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City of Richmond Report to Development Permit Panel
To: Development Permit Panel Date: January 20,2014
From: Wayne Craig File: DP 13-630413 Director of Development
Re: Application by Yamamoto Architecture Inc. for a Development Permit at 9431, 9451, 9471 and 9491 Williams Road
Staff Recommendation
That a Development Permit be issued which would permit the construction of 20 townhouse units at 9431, 9451, 9471 and 9491 Williams Road on a site zoned "Medium Density Townhouses (RTM2)".
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January 20,2014 -2- DP 13-630413
Staff Report
Origin
Yamamoto Architecture Inc. has applied to the City of Richmond for permission to develop 20 townhouse units (10 two-storey and 10 three-storey townhouse) at 9431,9451,9471 and 9491 Williams Road. The subject site is being rezoned from "Single Detached (RSlIE)" to "Medium Density Townhouses (RTM2)" for this project under Bylaw 8972 (RZ 11-586280), which received third reading following the Public Hearing on January 21, 2013. The site currently contains four (4) single-family dwellings. The houses will be demolished and the site will be consolidated to allow the proposal townhouse project.
Storm sewer upgrades and frontage improvements were secured through the rezoning process and will be constructed through a separate Servicing Agreement (SA 13-628182), which must be entered into prior to final adoption of the rezoning bylaw. Works include, but are not limited to, upgrade to the existing storm sewer along the frontage to a minimum of 600 mm, removal of the existing sidewalk, and construction of a new 1.5 m wide sidewalk along the property line and a 1.50 m grass and treed boulevard between the new sidewalk and the existing curb.
Development Information
Please refer to attached Development Application Data Sheet (Attachment 1) for a comparison of the proposed development data with the relevant bylaw requirements.
Background
Development surrounding the subject site is as follows:
To the North: Existing single-family dwellings on lots zoned "Single Detached (RSlIE)" fronting Pinewell Crescent.
To the East: Existing single-family dwellings on lots zoned "Single Detached (RSlIE)" fronting Williams Road.
To the South: Existing single-family dwellings on lots zoned "Single Detached (RSlIE)" fronting Williams Road; then James Whiteside Elementary School on a site zoned "School and Institutional Use (SI)".
To the West: Existing single-family dwellings with coach house on lots zoned "Coach House (RCH)", then existing single-family dwellings on lots zoned "Single Detached (RS lIE)", fronting Williams Road.
Rezoning and Public Hearing Results
The Public Hearing for the rezoning of this site was held on January 21, 2013. At the Public Hearing, the property owner of the adjacent property to the north at 9371 Pinewell Crescent expressed concerns regarding: potential flooding on his property; on-site drainage; proposed site grading: and privacy. The resident suggested that a retaining wall be installed to address these concerns regarding privacy and site grading. In response to the neighbour's concern, the applicant is proposing a 0.6 m high retaining wall along the common property line with a 1.8 m
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high solid wood privacy fence on top. Perimeter drainage will be installed as part of the Building Permit to ensure the proposed grade change does not adversely impact the surrounding sites including adjacent single-family developments.
Staff Comments
The proposed scheme attached to this report has satisfactorily addressed the significant urban design issues and other staff comments identified as part of the review of the subject Development Permit application. In addition, it complies with the intent of the applicable sections ofthe Official Community Plan (OCP) and is in compliance with the "Medium Density Townhouses (RTM2)" zone.
Advisory Design Panel Comments
The proposal was presented to the Advisory Design Panel (ADP) for review on November 20,2013. Since quorum was not present, the Panel did not vote on the item; however, the consensus of the Panel was that the item should proceed to Development Permit Panel. A copy of the relevant excerpt from the minutes ofthe Advisory Design Panel meeting is attached for reference (Attachment 2). 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
• The proposed height, siting and orientation ofthe buildings respect the massing of the existing single-family homes adjacent to the site.
• Three-storey units are proposed along Williams Road. The end units adjacent to the west side yard and the entry driveway on the east edge are stepped down from three (3) storeys to two (2) storeys.
• Two-storey duplex units are proposed on the northern portion of the site in recognition of the adjacent existing single-family rear yards, and to minimize privacy and overlook concerns. The proposed rear yard setback of 4.5 m exceeds the minimum rear yard setback of3.0 m specified in the R TM2 zone.
• There is an existing 3.0 m wide Statutory right-of-way (SRW) located along the rear (north) property line where no tree planting is allowed. Potential of planting trees outside of SRW within these rear yards is unattainable due to conflict between the tree and roof overhangs.
• To protect the privacy of the neighbouring single-family homes, a 1. 8 m tall fence on top of a 0.6 m high retaining wall and an assortment of hedging materials and shrubs along the rear (north) property line are proposed. In addition, one (1) existing Maple tree along the rear property line is being retained.
