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City of Richmond
To: Development Permit Panel
From: Wayne Craig Director of Development
Report to Development Permit Panel
Date: January 5, 2015
File: DP 14-672823 HA 14-672825
Re: Application by Steveston Flats Development Corp. for a Development Permit and a Heritage Alteration Permit at 3471 Chatham Street
Staff Recommendation
1. That a Development Permit be issued which would:
a) Permit the construction of a three-storey mixed-use building at 3471 Chatham Street on a site zoned "Commercial Mixed Use (ZMU26) - Steveston Village" including 10 apartment housing units in the upper floors and approximately 319 m2 (3,438 ft2) commercial space on the ground floor; and
b) Vary the provisions of Richmond Zoning Bylaw 8500 to:
i. Increase the maximum permitted building height from 12.0 m to 14.75 m to allow elevator access to the roof deck level; and
2. That a Heritage Alteration Permit be issued for the site at 3471 Chatham Street in accordance with Development Permit DP 14-672823.
~~~/; .~c~ Way / Craig // Dire tor of D7Yelo ent
SB:blg
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Staff Report
Origin
Steveston Flats Development Corp. has applied to the City of Richmond for permission to develop a three-storey mixed-use building at 3471 Chatham Street on a site zoned "Commercial Mixed Use (ZMU26) - Steveston Village". The building proposal includes 10 apartment housing units in the upper floors, approximately 319 m2 (3,438 ft2) commercial space on the ground floor and parking for 28 cars provided on-site. The site is currently vacant as the building formerly occupying the site was demolished in accordance with an approved Heritage Alteration Permit (HA 13-641865).
A Staff Report was reviewed by the Development Permit Panel at the meeting of December 10,2014 (Attachment A) and referred back to staff. In response to the referral, staff and the applicant have provided additional information and the applicant has revised the design to address the building height and roof massing.
Background
The following referral motion was carried at the December 10, 2014 Development Permit Panel meeting:
"That the staffreport titled Application by Steveston Flats Development Corp. for a Development Permit and a Heritage Alteration Permit at 3471 Chatham Street, dated November 17, 2014, from the Director, Development, be referred back to staff examine:
1. Alternative options for wheelchair access to the rooftop; 2. Measures incorporated into the proposed development to address potential privacy
overlook concerns from west facing balconies; 3. Long term options for the laneway network adjacent to the site; and 4. Options to enhance the landscaping to improve the pedestrian flow throughout the
site; and
report back to the Wednesday, January 14, 2015 Development Permit Panel meeting. "
This Staff Report addresses the Development Permit Panel referral by providing a summary of information to address the referral, providing a summary of the proposed revision to the building height and roof massing and presenting the Development Permit and Heritage Alteration Permit for issuance.
Development Information
A Development Application Data Sheet providing details about the revised development proposal is attached (Attachment B).
Please refer to the original Development Permit staff report dated November 17,2014 (Attachment A) for information pertaining to the history of the site, surrounding development, rezoning and public hearing results, public input received prior to November 17,2014 and responses, Richmond Heritage Commission comments, Advisory Design Panel comments, as well as staff comments on the proposal.
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Public Input
Public input was received regarding the proposal and discussed during the rezoning application process and in the original Development Permit staff report (Attachment A). After the original Development Permit Staff Report was written, the City received one (1) additional piece of correspondence from the public (Attachment C). The concerns raised in the new correspondence were similar to other comments received by staff and were included and discussed in the original Development Permit Staff Report as well as during the rezoning process.
Analysis
Wheelchair Access to the Rooftop
In response to the Development Permit Panel's referral to examine alternative options for wheelchair access to the rooftop, the applicant reviewed two (2) alternative options for wheelchair access to the rooftop if elevator access stopped at the third floor.
The first option reviewed by the applicant is the addition of a foldable platform wheelchair stair lift in the exit stair from the third floor to the rooftop. This option would require that the stair be doubled in width at the third floor and rooftop levels to allow for emergency exiting if the lift was in use or in the unfolded position. This means that the stair structure on the rooftop level would be doubled in size, requiring a redesign of the third floor plan. There is a smaller foldable seat stair lift available, which would have less spatial impact, but it only lifts the person; (not their wheelchair) not allowing a person in a wheelchair to access the rooftop on their own. The project architect advises that installation of a stair lift would also pose difficulties for compliance with exit stair handrail requirements in the BC Building Code. The applicant does not recommend pursuing this option which would require that a person in wheelchair travel alone to the rooftop as it is not designed for multiple users at one time. Universal design principles seek to avoid this kind of segregation as much as possible.
The second option reviewed by the applicant is the addition of a separate unenclosed vertical wheelchair lift from the third floor to the rooftop. This option would require the addition of a dropped elevator pit on the second floor and both the lift and a separate machine room on the third floor, requiring a redesign of the second and third floor plans. The applicant does not recommend pursuing this option which would also require that a person in wheelchair travel alone to the rooftop as it is also not designed for multiple users at one time.
The applicant continues to propose elevator access to the rooftop as it is designed for multiple users at one time, allowing equal access to all persons, including persons in a wheelchair.
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Potential Privacy Overlook Concerns
In response to the Development Permit Panel's referral to examine measures incorporated into the proposed development to address potential privacy overlook concerns from west facing balconies, the applicant advises that:
• The applicant has tried to sensitively address privacy for the neighbour to the west. The number of proposed west facing balconies was reduced through the development application review process. The rezoning application included four (4) west facing balconies and the current design includes three (3) balconies that have views to the west, two (2) of which also look north or south. There is only one (1) deck facing due west which results from the interior layout of the unit.
• In response comments from neighbours, the building design is sculpted and articulated for a less massive architectural form and character to appear as a number of smaller buildings. The placement of west facing balconies provides the required outdoor space for the apartments and also insets significant portions of the upper floors, creating the appearance of smaller building proportions of this proj ect.
• The balconies are pushed into the building face, not projecting out from the building face. In comparison to the rezoning, the result for the third floor balcony is that the interior living space has been set back behind the balcony 2.4 m (8 ft.) from the building face, or 4.1 m (13.5 ft) from the west property line.
