Agenda Planning Committee - Richmond, British Columbia · 2016-07-15 · PLN – 1 5064089 Agenda...

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)


Designated Speaker: Wayne Craig


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 – 3


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)




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)




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.


PLN – 4

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)




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)




(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.

PLN - 5

5064530

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.

PLN - 6

5064530


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.

PLN - 7

5064530


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.

PLN - 8


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.

5064530 PLN - 9

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

Finance Department ~ ~~ Development Applications ~ Law [g/

REVIEWED BY STAFF REPORT I INITIALS: ~DVED~O AGENDA REVIEW SUBCOMMITTEE ])vJ ~ 1-

'-'""'"-"'\ - '-

5029734 PLN - 10

June 27, 2016 - 2-

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:

5029734 PLN - 11

June 27, 2016 - 3 -

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

5029734 PLN - 12

June 27, 2016 - 4-

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

5029734 PLN - 13

June 27, 2016 - 5 -

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.

5029734

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.

PLN - 14

June 27, 2016 - 6 -

• 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

5029734 PLN - 15

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

habitatgv.ca PLN - 16

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)


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

oi ~

34.06

00

oi

33.88

00 N oi

33.71

~ <0 0 M N

26.90

& <§' "'

" 0 00 ~

"'

City of Richmond

.... 0 10 l{)

M 10 ~

0

"" 0

"-10 "?10 "'o ~""

0 0

~I 42.09

.... l{)

M 45.72 ~

.... l{)

M 45.72

...

~ RZ 14-662864

1.44

CXl <0 ~

"- 13.93

24.59

ATTACHMENT 1

I I I I I I I II II l [

0 l{)I.C)

"\I.() NO

30.45

30.45

~ .,... 30.45

Original Date: 05/21/14

Revision Date:

Note: Dimensions are in METRES

PLN - 26

City of Richmond

RZ 14-662864 Original Date: 05/21/14

Revision Date:


PLN - 27

SU

RV

EY

PLA

N

OF

LOT

46

2 E

XCEP

T:..

THE

NO

RTH

ER

LY P

OR

TIO

N,

SEC

TIO

N

36

BLO

CK

4

NO

RTH

R

AN

GE

7 W

EST

NEW

WES

TMIN

STER

D

ISTR

ICT

PLA

N

5348

1 C

IVIC

A

DD

RE

SS

: #1

06

44

RA

ILW

AY

A

VE

NU

E

RIC

HM

ON

D,

B.C

.

FOR

C

ITY

O

F R

ICH

MO

ND

A

PP

LIC

AT

ION

S

<:>'

,.,. (

1'~

·")><

" ,.

':>()

,.,. .11

i,.,!

>''o

w

'),<0

~~ :::::

> ,.

"' u.l 0 w

~

>

~

'"'" ,.,. X

#1

06

40

N 1

/2 4

62

P

LAN

53

481

~ ~

u~

0 "

*'' g

o·

1 o'

.• )r

o3

7"

45

.72

7

<i)

o; ·

WO

OD

FE

NC

E

-~·v

'Y ~·

_j _

__

? ___ :':§

~· I

¥---

I I

I :.

PR

OP

OS

ED

I I

I P

AT

IO

' I

'""' x

''

}\E

----------....!1

(

,~1

~0

r 1

I E

XIS

TIN

G·

I I

GA

RA

GE

j

I I'

"

I .

h'>'

1

' rn~~

~

. ,.

_)()

1~ H

OU

SE

--

r;;

x·

~tfcoN

CRETEX

~**~ t

::,J

"II

#

10

64

4

/ I

SIT

E

AR

EA

<.,

.., X

@

7

.fi7

P

RO

PO

SE

D

1 -'

I M

AIN

H

OU

SE

"o'

o =

62

1.

I I

-{-----

.~· ,.. _

___

_

z r

1~ <

( U

l ~·

~

~

~

>-,.

~ <

( ()

3:

"'r ~ g;

,1'*

----

--~-

--*"

:-

m2

':>()

!',·

_

J

<(

':>()

0::::

!',·

@C

OP

YR

IGH

T

MA

TSO

N

PE

CK

&

TO

PLI

SS

S

UR

VE

YO

RS

&

E

NG

INE

ER

S

#3

20

-

1112

0 H

OR

SE

SH

OE

W

AY

RIC

HM

ON

D,

B.C

., V

7 A

5

H7

PH

: 6

04

-27

0-9

33

1

FA

X:

60

4-2

70

-41

37

::>

()

"' ) lJ'

~

,Y

?lx

45

.71

3

;_,<:>

'V

WO

OD

~ENCE t

90

" 0

9'

36

" b<

'b

,-> ... r

, #1 ~~

~0 r

,a

,.

NO

TES

:

";)()

x''

-E

LEV

ATI

ON

S

AR

E

IN

ME

TRE

S

AN

D

AR

E

DE

RIV

ED

FR

OM

C

ITY

O

F R

ICH

MO

ND

H

PN

M

ON

UM

EN

T #

20

5

(77

H4

82

7)

WIT

H

AN

E

LEV

ATI

ON

O

F 1

.04

4 M

ETR

ES

.

-P

RO

PE

RTY

LI

NE

D

IME

NS

ION

S

AR

E

DE

RIV

ED

FR

OM

LA

ND

TI

TLE

O

FFIC

E

RE

CO

RD

S

AN

D

LEG

AL

FIE

LD

SU

RV

EY

S.

I

A

I 1P

LAN

8

49

23

LE

GE

ND

S

CA

LE

1:2

00

5 0

5 1

0

~----

I A

LL

DIS

TAN

CE

S

AR

E

IN

ME

TRE

S.

..,~

x''

IND

ICA

TES

S

PO

T E

LEV

ATI

ON

!AI

CB

IN

DIC

ATE

S

CA

TCH

B

AS

IN

0 W

M

IND

ICA

TE

S

WA

TER

M

AIN

0 IC

IN

DIC

ATE

S

INS

PE

CTI

ON

C

HA

MB

ER

t>

<JW

V IN

DIC

ATE

S

WA

TER

V

ALV

E

MA

Y

7,

20

14

CA

DFI

LE:

17

55

2-0

01

-TP

G-O

OLO

WG

-

ALL

D

ES

IGN

ATE

D

TRE

ES

A

S

DE

FIN

ED

B

Y C

ITY

O

F R

ICH

MO

N.D

B

YLA

W.N

O.

80

57

, A

RE

S

HO

WN

H

ER

EO

N.

R-1

4-1

75

52

-TP

G

CLI

EN

T R

EF:

TRE

ND

SE

TTE

R

HO

ME

S

¢ IN

DIC

ATE

S

TRE

E

TRU

NK

D

IAM

ETE

R

e IP

IN

DIC

ATE

S

IRO

N

PO

ST

• LP

IN

DIC

ATE

S

LEA

D

PLU

G

~6J;J/

B.C

.L.S

. (#

71

2)

DA

TE

OF

SU

RV

EY

: A

PR

IL

3,

20

14

~ ,...., ~

n ~ ~ ,...., N

PLN - 28

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

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

PLN - 33

\.0

E--< z ~ ::;s ::c: u ~ E--< E--< ~

:~ ~-

-·

.1.5-•1'2 ·~-

AS!'I-t.A

l.l 'S:tiiN

G.l.:E&

IO

•t1

f:I.AIWI ft.i>l-lt<.

'51PIN

b

10<12.

m

~

g ~

!1.'10P '"''

'-""''

M!<

AG

E

1\0)(1..70

MA

IN .F

Lro

R P

LAN

... OM

AG

fOI.U

A-G~"

s.:::ALE

. v.¢"' (lo" ...$1"N

R5

AA

eA

• r::il +-

-Tm

A.l-

~~re co.t• 7.0Q+

~

:~

"' ~ ~

HA

f(.DI

PlA

Nt<

Sl

t>IN~

lr;>•!1.

'"'' !.'W

f

"i/f'Cf'R

IJOF

j ?

.bS

' ~ :1

LU>f I

I ~"O"''" "

""""

; IIL

liH ·

1-W

f. · U

7

NcfrtH

SID

E E

LE

VA

TIO

N

· cR

<>

wN

«C

AN

E

UP

PE

R

FL

mR

PLA

N

ftNl<

.;.Hc.P.A

RE

Ai. ?

G7

f"

I$~

V\ 3~g

-1 g 3 s

~ ~~~i

cL {1.

\r--~ell :; i

<3: ~~ ~.; ~ ~~ :J ~ (>-1-;; B

6 J ~~ '({: Cv ~;: .>

LAN

E

CW

'#t-t O

F !.A.Ne.• /.17

41Gl644

\.

-R

AILW

A'( A

ViflU

E

0-7S:-:I:~ I....i

~~

8 ol

~~

~· ~~

D...ic(

PLN - 34

Jl.

.,:>"'

i>...Y

.._'

)'Y

=:l

'y

z w

>

<(

.,~

>--'

#1

06

40

N 1

/2

46

2

PL

AN

5

34

81

. ~

~

$ 9

0'

10'

k<lp'

<JJ7

n

,. ___

· _

.. __

.. ~f

r.._

p.-.

-.,

.... Y

...,?"

,:0·[

i';;0

EXIS

Tlt~

G.-.

....

....

._

GA

RA

GE

'--

,Y

')

,~" P

RO

PO

SE

D

-CO

ACH

H

OU

SE

-:-~'.

,::-0

"-'>~

0~

,,.

~ ... ~

"--:-'1

§ is

~,;

.

~ 'i

<J

~

0

TREE

PR

OTE

CTI

ON

GU

IDEL

INES

:

I, T!

!.EC

I'RO

TEC

TIO

N l

Oll

£ S

ET&

ACK

S:

• Th

e T

ree

Pro

l.,c

l/o

n lo

ne

(TPZ

) ol

igro

mo:

nls

aoe

est

obll1

hcd

as d

ire

c.

.-y

lhll o

l!ic

e t

o p

rovi

de

a s

uilo

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

.

<(

~ ~ I

~01/

. E~~

=G I'

V.. ~bO

TH '

#1

06

44

~

.,,

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

13

,""?~

IP lj 0c_

B ~

WO

OD

FEN

CE

90

' 0

9'

36

" .)'t

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

W:!

l'JI

IUf>

)>lC

d D

y I h

e fl'<

)j<•d

So.

vco'

OI)~

CI5)

, t<>iJin~cr

1/' t

il G

) on<

Jl<>O

ll~

lll!

"l

Olo:

JI~CHOII (

lr><J

h )~

O' CQ

<WQ>

.l O<

....

U>

II oc

:nl<

.-> lo

IIJO

plo

•wjJ

o\j O

Uo! l

u~~(

~11<

Jn~B

II U

O(>

<Jr"O

'JCII

>Onl

oru

.<o

lll\)

~""

'-l!

h "1

undO

(I><

IOIV

."<.II

I<ln

l o: cc

ol~y

Uou

oo

c"'a

cy<

>lk

x:o

··,.

,, <>l

l~'<

llv""'"

"'""

"lorolll,.,lo

otRd<:ola~ou<>ri<;;"ncldro"I"'I>~On>

lhomprolon""n<i•I<><~H>l!:"I>\

JOp:l1'":;_· ---

---

CEDAR~: 2

X0

.25

,3X

0 . .3

5

y4

6

8 10

•

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

ela

ted

wcr

l:: o

r a

ctiv

itie

s wi

tt~n

or

cf1e

dty

o:r

;oce

nt

to a

JPZrequ~es a

dva

nce

op

p1

ovo

l an

d r

he c

n·1

lte d

ire

ctio

n o

f th

e p

roje

ct o

:bor

lsl.

The hun~s. b

:cn

che

s. !cloa~eond r

oo

h o

fre

loin

l!d

tre

es. m

we

l os

the

>a:

1wi:h

ln t

he t

ree

pro

tect

ion

zone~ m

11SI

n

ot b

e d

am

ag

ed

by c

om

lru

clio

n o

cli"

ltie

s. E

llce

pl 0

1 a

pp

rove

d o

nd

d'•

ecle

d b

y t

he

pro

ject

oot

o1i1

t, a

ctiv

itie

s witl~n o

fld

occ

eJs

to

111e

Tl'l

ore

re

sl<

ictc

d d

vlin

g t

h3

silc

p•o

;xu

ollo

n, c

on

stru

ctio

n a

nd la

nd

sca

pe

inst

ollo

tion

phm

es o

r lir

e p

roje

ct o

s fo

low

1:

• R

esh

icte

d t

ow

im

pa

ct

met

t1od

s fo

tth

a r

em

ova

l ol

free

s o

nd

stu

mps

wilh

in o

r o

dja

ce

nlla

!P

l.

No

soi

l tf~

lurL'C

ince.

incl

ud

ing

toe

nch

"ng

lor ~rlde1grovnd s

e!V

.ces

Of ut

ilitie

s. s

trip

ping

al

ar>;

lorr

ic 1

011 la

rh<~

·d l

cnd

sco

pe

i-ol

lotlo

lion

. e

xco

vori

on

lor

bu

ildin

g lo

vrl

do

tions

. fil

l p)o

cem

en

t. o

r tr

~nch

ing

fa i"

rig

o:lo

n or

co

nd

uit

ins

lalo

t:o

n

r•lo

"1to

rooe

or

tro

mp

01

l ol:

son

. lpo

ll. c

on

stru

ctio

n m

ore:

io!s

. wo

sle

nro

tcri

als

. etc

.. ~lowoste o

rwo

1h

ing

or

con

e• e

tc.

1luc

:co.

dry

wal

l. p

oin

t. cr

olh

or

mo

tc•i

o's

lho

t m

ay

od

"':lr

so;y

i-'n

!XJC

I th

e s

oil e

< ro

oh

. N

o p

ruso

ge

or a

pe

rolio

n o

r ve

hic

les

or

eq

u"p

mo

nl.

N

o p

!oce

me

nl a

t te

mp

olo

ly s

lruc

ture

s or

se,

...ic

e;,

No

otr

.Kln

o li

gh

ts. s

fgns

. oo~es o

r on

y o

rhe

rde

vico

to

1et

oii1

1Jd

I mas

, H

o vnoulhcr

i~.e

<;l

pru

nin

g o

r cO

Jitin

g o

t m

!oin

cd r

rees

. A

ny p

rlln

'ng

or o

the

r tr

ea

tme

nt o

l <J

reta

ine

d u

ce m

ust b

e c

om

pte

led

by

o

qu

olif

tcd

orb

o:x~

l I.X

tre

e 1

erv

ice

firm

e~loying I

SA

Ccr

Ff1

0d A

rbor

ists

on

d in

co

nlo

rmo

nce

wit

h A

NSI

A):

)J S

ton

do

rdl.

an

d/o

r u

nd

or

the

d:r

ed

lon

ollh

eP

rojc

dN

bo

ris

tlrc

mth

i;o

ltic

o.o

nd

. 1\

ny e~covotions o

ajo

ce

nt

to t

he

TP

lwil

req

Jile

Uu~ o

tle

ncl

oo

ce o

f th

e p

:oje

d c

•t>o

rist

ari

D ro

or P

IV<I

i<I<

J to

be u

nd

ert

ake

n o

s n

cccs

Kl!

y.

lhe

vso

ol c

eri

olli

lls.

cro

ne

s or

oth

er o

verh

ea

d e

qU

ipm

en

t is

rcsl

rlc!

cd il

l pr

o~im

ily

toro

iO:n

ed

lrce

l an

d s

ho

llld

bo

plonn~d w

ith

lh

e s

ire e

nd

he

igh

l of

the

cro

wn

ot

tile

lle

e a

cco

rdo

ng

ly.

II is 1ecogrri~ed

tha

i Ce

llo in

U!l

p-e

dic

lob

:e c

on

Jiru

ctio

n ccn

l~cl

s w

iltr

o IP

lmo

y 0

1;se

I h

oi c

ovl

dill

le1

fere

wilh

the

pro

tect

ion

ullllO

se

lec

ted

tree

s. /

"IO

We

vero

nye

nC

loo

chm

en

l in

loo

TPZ

an

d/o

r ch

an

ge

s to

I he

he

e r

ele

ntio

ll 1

che

nre

ore

svb

)ec!

to

oppr

o'"O

I in

o

dvO

flce

by

the

r:•

aje

cl 0

1b

ori

;l o

nd

rh

o m

unic

i"IX

)Iily

. Cer

tain

IPZ rosl•ic~ons

or gvide~no; n

ote

d h

ero

in m

oy b

ew

oiv

od

il lh

ev

o:e

con

sid

o•c

d n

v th

o p

ro)c

cl c

rbo

ris

t lo

be

loto

rob

lo im

pa

cts.

on

d/e

< it

rh

c im

po

cl>

to t

he

lro

cs (

.on

t:>a

suc

coss

fy'ly

mit

iga

ted

bY

im

ple

rne

lltin

g s

pe

cia

l measure~ p

rote

cti

cn

sys

tem

s. c

om

pe

mo

lo:y

lle

olm

en

ts. a

nd

/or

follc

w·v

pw

cok5

. assp~cin~>d

oo

d d~ecled b

y

ltrts

o!r

.ce

. ~.

tA

NO

SCA

PltiG

: Th

e to

nd

sco

oin

o p

ho

m il

wh

en

rct

oii\

Cd

tre

es c

on

bo

sov

ooct

v O

om

og

cd

. The

op

oro

lion

of

cqu

ipm

cnr.

th

o p

lace

mo

nt o

! gro

win

g

me

diu

m.

gra

din

g o

nd

su

b-b

me

pre

pa

rati

on

tor

hOld

lon

dJc

cpo

le

o lu

res.

(i.e

. !id

c;w

clb

on

d p

olio

s).

silo

pre~XJiaCon l

orr

clo

ilfn

g w

o·ts

a

nd

foo

tings

. e~cavation lo

r fe

nces

. sT

t;tm

on

d o

lhe

r lo

r.d

Ko

pe

feat

ures

. d

lgg

f"lg

of

pio

n lin

g h

:>le

slor

ne

w p

!ont

s or

-.d

ltee

s. t

he

d

igg

ing

of

tre

nch

es

for

i11i

gollo

n. d

·oin

cg

e o

nd

~yhting.

an

d t

he

f)lo

::e

me

nt o

f h.o

l on

d otheriCn\st~no woo~ I.

olll

o~e

o ~coy h

igh

~LEGEND:

de

no

tes

ontP

Ltf/E

(sp

:-eo

d o

f th

e b

1o

nch

cs e

nd

folia

ge

) o

f th

e r

rec.

e d

en

ole

i th

e 11u

n~ lo

coti

or!

of

he!;!

p!o

po

scd

lo

be

~ET

AIII

ED o

:ld

pcte

cte

d.

®

de

no

tes

the

trun

~ to

co

l/o

n o

llra

e p

:op

ose

d to~ R

EMO

VED

.

• de

no

tes

lrun

k lo

coti

Otl

of

HIG

H !

IISK

I re

o t

or o

w n

or

to o

bta

in p

erm

it o

M

RE

MO

VE

CII

OC

I"l m

pol~bl&.

®

de

f\O

!m lr

un

l:lo

::o

lion

of Off-SIT~ t

ree

to

bo

protect~d

(ur.t

ess

ow

ne

l/m

un

icip

ot approv

.cl~ lo

r re

mo

val o

re o

bta

ine

d).

+ d

on

olc

sllO

tl·D

YI/

\1'1

ur.

do

rlilc

!re

o (

me

asu

red

by p

roje

ct o

!bo

ri1

t].

--

--

dcn

olc

s S

ITE

LIM

ITS.

--o

--

de

no

tes

TP.EE

P~OlfCJIO~ Z

OllE

!S

ibo

ck o

llun

me

nl.

rnJ

acl

gro

up

.ca

AR

BO

RT

EC

H

CO

NS

UL

TIN

G

HE

AD

OF

FIC

E:

SE

RV

ING

ME

TRO

VA

NC

OU

VE

R

SUIT

E 2

00

• 3

74

0 C

HA

TH

AM

STR

EET.

RIC

HM

ON

D,

BC

CA

NA

DA

V7E

2Z3

p

604.