• Adjacent properties to the east at 9511 and 9531 Williams Road have future potential for redevelopment as townhouses. A development concept for these sites has been prepared by the developer, and is on file. A PROP SRW allowing access to/from the future development sites via the subject site has been secured at rezoning.
• The proposed outdoor amenity space on the subject site is expected to be enlarged and consolidated with the outdoor amenity area of the future development to the east at 9511 and
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9531 Williams Road, by a coordinated design and removal of fence; a cross-access easement to facilitate this arrangement has been secured at rezoning.
Urban Design and Site Planning
• The layout of the townhouse units is organized around one (1) driveway providing access to the site from Williams Road and an east-west drive aisle providing access to all proposed unit garages.
• A total of20 units in six (6) clusters are proposed. The southern two (2) clusters are oriented towards Williams Road, while the northern four (4) clusters are oriented towards the internal drive aisle.
• All units have two (2) vehicle parking spaces. All duplex units will have a standard parking stall and a small car parking stall located side-by-side in the individual garages. Tandem parking spaces are proposed in three-storey units (10 units in total) only. A Restrictive Covenant prohibiting the conversion of tandem parking area into habitable area has been secured.
• A total of four (4) visitor parking spaces, including one (1) accessible visitor parking space, are provided throughout the site. The number of visitor parking spaces proposed complies with the bylaw requirement.
• Outdoor amenity space is proposed at the site entry for maximum exposure. An existing 82 meal Ginko Biloba tree will be retained and protected within the proposed outdoor amenity area.
• The size and location ofthe outdoor amenity space is appropriate in providing a feature open landscape and amenity convenient to all of the units.
• The garbage and recycling enclosure is located on the west side of the entry driveway and has been incorporated into the design of the adjacent building to minimize its visual impact.
Architectural Form and Character
• A pedestrian scale is achieved along the public street and internal drive aisle with the inclusion of variation in building height, building projections, recesses, entry porches, varying material combinations, landscape features, and individual unit entrances. All units along Williams Road have direct access from the street.
• The main rooflines of the street fronting buildings create a sloping transition from the proposed three-storey units to two-storey units.
• Gabled main entrances with posts and board and batten siding are incorporated into the design to creates similar character to the adjacent newer single-family homes to the west.
• The impact of blank garage doors has been mitigated with panel patterned doors, transom windows, secondary unit entrances, and planting islands.
• Natural colours have been used for all siding materials to fit with the context of the neighbourhood.
• The proposed building materials (asphalt roof shingles, vinyl siding, board & batten, Hardie-Plank siding, stone veneer base, wood trimlpostlband/bracket and metal doors/guard rail) are generally consistent with the Official Community Plan (OCP) Guidelines and
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compatible with both the existing single-family character of the neighbourhood and multi-family character being introduced on other townhouse sites along Williams Road.
Landscape Design and Open Space Design
• The landscape design was developed to maximize possible tree retention. Four (4) bylawsized trees are to be retained: a 65 cm cal Deodar Cedar and a 32 cm cal Spruce located along the east property line at the site entry; a 82 cm cal Ginko Biloba within the proposed outdoor amenity area; and a 70 cm cal multi-branching Maple located at the proposed rear yard of UnitD2.
• To avoid grading work adjacent to the protected Maple tree located in the rear yard of Unit D2 and to facilitate a more functional/useable private outdoor space for the unit, a suspended wood deck over the entire rear yard of Unit D2 is proposed. Construction details are included in the landscape plan. Engineering staff have been consulted and are agreeable to the approach. An encroachment agreement for the suspended wood deck construction over the SRW will be required prior to Building Permit issuance.
• To ensure the protected trees will not be damaged during construction, tree protection fencing must be installed to City standards prior to any construction activities occurring on-site. A contract with a Certified Arborist to monitor all works to be done near or within the tree protection zone, including the construction of the suspended deck, is required prior to Development Permit issuance. In addition, no Landscaping Security will be returned until the post-construction assessment report, prepared by the Arborist, confirming the protected trees have survived the construction, is reviewed by staff.
• The applicant is proposing to plant 30 replacement trees on-site, including 12 conifers and 18 deciduous trees. Hedges, an assortment of shrubs and ground covers, and perennials and grasses have been selected to ensure the landscape treatment remains interesting throughout the year.
• Each street fronting unit will have a private yard with a shade tree and shrub/groundcover planting. The patios are to be constructed of precast concrete pavers to allow water to percolate into the ground. The yards are separated by either fencing or hedging to create privacy.
• Each duplex unit will have a patio with concrete pavers and a lawn area in the rear yard; and the yards will be separated by 1.8 m tall privacy screen.
• A children's play area designed for children aged 2 to 5 years old is proposed for the outdoor amenity area. The proposed "Tree House" play equipment includes log stepper, single poly slide, tree house, wood plank wiggle ladder, tree stump, and acorn seat, etc. to allow multiple children to play together and enhance socializing opportunity.