• In addition to design features of the proposal, a 6 m wide undeveloped City lane will be improved with landscaping.
Laneway Network
In response to the Development Permit Panel's referral to examine long term options for the laneway network adjacent to the site, staff advise that:
• The rear lane at the north edge of the site provides vehicle access to an existing garage of a 3rd Avenue property, provides access to the rear of two (2) Broadway Street properties and the subject development site. The required laneway improvements will benefit the subject site and also the existing single-family lots on the north side of the lane.
• The undeveloped lane at the west edge of the site is needed to be maintained as a City utility corridor. There is a sanitary main in the undeveloped lane that services the lots fronting onto 4th Avenue and is also a major conveyance located in the middle of a larger sanitary sewer system that services Steveston Village and the residential area south of Richmond Street and between 4th Avenue and No.1 Road. There would be difficulties associated with trying to relocate this main, including technical issues of existing shallow grades and impacts to existing home owners of relocating on-site sanitary lines.
• The undeveloped lane at the west edge of the site and the rear lane are the boundary between the Steveston Village Heritage Conservation Area commercial core and the surrounding lower density single-family homes to the north and west. Maintaining the undeveloped lane as an open space buffer benefits the existing home and future potential homes on the lots on the west side of the lane, as well as benefitting future residents of the proposed development.
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III The undeveloped lane does not have the potential to create a new single detached lot. The existing undeveloped lane is only 6 m wide which is not wide enough to satisfy the City's minimum 9 m lot width for new standard sized single detached lots.
Pedestrian Flow Throughout the Site
In response to the Development Permit Panel's referral to examine options to enhance the landscaping to improve the pedestrian flow throughout the site, staff and the applicant advise that:
III On-site, the proposed landscape buffer along the rear facade of the proposed building is not wide enough to accommodate a walkway in addition to the required parking spaces. The narrow 0.8 m wide landscaping bed will be further narrowed by the required installation of gas meters. To accommodate a wheelchair, a walkway would need to be at least 1.2 m wide. This clearance cannot be accommodated in the proposed main floor plan and would result in the loss of commercial floor area to push in the rear facade of the building.
III Off-site, the rear lane at the north edge of the site is only 6.1 m wide, which is not wide enough to accommodate the addition of a dedicated pedestrian walkway. Pedestrian sidewalks are typically only included in the wider 9 m wide City Centre lane standard design.
III Transportation staff have reviewed and are supportive of the proposed site layout. The required accessible parking space is located close to 3rd Avenue. It is accessed by a vehicle through the rear lane, but benefits from a dedicated pedestrian route on-site connecting it to the 3rd Avenue sidewalk. Other visitors and customers walking to and from the other rear parking spaces will need to walk in the rear lane. This is acceptable to Transportation staff, as they expect traffic to be light in this lane, which will only service the block with the proposed development and will not be used for through traffic.
III The proposed parking along the rear lane is a typical condition for the three and a half blocks along the north edge of Steveston Village core. There is parking provided adjacent to the rear lane behind all of the commercial and mixed use buildings on the north side of Chatham Street between 3rd Avenue and No.1 Road, with the exception of the newer development at 3993 Chatham Street and the historic church building. In addition, there was parking provided adjacent to the rear lane behind the former Gulf & Fraser Credit Union building that was previously on the site.
Architectural Form and Character
In response to discussion at the December 10, 2014 Development Permit Panel meeting, the applicant has revised the design to: (i) lower the height of the elevator structure to minimize the extent ofthe height variance as much as possible; and (ii) better integrate the elevator structure into the overall roof massing to minimize the visibility of the elevator structure as much as possible.
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Through a combination of a customized elevator design and lowering a portion of the top landing at the rooftop level, the project architect was able to lower the total height and the requested height variance. The proposed building height was reduced from 15.4 m to 14.75 m, reducing the requested height variance from 3.4 m to 2.75 m above the 12 m bylaw restriction. The height variance request is limited to the 11.3 m2 (122 ft2) elevator shaft footprint, which represents 1 % of the total roof area. The elevator structure is set back from the Chatham Street and 3 rd Avenue property lines and set back further from the residential homes to the north and west.
The design strategy in the proposal included in the original Development Permit Staff Report was to minimize the visibility of roof around the elevator structure as much as possible. The revised design strategy in the revised Development Permit drawings is to better integrate the elevator structure into the overall roof massing to minimize the visibility of the elevator structure as much as possible. The revised design has a carefully sculpted roofthat complies with the zoning bylaw and conceals most of the elevator structure. The elevator structure is less visually prominent, projecting 1.3 m (4.25 ft.) above the main roof.
Zoning ComplianceNariances (staff comments in bold)
The applicant requests to vary the provisions of Richmond Zoning Bylaw 8500 to:
1) Increase the maximum permitted building height from 12.0 m to 14.75 m to allow elevator access to the roof deck level.
(Staff supports the proposed variance as it accommodates elevator access to the roof deck for people in wheelchairs and for people who have difficulty with stairs. The variance supports the intention of the project to support aging in place. All 10 of the proposed apartments will be Basic Universal Housing Features units. The height variance is limited to the elevator structure only which is pulled almost 10m away from the roof edge to a more central location in the roof massing, which includes a mix of flat roof, sloped roof and gable end treatments. All other aspects of the roof design meet the intent of Zoning Bylaw 8500. The variance was identified in the rezoning Staff Report, and the height of the elevator structure has been reduced from 15.4 m as shown in the rezoning Staff Report and original Development Permit Staff Report to a lower requested height variance of 14.75 m. The roof deck would provide residents with shared outdoor amenity space and the opportunity for some urban agriculture in their own small portable containers. To ensure that the deck is not visible from the street, larger planters, hedge or tree planting are not proposed.)
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Conclusions
In response to Development Permit Panel's referral, staff examined the issues of wheelchair access to the rooftop, potential privacy overlook concerns from west facing balconies, City laneway network and the pedestrian flow throughout the site.
In response to the referral, discussion at Development Permit Panel and working with staff, the applicant has revised the proposal to lower the height of the elevator structure and to better integrate the elevator structure further into the overall roof massing.