275.

348.

4 FR

ASER

VAL

LEY

RE

GIO

NA

L O

FFIC

E:

SU

I"IE

10

9-

1528

MC

CA

LL

UM

RO

AD

. A

BB

OT

SF

OR

D.

IJC

CA

NA

DA

V2S

8A

3

p 6

04

.75

5.7

13

2

NO

V 2

7, 2

014

itNin

AL

SU

BM

ISS

ION

CO

MM

EN

TS

l~IE

IE M

AN

AG

EM

IEN

l DR

AW

ING

P

RO

JEC

T: I

BP

AP

PLI

CA

TIO

N

AD

DR

ES

S:I

10

64

4 R

AIL

WA

Y A

VE

, R

ICH

MO

ND

CLI

EN

T: I

FA

RZ

AN

A I

<HO

KA

R

AC

L F

ILE

: I 1

43

78

SH

EET:

1

OF

1

>- >-3 ;;: n ::c: ~ ~ >-3

-....]

PLN - 35

City of Richmond


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




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)


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 //

/ / //WC:d~ L.-Atc

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.


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


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

5055504 PLN - 47

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



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

5055504 PLN - 48

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

5055504 PLN - 50

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.

5055504 PLN - 51

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.

5055504 PLN - 52

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).

5055504 PLN - 53

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.


- 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

I

r--

311 9.09

City of Richmond

ATTACHMENT 1

I CDTI

I I ts l -

c 0:::: J!. 0:::: w aJ .:J C)

lil

CDTI

PROPOSED REZONING

I

J\

ZHRII

/

I Hl'" ~ 7311

LJ

40.24

7188

40.24

40.24

7228

40.24 221.67

87.24

WESTMINSTER HWY 20.12

7320

?0 1?

6131

RZ 14-676714

30.18

30.18

CDTI

7551 167.34

0

L i--z

c...___

1-~--M, .. 0:

L-----IZ·

I --

30.18 20.12 2

EJ 7380

7360 !0, ~

~ ~ ~ ~

30.18 20.12 161.00


Revision Date: 05/10/16


PLN - 55

City of Richmond

RZ 14-676714 Original Date: 11/25/14

Revision Date


PLN - 56

City of Richmond



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

7260

Wes

tmin

ster

Hig

hw

ay

Ric

hm

on

d-M

ixed

Use

De

velo

pm

en

t

OW

NE

R;

Tra

ns

-P

aci

fic

Bu

sin

ess C

orp

ora

tio

n,

inc.

No

. 3

37

97

LE

GA

L D

ES

CR

IPT

ION

: P

AR

CE

L O

NE

, S

EC

TIO

N 8

, B

LO

CK

4 N

OR

TH

, R

AN

GE

6 W

ES

T,

NE

W-W

ES

TM

INS

TE

R D

IST

RIC

T,

RE

FE

RE

NC

E P

LA

N L

MP

15

30

8

PA

RC

EL

ID

EN

TIF

ICA

TIO

N N

UM

BE

R

01

8-6

96

-04

0

CIV

IC A

DD

RE

SS

: E

XIS

TIN

G Z

ON

ING

C

A

!PR

OP

OS

ED

ZO

NIN

G

72

60

We

stm

inste

r H

igh

wa

y

PR

OP

OS

ED

DE

VE

LO

PM

EN

T I

N C

OM

PL

IAN

CE

WIT

H C

CA

P S

UB

-AR

EA

B.2

MA

X H

EIG

HT

"25

M (

82

Fl)

_ S

ET

BA

CK

S.

FRO

NT

SIT

EA

RE

A(G

RO

SS

):

18,4

74.0

0 S

F 1,

716.

30 M

2

RO

AD

DE

DIC

AT

ION

4.

27 F

T 1.

30 M

LA

NE

DE

DIC

AT

ION

24

.61

FT

7.50

M

SIT

E A

RE

A (

NE

T):

14

,560

. 23

SF

1,35

2.7

0 M

2

SIT

E A

RE

A (

FA

R C

ALC

ULA

TIO

N)

17,8

08.5

6 SF

1,

654.

48 M

2

LO

T C

OV

ER

AG

E

13,8

94. 5

1 S

F 1,

290

.84

M2

*FA

R C

AL

CU

LA

TIO

N IS

BA

SE

D O

N G

RO

SS

SIT

E A

RE

A D

ED

UC

TE

D B

Y R

OA

D D

ED

ICA

TIO

N

**L

OT

CO

VE

RA

GE

IS C

ALC

ULA

TE

D B

AS

ED

ON

NE

T S

ITE

AR

EA

.

1.7

5 M

(5

.74

') 61

.82

301

.78

95.4

3% Z

R11

M2

665

.44

M2

3,

248.

33

. FA

R C

AL,

CU

LA T

ION

BA

SE

D O

N N

ET

AR

EA

+L

AN

E D

ED

ICA

TIO

N

FAR

(im

peri

al)

RE

SID

EN

TIA

L C

OM

ME

RC

IAL

AM~TY

FAR

AR

EA

G

RO

SS

FA

R (

me

tric

) R

ES

IDei

TIA

L C

OM

ME

RC

IAL

B

UIL

DIN

G A

RE

A

FAR

ALL

OW

ED

35

,617

. 12

FAR

ALL

OW

ED

2.00

FAR

PR

OP

OS

ED

32

,326

3,

291

8,59

5 35

,617

46

,700

FA

R P

RO

PO

SB

l 3,

003

.15

305.

74

FAR

1.

82

0.18

0.

48

2.00

FA

R

1.82

0.

18

FA

R C

AL

CU

LA

TIO

N B

AS

ED

ON

NE

T S

ITE

AR

EA

FAR

(im

peri

al)

RE

SID

EN

TIA

L C

OM

ME

RC

IAL

AM~TY

FAR

AR

EA

FA

R (

me

tric

) R

ES

IDei

TIA

L C

OM

ME

RC

IAL

FAR

ALL

OW

ED

29

,120

.46

FAR

ALL

OW

ED

2.00

FAR

PR

OP

OS

Bl

32,3

26

3,29

1 8,

595

35,6

17

FAR

PR

OP

OS

Bl

3,00

3.1

5 30

5.74

FAR

2.

22

0.23

0.

59

2.45

FA

R

2.22

0.

23

SF

SF

AM

Boi

iTY

FA

R A

RE

A

3,30

8.9

6

2.00

798

.50

3,30

8.89

0.48

2.

00

---

-

AM~TY

FAR

AR

EA

2,70

5.4

0

2.00

798.

50

3,30

8.89

0.59

2.

45 I

gbl

UL•Rti~!EG15

IJ•l

.<S

IIT

"A'£

"""'

""

"'CO

\NI:

~.C.<

NAt>

.O.m

\Rf

TO

O.:

Y:I

i\ll

lr&

II<

Jll'l

l't

Dll

.AIC

HnR

ru:o

..

RE-IS9~DHlOIREZOHIIIO

1.~-21111

RE-a~D

FOII

-'.M

fl1

1U

IIll

RE~Sutllfllll~

S.A

I"R

J..Z

OI:

IOII

IIH

IIS

UE

OF

OII

II£

ZO

IM'«

<

'-W

.'tl

llll

ll1

1

R~.j!ISIJEOFORIIUO..._

7,

....

.,1;r.l:I01lRE.ISSUEtlfOR~

7260

WES

TM

INST

ER

H

IGH

WA

Y

RIC

HM

ON

D.

BC

MIX

ED U

SE

DE

VE

LOP

ME

NT

PR

OJE

CT

ST

AT

IST

ICS

:ll'IC

IAG

(R:IO

U>-·

:;, ....,

14

43

;;: n

A-O

.Oig

l z ...., w

PLN - 60

I DEN

SIT

Y C

AL

CU

LA

TIO

N

-~

CO

MM

ER

CIA

L (1

M P

ER

IAL)

C

OM

ME

RC

IAL

(M

ET

RIC

)

Le

vel

I U

nit

s I

CR

U

I L

oa

din

g

I G

ross A

rea

L

eve

l I

Un

its

I L

eve

l1

IMA

X4

I 3,

291

.001

o.o

ol 3,

291

.00

Leve

l1

IMA

X4

I

TO

TA

L

IMA

X4

I

3,29

1.00

1 o.o

ol 3,

291.

00

TO

TA

L

IMA

X4

I

RE

SID

EN

TIA

L U

NIT

S

GR

OS

S F

LOO

R A

Re

A

DE

ll.IC

TIO

NS

(In

c A

me

nit

y)

a b

c d

e =

b+

c+d+

f+g

f 9

Inte

rnal

V

ertic

al

G&

RI

Le

ve

l Su~e A

rea

a

rcu

latio

n &

Arren~y

Gro

ss A

rea

co

mm

unic

atio

n M

echa

nica

Vel

. se

rvic

e

Le

vel1

0

0.0

S

82

1,57

8.0

S

44.0

25

2

Le

vel2

0

0.0

2,

141

4,04

1.0

811

.0

1,08

9

Le

vel3

0

0.0

0 8,

59S

9,

40S

.O

811.

0 0

Le

vel4

11

5,

810.

0 1,

114

7,39

0.0

4S

S.O

0

Le

velS

11

S

,810

.0

1,11

4 7,

390

.0

46S

.O

0

Le

velS

11

S,

810

.0

1,11

4 7,

390.

0 46

S.O

0

Le

vel?

1

5,41

0.0

33

8 S

,214

.0

46S

.O

0

TO

TA

L

34

22,8

40.Q

~--

6,5_

03

43,4

09.0

_

__

__

4.~0

.0

1,34

1

•••v

ert

ica

l co

mm

un

ica

tion

is in

clu

de

d in

the

gro

un

d fl

oor F

AR

cal

cula

tion

****

15.3

5% o

f allo

we

d F

AR

are

a (0

.35

FA

R)

is e

xclu

de

d fr

om F

AR

cal

cula

tion

as a

me

nity

spa

ce -

the

res

t is

incl

ud

ed

(6,

256S

F =

581

.20m

2)

RE

SID

EN

TIA

L U

NIT

S

GR

OS

S F

LOO

R A

RE

A

DE

DU

CTI

ON

S (

Inc

Am

en

ity)

a b

c d

e =

b+

c+d+

f+g

f 9

Inte

rnal

V

ertic

al

G&

RI

Le

ve

l S

uite

Are

a

arc

ula

tion

&

Arr

enity

G

ross A

rea

co

mm

unic

atio

n M

echa

nica

Vel

. se

rvic

e

Le

vel1

0

0.00

63

.3S

14

6.SO

59

.83

23.4

1

Le

vel2

0

0.00

19

8.90

37

S.4

1 7S

.34

101

.17

Le

vel3

0

0.00

0

.00

798

. SO

873

.84

75.3

4 0

.00

Le

vel4

11

S

39.7

6 10

3.49

68

6.S

S 43

.29

0.0

0

Le

velS

11

53

9.7

6 10

3.49

68

6.54

43

.29

0.00

Le

velS

11

53

9.7

6 10

3.49

68

6.5

4 43

.29

0.0

0

Le

vel?

1

S02

.60

31.4

0 S

77.2

9 43

.29

0.00

-

TO

TA

L

34

2121

.88

604.

12

4032

.77

383.

67

124.

58

Le

ve

l B

alc

on

y (

SF

) P

ati

o/r

oo

f to

p

Ba

lco

ny

(m2

) P

ati

o/r

oo

f to

p

(SF)

(m

2)

Le

vel3

3

,S04

.00

32S

.S3

Le

vel4

1,

S8S.

OO

15

6.S3

L

eve

lS

0.0

0 84

.63

Leve

lS

0.0

0 84

.63

Le

vel?

0.

00

. 24

9.1

4

TO

TA

L

0.00

5,

190.

00

169

.26

731.

30

CR

U

I 30

S.7

4I

305

. 74

FS

RA

RE

A

h-

d+f+

9

To

tal

De

du

ctio

ns 25

2

1,90

0 .

7,06

7

466

466

466

466

11,0

83

FS

RA

RE

A

h =

d+

f+9

To

tal

De

du

ctio

ns

23.4

1

176.

S1

6S6.

54

43.2

9

43.2

9

43.2

9

43. 2

9

1029

.62

Lo

ad

ing

I

Gro

ss A

rea

o.ool

30S

.74

0.00

30

5.7

4

RE

S. A

T 3

-6 F

L I

i =e

-h

Ne

t A

rea

I

1,32

6.0

2,14

1.0

2,33

9.0

6,92

4.0

6,92

4.0

6,92

4.0

S,7

48.0

32,3

26

26,5

20

RE

S. A

T 3

-6 F

L

i =e

-h

Ne

t A

rea

123.

19

198.

90

217

.30

.

643.

26

643

. 25

643

.2S

534

.00

3003

.15

2463

.76

gbl

oacA~t~

llfCl~

ll,t

o/i

iiT

HA\

'EH

liE

VAWCDIHE~.CA ..

.. ~VUU!I

TI!

Kil

loll

!l H

IKfll~"

....

-.;;;;4

;;.':,

';',:;~':,;~~=-.:.::.::.--~

ltE

-I!I

!M:D

f"O

IIK

J;.

tllH

N:l

S.A

I"'I

L .. :Iali

RE-

«!1

!1\J

EO

-IIU

OH

NG

~.

Al'

llll

lt2D

l.

llE4S

S\It:

OfO

IIII

EZ

OH

INO

&,

AI'

IIL

32

11

11

IIE.fSSUEOroR~NIIf(l

7260

WE

ST

MIN

ST

ER

H

IGH

WA

Y

RIC

HM

ON

D,

BC

MIX

ED U

SE

DE

VE

LOP

ME

NT

PR

OJE

CT

ST

AT

IST

ICS

1443

A-0

.0 1

-2

PLN - 61

PA

RK

ING

CA

LC

UL

AT

ION

: R

EQ

UIR

ED

CO

MM

ffia

AL

13

DIS

AB

LED

1

TlL

CO

MM

ER

CIA

L 13

EM

A..O

YE

ES

1

RE

SID

EN

TS (

CO

NG

) 10

RE

SID

EN

TS

2

VIS

ITO

RS

0

DIS

AB

LED

1

TlL

RE

SID

EN

TIA

L 1

3

TO

TA

L P

AR

KIN

G

26

-2.6

TO

TA

L P

AR

KIN

G

24

BIC

YC

LE

SP

AC

E C

AL

CU

LA

TIO

N:

0.2

7/10

0 n1

2 LE

AS

AB

LE S

PA

CE

1

0.2

7/10

0 n1

2 LE

AS

AB

LE S

PA

CE

1

1.2

5/R

ES

IDE

NTI

AL

UN

rT

2

0.5

/ RE

SID

EN

TlA

L UN

rT

1

0.5

SP

AC

ES

PE

R C

ON

GR

EA

GT

E U

NrT

1

7

TO

TA

L B

ICY

CL

E

22

LO

AD

ING

SP

AC

E C

AL

CU

LA

TIO

N:

TO

TA

L L

OA

DIN

G S

PA

CE

S:

CO

MM

ER

CIA

L:

1

RE

SID

EN

TIA

L:

1

TO

TA

L L

OA

DIN

G

2

PR

OV

IDE

D

TY

PE

13 1

13

-1 7 2 0 1

10

23

23 1

CLA

SS

A

1 C

LA

SS

B

2 C

LAS

S A

1 C

LAS

S B

18

CLA

SS

A

-23 1 0 1

4.2

FO

R E

AC

H 1

00 S

M

7.9

.4.1

. Ble

nded

City

Cen

tre

Par

king

Req

uire

men

ts

2% O

F T

OT

AL

NW

Bff

i OF

PA

RK

ING

7

.5.1

4

0.3

PE

R U

NrT

7.

7.2

.1 R

esid

entia

l Use

Par

king

Req

uire

men

ts

2%

OF

TO

TA

L N

U'v

1Bffi

OF

PA

RK

ING

7

.5.1

5

RE

LAX

ATI

ON

REQ

UES

TED

DE

DU

CTI

ON

OF

10%

(ID

A)

7.1

4.9.

1

RE

DU

CE

D B

ICY

CLE

SP

AC

ES

DU

E T

O S

CO

OT

ffi P

AR

KIN

G A

ND

ST

OR

AG

E A

VA

ILA

BL

E

7.13

.6.2

-M

ediu

m o

n si

te

7. 1

3.6

.1-

Med

ium

on

site

RE

LAX

ATI

ON

REQ

UES

TED

gbl

YANOOIN(~.

C. ..

.. p,

o,•!

TlR

I ao

o36H

W.

r..,

.mw

•

NE

·mlu

tOF

OII

RE

ZO

NIN

O

3 ...

,.RII

.II

:IIII>

I IOE~SSUEDFOIIRUONING

••

Al'f

!:II.1

Z211

11

Re-IB:IUEDf~REWI!tfl:l

l.

A~Ril211211tl

IOE~SSUI;DfDRIIUONINO

7260

WE

STM

INS

TER

H

IGH

WA

Y

RIC

HM

ON

D, B

C

MIX

ED

USE

DE

VEL

OP

MEN

T

PR

OJE

CT

STA

TIS

TIC

S

tHiti

O.E

OW

'! M

~

1443

A-0

.0 1

-3

PLN - 62

> ..c

on

~

~~ ·~ ~z

~~ r •

(!0 Cl!l 60 Cl!l 60 Cl!J

--" . -·- ·-- - .... ..,.... - ' ..

w

. . . . . . . -

Cl!l Cl!l Oil Oil

Oil Oil

Cl!l

Cl!l r:ll! Cl!l

Oil Oll Oil Cl!l

ICl!l a:::m

N "" 0 w t;; u ~ z ' M 0 z "' ~ ::5 ; ;j: I

zffi I' ci ~ 0.. ::: ;:s -

<{ f->-z ~ f-til~o c (;') 5:II: ~ f-~~g e z Iii~

• 0 d~~ ,._I a: < u

n:::::J 0\fOl:l N33'l:l9 9 NilM 09

~00 fl!j flfl lj

Qgg g Q {~*:::}:

PLN - 63

> oil M

dll I 0:: 0 UJ UJ

t;; c.!) !i.O ' u ~tn !l M 0

~m i z "' ~ ;j: I: c:i Zo.. !! ~ :; - I

~ li}'rl!i ~ Q<{ <( 11 I:&!' I' 1->-z ~~0 I:U

0~ $:II: f-W ~~ ~(50 ow

It= ~ ~ i ~ ~:ca: 0.."'

PLN - 64

B. C

. L

AN

D

SU

RV

EY

OR

'S

SIT

E

PL

AN

O

F:

,<

s ..

.• ..

. . PA

RC

EL O

NE,

SEC

TIO

N 8

, BLO

CK

4 N

OR

TH, RAN~

6 W

EST,

NEW

WES

TMIN

STER

DIS

TRIC

T,

·•.•

.• .•

,< ••

,,. .•

,,. R

EFER

ENC

E PL

AN

LM

P153

08

• ~~""""""~'

.. ,,.

LEG

END

E

leva

tions

are

ge

od

etic

bas

ed o

n In

tegr

ated

su

Ne

y m

onum

ent 7

7H46

92 in

the

City

of R

ichm

ond

at e

leva

tion

1.17

m.

Not

a: O

nly

tree

s w

ith T

run

k g

rea

ter

than

0.2

0m

are

iden

tifie

d.

Co

nsu

i!A

rbo

rist

tove

rlfy

tre

esp

eci

es

Gra

de

sho

tsa

tacu

rb!i

ne

are

!ng

utt

er

SC

AL

E:

WE

STM

INST

ER

H

IGH

WA

Y

10

20

e -d

en

ote

slro

nP

ost

Fo

un

d

Tn

oln

tan

diM

!plo

tsiZ

ao

fth

isp

t•n

ls4

32

mm

rn"i

dth

by

~r\fl.'~>

!><J

-de

no

lesW

ate

rVa

lve

A

lldis

tan

oe

•are

inm

elr

s•.

0\.

V

WV

by 2

BO

mm

1n

heig

ht (

B s

ize)

wha

n pl

oHed

ala

sca

le o

f1:3

00

\.

