY OF RICHMOND
APPROVED by
~ APPROVED by Director or Solicitor
(Al
PLN - 177
Bylaw 9592
OTHER CONDITIONS SATISFIED
ADOPTED
MAYOR
Page 2
CORPORATE OFFICER
PLN - 178