The proposed development is consistent with the Development Permit Guidelines for Steveston Village, as outlined in the Steveston Area Plan. The proposal also meets the guidelines, density provisions, and parking reductions of the Steveston Village Conservation Strategy.
The proposed massing and scale of the building would be a good fit with the existing character of the surrounding area, and would contribute to the ongoing redevelopment of the Steveston Village as a high-quality mixed-use area. Staff support the proposed development.
Sara Badyal Planner 2 (604-276-4282)
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Attachment A: Original Development Permit Staff Report dated November 17, 2014 Attachment B: Development Application Data Sheet Attachment C: Public Input (received after November 17,2014)
The following are to be met prior to forwarding this application to Council for approval: • Receipt ofa Letter-of-Credit for landscaping in the amount of$31,496.85; and • Voluntary contribution of$500 toward tree planting elsewhere in the City.
Prior to future Building Permit issuance, the developer is required to complete the following: • Incorporate sustainability, accessibility and Public Art measures in Building Permit (BP) plans as determined
via the Rezoning, Development Permit and/or Heritage Alteration Permit processes. • Enter into an Encroachment Agreement* for canopies/awnings/signs that encroach into Chatham Street and
3rd Avenue. Encroaching structures are required to be safe and easily removable. • Submit fire flow calculations signed and sealed by a professional engineer based on the Fire Underwriter
Surveyor ISO to confirm that there is adequate available flow for fire-fighting purposes. The required Servicing Agreement includes a new hydrant along 3rd A venue.
• The applicant is required to obtain a Building Permit for any construction hoarding associated with the proposed development. If construction hoarding is required to temporarily occupy a street, or any part thereof, or occupy the air space above a street or any part thereof, additional City approvals and associated fees may be required as part of the Building Permit. For further information on the Building Permit, please contact Building Approvals Division at 604-276-4285. Submission of a construction traffic and parking management plan to the satisfaction of the City's Transportation Division (http://www.richmond.ca/services/ttp/special.htm). If applicable, payment of latecomer agreement charges associated with eligible latecomer works.
4473123
City of Richmond
To: Development Permit Panel
From: Wayne Craig Director of Development
Attachment A
Report to Development Permit Panel
Date: November 17,2014
File: DP 14-672823 HA 14-672825
Re: Application by Steveston Flats Development Corp. for a Development Permit and a Heritage Alteration Permit at 3471 Chatham Street
Staff Recommendation
1. That a Development Permit be issued which would:
a) Pennit the construction of a three-storey mixed-use building at 3471 Chatham Street on a site zoned "Commercial Mixed Use (ZMV26) - Steveston Village" including 10 apartment housing lmits in the upper floors and approximately 319 m2 (3,438 ft2) commercial space on the ground floor;
b) Vary the provisions of Richmond Zoning Bylaw 8500 to:
i. Increase the maximum permitted building height from 12.0 m to 15.4 m to allow elevator access to the roof deck level; and
2. That a Heritage Alteration Permit be issued for the site at 3471 Chatham Street in accordance with Development Permit 14-672823.
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Origin
- 2 -
Staff Report
DP 14-672823 HA 14-672825
Steveston Flats Development Corp. has applied to the City of Richmond for permission to develop a three-storey mixed-use building at 3471 Chatham Street on a site zoned "Commercial Mixed Use (ZMU26) - Steveston Village". The building proposal includes 10 apartment housing units in the upper floors, approximately 319 m2 (3,438 ft2) commercial space on the ground floor and parking for 28 cars provided on-site. The site is currently v.acant as the building formerly occupying the site was demolished in accordance with an approved Heritage Alteration Permit (HA 13-641865).
The site is being rezoned from the "Steveston Commercial (CS3)" zone to the "Commercial Mixed Use (ZMU26) - Steveston Village" zone for this project under Bylaw 9138 (RZ 13-643436). Bylaw 9138 received Third Reading following the Public Hearing on July 21, 2014 and the conditions associated with final adoption of the rezoning are being addressed by the owner.
A Servicing Agreement is a condition of final adoption of Bylaw No. 9138 for road network improvements on Chatham Street, 3 rd Avenue and the rear lane to the north and for utility improvements to the storm, sanitary and water systems.
Development Information
Please refer to the attached Development Application Data Sheet (Attachment 1) for a comparison of the proposed development data with the relevant bylaw requirements.
Background
The site is located at the north-west comer of Chatham Street and 3rd A venue in the Steveston Village Heritage Conservation Area. Under the Steveston Village Conservation Strategy (the Strategy) the site can be developed at a maximum density of 1.6 floor area ratio (FAR), and a height of three storeys. The proposed development is consistent with the provisions of the Strategy.
The designation of the Steveston Village Heritage Conservation Area requires a Council-issued Heritage Alteration Permit for the development as well as a Development Permit.
Development surrounding the subject site is as follows:
iii To the north and west, across the rear lane to the north and undeveloped lane to the west, are single detached homes, zoned "Single Detached (RSlIA)".
II To the east, across 3rdAvenue, are a number ofthree-storey mixed use buildings that are set back froJ;ll Chatham Street behind surface parking areas, consist ofresidential units above ground floor commercial space. The properties are zoned "Steveston Commercial (CS3)". .
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III To the south-east, diagonally, across both 3rd Avenue and Chatham Street, is an outdoor storage yard for Rod's Building Supplies and a single-storey commercial building. All of these properties are zoned "Steveston Commercial (CS3)".
III To the south, across Chatham Street, are a surface parking area and identified heritage resources which front onto 3rd Avenue. The resources include the vacant south-west corner of3 rd Avenue and Chatham Street, the Steveston Courthouse, and the Sockeye Hotel (Steveston Hotel). The vacant south-west corner oOrd Avenue and Chatham Street is the symbolic civic precinct; formerly consisting of the Steveston Courthouse, the City jail and a former firehouse. All ofthese properties are zoned "Steveston Commercial (CS2)".
1/1 To the south-west, across Chatham Street, are lands owned by Crown Federal and the Steveston Harbour Authority that extend from Chatham Street to the Fraser River, zoned "Light Industrial (IL)". Existing land uses include surface parking areas fronting onto
. Chatham Street, a mix of buildings and storage areas, structures in the river for commercial boats, and the Gulf of Georgia Cannery.