... •

);,':&

-<tO

_d

enot

es D

ecid

uous

Tre

e t

yp

e

Parc

el Id

entif

icat

ion

Num

ber (

PID

)

018-696~040

SITE

ARE

A 17

16.3

m2

1847

4 sq

.ft.

CIVI

C AD

DRES

S 72

60 W

estm

inst

er H

wy,

R

ichm

ond,

BC

.

ZON

ING

C

A

Allr

ighl

sres

erve

d.N

oper

sonm

ayro

py,

repr

oduc

e,lra

nsm

ttora

llerlh

isdo

eum

enl

lnw

hole

Ofln

partw

ilhou

llhew

rltle

n co

nsen

loflh

eslg

nato

ry

This

docu

men

twas

prep

ared

forth

e ex

clusr

ve

useo

four

clie

nl,

Ate

kson

Dev

elop

men

!Gro

upLL

C

'Thi

sdoc

umen

llsin

tend

e\i f

oruseasalop-ogr~phicplan.

ltisb

a.se

donL

andT

itleO

ffice

reco

rdo,

andd

oesn

ol

repr

esen

labo

unda

rysu

rvey

.Cril

ical

lold

<men

sion

s an

dare

asm

ustb

econ

flrm

edby

apro

perc

adas

trals

urve

y.

Elcp

lore

rl.aO

OSu

rvey

ingi

NC

.. ac

cepl

snor

espo

nslb

ility

ortia

billly

fora

nyda

mag

eslh

atm

aybe

suH

'ere

d

byat

hlrd

party

asar

esuk

ofan

ydec

iSio

ns

mad

eora

chon

stak

enba

sedo

nlhi

sdoc

umen

t.

I ~

.. -.

• ,...

...

-<'t(J

-de

no

tes

Con

ifero

us T

ree

type

~~ -d

enot

es B

otto

m o

f Ditc

h E

leva

tion

Qu,

ll!yH

olel

N

o.12

2a

A

PLA

N

LMP

2623

8

1. '----~· ,.

. ·'

___ t

D

•'

@

C~ll

o""o

'•

~~ ! !~ ·~

,~' •''

Ollg

hiHa

~Arl

l"~·

No.

7200

.. ,1"

t~l,~'

7.~

,>!>

:il u

~

{ <~

~

''LM

P1

53

08

;;-

.• .. -

'--

f ..

''/""'"

" i, ~~-

' ~-

I'

,';1>

i!! w

,_

r

--7. t'

i •''

,,~

"""""""

r-----

-g ~

I!

1'1«1

,?>

,~~

-r--__

! •

. r--

.. "

I '

I• '~

,'}

L_

! __

_

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

,>

SR

W

PLA

N :

•' LM

P15

309

.. ..

·' ·'

.. ·'

.~

,~: SE

NN

IVO

AEST

HET

lCSI

NTE

RN

ATIO

NAL

SC

HO

OLO

FCIIN

AOAI

NC

. H

o.73

00

14

PLA

N

.,_c:;

-de

no

lesT

op

afC

ulv

ert

-de

no

tesC

atc

hb

asi

n

r Fl

AT

LO

T, u

NA

BL

E T

O C

ON

TOU

R I

1467

7

CERT

IFIE

D CO

RREC

T L

otd

ime

nsi

on

sare

corr

ect

acc

ord

ing

to

La

nd

Tit

leO

ffic

ere

cord

s.

Kenn

e!hK

CN

g,BC

LS

Fiel

dSur

vey-

20Ju

ly,2

013

Dat

edth

is

11ho

!Aug

ust,2

013.

gbl

~'.,

.,-"

'!:.

':~~

';=~

""~"

o'::

!!:'

.:.=

'"""

·.o:

Fii"

N R

~·ISSUODRlRREZOHI>JG

R~·ISSUODRlRREZOHIHG

RE

·IS

SU

ED

RlR

RE

ZO

>II

Hti

R~·ISSUEOFDRREZOHIH!l

I!,.I

SS

UE

OD

FO

RR

EZ

OH

IHti

RE

·ISS

UE

DF

OR

I!EZ

OH

IHG

EB

7260

WE

ST

MIN

ST

ER

H

IGH

WA

Y

RIC

HM

ON

D,

BC

MIX

ED

USE

DE

VE

LOP

ME

NT

SIT

E S

UR

VE

Y 14

43

A-0

.05

PLN - 65

l

~

J..VM 3~01):!'8~30l'v'

0;::. ~~4; ~~ ~~ ,.

- ; in:::u

~~~~fllfl

~-~~giJgg ~ ~~!J ~Ei!J

z :s <L.

8 1-z 0 u

' ! ~ ~ t 0

I

<(

PLN - 66

~,. t0

r'o

.;:?

' ·'

\ -

-~

\ ,1-

~-:.·

~--~~

0

-~~

..... d

~

·1

--~~

(i'

'..1

gbl

l~l

EAST

ITH

AV

E>I\I

E ~A>lCOIN[.II.CI.I<O.(l,o.V!IIRI

11

00

7ll

oli

i.F

I"'1

l1!1

7t

OSU.IIWII~t!U:OM

~';'.:0::.-:."~~;

:.,.~

;·;~

-:~'

:'..

:: .. ::

N II

E-I

SS

U<

OR

HII

IUIJ

N!I

«>

RE

.,jS

SIJ

[DfO

AIU

WJN

ING

RE

-ISS

Ual

i'OR

II&

ON

!>K

O

Rf.

.SS

UE

OI'

OII

.IU

'lO

IIl-

ISS

VE

D!'

OR

RIL

!ON

IHG

RE

-IS

SU

Eil

mii

iiU

CN

IHG

EB

7260

WE

ST

MIN

ST

ER

H

IGH

WA

Y

RIC

HM

ON

D,

BC

MIX

ED

USE

DEV

ELO

PMEN

T

LEV

EL

1/S

ITE

PLA

N

1443

A-3

.01

PLN - 67

w z ::J

PA

RK

ING

EN

TR

Y B

EL

OW

~

z ::J

--------

-1--------------------------h-

--t-----

·-~

=-'<-"~--

_13

1'.0

"

,, '

·Jt:

.

'" . "-

~ .. :

.:~

1'".·1

·'/ .:.

/

: ·!

gbl

lllt

AS

lii

i!A

VEN

U[

V~ll~otNtM.~tlolO•"~llRI

Ti0

oll3

5111

• F

l0/o

1l1S

11f

DII..

AIIt

i<II

ECT

S.CO

M

i::,!,_~~.:;;:;,::;:;:.:~~;

;:.;;;~·

:.::

.,-.

.-.::

.::"

'""~

'"~

N II

E..S

SUii

OF

OII

.IlU

O!q

OG

ltE.O

SS

VfO

flli

\RU

O'I

IHG

IH".

ciS

UE

DfQ

RR

UO

!IJ«

<

A£-

tSS

UE

DF

OJI

.AlZ

OH

J<G

11£-

GIU

ED

RII

IMI.

ro>

<JN

G

IU'.ftSU~CPOIIMZOHINO

E9

7260

WE

ST

MIN

ST

ER

H

IGH

WA

Y

RIC

HM

ON

D,

BC

MIX

ED

USE

DE

VE

LOPM

ENT

LEVE

L 2

1443

A-3

.02

PLN - 68

: -

__L_)

-_ ._

L ~I --

WT

AU

RA

NT

I _

;".-

./ T

~

:_·-:-:c·

::.-

::;..

-c-:

;:,

.,.•

Tif

'UIU

'O!t

iiO

OM

I

r~

1.'~

-1

t"'•v

: -f

HASSA~

!E,ROO

M

,_,.1 \.

-r--

~! I

c~

-~-~~-··

.. -:~

Jf(D

~::•

=~

~~~I

-1

--·-,1-

-----.--

--1--

·-· : il

----

----

---0

~

I

LO

AD

ING

SA

Y

BE

LO

W

PM

T

BELO

W

z ::J

131'.

.()•

(40.

23m

]

---

-----

--b-

-4---~~~~-

~-~.

~/

--w~

l.._: ~

-1

' ' '

·(t."

gbl

C8lAHt~IT~CT~

13

tWT

ITII

AV

EN

UE

VMICOIHER

,t.\~O.O.V5T1Rt

H~Olil\~

fi.G

47JI

511?

t::~-~~--~:~\i"..:;·;.;.~~~~.:l.!'-

""'"

"'

1.

HO

VIU

OI•

c. N

'RLlZ

lll.

N ~

FOII.REU»<J~C

M[<

SS

UE

<II

'OII

IIU

CI,

...:

O

RE

-IS

SU

EO

fOII

II£l

OII

NG

IIE

-lS

SU

EO

fiJR

RU

ON

NG

RE

..S

SU

fllf

O!I

RU

O

IIE

-IS

5U

roro

RII

UO

tiN

G

llf-ISSliEOroo.R~tO....O

EB

7260

WE

ST

MIN

ST

ER

H

IGH

WA

Y

RIC

HM

ON

D,

BC

MIX

ED

USE

DE

VE

LOP

ME

NT

LEV

EL 3

[)II

AW

NII

Y

C~tCKI;lliV

.. 111"

•1'-

4"

1443

A-3

.03

PLN - 69

,., (8

) l•l>

; """

'. J"

J_T

ROPE

RTY

ITN

C ·

--1"

':' '-

· ~9!'P_C>E.DI~~II?_~!:~~---

EW

PRO

PERT

Y LI

NEt-

t-+-

---·

--~-

-~~f

3:=t~~

~~ffm~

=::;==

--

-'-(1

]

~-

d ~~

;,r

----;-

--G)

~~

~!

GH

--~:!

•I ,, -r

1

1 1

I

1

I I

I ~"'

~eru oo

~~""'"

'~w

1

I I

I®

0-

--"-.-

-~-~-~-~-~-~-~-~------@

•.. 1·

~.~ 1:

i !Af

:!E.I:

?!'[)I

C:A~-~

~68.6t

=.=-:.

===-:.

.=-=-=

=-·:.=

-:.===

-:.=-=

--===-

-.=.==

=0 __

__

__

_ .L

__

__

__

__

__

__

_ J _

________

_

' E

W P

RO

PE

RTY

LIN

E

I r·

............

......... ~..

....

.. .......

·.........

. ......

............

.... . .

..........

...... _._ .

.... .

~I ~~

il '

----

----

---

-----

--~ffi

iYCN>_

___ -+

----

---

-----

--

--

-----

0--

+

~I>-

Ill'..

{)"

[40.

2Jm

]

N bl

AE"SSUEOFO~REZONINt>

RE:·IS~UEO f

OR

RE

ZO

NIN

G

RE

-ISS

UE

D F

OR

RE

ZON

ING

RE.jSSUEOFO~REZONINil

RE

-IS

SU

E;!

IFO

RR

EID

NIN

G

RE

-JS

SU

E!l

F<

JI<

RE

ZO

NIN

G

EB

7260

WE

ST

MIN

ST

ER

H

IGH

WA

Y

RIC

HM

ON

D,

BC

MIX

ED

USE

DE

VE

LOP

ME

NT

LEV

EL4

1443

A-3

.04

PLN - 70

RO

AD

DE

DIC

AT

ION

1.3

0m

--~---------------'-,-

R.O

.W.I.

SOm

SE

TBAC

K=~~

~~=~

==

®-i

n

0----

:-- ~~

CD

-- ,, ~~

0----

'---

~-!

w z :::; ~ ~ 0

..

--/A

IRO

PE

RT

Y L

INE

~~,..

cp

-~

~-~

-~

~'!

o} ~~~w H

"L®

~·

! ~;

~ft---······ ~-

---,

1---

-0

~"0'~"0"

+'~"~"~'

" !

i i

--. -

-----®

I ®

--=-=

=-=-

----'-=

-=-=

-=-=

-=::0

------

----J-

132'

-0"

[40.

23m

]

1 I

gbl

NOV\0~0\J

mS

UE

DF

DR

RE

WN

INQ

DE

C22

Z01

5 R

E"S

SU

EO

FO

HR

EZ

ON

I>IG

M'RI~0.2016

HE

-ISS

UE

OF

DA

AE

ZD

NIN

G

Al'

Ril

\22

01

6

RE

.JSS

VE

OFO

RR

EZ

QN

ING

APRIUO~D\6

RE

-ISS

\JE

OF

OR

RE

ZD

NIN

G

>M

Y0

.20

16

R

Et.J

SS

UE

OF

OA

RE

ZO

NIN

G

JU

NE

2l2

01

:1

RE

-IS

WE

OF

OR

RE

ZO

NIN

G

N E9

7260

WE

STM

INST

ER

H

IGH

WA

Y

RIC

HM

ON

D,

BC

MIX

ED

USE

DE

VE

LOP

ME

NT

LEVE

L 5

LEVE

L 6

OR

AW

N8

Y

NO

VEM

flfR

JOl•

1443

A-3

.05

PLN - 71

~~!-

~-~§.~~~~Ii?~!·~~"l

~=~~

=J·~~

~~d

;;:~

SETB

tC

K-1

.75

-:-:·--

•

0--

+'

~:~ '

~----------

I IA

ND

$0<

/'ED

II.0

1FT

OP

GA

II.D

[N

lF"i

L2

I Jl~--1

----

..::.=

=--

--

LAN

E l:l~l:l~f.~-~

-~--

~ ~ PR

OP

fRTY

LIN

E

__

__

_ ---

-I

~--

---

----

--0

"

I ,

-----

-ff----~-

------

~

I __

j

'.I,

gbl

ULA~o11nns

\)I[

AS

lllt

iAV

[OIIJ

[ ¥A~OGWI:li.CAN.IW.It5

1 IR

I T

IOU

:U.

\156

F

I00

1lt

!l!'f

I,

>O

OY

II;>

IIlf

~.

N'I

U.D

illl

ll

.. _

ua

ltl N \S

SI-

"'l!

FOitA

E>:O

W'o

MJ

llli.

.SS

UIO

I'O

!lll

UO

....

..:O

RE

-;ISS

UE;

Df<

JII.

IIU

OJO

ING

11£.

j!!S

U£D

RII

IIIU

OII

I'IG

IIE-.

ISS\

IEORIIIIU!~NIHO

ltli

..S

SU

ED

fOR

IIU

ON

!NG

IIE.

fSSU

EO

I'O

IIIU

'lON

!HO

EB

7260

WE

STM

INS

TER

H

IGH

WA

Y

RIC

HM

ON

D,

BC

HIX

ED U

SE D

EV

ElO

PME

NT

LEVE

L 7

DII

AW

HH

1

C><

ee•E

On

OOY

HIH

UI0

\4

1443

A-3

.06

PLN - 72

I LA

ND

5CA

PE

DR

lFT

OI'C

iAM

)EN

L

£V

fll

----

--0

'>.~'-

-~-=:~'i:.:·J" -tt-

---

1 I i

~~ I I

~~.

;

·,_·;

···

~ ..

gbl

, __ , ....

. 1

.1<

f'M

.OII

II"

4,

.Y'II

l.l2

l!ll1

11 N IS

SIJ

EI>

FO

IIo

tRQ

>II

I«J

RE

..SS

UE

GI'O

IIII

UO

<.I

OIQ

RE

-ISS

UE

D F

OR

II~

11~-IS!IIJEDI'OIIRUOMNG

ftf-ISSUI'DP'O~IIf«<tthh

RE

.wiU

IDro

ltii

UO

I.ai

G.

ll~.jSSlii!DI'OIIIIflCNNG

ffi

7260

WE

STM

INS

TER

H

IGH

WA

Y

RIC

HM

ON

D,

BC

MIX

ED

USE

DE

VE

LOP

ME

NT

RO

OF

PLA

N

~"

SCA

lf

1443

A-3

.07

PLN - 73

t

..0 Oil

@-------

" .. " "

0 Ll'l

I

<(

PLN - 74

,. ..0 on

(~~;Jl

~- ~~i~~"Zl --~-(~!_ ___ L_.~~f __ j__~~~fl---··_l-----':t.-W~-~¥------lt-- ~~:~~~ _ _l

81 ~I ~I ~I ;15 ;;15 ;;I

~! ~! J~ ~l J~ ~~ ~~

-,--;,---~--t-----8

------@

----@

z 0

~ -' w IW' r-z 6:1 Ul ~

N 0 LO

I

<(

PLN - 75

t 0

Attachment 4

Brighouse Village· (2031)

General Urban T4 (15m) School

Urban Celltre T5 (25rrl) ~ Vlllag;g, C:an1J·e Sonus

Urban Co:re To (45ln) • lhStitution

Pam ., n .. •· Pe~trian Urtkagas

Park-Configuration & * toc.rdion t.o be <fetermmedi

Vi'llag:e Ca11Je; B No_ 3 Road & Cook Road I ntersectioo

EnMn~ Peefesttiao & Cyclist Crossing

BUi$ I;Jo;change

--• Prtip0$ed S~reetl> llliiiliilliill-iii Pedestrian-Oriented

'Retail Precincts-H;gh Svee.t &linkages

-- Pedeslnan.oOriented Reta'il Flredncts-Second~uy Retail S~reers & Utlbges • Canada li.!ine SmCion

p Transit Plaza

PLN - 76

LE

ED

Ca

na

da

-NC

200

9 P

roje

ct C

he

cklis

t

7260

Wes

tmin

ster

Hig

hway

, R

ich

mo

nd

mm

m P

roje

ct

To

tals

(p

re-c

ertl

fJca

tJo

n e

stim

ate

s)

110

PoS

Sib

le P

oint

s

19

1

2

I& r-

1 5

0

1 6 1 3 2

1 1

1 1

1 1

1 ~

2 2

4

·'"

Ce

rtif

ied

40-

49 p

o!nt

s S

ilve

r S

0-59

po

ints

G

old

60

-79

po

ints

P

lati

nu

m 6

0 po

ints

and

abo

ve

Prer

eq 1

C

onst

ruct

ion

Act

ivit

y P

ollu

tion

Pre

vent

ion

Cred

it 1

Sit

e S

elec

tio

n

crvd

it 2

De

velo

pm

en

t D

en

sit

y a

nd

Co

mm

un

ity

Co

nn

ect

ivit

y

cred

it 3

Bro

wnf

ield

Red

evel

op

men

t cr

edit4

.t A

lte

rna

tive

Tra

nsp

ort

ati

on

: P

ub

lic

Tra

nsp

ort

ati

on

Acc

ess

cred

it4.2

A

lte

rna

tive

Tra

nsp

ort

ati

on

: B

icyc

le S

tora

ge

& C

ha

ng

ing

Ro

om

s

cred

it 4.

3 A

lte

rna

tive

Tra

nsp

ort

ati

on

: L

ow

-Em

itti

ng

& F

ue

l-E

ffic

ien

t Ve

hic

les

Cred

it 4.

4 A

lter

nati

ve T

rans

port

atio

n: P

arki

ng C

apac

ity

cr11

dit s

.t

Sit

e D

eve

lop

me

nt:

Pro

tect

an

d R

est

ore

ha

bit

at

cre

dit

5.2

S

ite

De

velo

pm

en

t: M

axi

miz

e O

pe

n S

pac

e

cre

dit6

.1

Sto

rmw

ate

r D

esi

gn

: Q

ua

nti

ty C

on

tro

l

cre

dit

6.2

S

torm

wa

ter

De

sig

n:

Qu

alit

y C

on

tro

l

cre

dit

7.1

H

ea

t Isl

an

d E

ffect

: N

on

-Ro

of

Cre

dit7

.2

He

at I

sla

nd

Eff

ect

: R

oo

f

Cre

ditS

L

igh

t P

ollu

tio

n R

ed

uct

ion

Pre

ll!q

1

Cre

dit

1

Cre

dit2

Cre

ditJ

Wa

ter

Use

Re

du

ctio

n

Wa

ter

Eff

icie

nt

La

nd

sca

pin

g

Inn

ova

tive

Wa

ste

wa

ter

Te

chn

olo

gie

s

Wa

ter

Use

Re

du

ctio

n

-~·~·

Pre

req

1 F

un

da

me

nta

l C

om

mis

sio

nin

g o

f Bu

ildin

g E

ne

rgy

Sys

tem

s

Pre

req

2 M

inim

um

En

erg

y P

erf

orm

an

ce

Pre

req

3 F

un

da

me

nta

l R

efr

ige

ran

t M

an

ag

em

en

t

Cre

dit

! O

pti

miz

e E

ne

rgy

Pe

rfo

rma

nce

C

red

it2

On

-Site

Re

ne

wa

ble

En

erg

y

Cre

dit

J E

nh

an

ced

Co

mm

issi

on

ing

Cre

dit4

E

nha

nce

d R

efr

ige

ran

t M

an

ag

em

en

t C

redi

t 5

Mea

su

rem

en

t a

nd

Ve

rifi

cati

on

Cre

dil6

G

ree

n P

ow

er

Req

uire

d

3,5

3, 6

Pro

ject

Is lo

cate

d in

clo

se p

roxi

mity

of C

anad

a Li

ne a

nd m

ultip

le b

us s

teps

.