Rezoning and Public Hearing Results
The Public Hearing for the rezoning ofthis site was held on July 21,2014. At th~ Public Hearing, both support for the project and concerns regarding the project were expressed by members of the public. The majority of the concerns raised by members ofthe public and correspondence submitted to the Public Hearing were similar to other comments received by staff and were included and discussed in the rezoning staff reports dated April 29, 2014 and June 2, 2014. Two (2) new concerns raised in the correspondence include (staff comments are included in 'bold italics'):
• The desire to locate the required accessible parking space in the secure residential parking area - There are mQre parking spaces provided on the site than Zoning Bylaw 8500 requires. To maximize its availability, the one (1) required accessible parking space is located in the bank of parking to be shared by residential visitors and the commercial uses. Each apartment will be provided with two (2) resident parking spaces. One (1) of the resident parking spaces is located adjacent to a walkway, providing additional space for manoeuvring in and out of a vehicle.
III The rooftop deck will not be usable due to wind and the rooftop access structure is unattractive - The rooftop deck is requested by the applicant to provide residents with an opportunity for shared semi-private outdoor amenity space. There are a number of roof decks in Steveston and excessive wind is not expected to interfere with use of the proposed roof deck. The rooftop access structure is located in a central location on the roof, away from the edge of the building to limit any potential overlook onto neighbouring properties and should not be significantly visible from the street. A height variance is requiredfor the rooftop access structure as discussed later in this report.
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Staff Comments
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The proposed scheme attached to this report has satisfactorily addressed the significant urban design issues and other staff comments identified as part of the review of the subj ect Development Permit application. In addition, it complies with the intent of the applicable sections of the Official Community Plan (OCP) and is' generally in compliance with the "Commercial Mixed Use (ZMU26) - Steveston Village" zone except for the zoning variances noted below.
Zoning ComplianceNariances (staff comments in bold)
The applicant requests to vary the provisions of Richmond Zoning Bylaw 8500 to:
1) Increase the maximum permitted building height from 12.0 m to 15.4 m to allow elevator access to the roof deck level.
(Staff supports the proposed variance as it accommodates elevator access to the roof deck for people in wheelchairs and for people who have difficulty with stairs. The variance supports the intention of the project to support aging in place. All 10 of the proposed apartments will be Basic Universal Housing Features units. TIle heigh,t variance is limited to the elevator structure only which is pulled almost 10 m away from the roof edge to a more central location in the roof massing, which includes a mix of flat roof, sloped roof and gable end treatments. All other aspects of the roof design meet th.e intent of Zoning Bylaw 8500. The variance was identified in the rezoning staff report along with sun shading diagrams illustrating that the proposed central rooftop structure would not cast shadows on neighbouring properties. The roof deck would provide residents with shared outdoor amenity space and the opportunity for some urban agriculture in their own small portable containers. To ensure that the deck is not visible from the street, larger planters, hedge or tree planting are not proposed).
Richmond Heritage Commission Comments
The Richmond Heritage Commission reviewed and supports the proposal. A copy of the relevant excerpt from the meeting minutes from October 15, 2014 is attached for reference (Attachment 2).
Advisory Design Panel Comments
. The Advisory Design Panel reviewed and supports the proposal and provided comments for the applicant to consider. A copy of the relevant excerpt from the Advisory Design Panel Minutes from October 8,2014 is attached for reference (Attachment 3). The design response from the applicant has been included immediately following the specific Design Panel comments and is identified in 'bold italics'.
Analysis
Conditions of Adjacency e The subject site is located in the far north-west corner of the Steveston Village Heritage
Conservation Area; the only property on the block zoned and designated for mixed-use and three-storey building height. The proposed building would introduce a strong urban retail frontage at the corner of the site, consistent with other recent developments in the Steveston
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Village. Unique to the proposal, a more residential character would be provided for the remainder of the building as a transition to the residential character of the properties and neighbourhood to the west and north.
iii The proposed building is located along the south edge of the site, with a surface parking area adjacent to the existing rear City lane to the north. Building setbacks and the rear lane provide a generous separation between the proposed building and the back yards of existing residential homes north of the lane that front onto Broadway Street.
• An existing undeveloped City lane along the west edge of the site as well as several large trees on the neighbouring residential property provide a generous separation between the proposed bUilding and the existing residential home that fronts onto Chatham Street. At the request of the neighbours, sculptural artwork panels with lighting are proposed on the west elevation of the building. The undeveloped lane will be landscaped with low plants to discourage loitering.
Gl The sun shading diagrams provided at rezoning are included as reference plans and illustrate that the elevator structure located centrally on the roof deck would not cast shadows on neighbouring properties.
Urban Design and Site Planning I!I The proposed development meets the intent of the StevestoJ;l Area Plan Design Guidelines for
new development in the Steveston Village Heritage Conservation Area. The type, scale and character of the building is also compatible with the requirements and guidelines of the Steveston Village Conservation Strategy.
fI Pedestrian access to the proposed commercial units wiil be directly from Chatham Street. The 10 residential apartment housing units would be accessed through the residential lobby from the 3 rd A venue side of the site to the east.
II The exact configuration of off~site works including the location of the sidewalk and boulevard configuration will be determined by separate required Servicing Agreement. Any additional guidelines or policies resulting from the Steveston streetscape or conservation strategy reviews would be incorporated into the design of off-site works as part of the required Servicing Agreement.
\! The propQsed landscaping design includes a planting area along 3rd Avenue to help screen views of parking in the rear of the site.
• All 10 apartment units would have dedicated private outdoor space in the fonn of deck space, and shared use of the rooftop deck outdoor amenity area.
iii Vehicle parking for residents is provided in a secure parking area in the building accessed from the rear lane. Vehicle parking for resident visitors and the commercial uses is provided along the rear edge of the building, accessed from the rear lane. A legal agreement to ensure shared use and to prohibit assignment to any specific unit was secured through the rezoning.
I) Resident visitor parking spaces are shared with the commercial uses, consistent with the . provisions of Zoning Bylaw 8500. The size and configuration of parking stalls meets the minimum requirements of Zoning Bylaw 8500.