1 Th

ere

are

bik

e(1

8)a

nd

sco

ote

r(3

7)s

lora

ge

sin

the

bu

ildin

gfo

rre

sid

en

ts

3 2

2.7

%o

fpa

rkin

gw

illco

nta

ine

lect

rica

lch

arg

ings

tatlo

ns.

2 Th

e S

tudy

has

bee

n d

on

efo

rpa

rkin

gca

pa

cily

1 C

ase

2 50

% o

f site

are

a: r

oofs

to c

ontr

ibut

e to

cal

cula

tion.

1 A

cees

sibl

egre

enro

ofs ,

larg

eo

pe

np

ati

osa

sam

en

itys

pa

ce,p

roxl

mlt

yto

Min

cru

p;u

k

1 V

eg

eta

ticn

lsm

ore

tha

n5

D%

oft

he

s"e

1 Greenroofscombinedwilhhjghalbedoroof~ng

1 In

terio

r an

d ex

terio

r ljg

httr

espa

ss w

ill b

e m

inim

ized

and

pho

tom

etric

pla

n w

il be

rev

iew

ed.

Req

uire

d

2. 4

50

% re

duct

ion

targ

eted

thro

ugh

high

effi

cien

cy ir

rigat

ion

. moi

stur

e se

nsor

s an

d d

roug

ht to

lera

nt p

lant

s; a

t gra

de w

ater

fea

ture

s w

ill b

e us

ed f

or te

mpo

rary

ra

in w

ater

sto

rage

2-

4 Lo

w-n

ow f

iXtu

res

will

be

spec

ified

Req

uire

d

Req

uire

d

Req

uire

d

1 -

19 A

who

le b

uild

ing

ener

gy

mod

el w

iR b

e cc

mpl

eied

to c

onfir

m th

e de

sign

ene

rgy

effic

ienc

y

1-

7 2 Li

fe c

ycle

ca

k:u

latio

nsw

mg

uid

ee

qu

ipm

eO

tse

lecl

ion

tc a

chie

ve th

is c

redi

t.

2 2-

year

con

trac

t fo

r 35

% o

f ele

ctric

ity s

uppl

ied

from

1en

ewab

le s

ourc

es if

1eq

uire

d.

ATTACHMENT 5

PLN - 77

fiJ .-

-

2 1 1

1 1 1

3 1 2 1

Prer

eq 1

S

tora

ge

and

Col

lect

ion

of

Rec

ycl

able

s Cr

edit

1.1

Bu

ild

ing

Reu

se:

Mai

ntai

n E

xis

tin

g W

alls

, F

loo

rs,

an

d R

oo

f

Cre

dit 1

.2

Bu

ild

ing

Re

use

: M

ain

tain

In

teri

or

No

n-S

tru

ctu

ral

Ele

me

nts

Cre

dit 2

C

on

str

ucti

on

Wa

ste

Ma

na

ge

me

nt

Cre

dit3

M

ate

ria

ls R

eu

se

Cre

dit4

R

ecy

cle

d C

on

ten

t

cred

itS

Reg

ion

al M

ater

ials

C

redi

tS

Rap

idly

Re

ne

wa

ble

Ma

teri

als

Cre

dit 7

C

erti

fied

Wo

od

11 I

2

I 2

Fiiltmrm12:i:U[lll2.l.H.~I-~.

,.

i'i

,---

~ -

1 1

1 1 1 1 1 1 1

1 1 1 1

1 1

I I

I

Prer

eq 1

M

inim

um I

nd

oo

r A

ir Q

uali

ty P

erfo

rman

ce

Prer

eq 2

E

nvi

ron

me

nta

l T

ob

acc

o S

mo

ke (

ET

S)

Co

ntr

ol

Cre

dit

! O

utd

oo

r A

ir D

eliv

ery

Mo

nit

ori

ng

cre

dit

2

Incr

ea

sed

Ve

nti

lati

on

cre

dit

3.1

C

on

stru

ctio

n I

AQ

Ma

na

ge

me

nt

Pla

n:

Du

rin

g C

on

stru

ctio

n

Cre

dit3

.2

Co

nst

ruct

ion

IA

Q M

an

ag

em

en

t P

lan

: B

efo

re O

ccu

pa

ncy

Cre

dit4

.1

Lo

w-E

mit

tin

g M

ate

ria

ls:

Ad

he

sive

s a

nd

Se

ala

nts

cre

dit

4.2

L

ow

-Em

itti

ng

Ma

teri

als

: P

ain

ts a

nd

Co

ati

ng

s

cre

dit

4.3

L

ow

-Em

itti

ng

Ma

teri

als

: F

loo

rin

g S

yste

ms

Cre

dit

4.4

L

ow

-Em

itti

ng

Ma

teri

als

: C

om

po

site

Wo

od

an

d A

gri

fib

re P

rod

uct

s

cre

dit

S

Ind

oo

r C

he

mic

al

an

d P

ollu

tan

t S

ou

rce

Co

ntr

ol

Cre

dit6

.1

Co

ntr

olla

bili

ty o

f S

yste

m:

Lig

hti

ng

cre

dit

6.2

C

on

tro

llab

ility

of

Sys

tem

: T

he

rma

l C

om

fort

Cre

dit7

.1

Th

erm

al

Co

mfo

rt:

De

sig

n

Cre

dit

7.2

T

he

rma

l C

om

fort

: V

eri

fica

tio

n

Cre

dit

B.!

Da

ylig

ht

an

d V

iew

s: D

ayl

igh

t

Cre

dit

8.2

D

ayl

igh

t a

nd

Vie

ws

: Vie

ws

I![I

Iflj

f!U

lfl

!t!P

l:

I~····

···~·

M·""""

" cr

ed

it 1

.2

Inn

ova

tio

n in

De

sig

n

Cre

dit

1.3

Inn

ova

tio

n in

De

sig

n

Cre

dil1

.4

Inn

ova

tio

n in

De

sig

n

cre

dit

1.5

In

no

vati

on

in D

esi

gn

Cre

dit 2

LE

ED

® A

ccre

dit

ed

Pro

fess

ion

al

, .. '

'" @!t.l.Fii:ntiffilj·.t-r?tf.@S$~L~&z:

e c"'

" 1

• D

urab

le B

uild

ing

Cre

dit2

.1

Re

gio

na

l P

rio

rity

Cre

dit

Cre

dit 2

.2 Reg~onal Pr~or~ty Cr

ed~t

Cre

dit 2

.3

Reg

ton

al

Pn

on

ty C

red

tt

Req

uire

d

1-3

1-2

60

%d

ive

rsio

nra

tela

rge

ted

1-2

1-2

Pre

fere

nce

will

be

giv

en

tam

ate

ria

lsw

ithre

cycl

ed

/re

gio

na

lma

teri

als

1-2

Pre

fere

nce

will

be

giv

en

tom

ate

ria

lsw

ith

recy

cle

d/r

eg

ion

alm

ate

ria

[s

1 R

evi

ew

op

tio

nsf

orp

rod

uct

spe

cifi

cati

on

s

Req

uire

d

Req

uire

d 1 C

ase

1 in

stal

l C0

2 m

onito

rs in

den

sely

occ

upie

d ar

eas

and

now

sta

tion

on a

ir h

and

ling

units

1 In

crea

se v

enti

latio

n R

ates

30%

abo

ve A

SH

RA

E 6

2.1

1 lA

O m

anag

emen

t pl

an w

ill b

e e)

l.ecu

ted

by C

ontr

acto

r

1 F

lush

ou

tort

est

ing

will

be

pe

rfo

rme

db

efo

reo

ccu

pa

ncy

1 L

ow

-em

itti

ng

ma

leri

als

will

be

spe

cifi

ed

fort

he

pro

ject

1 L

ow

-em

itti

ng

ma

leri

als

wili

be

spe

cifi

ed

fort

he

pro

jed

1 L

ow

-em

itti

ng

ma

leri

als

will

be

spe

cifi

ed

fort

he

pro

ject

1 re

vie

wo

plio

nsf

orp

rod

uct

spe

cifi

cati

on

s

1 M

ER

V13

filte

rs a

nd a

ppro

pria

te s

pace

sep

arat

ion

will

be p

rovi

ded

, and

3m

long

ent

ryw

ay s

yste

ms

will

be

eval

uate

d

1 D

esig

n to

mee

t AS

HR

EA

E S

tand

ard

55-2

004

1 P

resC

fiptiv

ed

ayl

igh

ling

an

aly

sisw

illb

e p

erfo

rmed

to e

valu

ate

feas

ibili

ty.

1 90%ofoccupiedareaswillha~e a

vie

w to

the

out

door

s.

1 E

)l.em

plar

y P

erfo

rman

ce: A

cces

s to

pub

lic tr

ansp

orta

tion

1 ~)l.emplary

Per

form

ance

: 1 D

O%

par

king

und

ergr

ound

1 S

olid

Wa

sle

Ma

na

ge

me

ntp

olic

y

1 U

rban

agr

icul

ture

1 R

ed

uce

dM

erc

ury

inlig

hti

ng

1 C

onst

ruct

ion

was

te m

anag

emen

t

1 W

ate

ruse

red

uct

ion

1 D

evel

opm

ent

dens

ity

PLN - 78

City of Richmond

Address: 7260 Westminster Highway

Attachment 6


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:

* •






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


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


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.




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.


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.


1. The minimum lot area requirement is 1,350 m2.


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.


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

PLN - 86

Bylaw 9547 Page 3


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




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


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

5045918 PLN - 88

July 7, 2016 -2- RZ 15-709884

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



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.


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.


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

5045918 PLN - 89

July 7, 2016 - 3 - RZ 15-709884

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.



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).


Public notification for the Public Hearing will be provided as per the Local Government Act.

5045918 PLN - 90

July 7, 2016 -4- RZ 15-709884

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.

5045918 PLN - 91

July 7, 2016 - 5 - RZ 15-709884

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.

5045918 PLN - 92

July 7, 2016 - 6 - RZ 15-709884

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.


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.

5045918 PLN - 93

July 7, 2016 - 7 - RZ 15-709884

• 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

5045918 PLN - 94

July 7, 2016 - 8 - RZ 15-709884

final adoption of the rezoning bylaw. The Parks Department has identified that the value ofthe required contribution is $2,600.


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.


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.

5045918 PLN - 95

July 7, 2016 - 9 - RZ 15-709884

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


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.

5045918 PLN - 96

July 7, 2016 - 10- RZ 15-709884

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

~ ~· I I I I II,

~ .IT-J~BP.PQS.EI? RSI/E

~c4/Lf REZONING--~ - I..A.NN CR ._L_.J

053 .,. .-- ~ ~

~RSI/E 1-054 ~

RSJ/E ,(<, ~

rrq~El w -RCl-

I Q7;.DR ~

!{:~~ ~ ASY

~ .:.J

RAMI <(

. Jl ·fl ~

~f;1J RSrE

•

ATTACHMENT 1

I RDW I I ~::}J I f1ALDER~OOO·OR ~

SI

Q RillE

0:: 0::

'YV LU Q .J <( (.)

I \ !_ RSI!B

I ~ CANTRELL RD r--

Q 0:: ~ u

rsH RS:IIC i2 -0::

iT ASY

m <( u

RDl

FRANCIS·RD

l n II I n oo9c=J c:=J - I I RSI/E I [3 [) ~1RsLd I IR~l/E

"'.,.... "' ~~ 0

"'<'")

~~ 0

~c;;: "' ~"' 0 o:i ·l{) ~~ .,.... " 35.66 ;'!icc " '

O>"' N;? l{)"i CO;?

45.72 36.58

"'~ "' 21.34 18.29

"'"'" "' 36.58 ;?"~- o:i w

35.66

~ ~ .,.... 0")N ~o <0'-: c "'"" coo .J<O

"'.,.... N

"'"' "'"'" "'

~ 36.58 0::: Ot-. "' "'"~- 0

N

0::: 35.66 Q N

~ "' ~ .,.... w ClO ~:?; c ooO "'.,.... "';'!; "'"' NO> "' ciZ2 '"'- "' -' ;?"" o:i -< 36.58 <C 35.66

~ xxxx ~

.,....., (..) 20.12 20.1 "'""' <0 ' "'.,... "'

co~ N .,.._

~~ "' 36.58 o:i

"' 35.66 "'"' 36.61 "' .,.... "' "' 0 0

"'"' a:> N O)N "'0 o)~ 0 ui "'"' "' <.0 co~ "'- a:>

"'.,.... 36.58 co 0 N 0") "' ~~ 39.40 " ~~

N a:> o:i 0

·<0 en "'co 35.66

'"'"' 39.58 a:> "' -6> 52: "" oCO 0 "' --l

1 . ..,

"do ' <0 en " -'> 9.66 20.1 "'co N -'>

~ ro::g 39.57 "'

~ Original Date: 09/21/15

RZ 15-709884 Revision Date:


PLN - 98

City of Richmond

RZ 15-709884 Original Date: 09/21/15

Revision Date:


PLN - 99

TOPOGRAPHIC SURVEY OF PARCEL 'A' (RD40234E) LOI_lQ

SECTION 24 BLQCK 4 NORTH RANGE 7 WEST

NEW WESTMINSTER DISTRICT PLAN 3285 ,118620 RAILWAY AVENUE, RICHMOND, B.C. P.I.D. 003-552-357

~"'t '"I

j ,f

"~i! !-a ! i [&

A ,. I

A '"I

i i

I ) vi

i j LLJ

I ::;)

z LLJ

,.r > , I <(

r--. i : ~: i roll tt!r

I >-

r ~t <(

I 151 3: I iil ,,t I 1>[ ....J I~ ~~ '"i r• ~~ I ~~~ill 1°~ iit I <(

j·5'1to!ll[

I 0::

~~~ ! !

A "'i

I I

I ,~h

.... !& 1'0 i ~ ,u

,fj i I

) ,,

© copyright J. C. Tom and Associates Canada and B.C. Land Surveyor 115 - 8833 Od/in Crescent Richmond, B.C. V6X Jll Telephone: 214-8928 Fax: 214-8929 E-mail: [email protected]

Website: www.jctom.com Job No. 5986

FB-277 P115-118 Drown By. 10

..... ~"'

DWG No. 5986-Topo -~

... :><), .X

..... ~· ;.>

'·6:S ''& Hedge

T.fS

(0) denotes deciduous Ciil denotes catch basin e denotes round catch basin U denotes water meter e denotes manhole

~ ~

denotes clean aut denotes lamp standard denotes power post

81

A

= E/<tvations shown are based on City of RTchmond HPN Benchmark network. Bet!chmark: HPN #234 Control Monument 77H4891 Elevation: 1.125m Benchmark: HPN #235 Control Monument 77H4B,B5 Elevation: 1.103m

= Usa site Benchmark Tag #852 for construction elevation control.

~

!!!

~ ~ "' " .,;

z <(

....J

ATTACHMENT 2

SCALE: 1:200 10 15

ALL DISTANCES ARE IN METRES AND DECIMALS THEREOF UNLESS OTHERWISE INDICATED

82

23

24

2

CER1lf1ED CORRECT:

~~"' N C. TAM, B.C.L.S.

• 2015.

PLN - 100

City of Richmond




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


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

5045918 PLN - 101

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

none

none

none

none

none

none

none

none

PLN - 102

RE

ZO

NIN

G F

OR

PR

OP

OS

ED

TO

WN

HO

US

E A

T

8620

RA

ILW

AY

AV

EN

UE

, R

ICH

MO

ND

, B

C

DE

VE

LOP

ME

NT

DAT

A

(A)

CIV

IC

AD

DR

ES

S:

(B)

LEG

AL

DE

SC

RIP

TIO

N:

(C)

LOT

AREA

:

(0)

ZON

ING

U

SE

(E)

FLO

OR

ARE

A

RATI

O

(f)

NU

MBE

R

OF

UN

IT:

(G)

BUIL

DIN

G

COV

ERA

GE:

(H)

BU

ILD

ING

H

EIG

HT

:

(I)

SE

TB

AC

K:

(J)

OU

TDO

OR

A

ME

NIT

Y

(K)

PARK

ING

' s I T E

w " i5

86

20

R

AIL

WA

Y

AV

EN

UE

, R

ICH

MO

ND

, B

C

LOT

16,

SEC

TIO

N

24

, B

LOC

K

4 N

OR

TH

RAN

GE

7 W

EST,

N

WD

P

lAN

3

28

5

2,7

20

SM

(2

9,2

74

SF

) B

EFO

RE

2M

R

OAD

D

EDIC

ATIO

N

AP

PR

OX

2

,62

8

SM

(AP

PR

OX

28

,287

SF

) AF

TER

2M

R

OAD

D

EDIC

ATIO

N

CU

RR

ENT:

R

S1

/E,

CU

RR

ENT

ZON

ING

(UN

DE

R

RS

1 Z

ON

ING

)

0.5

5

TO

45

4.5

SM

O

.J

TO

RE

ST

OF

S

ITE

A

RE

A

1 P

ER

LO

T

MflX

-

45%

MAX

H

EIG

HT

-9M

fRO

NTY

AR

D

-6M

SI

OEY

ARD

-

2M

REA

RYA

RD

-

6M

2 PE

R

DWEL

LING

U

NIT

PR

OP

OS

ED

R

EZO

NIN

G

(ZT8

0-R

AIL

WA

Y A

VEN

UE)

0.7

2

TO

TA

L G

RO

SS

F

LOO

R

AR

EA

0.7

2

X

2,6

28

S

M

=

1,8

92

.16

S

M

(20

,36

7

SF

)

FOR

B

UIL

DIN

G

-M

AX

40

%

FOR

N

ON

-PO

RO

US

A

RE

A

-M

AX

6

5%

FOR

U

VE

P

lAN

T

-MIN

2

5%

MAX

M

AIN

B

UIL

DIN

G

HE

IGH

T

-1

2M

FRO

NTY

AR

D

FAC

ING

R

AIL

WA

Y

-4

.5M

NO

RTH

A

ND

S

OU

TH

S

IDE

YA

RD

-

3M

RE

AR

Y

AR

D

-6M

6.D

S

M

(64

.58

S

F)

PE

R

UN

IT

SS

M

X17

=

1

02

S

M

(1D

98

S

F)

2 P

ER

D

WE

LLIN

G

UN

ITS

X

14

=

2

8

MA

X

TA

ND

EM

A

RR

AN

GE

ME

NT

=

14

(2

8X

50

7.)

1 P

ER

R

EN

TA

L A

FF

OR

DA

BLE

X

3

=

3

0.2

V

ISIT

OR

P

AR

KIN

G I

UN

IT

X1

7

=

3

(IN

CL

UD

E

1 H

AN

DIC

AP

PE

D

PA

RK

ING

0.0

2X

3=

1)

VIS

ITO

R

BIC

YC

LE

PR

OP

OS

ED

1 ,89

2SM

(2

0,3

67

S

F)

GR

OSS

FL

OO

R

AREA

0.7

2

(AF

TE

R

RO

AD

D

ED

ICA

TIO

N)

17

U

NIT

S

INC

LUD

E

[3

RE

NT

AL

UN

ITS

: 2

TYPE

A3

(12

55

SF

) &

1 T

YP

E

A4

U

NIT

(6

29

SF

)

TO

TA

L F

LOO

R

AR

EA

3

13

9S

F

(15

%)

-S

EE

DW

G

A5

]

13

01

8

SQ

. FT

. I

28

28

7

SO

F

T

=

46

.0%

(V

AR

IAN

CE

R

EQ

UIR

ED

)

TOTA

L N

ON

P

OR

OU

S

AR

EA

: 1

82

03

SO

. fT

./ 2

82

87

S

O.

FT =

6

4.3

,;

LIVE

P

lAN

T A

REA

: 77

45

SQ.

FT,

/ 2

82

87

SO

. FT

-

27

.4X

PE

RM

EA

BLE

PA

VER

S 2

33

9

SQ

. F

T./

28

28

7

SO.

FT

-8

.3,;

BU

ILD

ING

H

EIG

HT

1

1.9

3M

FR

ON

lYA

RD

F

AC

ING

R

AIL

WA

Y

-5

,34

M

(17

'6")

N.

SID

EY

AR

O

-3

.19

M (1

0'6~

)

S.

SJD

EY

AR

D

-3

.07

M

(10

'1")

RE

AR

Y

AR

D

-6.

06M

(1

9'1

n

AM

EN

ITY

1

07

.0

SQ

.M.

(11

52

.0

SQ

. FT

.)

RE

SID

EN

TIA

L P

AR

KIN

G:

11

RE

GU

lAR

VIS

ITO

R

PA

RK

ING

:

BIC

YC

LE

8 S

MA

LL

12

R

EG

UlA

R

(TA

ND

EM

)

1 D

ISA

BLE

D

3 R

EG

ULA

R

1 E

XTR

A

SM

ALL

P

AR

KIN

G

w " ~ ~ ~

~H

"' ~ ~

0.2

P

ER

D

WE

LLIN

G

UN

IT

X1

7=

4

RE

SID

EN

TIA

L B

ICY

CLE

S

TOR

AG

E

1.2

5

PE

R

DW

ELL

ING

U

NIT

X

17

=2

2

VIS

ITO

R

BIK

E

RA

CK

RE

SID

EN

TIA

L 2

2

(IN

SID

E

GA

RA

GE

)

::s

®cD

LOC

AT

ION

M

AP

-

NTS

~~ ~>li

''.1~-

-~ ~~

~~

•.. Il[;·

.'~;IU

~~ I

1

--~l

ot!N

o'i&

~)'

~

~r~~~G I

. ~ i[

~~~~r

I (k

l I

rY1I

NO

RTH

(!)CB

CON

TE

XT

P

LAN

-

1/3

2"

TO

1'-

o"

RZ

15

-70

98

84

EL

IMIN

AR

Y

FOR

CO

NS

TRU

CTI

ON

EXIS

TING

'-~

SIN

GL

E

FA

MIL

Y

HO

US

ES

• 20

1 • .

<,0

0

R<>1

S<I)

!D,J

)O..

....

..U:

'"'~

......

..... ,

, .. tl>l

O"""'

"''"'""

""""'

""''"'"

T

OW

NH

OU

SE

Al

8620

RA

ILW

AY

AV

EN

UE

RIC

HM

ON

DB

C

DE

VE

LOP

ME

NT

SU

MM

AR

Y

A1

RE

ZON

ING

> >-3

>-3 > () :I: ~ ~ >-3

~

PLN - 103

r---,

I I

I I

ITP

I

L'-

--_

j

1: ;'

'

'

I:'L

7'-

7"[

2.J

Om

] <

•-·

rl

ll'-

~"[J

,7lm

]

ml~]

~

~=~D

/---

----

.....

( \

( X

I

EXtm~>

TII>.'

(lOB(R

EUOml

I I

\ I

' /

-[~~

·~~

~fi'Q;

eN!

NO

RlH

<'! "!fil

~ t>EJ§:~

(" .

J/ ) vi ·''! 'rl

~ ,;.1

·r·E!

J ~;ua

~~:I

I• if

t --·~11

; '"

' "

!1 I

>:::

~ ~-·

r~

, m

l11

!

~I\'

~ ~

;_")

11

1'-

7"

(])SB

SITE

PLA

N

G/F

~~ ~

~ 3

/32

" TO

1

'-0

" ,;,>I

If>

' --~'

';{'

J~

... _

_ }/1

ilJ

·~

75 ~E

'·~!

,,'<

> ,:'

f':C.:

.·\.(!

~~;2

.,_,'-

-,c-~

• e

P FI

R£HY

DRAH

T .'

'j'

'"

"w"n

"•-•

~•~'

"~"~

"~""

-•~~

••«~

ooo~

521

•

~~.,_.l'f=~

-~----

• ~~:;;~;~=c~~~-=~r~~~"=-~•nnu•·~~i';r ~

e ~;

"'

""~'

o

1 o·

2o"

· ~·

~%!fl:)] }!~\Hii )~

L

! 1

1 1

1 1

1

~rw1ofrii.""~1 t~

~1

;,I

,·,

~~· ~

~I 2

1 1

RZ

21

5-7

09

88

4

LIM

I NA

RY

8620

RA

ILW

AY

AV

EN

UE

RIC

HM

ON

DB

C

SIT

EP

LA

NG

F

A2

REZ

ON

ING

PLN - 104

[ tn:).o-, 1 .0-,!!9

.o-,m: .0-,Sl

:o-,os

.Z-,!ll

3 n N 3 II \1 ,\ \1 M l I \1 ~

/

" a) a)

"' 0

"' I "' N

"'

PLN - 105

z 0 i= u :::>

z 0:: 1-

< - (f) ww z .,:o

0 ~ifio ~ ~~ u ~~~ z

~ 0:: ~ ~ ~ :5 1-~::E ..

0 ~~ I!! LL ;;;

~ 0, 0

z

"' co co "' 0

" I "' N

"'

3nN3!\V -\VMliVtJ

PLN - 106

VA

CA

NT

LOT

(2

\ EA

ST

ELEV

~

3/3

2"

TO

1'-

0"

EAST

IN

TER

NAL

EL

EV

3/32~

TO

1' -0~

'" ~

! EX

ISTI

NG

2 ST

OR

EY I

SIN

GLE

FA

MIL

Y H

OU

SE

j ""'o

I ~!J.~,!

:U~i ii\

~--~I ~ ~ m

~ ~~§ j

""""'"

w"'"""

"''"""

'~

II ~11~:1n~ ~n~

~.l

RZ

15

-70

98

84

T F

OR

CO

NS

TR

UC

TIO

N

TO

WN

HO

US

E A

T

8620

RA

ILW

AY

AV

EN

UE

RIC

HM

ON

DB

C

ELE

VA

TIO

NS

PLN - 107

I 81

~ ~

~ ~

11''"""

~

Aru:

;;ho

r~Ji

a AC

ER

AU

BR

VM

'IIR

MS'

TR

ON

C>'

rowMN~RARMSTRONG!IMPLE

AC

ER

RU

BR

IIM

"RE

DS

UN

SIT

R

EO

SU

NS

ET

W.P

LE

II

CI.

<c.

\l;:

lMS

lD,B

&e

GIN

KG

OB

I!.O

BA

'PII

INC

ET

ON

SE

N'T

RY

' P

RlN

CE

TO

NS

EN

'!II

VW

JDE

NH

IIII

I ~o::Ma.t.;<MS'ID: I

UB

PIN

US

NIG

RA

'AR

NO

UlS

EN

TIN

EL

' A

RN

OL

OS

EN

T.-

ElA

US

TR

WlB

LO

.CK

P!N

E

3,!f

.IH

T;8

1.6

PO

PU

WS

TR

iiMU

LO

IDE

S'e

RE

CT

....

SW

EO

ISH

TR

I;ME

I!JN

G.O

.SP

EN

BERBERISTHUN<OBERG~ "

MO

NO

MB

' C

HE

RR

VB

OM

BB

AR

BE

RR

Y

BU

X\J

SM

ICR

OP

HY

UA

WN

TE

RG

EM

' L

ITT

lE•L

&>F

IIO

ll C

OR

NU

SA

LE

IA'K

EI.

SE

Yif

K

EL

SE

'f(J

W.I

.RF

DO

G\\

00

0

J<'{(lf!ANGEAM.'ENOU::SSSU~Ell'

EN

DL

ESS

SUM

ME

liBIG

LE

io.F

HY

iliiA

NG

EA

IL

E!';

'SR

VJ>

EN

CIL

' S

KY

PE

NC

ILN

OL

LY

PHOTIN~XFR.O.SERI

FII

AS

EI\

PH

OT

"I>

. P

IER

ISJA

PO

N!C

o'IV

IIL

LE

YF

IRE

' V

AL

LE

YF

IRE

PIE

RIS

«<

I'O

T:S

OC

M

RH

D!l

OD

EN

OR

ON

'CH

RIS

TM

I.S

CH

EE

ll'

CH

RJS

TIM

SC

HE

E!I

RH

OO

OO

EN

OR

ON

.J

PO

T:5

0C

M

RD

SA

'ScA

RL

ET

ME

I!!I

UO

,ND

' S

CII

RU

ITM

EIO

II-'

ND

RO

SE

o:IPOT:~acM

' ~::::~~~~a,.~L

EI

JAP

AN

ES

ES

!(J_

...

•2P

OT

;JO

CM

D

WII

RF

SK

I-IA

•1

PO

T

SP

IAA

&.X

!WW

.LO

A'li

ME

MO

UN

D"

UM

EM

OU

NO

SPIR

EA

,llPOT:~OCM

TM

US

XM

811A

'HIC

OC

SII

' H

ICK

'S Y

EW

VIR

UR

N\J

I,.<

X'B

UII

KW

0001

r B

UII

KW

OO

OV

IBU

RN

U!.

\ 1

.WII

T.P

£B

;TII

EE

.01

1'-

'

I:AREX>.<OIIIIOVIW~UREOVAillEGATA'

GolDENVARIGATEDJ~PANESESEOOE

)diS

CA

NT

H<

ISS

tNE

N!l

iS"M

OR

NIN

GU

GH

T

MO

RN

ING

UG

HT

JAP

.Sil

VE

itG

fiA

SS

OP

HIO

PO

GO

NP

I.A

Nrs

CII

PU

S"N

IGII

ES

CE

NS

" B

V.C

K!.

ICN

OO

GII

AS

S

t1P

Ol

PEN

NIS

IIT

VM

AL

OPE

CU

IIO

IDE

S"H

AM

UN

" il

WA

Rff

D<

INT

AIN

GF

<.O

.sS

EU

ON

YM

..IS

JIIP

ON

IC-.

"EM

Efi

AU

lW.I

ET

Y"

EU

ON

YM

JS;S

ILV

ER

VA

IIiE

<iA

TE

O

NA

NO

.. -

.OO

ME

STIC

.O."

HA

IIB

OU

IID

WA

.IIF"

H

AA

BO

llll

llW

AII

FN

AN

D ..

A

PA

CH

YS

AN

DR

.O.T

ER

Mti

iii.

ISV

AR

IEG

-.r-

.· J\

'AII

IEG

AT

Ell

.l'.P

AN

ES

ES

PU

RG

E

POL

YST

ICM

I.IM

I.OJN

I!l.I

M

WE

ST

ER

N S

WO

RD

FE

RN

"

ctlV

.ST

AN

DA

RD

S.

BO

n!P

I.A

NT

S!Z

EA

NO

CO

m"A

INE

I\S

I.Z

EA

RE

Tll

EM

INII

.OJM

AC

CE

PT

AB

LE

Sil

ES

.'RE

FE

R

"'E.'ISUIIEMENfSANOOWEIII'\.ANTIMTERI'.liiEQUIII.EMENTS.'SE.'IIICHANOREVIEW:IMKEPV.NTIMTERIALAVAII.A9LEfOIIOP11o~tiii;VlEWB'I'

I.A

ND

SI:

AP

EM

CH

fTE

o::f

i<T

SO

UI\

I:E

OF

SU

PP

LY

. A

I\I;

O.O

F S

6'.R

CH

TO

INC

ll1

0E

lO

WE

!IIM

INL

MIO

AN

D F

MS

ER

VA

I.l.

E'!

'.' S

UII

ST

rruT

ION

S:O

BT

AIN

WR

ITT

EN

II

PP

RO

V ..

LF

liO

MT

tlE

L.M

IOS

I:II

PE

AII

I:>

<fT

EC

TP

!IIO

IIT

OW

.KI<

GN

<"f

SU

IIS

TIT

IJT

ION

ST

OT

tlE

SP

EC

IFIC

DIM

TE

IIIA

L.I

JWIP

PR

OV

EO

SU

RS

TfT

UT

!ON

SW

1U.8

E

RE

JEC

TE

O.A

U.O

WA

MIN

>M

UM

OF

FIV

ED

AY

SP

RIO

RT

OO

EL

IVE

RY

FO

RR

EO

UE

ST

TO

SU

BS

TI!

l.IT

E.

SU

BS

Trn

n"IO

NS

AII

ES

l!IU

;CT

TO

SC

LO

.NO

SC

IIP

E

ST

AN

D'.

RO

•OE

FIN

!TIO

NO

FC

ON

OIT

ION

SO

FA

VII

I\J\

BlU

T'f

.Alll

.O.N

OS

I: ...

.. EIM

TE

RL

oiL

AN

DV

.OH

KM

AN

SH

IPM

US

TI.

IEII

TO

RE

itC

EE

DS

CL

.MIO

SC

III'E

S

TA

NM

RD

"SI.

AT

ES

TE

DIT

ION

.AL

LP

J.A

NT

IMT

ER

IAL

!dJS

TS

EP

RO

VIO

EO

FII

OM

CE

RT

IFIE

OO

ISE

AS

EF

RE

EN

UR

SE

fl'l'

~ ~

~

~

Wh

lsh

bo

ne

Tur

iano

2 S

pace

Bih

Rac

k W

hlsh

bone

MO

DEN

A P

AR

K B

EN

CH

;

Mod

el N

wnb

cr: T

OB

RG

P-JH

(G

alvo

nizc

d M

OD

B.

MW

B..S

; m

dPuw

dt:T

Coa

ted)

B

eng

alT

eid

ure

dS

llv

er.

Bf!

ngal

Tei

dure

d S

ilve

r;

Ult

rapl

ast R

ecyc

led

Pla

stic

Sla

ts·R

edw

oo

d e

o lo

r P

last

ic S

lats

-Red

woo

d co

lor

Ph

.:6

04

62

60

47

6

K0/

1.1P

AN

Ag~grnup:

1-IY

""o;

(i)C

o~)"

li~M

res

e<YO

<!. Thosd"'"""~ard d

=-si!

;n is!M

pr<>p<!ltyofPMGl;ondS<:llp~An:llitectsandmayno\~

::::

=.a

ruse

dlar

cthl

!<pr

ojec

lsw

itto

oU"I

Ib'"

r

Su

H•C

10

0-

41

85

Sim

Cre

ek0

riva

B

um

ab

y.B

rlti<

hC

ol\l

mb

ia,V

5C

EG

9

p·G

04

29

4.0

01

1;1

:G0

42

94

.00

22

17

UN

IT T

OW

NH

OU

SE

D

EV

ELO

PM

EN

T

86

20

RA

ILW

AY

AV

EN

UE

R

ICH

MO

ND

LAN

DSC

APE

PL

AN

Ll O

F2

PLN - 108

NO

TE

S

AllP

OS

TS

PR

ES

SU

RE

TR

EA

TE

OT

OC

SA

ST

AN

OII

.RO

AN

OE

NO

CU

TS

T

RE

AT

EO

WIT

HP

RE

SE

RV

ITW

E.

2 A

llO

T/f

ER

ME

MB

ER

S T

O B

E C

ED

AR

. II:

! (C

ON

ST

RU

C"T

ION

)GR

AD

EM

INIM

UM

..

AI.~ H

AR

DW

AR

E H

OT

~PPEDOA!.VANIZED.

AI'P

LV

2C

O.O

.TS

EX

!ER

IOR

ST

AJN

TO

IAA

NU

FA

CT

UR

ER

SS

PE

CIA

CII

.TIC

N.

FEN

CE

TO

MA

TCH

Tl'I

IM C

OL

OU

R. C

ON

AR

M W

TH

AR

CH

ITE

CT

~iET~~J&a.fo~~~~S~=~OT~E~~J.~WS"!EPS(MAX.)

~liifi

iiiiii

iiiiii

f, I

11

11

1

I 1

11

11

11

~

~ ~ t_llll

:llc•P.r

.ao~J

CO

MP

IICT

EO

S

UB

GR

AC

E

~

PA

TIO

ON

SlA

B

JJ

1, 8

'-0

" M

AX

. O

.C.

1, ~

~

g~~~~~~

~

--

•"'~'~'

!IA

CK

OF

GA

TE

OE

TN

l

"'~

1. ~~~~ti~T~E~~~R~~~D T

O C

SO

.ST

AN

OA

RD

AN

D !

:NO

CU

TS

Z.

At.

l0ll

1C

R MEMBERSTOaECE;DAR.~l(CONSTRUCTION)GRADEMINIMUM.

3 A

U.H

,O.!

!OW

AA

EH

OT

DIP

PE

DG

AI.

VA

NIZ

ED

.

~.

APP

LV

lOO

.o.T

SEK

TE

RIO

RSM

INT

Ow

.NU

FJIC

TU

RE

RSS

PEC

IFIC

II.T

ION

T

OM

AT

CH

BL

OG

.TR

IM;F

INIS

HSE

LE

CT

ION

ASA

PPR

OV

E.O

IIV

PRO

JEC

Ti>

.RC

HIT

EC

T.

5. ~~

I:TN

J'li

~e11

-fol

mf:o

W~\"

tifc

i~:.

OJ:J

.OT~

E~~:

tr:.

WSTE

PS(I

M)U.

4 P

ICK

ET

FE

NC

E &

GA

TE

L-1

SCALE:~-,., ••

))"'

NO

TE

: P

OW

OE

RC

OA

TE

OA

!.U

MIN

UM

TD

=~~~S~~OWIRNI..,SEE

;;;;;;

;;t

42'H

T A

LUM

INU

M F

EN

CE

WIT

H C

OLU

MN

L-

1 112"~ 1"

..()'

(5

\ P

LAY

AR

EA

DE

TA

IL

\!::2

) SC

AL

E:j"

'I"·O

'

=n

'

(3

\ S

IGN

AG

E

\!::2

)

---pR

E.L

\M\N

A.R

'l N

Oi

FOR

coN

SIR

UC

iiO

N

fi)C

op

yri

glr

tr•"

"'"'

ftd

.Th

i5d

..,.

..;n

g3

nd

des1

gn

ls=

-'

pro

pe

oty

tJIP

MG

land$C>

p<>Arch~

ftcl1;an

drmyn!:"

be I

repr

odue

<!d

oruo

edlo

ralh

orpr

ojet

tsw

Uho

utlh

eJr

poun

ls.s

ton

PR

O.lf

.CT

;

17

UN

IT T

OW

NH

OU

SE

D

EV

ELO

PM

EN

T

86

20

RA

ilW

AY

AV

EN

UE

R

ICH

MO

ND

'MT

H:E

RIC

lAW

AR

CH

!TE

CT

!NC

.

DA

AW

lNG

TIT

lE:

LAN

DS

CA

PE

D

ET

AIL

S

DA

TE

: Ju

lyD

a,2

0tG

DRA

WN

". D

O

DE

SIG

N;

00

CH

K"D

: PC

I,I

L2

PLN - 109

I ,'P

ry

,'P'I~ ~ I~ ~ ~

,"')."'

,").'<

J

,~"->1

,':I~>

<I:

II ~

I I

>- <I: s --' - <I:

0::: B

~

,~"I~

_ ..-1

11

~ - !

,-:.'\

,--::."'

~ !

I

I JX

IZ?c

· """'"/;

"' I

~

........

.....__

F

en

ce

... '?"'