" Actual parking provided is: o 2 spaces per dwelling unit for a total of20 residential parking spaces, which exceeds the
Steveston Village Conservation Strategy by 10 parking spaces. o 8 commercial parking spaces, which exceeds the Steveston Village Conservation Strategy
by 1 parking space.
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I) Long term bicycle storage is provided in a storage area in the parking structure. Short term bicycle storage (a bicycle rack) will also be provided in the boulevard south of the site, near the proposed commercial units. The number of bicycle parking spaces proposed would meet the requirements of Zoning Bylaw 8500.
II The garbage and recycling area is provided within the parking level with door access directly to the lane. The number of containers needed for this development meets City requirements. Garbage and recycling will be collected from the lane.
Architectural Form and Character II The overall height and massing of the proposal meets the Development Permit guidelines of
the area plan and the Steveston Village Conservation Strategy. fiI A simple building massing is provided at the corner with heritage character and clear
articulation of the building base differentiated from the upper floors. The building massing changes to a more residential character to transition to the neighbouring residential neighbourhood in a manner that is also complementary to the commercial character of the Village. Residential windows are proposed to have a design reminiscent of windows used in the past and overall high quality of materials is proposed.
at Areas of weather protection are provided for commercial units and the residential lobby in the form offabric awnings and projecting shed roofs, which are well integrated into the building design and meet the Development Permit guidelines for the area.
fiI The proposed building design references historic lot lines by breaking up the massing of the building to appear as three (3) separate buildings along 3rdAvenue and Chatham Street.
II An articulated roof line is proposed and a functional rooftop deck outdoor amenity area would be provided, consistent with the Development Permit guidelines.
e Commercial unit entrances are well articulated and are recessed from the front wall of the building, breaking up the facade and echoing a historical pattern of individual storefronts.
III The Steveston Village Conservation Strategy identifies the fine grain of development as a key heritage feature of the Village. The proposed building reflects and reinforces this heritage character through massing and articulation of the building, colour and materials.
II Proposed materials feature Hardie lap siding and Hardie board and batten, consistent with the Development Permit guidelines in the Steveston Area Plan.
41 Duroid shingles in a grey colour combination will finish the roof. 19 The exterior colours are drawn from the Benjamin Moore Historical Tru Colours Palette:
Audobon Russet is proposed for lap siding for approximately 1/3 of the street fronting elevations. Knoxville Grey and Herbes de Provence are proposed for lap siding for approximately 1/3 of the street fronting elevations and approximately 112 of the rear and side elevations. Weston Flax is proposed for trim, board and batten, the rooftop access structure. and garage entry.
ill Windows frames are proposed to be charcoal grey, providing contrast in the facade and a variety of windows are proposed for the building. Commercial units feature anodized aluminum commercial windows in a traditional store front scale and size. Residential units feature high-quality vinyl windows with a metal veneer on the exterior.
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Landscape Design and Open Space Design
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/1.1 As noted in the original rezoning staff report, the three (3) existing trees on the site were identified for removal (1 Japanese Maple & 2 Crimson King Maples).
/II As replacement for removal ofthe three (3) existing trees, the developer is proposing to plant five (5) new Bowhall Red Maple trees along the rear edge of the site, providing,greenery along the rear lane, shade and visually breaking up the surface parking area. To achieve the 2:1 compensation ratio identified in the OCP, the developer will also be providing a $500 contributiontowards tree planting elsewhere in the City.
/II The landscape design includes: extending the concrete sidewalk treatment to the building edge along Chatham Street and 3rd Avenue; providing planting beds along the rear edge of the site with raised protective curbs, shrubs and trees; and treating the undeveloped lane along the west edge of the site with a low fence and groundcover planting.
@ No permanent planters, hedge or tree planting are proposed for the rooftop deck. /II The developer will provide a landscape security in the amount of $31,496.85 as a
requirement ofthe Development Permit.
Public Art @ As noted in the original rezoning staff report, the proposal includes the installation of nine (9)
artwork panels as a requirement of the rezoning. The sculptural concrete wall panels were removed from the Gulf & Fraser Credit Union that was previously on the site.
e The Richmond Public Art Advisory Committee supports the proposaL The committee reviewed and supported the proposal as part of the rezoning application review process.
Sustain ability Measures As noted in the original rezoning staff report, the proposal includes: • Tankless on-demand water boiler systems with 99.9% efficiency. /II Ultra insulated trip1e glazed windows. • Icynene foam insulation with 35% higher insulation value than equivalent thickness batts. • Low flow dual flush toilets. ® Energy efficient LED dimmable lighting; some with daylight sensors and/or timer switches. lID Heat recovery ventilation units for residential units.
Crime Prevention Through Environmental Design • There is good casual surveillance to the ground floor area and surrounding streets from the
proposed residential units and the street to provide a sense of security. • Mailboxes are provided in a secure residential lobby fronting onto yd Avenue. /II The resident parking area inside the building is secured. I!I There has been a history of loitering in the undeveloped lane on the west side of the site. In
order to enhance security in this area, a low picket fence, groundcover planting and wall mounted heritage-style lighting is proposed to disco1-ITage pedestrian ac'cess and loitering.
Accessible Housing e All 10 of the proposed apartment housing units are basic universal housing units that are
designed to be easily renovated to accommodate a future resident in a wheelchair. These single-storey units are required to incorporate all of the accessibility provisions listed in the Basic Universal Housing Features section of Zoning Bylaw 8500.
4405918
November 17,2014
Heritage Alteration Permit
- 8 - DP 14-672823 HA 14-672825
It The development site is located within the Steveston Village Heritage Conservation Area and all new development requires a Heritage Alteration Permit issued by Council. A Heritage Alteration Permit (HA 14-672825) has been drafted to require construction to be as per the Development Permit iss-qed for the site.
\) The proposed building design meets the design guidelines for new development in the Village, and provides a transition between the Village and the existing character of the surrounding single-family area.
Conclusions
The proposed development is consistent with the Development Permit Guidelines for Steveston Village, as outlined in the Steveston Area Plan. The proposal also meets the guidelines, density provisions, and parking reductions of the Steveston Village Conservation Strategy.
The proposed massing and scale of the building would be a good fit with the existing character of the surrounding area, and would contribute to the ongoing redevelopment of the Steveston Village as a high-quality mixed-use area. Staff support the proposed development.
S IL~7L,\b-?l-t~ iJVQ
Sara Badyal Planner 2 (604-276-4282)
SB:blg
Attachment 1: Development Application Data Sheet Attachment 2: Richmond Heritage Commission Meeting Minutes (October 15, 2014) Attachment 3: Advisory Design Panel Meeting Minutes (October 8, 2014)
The following are to be met prior to forwarding this application to Council for approval: • Receipt of a Letter-of-Credit for landscaping in the amount of $31,496.85 .. Voluntary contribution of $500 toward tree planting elsewhere in the City.
Prior to future Building Permit issuance, the developer is required to complete the following: • Incorporate sustainability, accessibility and Public Art rrieasures in Building Permit (BP) plans as determined
via the Rezoning, Development Permit and/or Heritage Alteration Permit processes. .. Enter into an Encroachment Agreement* for canopies/awnings/signs that encroach into Chatham Street and 3 rd
A venue. Encroaching structures are required to be safe and easily removable. " Submit fIre flow calculations signed and sealed by a professional engineer based on the Fire Underwriter
Surveyor ISO to confIrm that there is adequate available flow for fIre-fIghting purposes. The required Servicing Agreement includes a new hydrant along 3rd Avenue. . .
.. The applicant is required to obtain a Building Permit for any construction hoarding associated with the proposed development. If construction hoarding is required to temporarily occupy any part of a street or air space above a street, additional City approvals and fees may be required. Submission of a construction traffic and parking management plan to the satisfaction of the City's Transportation Division (http://www.richmond.ca/services/ttp/special.htm) . If applicable, payment of latecomer agreement charges associated with eligible latecomer works.
4405918
City of Richmond
DevelopmentApplication Data Sheet Development Applications Division
Address: 3471 Chatham Street
Applicant: Stevesto.n Flats Development Corp.
Site Area:
Land Uses:
ocp Designation:
Zoning:
Number of Units:
Floor Area Ratio
Lot Coverage
Setbacks:
Previously 1.473 m2
Vacant
Heritage Mixed-Use (CommercialIndustrial with Residential & Office
Commercial Mixed USe (ZMU26)Steveston Vii
None
Max. 1.6
Max. 100%
Owner: Same ~~~--------------------
Mixed-Use Commercial and Residential
Complies
Complies
10 apartment housing units And 319.4 m2 commercial area
438
1.6 . None permitted
78% None
3rd Avenue Max. 0 m at first two storeys 0.5 m to 2.4 m (0 m to 2.4 m Chatham Street except for limited recesses to cornice/overhang) None Rear Lane None 6.3 m West Yard None 0.5
Building Height Three Storey & Max. 12 m 3.4 m Increase for elevator structure
Parking Spaces: As per the Steveston Village Conservation Strategy:
CommercialNisitor 7 8 None
Resident 10 20 Accessible (1 ) (1 ) Total 19 28
Small Car Parking Spaces: Not permitted None None
Tandem Parking Spaces Permitted None None
Amenity Space -Indoor: Min. 70 m2 Cash-in-lieu None
Amenity Space - Outdoor: Min. 60 m2 139 m2 None
44059]8
Attachment 2
Excerpt from the Minutes from
The Richmond Heritage Commission Meeting
Wednesday, October 15,2014
4. BUSINESS ARISING a. Development Permit and Heritage Alteration Permit - 3471 Chatham Street
Members of ZGF Cotter Developments joined the Commission to present on the latest information on the development at 3471 Chatham Street. It was noted that this building has gone through several changes since the last presentation to the Commission and discussion ensued on historical design elements, the design of the doors, the Sakamoto guidelines, lot lines with respect to the Official Community Plan, heritage features, materials, accessibility, retail bays, Universal Housing Policy, and colour palette. It was noted that the bas relief panels salvaged from the old GF Financial building are being incorporated and lit in the new design with a plaque.
In response to a question from the Commission, it was noted that some of the colours used are in compliance with the Vancouver Heritage Foundation's heritage colour palette, as well as some selected from Benjamin Moore's Heritage Series as well as a few others.
Discussion ensued on the parking situation, it was noted that 8 stalls will be available offthe lane and the parking lot will be discrete, visible from 3rd Ave with some street parking available. Discussion further ensued on accessible stalls, signage, and stalls being used as both visitor parking and commercial parking.
Disctlssion also ensued on the [undeveloped] laneway which will be closed-off, landscaped, lit, City-owned, but likely maintained by these units. .
It was noted that the developer and owner are not to the p oint of pricing yet, but will likely charge between $450 -$600 a square foot depending on many factors.
It was noted that this project will go to the Development Permit Panel next, and then to Council.
It was moved and seconded
That the Richmond Heritage Commission support the project at 3471 Chatham Street as presented at tonight's meeting.
CARRIED
44059]8
- 2-
Attachment 3
Advisory Design Panel Meeting
Wednesday, October 8, 2014
Annotated Excerpt from Meeting Minutes (with design response comments inselied in 'bold italic ' text)
3, DP 14-672823 3-STOREY MIXED USE DEVELOPMENT WITH 10 APARTMENTS OVER 324 SQ,M, OF COMMERCIAL
PROPERTY LOCATION: 3471 Chatham Street
Applicant's Presentation
Architect Rob Whetter, ZOF Cotter Architects Inc., and Landscape Architect Johnny Zhang, Maruyama and Associates, presented the project and answered queries from the Panel on behalf of the applicant.