~;39

,_:

ss .._,

a;. ~t

>.\

_ 1

.4.1

•

A..

1 ..

_ -=

-'~~

-"

.,_ __

, ___

~-

· \'

~-

"' R

CB

:UB

' . '/_.:,.

N.R

im:1

.16

,Y'

,'!-.,.

Cro

wn

0F

Liln

~ ... :>

"' L

A N

E

-:-..r,.

. .. :'?~

S.R

w.

2

0 T

RE

E T

O R

ET

AIN

23 ~

TR

EE

TO

RE

MO

VE

L

__

j T

RE

E P

RO

TE

CT

ION

FE

NC

E

"[

24

IT

,"?<>

)

l.,'

fc

(f)C

opyr

igM

~n.

....

e<l.

Tl1

1$d"

'"'n

g an

d d.

,..o

;~n r~!l>oo

prcportyoiPMGUrd<C~~p~Art.t.rtectsandmayMibe

"'Pr

odli

OOdo

ruS<

IdfO

I~ho

<pro

Jecl

swi!

hcul

ltuo

lf

p<>1

1m.sm

n

Su

ite

C1

00

-4

1B

5S

iiiiC

ree

kDri

v"

8u

ma

by,

Brl

!i';h

Co

!um

bia

.V5

C6

G9

p

;So

.42

!14

-DG

11

;f:S

GII

29

4-D

02

2

17

UN

IT T

OW

NH

OU

SE

D

EV

ELO

PM

EN

T

86

20

RA

ilW

AY

AV

EN

UE

R

ICH

MO

ND

WIT

H:E

RIC

LA

WA

RC

H!T

EC

TIN

C,

Oft

AW

ING

nTLE

:

TREE

MA

NA

GE

ME

NT

PL

AN

L3

cHK

'D;

PC

M

OF2

16-1

07

PLN - 110

TREE

IN

VE

NT

OR

Y A

ND

AS

SES

SM

EN

T LI

ST:

Tog

t d

en

ote

s th

e t

og

aff

ixe

d '!

4 lh

a l

rf<e

for r

efe

rence

In r

ep

ort

en

d o

n d

ra.v

ing

s.

Db

h d

en

ote

s th

e d

iam

ete

r o

f lh

!j lr

... mk

me

asu

red

at

1.4

m a

bo

ve

gra

de

m a

s p

er o

rbo

ricuU

ura

l sto

nd

ad

s (i

.e.

Fa

mul

ti st

em

tre

es)

. C

ond

dei'X

>Ies

hea

lth a

nd s

tn..

:t\.ln

)J ro

tng

V$in

g Vh

uol T

ree

Asse

ssm

ent f

VTA)

procedure~.

u denotes~ •

a tre

e r<

Y~( p

ao

r co

nd

itio

n th

at i

s d

ee

me

d n

ot

-.ic

bte

fOf re

len1

ion

in a

ctiv

e le

nd

vse

are

as d

ve

to pce

-eXi

~ling

ad

va

nce

d h

ea

rt• a

ea

l'le

or

sign

lfic

::r.

~ st

rvc

turo

t de

fect

s.

M d

enot

es M

s;r.

ging

l"' o

tre

e i'l

oo

or

t(l

!oir

con

dit

ion

tho

! ho

s o

pre

-exi

stin

g m

od

era

te r

ote

d d

efe

ct t

ha

t mo

y a

ffe

ct li

s vi

ab

ility

co

nsi

de

rin

g th

e prop~!!'dltt"t

;j l.~ b

ut

is c

orn"

::!:!r

<'!!c

l fo

r re

lan

fion

co

ndi

tion

al t

o c~

lcir

.; soe:~ol m

eas

ure

!,

S d

en

ote

! S.

\.!l!Q

b!e: =

o tre

e ir

't Qr

lt~

Of

exc

en

en

f co

nd

itio

n w

llh n

o o

vert

or i

de

nti

fia

ble

1ig

nific

on

t de

fec

ts. o

f'\d

is w

ell

suit

ed

lo

r co

mid

ero

tion

at r

e!en

titf

'l i!

tt·e-p

!oje

cr d

esig

f, :::a

.'i

occo

mm

od

ole

il.

A cH

on

de

no

tes

the

p-o

po

sec

he-:;:

~mttn

t o

f th

e t

ree

with

in t

he

cu

ne

nt d

eve

lop

me

nt d

esi

gn

. Se

e re

po

rt a

nd

O'o

win

g to

r m

ore

de

ta;ls

. ra

g I

Db

h {

em

) Tr

ee

Typ~

Co

nd

O

bse

rvat

ion

s A

ctio

n

583

30

App

le

U

This

tre

e h

ps m

uW

ple

stem

otl

och

men

t at a

sco

lfo

ld u

rio

n w

ith w

ea

k a

tta

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

lnu

t 2

l

592

20 2

0 2

2

Haz

eln

ut

59J

20 2

0 2

! H

azi

!!'ln

ul

Y:'4

J1

-Pj

um

~;

u C

herry

.. H

oo

ech

estm

.n

•• 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

n.

This

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

QQ

!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&

~apr;g~ i

i'Nhm

'I!O

icin

Go

h&es

CO

'l b

l!l W

Vef

Gt,-

c!::J

mog

ec::l.

lheO

p(!lo

f.Ono

f OO';pr

l~l.

lhll

p!aC

&mt)

lllo

l gr

avo·

ing

m~di

t.m.

go

din

g !'

ll'\0

su

b-h

ole

preno~o~cn tc

r hot~ lo

m::I

JCO

JM!'

reo

tvre

!. r~

e. ~~.,on~ p

atio

s]. ~te

pr&

pa

folio

n fe

r u'fl<

'linin

gwai

!J

ond

lo

oli:

'::JI

. m:c

ovo

rlcm

lor

tonc

:m. ~ns~'ltl o

llle1

"!on0

soop

e tO

CI:.

.fCS.

<:F

.Q9in

Q o

r pl(;

tf'f.r

.!J l'

.oll

» !O

f rcw

f)!Q

'I:tt

01'\

d :ro

es. m

o c:

iggfl

o o

t !t<

lt"le

htls

tO

t !n1

g.ot~

>. "C

ihog

e. o

nd

ligl

"lt:n

g. c

r.d

tr.o

p'o

ce

me

nl o

f tur

l ord

o~h

O! ronllhlrlgw

ort<~

o•

ho-..

o o

vt!r

f h:

gh

p

Cie

<1f

.ol

tot tro

o on

e! ro

ot d

or'

TD

Qo

. 11

i1vU

or 1

1\ol

lllO

klfid

i.Ct'!

Pe

wOO

.~ •e~

ll~ !f

flil<

:rllo

ru o

n ac

tivitl

!.sv.il

hir':

ihe T

I'Z lh

l:«!fo

rtJ 0

10

IO!'I

d!co

r:e ir

t!.to

1!ct

ion

uo

ff sh

cvl<

.loo

odvi

oed.

OM~e d

tec,

icn

by

the

pro

ject

orO

Ols

l is 11>'~1TOC~r.oed.

SEE

SHEE

T 2

FOR

DR

AW

ING

DET

AIL

S JU

liO

. 20

15

I1

NIT

IAL5

UB

/v\1

5SIO

N

RE

V#

I D

ATE

I C

OM

ME

NT

S

ocl

gro

up

.ca

[ID

II AR

BO

RT

EC

H

\ I

l !

, 1

II

I I

----

----

----

----

--C

ON

SU

LT

IN

G

TREE

MA

NA

GE

ME

NT

DR

AW

ING

P

RO

JEC

T:

PR

OP

OS

ED

TO

WN

HO

US

E D

EV

ELO

PM

EN

T

AD

DR

ESS:

8

62

0 R

AIL

WA

Y A

VE

RIC

HM

ON

D B

C

CLI

EN

T: I

AJI

T T

HA

LIW

AL

>

....., ;; n

l SU

ITE

14

5-

1205

1 H

OR

SES

HO

E W

AY

. R

ICH

MO

ND

. B

C

V7

A4

V4

P

604

27

5 3

484

j C

ACL

fllE

:Il5

23

2

SHEE

T:

1 O

F 2

j ::r: ~ ....., Vl

PLN - 111

A~ha

lt W

allo

vay

.,. 1

1

l A

N

l

1~~~

9

A;~h

oft'

'11

N:~;

~,:;

7~~!

,~::

1~;~

\ S:

LE

GEN

D:

----

r-..... &..

:-'i

't·'

1--

'NO

TE

: ~-

---

----·

----

TRE

E

PR

OTE

CTI

ON

ZO

NE

S

MU

ST

H

AVE:

TH

E:

EX

ISTI

NG

G

RAD

E:S

RE

TAIN

ED

'A

S-

IS"

AN

D

NO

E

NC

RO

AC

HM

EN

TS

FOR

S

ER

VIC

ES

A

ND

O

THE

R

CIV

IL

OR

LA

ND

SC

AP

E

E:LE

:ME:

NTS

AR

E:

ALL

OW

ED

U

NL

E:S

S

--u

-=

--P

RIO

R

AP

PR

OV

AL

FRO

M

THE:

" ~____.,.,~

PR

OJE

CT

AR

BO

RIS

T IS

O

BTA

INE

D.

--::::

r-'2-Jb~~ -~

SU

PE

RV

ISIO

N

OF

CE

RTA

IN

WO

RK

S

WIT

HIN

O

R

AD

JAC

EN

T TO

TH

E:

TRE:

E:

PR

OTE

CTI

ON

ZO

NE

:S

MA

Y

BE

R

E:Q

UIR

E:D

.

,_ .... ~~

,.~"-

;..

c~alnU

nk r;-

I ,

, ". ,; 8

:' de

no

tes

TAG

NU

MBE

R o

r ID

REF

EREN

CE.

re

nca

.._.

\<

~ ~:

)(

I PP

':

:{

, ~;

® d

en

ote

s PR

IOR

ITY

RA

NK

ING

for

tre

atm

en

t p

lan

nin

g c

on

sid

era

lion

. ·-~

-.....

.--~-

Ancl

~~ ~-

"'-

-·,··

·····---~c

""·"

F

"''

'-d

en

ote

s D

RIP

LIN

E [s

prea

d o

f th

e b

ran

che

s a

nd

fo

liag

e)

of

the

tre

e.

e d

en

ote

s R

ETEN

TIO

N l

ree

[p

rop

ose

d).

X

de

no

les

RE

MO

VA

L tr

ee [

pro

po

sed

).

® d

en

ole

s H

IGH

RIS

K R

EM

OV

AL

tree

[p

rop

ose

d).

@

de

no

tes

OFF

-SIT

E tr

ee [

to b

e p

rote

cte

d a

nd

/or

ow

ne

r co

nta

cte

d a

s n

ote

d).

+ d

en

ote

s N

ON

-BY

LAW

und

ersi

ze t

ree

[a

s m

ea

sure

d b

y p

roje

ct a

rbor

ist)

.

de

no

tes

SITE

or

STUD

Y A

RE

A B

OU

ND

AR

Y.

de

no

tes

TREE

PR

OTE

CTI

ON

ZO

NE

ITPZ

) se

tba

ck a

lign

me

nt a

s sp

eci

fied

by

pro

ject

arb

oris

t.

fiA

!U.{

Qlli;

1/

0<o

lon

<!l;o

:ll,o

)d<>

l\<l!I

M;I>

,l< II

JPPI

-...:!

et tM-p<c(•c

l~(<lf !!

1<.15

), [t

>?t

l"'l

l' j~ ~N(;

I <:l'o

<V'Il

r D~~~

1'1&

h-.

wtl

to:'r

l <n<

J >~.

r.ou

•l..1

ml I

Y ~~,;.ton

!)' r

nrt..

.,....

(l<.

I<>

''"'

pi<

Jnl'i

tiiJ

a!d

~, ...

.,,...,...

,lll'fl>

l ~~~

n•<Jr><J<I<>.,

>er~ o

t ,,.;

,,S,

'IJ "

""" n

io, f

'idn

<lO

C\

n<>l

w""

"'"J

ot

c<:'•

My

11'>0

U~<..'UI<l..-p' <

>I lo

c..,;

,..,.

ol

Jl.'<

ltuC

• <)<

d"!>

<,.o

.?rl

s!h<

:""'

lR<'

!~tl<>lho>Q!

!l)I

><II

~!Y,

I'ft

o>mH"""'p"""-!0>11<

l!>

l<>o~~.

SEE

SHEE

T 1

FOR

TRE

E D

AT

A A

ND

SP

EC

IFIC

ATI

ON

S

aclg

rou

p.c

a

ffiJ

JUL

7, 2

016

I PAR

KS A

PP

RO

VA

L TO

RE

MO

VE

TRE

ES B

AN

D C

JUL

10,2

015

I1N1

T1AL

SUSM

1SS1

0N

RE

V#

I D

ATE

I C

OM

ME

NT

S

TREE

MA

NA

GE

ME

NT

DR

AW

ING

P

RO

JEC

T:

PR

OP

OS

ED

TO

WN

HO

US

E D

EV

ELO

PM

EN

T

AD

DR

ES

S:

86

20

RA

ILW

AY

AV

E R

ICH

MO

ND

BC

CLI

EN

T: I A

JIT

TH

ALI

WA

L

AC

L F

ILE:

I 1

52

32

SH

EET:

2

OF

2

II AR

BO

RT

EC

H

\I

I \,I

tl

1 I'

CO

NS

UL

TIN

G

SU

ITE

14

5-

1205

1 H

OR

SE

SH

OE

WA

Y.

RIC

HM

ON

D.

BC

V

7 A

4V

4

p 6

04

27

5 3

48

4

PLN - 112

City of Richmond


ATTACHMENT 6


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).


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:

* •


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.


Initial: ---

PLN - 115

- 4-


• . 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.


(signed concurrence on file)

Signed Date

PLN - 116

,-A_ "'vJifif/ ..'!?;;;' c_ .. ~~ ~·: ~Yiy

· City of Richmond


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


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.



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.


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.


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.


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.


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


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


FIRST READING


SECOND READING

THIRD READING

OTHER CONDITIONS SATISFIED

ADOPTED


5053995

CITY OF RICHMOND

APPROVED by

8JL. APPROVED by Director or Solicitor

~~

PLN - 119

City of Richmond




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)


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.


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.


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.



Public Consultation


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


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.


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


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.


At future development stage, the applicant must complete the required servicing works as described in Attachment 7.



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

SI

City of Richmond

-ASY 005

l1o.o6 I 20.12 9.12 7.96 J 38.41 ,;::.. Cl

~ ~J ~

~ ,..... ~~--~~----~~ co

'<~" oi ro" --6> ~ ~ -:,':>· .> ·o ~ ~ 7

r-----~~----~~ ~.>

11920

C'l 19.51

oi ~ 0

"<t(Q ~a:> m...-.,._

ro (0 ro "<"" "<""

18.59 ~ 9.75 9.75

.,.._ 33.52 ;: -rr:75 9.75 9.75 9.75 9.00 9.60

12.19 110.67110.67

...._ MN r-C'l 0

RZ 15-704505

ATTACHMENT 1

-

35.67 o)oi

35.64

35.63

31.74

35.66


Revision Date:


PLN - 126

City of Richmond

RZ 15-704505 Original Date: 07/24/15

Revision Date:


PLN - 127

SU

RV

EY

PLA

N

OF

LOT

146

SEC

TIO

N

2 B

LOC

K

3 N

OR

TH

RA

NG

E 7

WES

T NW

D PL

AN

48

471

PID

: 0

00

-85

7-1

14

C

IVIC

A

DD

RE

SS

: #

11

92

0

DU

NA

VO

N

PLA

CE

R

ICH

MO

ND

, B

.C.

LEG

EN

D

SC

ALE

1

:20

0

5 0

5 10

Jl""""

'! ----

' ,,

x"

e IP

1<1

C

B

0 IC

0

MH

0

PB

l>

<l

wv

SA

N

BC

H

c D

¢

DE

NO

TES

S

PO

T E

LEV

ATI

ON

D

EN

OTE

S

STA

ND

AR

D

IRO

N

PO

ST

DE

NO

TES

C

ATC

H

BA

SIN

D

EN

OTE

S

INS

PE

CTI

ON

C

HA

MB

ER

D

EN

OTE

S

MA

NH

OLE

D

EN

OTE

S

PU

LLB

OX

D

EN

OTE

S

WA

TER

V

ALV

E

DE

NO

TES

S

AN

ITA

RY

D

EN

OTE

S

BC

HY

DR

O

DE

NO

TES

C

ON

IFE

RO

US

TR

EE

DE

NO

TES

D

EC

IDU

OU

S

TREE

D

EN

OTE

S

DIA

ME

TER

FOR

C

ITY

OF

RIC

HM

ON

D

APP

LIC

ATI

ON

PU

RPO

SES

ALL

D

ISTA

NC

ES

A

ND

E

LEV

ATI

ON

S

AR

E

IN

ME

TRE

S.

,'Yrv·

PR

OP

ER

TY

LIN

E

DIM

EN

SIO

NS

A

RE

D

ER

IVE

D

FRO

M

FIE

LD

SU

RV

EY

.

ELE

VA

TIO

NS

A

RE

TO

G

EO

DE

TIC

D

ATU

M

AN

D

AR

E

DE

RIV

ED

FR

OM

R

ICH

MO

ND

H

PN

B

EN

CH

MA

RK

(IN

TEG

RA

TED

S

UR

VE

Y

CO

NTR

OL

MO

NU

ME

NT)

7

7H

48

27

(H

PN

#

20

5)

ELE

VA

TIO

N:

1.0

44

ME

TRE

S.

ALL

D

ES

IGN

ATE

D

TRE

ES

A

S

DE

FIN

ED

B

Y

CIT

Y

OF

RIC

HM

ON

D

BY

LAW

N

o.

80

57

, A

RE

SH

OW

N

HE

RE

ON

.

THIS

P

RO

PE

RTY

IS

S

UB

JEC

T TO

TH

E

RE

GIS

TER

ED

CO

VE

NA

NT:

B

E30

8151

.

MA

TSO

N

PEC

K

&

TOPL

ISS

SU

RV

EY

OR

S

&

EN

GIN

EE

RS

#3

20

-

1112

0 H

OR

SE

SH

OE

W

AY

RIC

HM

ON

D,

B.C

.

V7A

5H

7

PH

: 6

04

.27

0.9

33

1

FAX

: 6

04

.27

0.4

13

7

CA

DFI

LE:

17

88

3-0

01

-TP

G-0

01.D

WG

~.7 6'-

9 7

R-1

6-1

78

83

-TP

G

CL

IEN

T

RE

F.:

T

RE

ND

SE

TT

ER

H

OM

ES

..._t:;J

"'J

X

145

PL

AN

4

84

71

( DU

NAVO

N PL

ACE

,0;)

w

--

--;;'

IGH

ES

T

CR

OW

N

OF

RO

AD

' ~

'?110

~

Q?;IO

; Q~'t

> _

..:1

---

-~

-~-~-

CR

OW

N

OF

RO

AD

~-smMP ,'

-o>

1. x,

¢:0

.38

',

Do

Yl ..

,'6(

.-?-

\---

I ,~

4 I

/"'~

"~

·o.s-1 1

',k,

' !M

AP

LE¢·

I

I '

1 \I

,2.

X0.

15.

/"P

LA

N \E

PP

34

60

8

['T\

~f-.... _

r--:

._ ....

/ •'y

I

\ o

~I\

--:;

; P

INE

¢:I0

.3b

~'=!

I\

~ I

/"'

o I

\ .._'

?.1

l ,.,.t

f"Y

;:

I ',,~

x''

/1

o I

..::>

----"

I i'i

I "-

I ;:

:\I

~

I iii

I (/)

I

'"'v"..,

'->-~-~~"·

I ~

X .

.....

b

<'a

I ~

;~---

--... ,

, rs

1 ~

1n

'0

\ 7

7 ol ~ t?

1'-

•''>

\ 1

X

.,_?...,

.....