Panel Discussion
Comments from the Panel were as follows:
appreciate the sustainability features of the project, e.g. the ultra insulated triple glazing of the windows, foam insulation, and low-flow dual flush toilets; good approach from an energy point of view; hope that other proj ects will follow the direction of the subject development - Noted.
o good project; like the successful design which reflects the commercial developments being rebuilt in the central part of the Steveston Village Area; appreciate the project's dark grey and cream corner feature; blends well with adj acent residential areas - Noted.
commend the applicant for including Basic Universal Housing Features; floorplans are suitable; consider using pocket doors for washroom entries to provide extra floor space and enhance accessibility - Considered, but not included due to maintenance concerns.
project is handled well; scale of the proposed development is broken down through colour differentiation and breaking down of volumes; the colour palette, roof line and street edge treatment are well handled - Noted.
appreciate the use of salvaged sculptural relief panels; however, almost half of them are hidden and not visible to the public; look at other possible locations where the hidden panels could be better utilized - To ensure compliance with rezoning considerations and commitments made to the public and Council, the re-use of the sculptural panels is supported by staff. The relocation of one (1) panel from the rear lane elevation into the lobby is supported by staff.
design is suitable for the Steveston Village Area in terms of colour, scale and style; appreciate the preservation of the SCUlptural relief panels - Noted.
the applicant provided a clear and succinct presentation; intent is clear; appreciate how the project transitions from the neighbouring sites to the building block; adds quality to the project; projects fits well with the neighbourhood; fully support the project - Noted.
- 3 -
project is nicely designed and well handled; appreciate the drawings submitted by the applicant - Noted.
look at using the sculptural relief panels in other locations of the proposed development, e.g. at the lobby and at the northeast section of the building to provide screening for garbage and recycling; awnings above the panels have an uncomfortable feel- See previous comments regarding the sculptural panels. Awnings have been removed.
shadowing works well - Noted.
white square at the parking entry could be handled better; consider introducing a trellis to tidy up the parking entry- Board and batten detailing added to area above parking entry.
architecture is well thought out - Noted.
use of the salvaged sculptural relief panels is not appropriate for the subject development; too strong for a soft building; no need for trellises as the building architecture is already strong -See previous comments regarding the sculptural panels.
consider improving the storefront doors, consider wood trim doors with smaller glazing panels in lieu of the proposed door material- Awnings have been removed.
consider further articulation to the ground plane; look at the proposed planting panels; suggest finer grain detail or modules in lieu of the monolithic one piece trellises in between the windows - Further detailing added to trellises.
the frequency set up for the awnings in concert with the storefront windows becomes an issue at the sculptural reliefpanels - Awnings have been removed.
consider moving the bike locker to front face of the building; also consider louvers or windows on the inside of the garbage and recycling area to allow sunlight penetration -Bicycle lockers consolidated and located at so,uthwest corner ofparking area) which has internal corridor access to Chatham Street. Window added to north elevation to allow sunlight penetration into garbage and recycling area.
consider a pathway and some seating on the laneway to enhance the public experience - This has been considered and is not supported by staff due to concerns discussed at Planning Committee relating to site history.
sun exposure to the sculptural panels on the south side of the building provide a good contrast; if located on the north side, this effect would be lost - Awnings have been removed which will improve light effect.
Panel Decision
It was moved and seconded that DP 14-672823 be supported to move forward to the Development Permit Panel subject to the applicant giving consideration to the comments of the Panel. CARRIED
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~ City of Richmond
Development Application Data Sheet Development Applications Division
Address.: 3471 Chatham Street
Applicant: Steveston Flats Development Corp.
Planning Area(s): Steveston Village (Steveston)
Owner: Same ~~~--------------------
Site Area:
Land Uses:
ocp Designation:
Zoning:
Previously 1.473 m2
Vacant
Heritage Mixed-Use (CommercialIndustrial with Residential & Office Ab Commercial Mixed Use (ZMU26) -Steveston Viii
Mixed-Use Commercial and Residential
Complies
Complies
Number of Units: None
Floor Area Ratio: Max. 1.6 1.6 None permitted
Lot Coverage: Max. 100% 78% None
Setbacks: 3rd Avenue Max. 0 m at first two storeys 0.5 m to 2.4 m (0 m to 2.4 Chatham Street except for limited recesses m to cornice/overhang) None Rear Lane None 6.3 m West Yard None 0.5 m m to overhan
Building Height Three Storey & Max. 12 m Three Storey & 14.75 m 2.75 m increase for for elevator structure elevator structure
Parking Spaces: As per the Steveston Village Conservation Strategy:
CommercialNisitor 7 8 None Resident 10 20
Accessible (1 ) (1 ) Total 19 28
Small Car Parking Spaces Not permitted None None
Tandem Parking Spaces Permitted None None
Amenity Space - Indoor Min. 70 m2 Cash-in-lieu None
Amenity Space - Outdoor Min. 60 m2 139 m2 None
4473123
Attachment C
December 8, 2014
Director, Richmond City Clerk's Office
Re: Steveston Flats Development Corp., 3471 Chatham St. Development Pennit Panel meeting December 10, 2014
Despite the fact that Council's approval for this development seems to be a foregone conclusion, we feel we need to have our concerns recorded one more time.
We have never been against development on this site but have been diligent in trying to get the best possible building for our neighbourhood and our community. .
In our Feb., 2014 letter to the Planning Department, we outlined in considerable detail all the ways in which we felt the proposed building was in contravention of existing zoning, the Steveston Area Plan, and Steveston's Conservation Area Guidelines. While acknowledging that each and every one of our concerns was credible, the Planning Department decided to make "exceptions" in aU cases in order to move the proposal forward.
Following our presentation to Council's Planning Committee on May 6, 2014, some cosmetic changes were made to the building. Subsequent presentations to the Planning Committee on June' 17, 2014 and the public hearing on July 21,2014 resulted in no further alterations to the two most critical aspects of the proposaL The first being the size of the building and the second being the rooftop patio without which the elevator access and the height variance request would not even be necessary. We have consistently been opposed to both as totally unnecessary and completely inappropriate.
It is interesting to note that Councillor McNulty was recently reported in the local paper as having such great concern about the shadowing of neighboring yards created by the new development on the Steveston High School site that he requested the proposal be sent back to the Planning Department for reconsideration of setbacks while at the same time being quite prepared to accept this current proposal which will put all the adjacent back yards in shadow all winter.
Having Council members apologize for decisions which prove to be mistakes does not justify making the same decision and expecting a better result.
Tommy Douglas once said that the great thing about democracy was that everyone had the right to make the wrong decision,
We recognize Richmond Council's authority to accept this developer's proposal but we will not respect their decision to forever change the character of our neighbourhood in doing so.
Ralph and Edith Turner 3411 Chatham Street
.Cityof Richmond
Heritage Alteration Permit Development Applications Division
6911 NO.3 Road, Richmond, BC V6Y 2C1
File No.: HA 14-672825
To the Holder: Steveston Flats Development Corp,
Property Address: 3471 Chatham Street
Legal Description: P.I.D.029-139-741 Lot 1 Section 20 Block 3 North Range 7 West New Westminster District Plan EPP30378
(s.972, Local Government Act)
1. (Reason for Permit) 0 Designated Heritage Property (s.967) o Property Subject to Temporary Protection (s.965) o Property Subject to Heritage Revitalization Agreement (s.972) [0 Property in Heritage Conservation Area (s.971) o Property Subject to s.219 Heritage Covenant
2. This Heritage Alteration Permit is issued in accordance with Development Permit DP 14-672823.
4. This Heritage Alteration Permit is issued subject to compliance with all of the' Bylaws ofthe City applicable thereto, except as specifically varied or supplemented by this Permit.
5. If the alterations authorized by this Heritage Alteration Permit are not completed within 24 months of the date of this Permit, this Permit lapses.
AUTHORIZING RESOLUTION NO. ISSUED BY THE COUNCIL THE DAY OF ,2015.
DELIVERED THIS DAY OF ,2015.
MAYOR CORPORATE OFFICER
IT IS AN OFFENCE UNDER THE LOCAL GOVERNMENT ACT, PUNISHABLE BY A FINE OF UP TO $50,000 IN THE CASE OF AN INDIVIDUAL AND $1,000,000 IN THE CASE OF A CORPORATION, FOR THE HOLDER OF THIS PERMIT TO FAIL TO COMPLY WITH THE REQUIREMENTS AND CONDITIONS OF THE PERMIT.
4406476
IL
City of . Richmond
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Original Date: 10102/14
Revision Date:
3671
40.1 3688
Note: Dimensions are In METRES
City of Richmond Development Permit
No. DP 14-672823
To the Holder: Steveston Flats Development Corp.
Property Address:
Address:
3471 Chatham Street
cIa Reiner Siperko 6800 Gamba Drive Richmond, BC V7C 2G5
1. This Development Permit is issued subj ect to compliance with all of the Bylaws of the City applicable thereto, except as specifically varied or supplemented by this Permit.
2. This Development Permit applies to and only to those lands shown cross-hatched on the attached Schedule "A" and any and all buildings, structures and other development thereon.
3 .. The "Richmond Zoning Bylaw 8500" is hereby varied to:
a) Increase the maximum permitted building height from 12.0m to 14.75 m to allow elevator access to the roof deck level.
4. Subject to Section 692 of the Local Government Act, R.S.B.C.: buildings and structures; off-street parking and loading facilities; roads and parking areas; and landscaping and screening shall be constructed generally in accordance with Plans #1 to #11 attached hereto.
5. Sanitary sewers, water, drainage, highways, street lighting, underground wiring, and sidewalks, shall be provided as required.
6. As a condition of the issuance of this Permit, th~ City is holding the security in the amount of $31,496.85. to ensure that development is carried out in accordance with the terms and conditions of this Permit. Should any interest be earned upon the security, it shall accrue to the Holder if the security is returned. The condition of the posting of the security is that should the Holder fail to carry out the development hereby authorized, according to the terms and conditions of this Permit within the time provided, the City may use the security to carry out the work by its servants, agents or contractors, and any surplus shall be paid over to the Holder. Should the Holder carry out the development permitted by this permit within the time set out herein, the security shall be returned to the Holder. The City may retain the security for up to one year after inspection of the completed landscaping in order to ensure that plant material has survived.
7. If the Holder does not commence the construction permitted by this Permit within 24 months of the date of this Permit, this Permit shall lapse and the security shall be returned in full.
4473123
Development Permit No. DP 14-672823
To the Holder: Steveston Flats Development Corp.
Property Address: 3471 Chatham Street
Address: c/o Reiner Siperko 6800 Gamba Drive Richmond, BC V7C 2G5
8. The land described herein shall be developed generally in accordance with the terms and conditions and provisions of this Permit and any plans and specifications attached to this Permit which shall form a part hereof.
This Permit is not a Building Permit.
AUTHORIZING RESOLUTION NO. DAY OF
DELIVERED THIS DAY OF
MAYOR
ISSUED BY THE COUNCIL THE
lL
City of Richmond
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18.28
DP 14-672823 SCEDULE "A"
ZR6
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20,12 20,13
3571 3591 3631
20.12 20.13 20.13
13.41 13.4113.41
3560 3580 3600
01 01
Original Date: 10101/14
Revision Date:
3671
. 40.1
3688
Note: Dimensions are In METRES
Notes: • Subject to Heritage Alteration Permit HA 14-672825 • Separate Sign Permits are required for commercial signage, • Off-site works via separate required Servicing Agreement for infrastructure and frontage improvements, • Development is required to comply with mixed use building noise Restrictive Covenant registered on Title regarding mitigation of
HV AC and non-residential use potential noise impact on residential uses, Future Building Permit is required to include sealed confirmation from registered professionaL
• 10 Basic Universal Housing Feature apartment units are required to comply with Zoning Bylaw 8500, • Variance included to:
o Increase maximum building height from 12 m to 14,75 m for the elevator structure. • Public Ali - installation of nine (9) sculptural panels by artist Leonard Epp along with a didactic panel • Transportation Demand Management features:
o 4 parking spaces (20% of resident spaces) provided with 120 volt receptacle for electric vehicle charging o 5 parking spaces (25% of resident spaces) pre-ducted for future wiring for electric vehicle charging
• Sustain ability features: o "Rennai" tankless on-demand water boiler systems with 99,9% efficiency. o Ultra insulated triple glazed windows o Icynene foam insulation with 35% higher insulation value than equivalent thickness batt insulation. o Low flow dual flush toilets o Enel:gy efficient LED dimmable lighting, some with daylight sensors and/or timer switches, o Heat recovery ventilation units for residential units,
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