,::-""

#119

20

R-1

6-1

78

83

-TP

G

J •

!l;! o

i P

INE

¢{ O

J22

I ~ 2

>·r::

__ ... /

/ I n/--~o

~\\g

o'O

I (

)1,,9

\ o

D¢

:l2X

Q0

3

/ ,~

J3

Xo

.cri

'

I I

I tJ

I

/ V////~//////////~

$ I

Q

I I

"-I

___

~ I ~

8 x'"

:-"'

I / ;'

, 8,.

I ~

~ I

,'Y"

I ....

~

\ I

"';t

----

--....

l t

l5 I

SH

ED

---

1--.t.:

:_-s:

',,

l

__-;

;-;~

~;~~

?:

/ / ,~'

( a~~\

g \

~-/

/ /

',

',~y

/

D¢:0

.~ ,'

Y 'Y')

.. ~t

O\!

I /

I/

(\\

IS$\

\ I

? \•

.....

\O'<

:>tH

/ ..... '?

~ {

,":-"'

•'\*

<)g

5•d' 7

I .. f

.7 6'~

',.,_

),P

\..-

·.MAN

)! SR

W P

LAN

...

. I

' •

' •. I

. .

I ....

~ /1

.....

_

)'

. (,

'SI

x'~

\ ,,

I I

·~

./~I?

D¢:

,Q.2

D\:

I /

/ o~,3xo.og

'1..1

1.2

2

l ·..r

6'

8 ',

D¢

:{t-

25

,/

/ /

',

,'YI

SHED

'

----

-~?~

-~~-

~=_:

: ~-

-:-~

,~~J

____ //

PLA

N

LM

P3

57

35

I I

40

39

6

I I A

I

PL

AN

jEP

P2

37

58

-

DA

TE

O

F

SU

RV

EY

: JU

NE

09

, 20

15

DA

TE

O

F

DR

AW

ING

: A

PR

IL

7,

2016

~

, J.

S

TEP

HE

N

CA

MP

BE

LL,

BC

LS

#712

TH

IS

DO

CU

ME

NT

IS

N

OT

V

ALI

D

UN

LE

SS

OR

IGIN

AL

LY

S

IGN

ED

A

ND

S

EA

LE

D.

;:J>

,.....,

,....., > (") ~ ~ ~ ,....., N

PLN - 128

City of Richmond



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


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

4. Steveston

McMath Secondary School & P

"'C c:: Manoah Steves

School & Park

- Apartment Residential

- Commercial

Community Institutional

Conservation

Industrial

Mixed Use

® Steveton Community Centre

[I) Police Steveston Community Station

[iJ Steveston Libary

~ Steveston Pool r-, t_.) Steveston Neighbourhood Centre (future)

Neighbourhood Residential

Neighbourhood Service Centre

Park

School

City of Richmond Official Community Plan Plan Adoption: November 19,2012

"'C c::

Westwind School & Park

Existing Major Street Bike Route \

Future Major Stre~t Bike Route

Existing Greenway/Trail

Future Greenwayltrail

Existing Neighbourhood Link - enhanced

Future Neighbourhood Link- unenhanced

• • • • 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

· ~

~ 005

( ,_

-

U H

Rezoning would be permitted to Rl/ A (9 m or 29.527) wide lots)

Policy 5470 Section 02, 3-7

Adoped Date: 07/15/02

Amended:


PLN - 132

~ N

OR

TH

S

CA

LE

1:2

50

D

5 1D

ALL

DIS

TA

NC

ES

AR

E IN

ME

TR

ES

........

...

""' ##r

, xf

;i'

#I

•

'"] .

_ _;ANr

:~-~·

-~ ~

SA

NIT

AR

Y

CO

NN

EC

TIO

N

ON

-SIT

£

AS

SIS

TA

NC

E

FRO

M

THIS

O

PF

FIC

E

TO

PE

RF

OR

M

RO

OT

P

RU

NIN

G.

~

DUNA

VON

PLAC

E N

EW

D

RIV

EW

AY

S

HO

ULD

F

OLL

OW

A

LIG

NE

MT

N

OF

O

LD

DIR

VE

WA

Y.

PR

OJE

CT

•'

A

RB

OR

IST

S

HO

ULD

A

SS

IST

IN

TH

E

DE

MO

.•

~ A

ND

R

EC

ON

ST

RU

CT

ION

O

F

THE

~DRIV

EWAY

. _}

·,F:~

(j)

~GHEST

CR

OW

N

OF

ROA

D

"'-

SU

GG

ES

TED

PLA

NT

LIS

T: R

EP

LAC

EM

EN

T T

RE

ES

I

Ple

ase

use

bota

nica

l nam

e w

hen

orde

ring.

·

.

Cur

rent

abo

ricu

ltura

l be

st m

anag

emen

t pra

ctic

es a

nd B

CSLA

/BCL

NA

sta

ndar

ds a

pply

to; q

uali

ty, r

oot b

all,

heal

I fo

rm,

hand

ling

, p

lant

ing.

guy

ing/

stak

ing

and

esta

bli

shm

ent c

are.

.

CO

DE

QTY

Si

ze

BO

TAN

ICA

L N

AM

E C

OM

MO

N N

AM

E

BR

OA

DLE

AF ~SMALL T

O M

ED

IUM

SCA

LE:

AC

A

6c:m

C

Ace

r ca

mp

est

re

Fie

ld m

ap

le

AG

6c

m C

A

cer

gris

e ur

n P

aper

bark

ma

ple

AR

B

6cm

C

Ace

r ru

bru

m 'B

owha

ll'

Bow

hall

map

le

AR

RS

6

cm C

A

cer r

ub

rum

'Red

Sun

set'

Red

Su

nse

t ma

ple

Dl

FSD

.

FSP

MS

O

SP

AP

AU

cc

MG

R

MST

PS

AR

py SJ

Gem

t O

avid

ia i

nvol

ucra

ta

Gem

C

. Fag

us s

ylva

tica

'Daw

yck'

6c

m C

F

agus

syl

vati

ca 'P

en

du

la'

3.5m

H

Mag

nolia

sou

lang

eana

6cm

C

Ste

war

tia

pseu

doca

mel

lia

Gem

C

Ace

r pal

mat

um

Gem

C

Arb

utu

s u

ne

do

3.5m

H

Cer

cis

cana

dens

is

·

Gem

C

Ma

gn

olia

gra

nd

iflo

ra

6cm

C

Mag

noli

a st

ella

ta

6cm

C

Pru

nus

sarg

entii

'Ran

cho'

Gem

C

Pru

nus

x ye

doen

sis

Gem

C

Sty

rax

jap

on

icus

EV

ER

GR

EE

N-S

MA

LL S

CA

LE:

AP

C

3.S

m H

A

bie

s p

roce

ra 'G

iauc

a'

PO

3.5m

H

Pic

ea o

mor

ika

Dov

e tr

ee

Daw

yck

beec

h W

eepi

ng E

urop

ean

beec

h S

auce

r mag

noli

a Ja

pan

ese

stew

arti

a Ja

pan

ese

map

le

Str

awbe

rry

tree

Red

bud

Sou

ther

n m

agno

lia

(eve

rgre

en)

Sta

r mag

noli

a S

arge

nt c

herr

y

Yos

hino

che

rry

Japa

nese

sno

wbe

ll

Nob

le f

ir

Serb

ian

spru

ce

fl'\g

o'O

\

I 4~

96

PLA

N

I EP

P2

37

58

LEG

EN

D:

f::'

ul

de

no

les T

AG

NU

MB

ER

ari

D R

EFER

ENC

E.

V

AC

de

no

les A

LDE

R o

r C

OT

TO

NW

OO

D T

REE

(un

lag

ge

d b

yla

w s

ized

).

-~ d

en

ole

s D

RIP

LIN

E {s

pre

ad

of

lhe

bra

nch

es

en

d lo

liog

e) o

llh

e lr

ee

.

• d

en

ole

s R

ETEN

TIO

N f

ree

(p

rop

ose

d).

X

de

no

fes

RE

MO

VA

Lir

ee

{p

rop

ose

d).

® d

en

ole

s H

IGH

RIS

K R

EM

OV

AL

fre

e (

pro

po

sed

).

@

de

no

tes

OFF

-SIT

E tr

ee (

to b

e p

roJe

cte

d a

nd

/or o

wn

er co

nta

cte

d a

s n

ote

d).

+ d

en

ole

s N

ON

-BY

LAW

un

der

size

lre

e {

os m

ea

sure

d b

y p

roje

cf

orb

on

sl).

de

no

les S

ITE

or

STU

DY

AR

EA

BO

UN

DA

RY

.

de

no

les T

REE

PR

OTE

CO

ON

ZO

NE

{TP

Z) s

elb

ock o

lign

me

nl o

s sp

eci

fie

d b

y p

roje

cl o

rbo

nsl

.

0 d

en

ote

s R

EP

LAC

EM

EN

T TR

EE p

rop

ose

d (

co

nce

ptu

al l

oca

tio

n-

see

pla

nt

list

for

de

tails

}.

SEE

SHEE

T 1

FOR

TRE

E D

AT

A A

ND

SP

EC

IFIC

ATI

ON

S

F-~ I APR

~-:o-1

6,;NIT

1ALSU8MI

SSIOI'>I

~ \E

ev 11

I DA

TE

!co

MM

ENTS

--~

OOIID

II AR

BO

RT

EC

H

1 T

IN

G

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:

* •







Signed Date

PLN - 136

City of Richmond


11920/11940 Dunavon Place

Bylaw 9571


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


SECOND READING

THIRD READING


ADOPTED


5016042

CITY OF RICHMOND

APPROVED by

U-APPROVED by Director or Solicitor

~~

PLN - 137

City of Richmond




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)


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



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.


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.


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.



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


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.


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.


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.


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).


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

SEMLIN DR

I I SJ

I I I I

ffi.s.Jd I ~· . I IRDI I

N

0 N

N

0 N

N

c:i N

40.23

40.23

40.23

.,.._ l()N l()"-: (00

N

.,.._ f'.. N l()"-: (00

N

.,.._ O)N l()"-: (00

N

RSIIE I

c ~ T""' . 0 z

I RSI'/F

I

I 1135

22.56 I 21.34 I 22.56 27.45 39.04

27.45 39.04 30.48 36.00

~ ro co "' "' c:i c:i "' "'

35.97

0 "' N 0 tD 1'-

"' 35.98

0 N 1'-

"' "' N tD

35.99

a "' ;:!!j::!: "!en

~ (0 "'"' 30.48 ~c:i

RZ 15-705932

lO l()LO (0"! (0~

.,.._ 0::

ATTACHMENT 1

coO oa ·r-.. ~(0

"'a 1'- C\j 'r-.. ~ (0

50.63

41.51

41.51

41.51

41.51

41.51


Revision Date:


7

PLN - 145

City of Richmond .

RZ 15-705932 Original Date: 08/07/15

Revision Date:


PLN - 146

TOP

OG

RA

PH

IC

SU

RV

EY

A

ND

SC

ALE

1

: 2

00

0

5 1

0

15

20

.!Jh<

:>"

~-

''P'''

A

ll D

ISTA

NC

ES

AR

E

IN

ME

TRE

S

AN

D

DE

CIM

ALS

TH

ER

EO

F

CIV

IC. A

DD

RE

SS

: 6

70

0-6

72

0

N0.

1 R

OA

D,

RIC

HM

ON

D,

BC

P

ID:

00

1-5

56

-90

8

(ST

RA

TA

LO

T 1

) 0

01

-55

6-9

16

(S

TR

AT

A

LOT

2)

BE

NC

HM

AR

K

ELE

VA

TIO

NS

. A

RE

B

AS

ED

O

N:

CIT

Y

OF

RIC

HM

ON

D

SE

CO

ND

AR

Y

BE

NC

H

MA

RK

#

34

4

ELE

VA

TIO

N

=

1.3

80

ME

TRE

G

EO

DE

TIC

D

ATU

M

=

CV

D28

GV

RD

LEG

END:

-,}><

,'1-·

x G

RO

UN

D

ELE

VA

llO

N

(-+-\

TREE

v.

lTH

D

RIP

UN

E

(llE

D A

T P

OIN

T O

F E

NTR

Y

.._

__

/ IN

TO T

HE

G

RO

UN

D)

~

STR

EE

T U

GH

T

®

RO

UN

D

CA

TCH

B

AS

IN

IZI

CA

TCH

B

AS

IN

-o-

HY

DR

O

PO

LE

X-X

-X

FEN

CE

OED

D

EC

IDU

OU

S

CE

RllF

lED

C

OR

RE

CT

AC

CO

RD

ING

TO

FI

ELD

SU

RV

9olE

Y

THI~

~TH D

AY~·

OF

JUN

E,

20

15

.

--

lf/i

L~

-----

RIC

HA

FU

.

B.C

.LS

.

I

'oq,

,. "'" ,. <:J

'b ,.

t,~~

1 q,O ,. w

z :::;

0::

w I= :::> "' t

q,"-

,. q,<:>

,. ,~"'

f> -·-·-P

RO

PO

SE

D

SU

BD

IVIS

ION

O

F S

TRA

TA

PLA

N

NW

S90

1

'1>'~

,. X <~:>'~

,. X 'b

' ,. X

4'

,. X <:>

" ,. X

~

.....

X 'b"'

,. X

0 <(

0 0::

...- 0 z

STR

ATA

I

i

1,~:~ 1,,• /

/ P

LAN

N

WS

285

I J~;-

----4'-

,.

r /

I .,

1

'

* I

'b

~/ z

l X

i

', <;

,1>1'·

,'

} I

,<?-

,Y

,:>;

:51

;'\ i

\ ,

.• ,

.!!>

· II

* xi

I

"~I

'1-'~-I

..._"?

-x ,

1 11 .._

. '

~

X

I ~-

J I I / ~

/ ~-

-~~-

----

-~~-

----

----

----

-~~·

· ///

"'-"\

AR

EA

=

46

4.6

sq

. m

etr

e

,'?

X I

CIV

IC#

67

00

X

i

1 S

TOR

EY

RE

SID

EN

11A

L D

WE

LLIN

G

w

i ~

g le

o ~

~~

I iz

,~'~-f

\:5

~ ~~

)(-

---~--

--::--

--~~_:

~~:.-

i 3:

1--

----

+--

1 0.45

~ J e

:5 I

4- ,. ,~~

<( t')

0 OJ

())

tD

z :5'":

,1•1

;<

~

::;:

TJ;

tA,tA

... ~

.. ,,

.. ;-

, P

I f.t

j,;1!

j,IW

,G()

1

1 ST

OR

t::Y

RE

SID

EN

TIA

L DW

ELUN

G

t§

I J

o-w

U

Ill

I._

1't_

lo

l_

I

Q

·I LO

T B

P.l

~

I A

REA

=

46

4.6

sq.

m

etr

e

.._'£)

,:--1I

EX

IS1l

NG

A

VE

RA

GE

G

RA

DE

=

1.29

ME

TRE

xlc-J

I~

1 0.55rf-------"'-; 10x!

--.--------~*---------.--1,...>=t--'

Q

I V

....

. ~ p_

-4~~

~000

~ ~

~'\I

t-'-.-

__ .l=>

<==d

l'~~

----

'f'-

----

4<

,.

Ill

"~'b

H

ED

GE

~

550

,.

,:--<IX

tX

551

CIV

IC#

67

40

P

LAN

5

33

66

,'>

PLA

N

53

36

6

X

1(-f'

q,~

,. TH

IS

PlA

N W

AS

PREP

ARED

f.O

R M

UI!I

CIP

AL A

ND

/OR

MOR

TGAG

E PU

RPO

SES

AND

IS F

OR

THE

EXCL

USIV

E US

E O

F O

UR

CUEN

T. T

HIS

DOCU

MEN

T SH

6WS

THE

RELA

1lVE

LOCA

TION

OF

THE

SUR

VEYE

D ST

RUCT

URES

AND

FE

ATUR

ES W

ITH

RESP

ECT

TO T

HE B

OUN

DARI

ES

OF

THE

PARC

EL D

ESCR

IBED

ABO

VE.

THIS

DO

CUM

ENT

SHAL

L NO

T BE

USE

D TO

DEF

INE

PRO

PER

lY 'U

NES

OR

PRO

PER

lY C

ORN

ERS.

TH

E SI

GNA

TORY

ACC

EPTS

NO

R

ESPO

NSI

BitllY

OR

LI

AB

ILilY

FO

R AN

Y DA

MAG

ES T

HAT

MAY

BE

SUFF

ERED

BY

A T

HIRD

PA

R1Y

AS A

RES

ULT

OF

ANY

DECI

SIO

NS

MAD

E,

OR A

CTIO

NS T

AKEN

BA

SED

ON T

HIS

DOCU

MEN

T.

II JtflR•c~~~~~

3817

McK

AY

PLA

CE

R

ICH

MO

ND

BC

V6X

3R

6 TE

L: 6

04-3

1$-2

883

FILE

: 150

6-D

04

~ ....., > n ~ ~ ....., N

PLN - 147

I

City of Richmond



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

~,..-~----

-.-

w_,._

.,_., __

__

_ _

.... -:.t-

o

.... 1!q.

.... ~q.

.... ct

...,"?'\

• ...,'?q

, 0 <

( 0 0:

:

,'P"'>

"(""'

"'"" ~"'

,.

c:i

z ~":

>!

~

::J

..... ~

~----

--------~-·----~-·~--·-

~--w•----~-·-----·-··-----

·~-·•--

·~·-•--

·-·----__,, __

_ .., _

_ ,_~--

--~--•••-----'------·

~-------~--·-----

•w•••

•._,

ST

RA

TA

P

LAN

N

WS

28

5

1 ST

OR

EY

RES

IDEN

TIAL

PW

ELU

NG

LO

T 8

AREA

=

46

4.6

sq.

met

re

EXIS

TIN

G )

AVER

AGE

GR

ADE

= 1

.29

MET

RE

rn

:'!

<( :3 "" O"l (f

) z ::5 (\._

~UGG

E.ST~

Ql'J,.ANT L

IST:

RE

PlA

CE

ME

NT

Till

1!

1 l'

lea~

e u

se b

otan

ical

nam

e w

hen

ord

er in

c.

Sl1c

: H

dcn

ntn

s hr

.lch

t;m

d C

rll:

'nnt

('s c~l

ll[l

('r.

Cu

rmn

tnb

ori

cult

uml bc~t m~n

i1E1

1m~n

tpra

ctlc

r.~

Md

BC

SlA

/BC

LN

A st:

md<~

rrls

npp

ly t

o; q

u111

lty,

root

b~

ll. h

c;Ji

th, f

orm

, h.,n

dJ!n

g, pl~

ntln

s.(l

uyin

g/st

~kin

g an

d c~tilbli~hmr.nt c

nw.

X<t

ltt, H

~it:

ht .a

nll

Spr

ead

!me

tres

) ar

t: 3p

proa

imat

e lll

<ltu

re S

iles

cons

ider

inu

1.1m

lsca

pe p

laut

hlt:

in

a ~ou

thern C

ou

tal

BC" u

rol'l

inu

env

iro

rwn

enl·

ac:

tuJl

dimemlon~ w

il v

ary.

CO

DE

QTY

S!

lC!

DO

TAN

!CA

L N

AM

E C

OM

MO

N N

AM

E

MQ

AD

lEA

F ·S

MA

LL T

O M

EDIU

M S

CM

J:j

,,.

G<m

C

1\.c

e-rc

illl'\

pest

re

Fiel

d•n

aple

'G

6r.

mc

Acercrl~aum

P~fl

r.rb

nrkm

np!c

"'

6cn1

C

Acl~rrubrum'l!owhJ!!

' B

owh:

•!!m

apiC

! A

RR

S G

<mC

A

<:Q

rrob

rUft

l'Red

Son

set'

Rt>

dSun

setm

ap!e

0

1 (i

(nlC

O

av!d

ialn

vo

luu

ata

Oo

vo

tree

""

6<m

c Faeussy

lvmlc;~'Oawyck'

Dn

wy

d(b

eech

f$

P

6cm

C

F.li:USSylv.:~l\c.:J'Pcndl.II.:J'

Wccpingfuropu~nbccch

MSO

3.

5nlH

t.

la(:

noli

;:,s

oula

•ll!

e:m

a S

auce

rm

a1:n

()lia

SP

G

<mc

Ste

war

ti.a

pseu

doca

mei

!Ja

Japa

nest

>st

ew3r

tla

" 6

tntC

A

cl'r

pn/m

alum

Jn

rMnr

.scr

nn[l

lc

AU

6c

n1C

A

rbu

tusu

nct

lo

Str

awbe

rry

tree

cc

3.S

mH

C

crd

scan

aden

sis

Red

bu

d.

CF

G<m

c C

ornu

sflo

rida

F

low

erJn

cdo

nw

oo

d

CIC

6tn1

C

Cor

nus kou~n

kous

<Jr

logw

ood

CRX

L 6<

mC

C

rmar

.gus

xla

vc!!

ci

l<lv

nlle

h01w

thor

nc

MG

R G

<mC

J'.UJlnoliaJ:randi

llor

.~

So

uth

ern

mau

no

lla(

e.v

eru

reen

l M

ST

6Cnl

C

Man

no

llas

ie!l

ata

S\i

lfi'M

ilM

ila

PSII

R

ficm

c l'

runu

ssnr

cr.n

tii'

R;m

cho'

So

lfijC

!fltC

hl'rr

y PV

""

'' P

run

usx,

ocdo

cnsi

$ Vu

~hh"

loc:

hcrr

y

SJ

G<m

C

Styra~jJponicui

Japl

ll\es

esn

ow

bal!

SR

Gcr

nc

Syr

hlr.

aret

icul

ata

Lila

c

EV~RGREEN ·

SMA

LL S

CALE

·

APC

3.~rnH

Abia~ p

tote

ra 'G

!auc

a'

No

blc

llr

PO

3.S

rnH

P

icea

o1no

ril1

a S

NIJ

lans

pruc

e

LEG

EN

D:

!'::

'1.11

de

no

tes

TAG

NU

MBE

R o

r ID

REF

EREN

CE.

,.,

~< ::::_

j·

(; @

'I,

, ~~s

,r

I,_~

PATI

O

~

~. ~I:

;::;;:: ,

. ,.)

, •.. m

..,J ~

' "

~f

~ '

.........

,'V

IS

HEDl

,"'

3 5

50

~

V®

den

ote

s PR

IOR

ITY

RA

NK

ING

/or

/re

atm

eri

t pla

nn

ing

con

side

ratio

n.

"'Z d

en

ote

s D

RIP

LIN

E )s

prea

d o

f th

e b

ranc

hes

an

d fo

liage

) o

f th

e tr

ee.

• d

en

ote

s R

ETEN

TIO

N t

ree

)pro

pose

d).

X

de

no

tes

RE

MO

VA

l tr

ee )

prop

osed

).

® d

en

ote

s H

IGH

RIS

K R

EM

OV

Al t

ree

)pro

pose

d).

@

de

no

tes

OFF

-SIT

E tr

ee

)to

be

pro

tect

ed

an

d/o

r o

wne

r co

nta

cte

d a

s n

ote

d).

+ d

en

ote

s N

ON

-BY

lAW

und

ersi

ze t

ree

)as

mea

sure

d b

y p

roje

ct a

rbor

ist)

.

SC

$£

1:2

50

'"

,'!'

NO

RT

H

~~

, 0

.....

5 1

f .... ~

AL

L D

ISTA

NC

ES

AR

E IN

ME

TRE

S

PLA

N

53

36

6

de

no

tes

SITE

or S

TUDY

AR

EA

BO

UN

DA

RY

.

de

no

tes

TREE

PR

OTE

CTI

ON

ZO

NE

)TP

Z) s

etb

ack

alig

nm

en

t as

spe

cifie

d b

y p

roje

ct a

rbor

isi.

0 d

en

ote

s R

EP

lAC

EM

EN

T TR

EE p

rop

ose

d )

con

cep

tua

l lo

ca

tion

. se

e p

lan

t lis

t for

det

ails

).

PlA

N M

OT

U•

lli'l

plol

tll\

l>ol

le<l

Clr

lfk<

'l,.

.;,(

~ IU

I':l.o

f+.<

1"1

1/l(

lf)'

'*"'

l :;.

.. ,~.,..,, I

IIC

IJI.

1.1

\fl'M

CI

Jr H:t~ CINI/(JIIll)~n

r•ukn~~""~ '"~

' h r

•o>I

<I<>

~.tv

U.l

l •<

>:U

I"' I

<> I

lK> tl

k•\1

";•~

1 ml<l

~·~,~~n<~\llr(l U

Ml

nr<l

ll0'.1

<:11

'<111

1 t>

l oil

~'"'

] i1<

1u1.

llf•

!>b•

<1<>

0< II<>IW<ll1<>1~

<>I ~

-~~K~

llw

ll~WijC\' l>

f l~l

'<l'

k>r\

1 cll

~o\l

.lrc

'>"'

"""""""" il

'o.'I

C Ill

<> 1>11\;'~~<.1~~(/"JI l!o

mll\

01~

1:\"

C"'I

~<><

I<I~

t ...

Ml<

ll~ Jl

_,ll

~IO .

.

-~{~

~.

: •

. ~~~

: .~\

'{J~

l .~\

~~ ..

. ~~

.~.

·~~"

; :~:ty

·~:;

<.

$

oo.ca

DA

RB

OR

TE

CH

1\

L

I <i

It

l.

) U

I'

CO

NS

UL

TIN

G

SUIT

E 1

45

-12

051

HO

RS

ES

HO

E W

AY

, R

ICH

MO

ND

, B

C

V7

A 4

V4

p

60

4 2

75

34

84

JUL

\6 2

015

tiNlT

IALS

UBM

ISS!

ON

RE

V#

I O

ATE

I C

OM

ME

NTS

TREE

MA

NA

GE

ME

NT

DR

AW

ING

P

RO

JEC

T:

TWO

LO

T S

UB

DIV

ISIO

N

AD

DRE

SS:

6700

672

0 N

o 1

RD

, R

ICH

MO

ND

CLI

ENT:

I WES

TMAR

K D

EVEL

OPM

ENT

LTD

AC

L FI

LE: I

1527

5 SH

EET:

2

Of

2 ~..-..--·~ ~--

.........

....... ..

__

._ __ .

,__..~

.·

~ ~ n ~ >-l

Vl

PLN - 151

City of Richmond

Address: 6700/6720 No. 1 Road

ATTACHMENT 6


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:

* •






• 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


6700/6720 No. 1 Road

Bylaw 9583


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


FIRST READING


SECOND READING

THIRD READING


ADOPTED


5055802

CITY OF RICHMOND

APPROVED by

{SK. APPROVED by Director or Solicitor

!L

PLN - 155

City of Richmond




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


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.


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)".

5069273 PLN - 157

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)".


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.

5069273 PLN - 158

July 8, 2016 - 4 - RZ 14-665028



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


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.


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.


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.


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



PLN - 164

City of Richmond

RZ 14-665028 Original Date: 06/09/14



PLN - 165

City of Richmond


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


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


• "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


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

CO

I"''R

CH

TRrn

ii!C

nON

. 1H

S[M

OS

IGN

&:D

JIA

WIN

C5

.I.N

DA

TA

U.lf

iiE5R

li.W

N

Ti"f

EXC

LUSI

{[PR

OP£

1lJY

CF

[i~~~±NOT

W.S

SIE

II AS

SOCI

O.Pr

S LT

D.

5520

No

6 R

OA

D

EX

IST

ING

B

UIL

DIN

Gi

H

5920

No

6 R

OA

D

EX

IST

ING

B

UIL

DIN

G+

B

! i i i i i i i ~----------------"---T-----;,;,::;;,::---~-----------r--------------------.--_j_ __

____

____

____

____

____

____

____

__ -i

!I I'®

II

J,t !

'"-I

'"""

.....

j

! :

i i i

5910

No

6 R

OA

D

EX

IST

ING

B

UIL

DIN

GtC

5930

No

6 R

OA

D

EX

IST

ING

B

UIL

DIN

G+

D

No

6 R

OA

D

(9~~

-~-o·

OP

BP

1rc

.... ..........

. .....

..........

... ••

~

CH

ER

CO

VE

R M

AS

SIE

& A

SS

OC

IAT

ES

LTD

. . -

-...

---

-.. -

-.

-.. -

.. -

--1

n2

0-1

20

0 W

.st7

3rd

Av•

. V

:o.n

cow

er,

B.C

. C

ana

da

V6P

0

05

P

h.

604-

26<

1-

14

50

F .

..

W4

-26

4-1

46

2 Ema~

crno(!loha<Min~ca

-'()

&/ ~

\]'

(il

\1 , a 5 0 --z_.

~ J:

(j :E

a: ~ z ~ w

~

LE

GA

L D

ES

CR

IPT

ION

9

SE

C4

Bl

.K4N

Aa5

W

NW

91()g

e T

OG

ET

l£R

WIT

H A

N I

NTE

RE

ST

N T

l-E

CO~ P

RO

PER

TY

N P

RO

POFr

nON

TO

1l-

E U

NrT ENTITLE~NT O

F ll

-E S

TRA.

TA L

OT

PLA

N54

497

ZQ

t.ED

L

CM

C A

DD

RE

SS

59

60 N

o 6

RO

AD

RJC

I-t.

tON

),B

.C.

)>

-I

-I

)>

A1

I('"

) SI

TE P

IAN

lE~ IM

PRO\

IEM

ENTS

59

60 N

o 6

ROAD

, RIC

HOON

O, B

C J:

SC

ALf:

1-...o

'-0"

5 s:

"'· ~-

m

21:1.

214

z -I

.,::..

PLN - 170

cp i-

t---

1®11

hi

~rl

l®f1

-+lt

. .

I r

II ; ~

1®11

I

II

~

f=

", I I

BU

NS

MA

STE

R

BA

KE

RY

~ I

_f\_

""'" ~ r-

_f\_

PR

EC

ISIO

N

BU

MP

ER

E

XC

HA

NG

E

//

,/'

0 I

__['y

JI_ "r

;1

!==' ____

_____ L_

~jjf;~

~-----

---- ~~~~

I C

AP

E

CO

NS

TRU

CTI

ON

S

TOR

AG

E

~

~~~

CIS

PlA

YA

RE

A

STO

RA

GIO

PREP

_D_

llXlll

r:l

! I I

~~~~

M

OW

~

~I j '

" u

I "t .. fl

I

t2 ~

10

~-------------Jf@Hffi"'

i f\l

1

5m

~~~~

~l~O

D_j

,.,.,~r~~

'Til

OFF~~ IW

ll

®

~-~

i

""ll®

®

t II

10-~ '

--

0 II

m

mm m

mmjffL~~~~:"":'\

C01"

1111

GtiT

REST

I!K:T

lON.

nt

S!lE

Sii;

N&

DII.

I,WIN

GS

~rn~

:it~

~o;

~cr~

WII~

&n ~ECANN

OT

CONS

ENT

or C

HER

CMR

IMSS

IEirA

SSO

CI'.lE

SLTD

.

~

""""""

" =

WA

LL

TY

PE

LE

GE

ND

f:l(I

S11N

GIN

TE

RID

R5T

UO

WA

li.SA

NO

IN

TfR

lOR

PA

RT

mO

NS

LEG

EN

D

1!!!1!

1 AN

NUNG~TORPANEl

!miJ

EX

ITSI

GN

p:i

q.E

io\E

RG

EN

CY

UG

HT

~

'"""'"

00

DP

BP

IFC

1 G

RO

UN

D F

LOO

R P

LAN

A

1 SC

ALE

-1/B

"oel

'-0'

.... .... ., ....

.... ., .... .,. .... ••

CH

ER

CO

VE

R M

AS

SIE

& A

SS

OC

IAT

ES

LTD

.

11

12

0-1

20

0 W

est

73

td Av~.

Van

couv

er,

B.C

. C~nada

VSP

0

05

Ph

. 6

04

-26

4-1

45

0

Fa>:

, £

04

-26

4-1

46

2

Ema1

l om

a@sh

c'h!ln

!:.ca

EXIS

TING

GRO

UND

FLO

OR

PLAN

TENA

NT IM

PROV

EMEN

TS

5960

No

6 RO

AD, R

ICHM

OND,

BC

A3

IDRAW

W:

NEVI

DFR

I""''

,...,. ...

5

l"rr'

ocr ..

. , ~

JPRO

JEC

TNo.

213-

214

PLN - 171

t()f7

1RK

llffR

ESfR

ICllO

fl.

THSD

ESlG

N&O

RAW

IHG

IS

l~~~o!~or

~1~~

~~r:

~OT

!MSS

il:&

ASS

OC

I\TES

LTD

. DP

BP

IFC

MEI!UIH~E

(ST

OR

AG

E)

CAP

E C

ON

STR

UC

TIO

N

STO

RA

GE

UP

PE

R F

LOO

R P

LAN

~Nl>-1/R"~

... ... .., ...

........

. .., ... •• C

HE

RC

OV

ER

MA

SS

IE &

AS

SO

CIA

TES

LTD

.

#1

2!)

-12

00

Wes

l 7

3td

A~e.

V~ncouver,

a c.

Can

ada

VSP

6G

5 Ph

. 6

04

-26

4-1

45

0

Fax

. 0

04

-26

4-1

46

2

Emai

l em

a@sh

av.l.

nk.c

a

SE

CO

ND

FLO

OR

PLA

N

A1

}SC

AL

E-1

/8",

1'-0

"

®---

EXIS

llNG

SEC

OND

FLO

OR

PlAN

TENA

NT IM

PROV

EMEN

TS

5000

No

6 RO

AD, R

ICHM

OND,

BC

®

®

M

stA

U::

114"

a1t0

' 5

21:1-

214

PLN - 172

0

1®11

h

i 1

\ m

r'l

,,, lev

·~

·· ..

-+--

---1

1-~

m

1®11

I

II

~

COP!

'RlG

HTRE

STR!

CnON

. TH

IS

OCSI

G!I

&: D

RAW

ING

B

ANO

AT r

u lil

iES

R!W

JN

li(O

:CU

!,;M

:PR

OPO

OY

CF

CHER

COV

!RIW

>SIE

"

~~:S

wn~&

n ~~ECA

NNOT

CONsooor~ERCI'MJi

W.S

SIEi

r:.'S

SOCI

'.TES

LTD

.

PROOUCTJO~

.. ~

LE

GE

ND

!!!!!I

AN

NU

NC

IAT

OR

PMI<

i

IUiiJ

i:X

!TSJ

:;N

,Jll

[\.E

IIE

RG

UIC

YI.

a!T

~

PU

LLS

TA11

0N

BU

NS

MA

STE

R

BA

KE

RY

~ I

""'"""

"

ll!llltn!m

WA

LL

TY

PE

LE

bE

ND

EXISTWGillTERIORS'!UOWAllS~D

INT~RIOR P

AR

lti10

NS

DP

BP

IFC

1\ ""~

~ ,--

0 i

~

rY1

~qn

PR

EC

ISIO

N

BU

MP

ER

E

XC

HA

NG

E

', ',,

/

//

IF'

r:: ::~·-~

~------,~~-.

---

I lr

1\

,.,r

l

lr .....

1

\

~ ]lr

ni

FLO

WER

RO

OM

11

Jt

'"'f

""""""

""-I

nlBI~GfRAME

WIP

OLV

CO

VE

R

cp !4

"-<r

·-· j I

*"P [1

]i+~

HC •.

.

FLO

WE

R

RO

OM

#Z

~

I----

!---

,..__

MC

O'"

"O=

o

I ....

._ TUII~r>FRAidE

t-;:~~·;

;~~i0 sUDt

JGOOOR

~

10

r-------

------il

lfffR"

' i

ni

-~-!!!!!!

CA

PE

C

ON

STR

UC

TIO

N

STO

RA

GE

1

m

.,, --

f--t

-.,,

--

1---

!::::J\ /

\,

, ,/

VtiJ

~'

s}1C

,E

/ ',

//

',

\

,;:;::

·.:.::

;="_

/

UN

IT6

09

1'-

li'C

HA

Nlt

JK

SECURIT'fFEIJC~

Wll

'WID

EG

<IT

E

""' 'L

OW

ER

R

OO

M

g,

• .

• ,~

. 1 111

1 ~.n

\ '>

~~~

~~ ~

[)

11R

I

1 ~~TO

'

GD

~ 11

®

I I

+!®

STO

RA

<

E

ll!lll

~~

~~~~

~~~-

....

....

,-~

-I 1~

~ [i

] ::~:·:::;:;;:~""00'

11

2"G

YP

SV

..,6

0A

RO

2

x4..

,ET

AL

ST

1JD

S@

1ii"

O.C

.

'"'

"'"'"""

'"""""'0

0' ~

Ttl

S'-I

l'AaO

VI':

F.F

,

112'

GV

PS

UM

BO

AR

D

2xlldET.O.lST1JDS~WO.C.

UN

IT #

80

9 F

LOO

R A

RtA

-53

90.5

7 S

F-

500.

8 S

M

f"7l

~I

.'W I~TERIOR P

AR

lTJI

QN

S

l:"J

T

OlO

'..(!

'AU

OV

Ef.f

.

ruS

'GV

PS

UM

aOA

RO

2

xl'

lolE

TA

lSn

lllS

@li

'O.C

.

.... .... ..., ....

.... ..., .... ...

, .... •• C

HE

RC

OV

ER

MA

SS

IE &

AS

SO

CIA

TE

S L

TD.

•n~•••~•~<,nr

o '"'~'"'''n•••~

11

'12

0-1

20

0 W

e•t

73

rd A

ve,

Vanco\J\I~r.

B.C

. C~nada

V6P

SG

S Ph

. 6

04

-2S

4-1

45

0

Fax.

60~-264-1462

Emai

l om

a@sl\

all>

l1nk

.ca

1 G

RO

UN

D F

LOO

R P

LAN

A

1 S

GA

U-1

/6"=

1'-0

"

TENA

NT IM

PROV

EMEi

'ITS

PRCP

OSE

IJ GR

OUNO

FlO

OR

PIA

N

Jl2.

5960

No

6 RO

AD, R

ICHM

ONO,

BC

IDR.

\WN:

IV

BfiD

FR

ISCAL

£t 1/1

1"111

'-0"

5

1~"

ocr.2

01o ~

jPR

OJU

:TN

o. 213·

214

PLN - 173

~::G

NR!r

=t:G,

~~~~

~or

~I(SlTD.mDCANHOT

9tU

S(O

WIJ

HO

Uil

fl(

C~SEN'!OfCHERC(N(R

W.S

SI£

k ASSOC~TES

lTD.

0

DP

8P

IFC

... ... .., ...

... .., ... .., ... ••

SECT

ION

SCAL

E-1

/4"=

1'-

0'

SECT

ION

SCA

LE

-1/4

",.1

'-0"

CH

ER

CO

VE

R M

AS

SIE

& A

SS

OC

IAT

ES

LTD

.

#1

20

-12

00

Wos

tnrd

A••-

Va

ne

cwo

r,

B.C

. C

anl

ld3

VG

P 6

05

Ph

. 60~ -

264

-145

0 Fa

:.r,

60

4-2

64

-14

62

Ema~

cma@

sl\a

v.lin

k.ca

<,.

SECT

IONS

TENA

NT IM

PRO

VEM

ENTS

A5

59

00 N

o 6

ROAD

, RIC

HUO

ND, B

C

SCAU

:: 11

4""1

'.(1"

5

213-

214

PLN - 174

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.


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:

* •







Signed Date PLN - 176

City of Richmond


5960 No. 6 Road

Bylaw 9592


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."


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


ADOPTED

MAYOR

Page 2

CORPORATE OFFICER

PLN - 178

Agenda Planning Committee - Richmond, British Columbia · 2016-07-15 · PLN – 1 5064089 Agenda...

Documents

Transcript of Agenda Planning Committee - Richmond, British Columbia · 2016-07-15 · PLN – 1 5064089 Agenda...