• The proposed fence along the street frontage will be set back from the property line to allow for a landscaped area between the fence and the edge of the new 1.5 m wide public sidewalk.
• Feature paving highlights at the site entrance, as well as in front of the outdoor amenity area, will provide a break to the long asphalt driveway.
• In order to ensure that the proposed landscaping works are completed, the applicant is required to provide a landscape security of$167,610.08 in association with the Development Permit.
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• Indoor amenity space is not proposed on-site. A $21,000 cash-in-lieu contribution has been secured as a condition of rezoning approval.
Crime Prevention Through Environmental Design
• The site plan and individual unit design create opportunity for passive surveillance of the street frontage, outdoor amenity space, and the internal drive aisle.
• Individual unit entrances will be visible from either the public street or the internal drive aisle.
• Space differentiation (public, semi public, private) will be achieved through the use of fences, gates, and landscape features.
• Low planting is proposed along edges of buildings to keep the entry area open and visible.
• Windows overlooking the outdoor amenity space will be integrated in the building design to increase surveillance opportunity.
• Pedestrian pathway connecting sidewalk and internal driveway is proposed for increased natural access flow.
Sustain ability
• The developer advises that the following sustainability features will be incorporated into the development:
);> Use of permeable paving for the patios, visitor parking stalls and key areas of the internal driveway.
);> Maximum number of trees (4 bylaw-sized trees) will be saved with the building and grading.
);> Energy efficient appliances.
);> Large operable windows provide natural light and ventilation.
);> Large overhangs for improved building envelope performance.
Accessible Housing
• The proposed development includes one (1) convertible unit (unit D 1) that is designed with the potential to be easily renovated to accommodate a future resident in a wheelchair. The potential conversion of these units will require installation of a vertical lift in the stacked storage space (which has been dimensioned to allow this) in the future, if desired.
• All of the proposed units incorporate aging in place features to accommodate mobility constraints associated with aging. These features include:
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);> Stairwell hand rails.
);> Lever-type handles for plumbing fixtures and door handles.
);> Solid blocking in washroom walls to facilitate future grab bar installation beside toilets, bathtubs and showers.
January 20,2014 - 7 - DP 13-630413
Conclusions
The applicant has satisfactorily addressed staffs comments regarding conditions of adjacency, site planning and urban design, architectural form and character, and landscape design. The applicant has presented a development that fits into the existing context. On this basis, staff recommend support of this Development Permit application.
-----~~ -Edwin Lee Planning Technician-Design (604-276-4121 )
EL:blg
Attachment 1: Development Application Data Sheet Attachment 2: Excerpt from the Minutes of the Advisory Design Panel Meeting
- November 20,2013
The following are to be met prior to forwarding this application to Council for approval: • Final adoption of the Zoning Amendment Bylaw 8972. • Receipt of a Letter-of-Credit for landscaping and tree survival in the amount of $167,610.08; Letter-of-Credit
will not be released until the Letter of Assurance that landscaping installed from Landscape Architect as well as the Post Construction Impact Assessment Report confirming the protected trees survived the construction from Arborist are reviewed by staff.
• Submission of a proof of contract with a Certified Arborist to monitor all works to be done near or within the tree protection zone.
Prior to future Building Permit issuance, the developer is required to complete the following: • Registration of an encroachment agreement to allow the proposed the suspended wood deck at the rear yard of
proposed Unit D2 be constructed over the SRW along the rear (north) property line. • Incorporation of accessibility, CPTED, and sustainability features/measures in Building Permit (BP) plans as
determined via the Rezoning and/or Development Permit processes. • Submission of a Construction Parking and Traffic Management Plan to the Transportation Division.
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 Division at 604-276-4285.
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City of Richmond
Development Application Data Sheet Development Applications Division
DP 13-630413 Attachment 1
Address: 9431 9451 9471 and 9491
Owner: 0846930 BC Applicant: Yamamoto Architecture Inc.
Planning Area(s): Broadmoor ~~~~~-----------------------------------------------------
Floor Area Gross: 176.8 m2 Floor Area Net: 199.7 m2 ~~~~----------------- ~~~~~-----------------
Site Area: 3,384 m2 (36,426.1 fe) No Change
Land Uses: Single-Family Residential Multiple-Family Residential
OCP Designation: Neighbourhood Residential No Change
Zoning: Single Detached (RS1/E) Medium-Density Townhouses •
Number of Units: 4
Lot Coverage - Building: Max. 40% 40% none
Lot Coverage - Non-porous Max. 65% 61.8% none
Surfaces
Lot Coverage - Landscaping: Min. 25% 25% none
Setback - Front Yard (m): Min. 6.0 m 6.Om none
Setback - Side Yard (East) (m): Min. 3.0 m 10.8 m none
Setback - Side Yard (West) (m): Min. 3.0 m 3.0m none
Setback -Rear Yard (m): Min. 3.0 m 4.5 m none
I Height (m): Max. 12.0 m (3 storeys) 11.53 m (3 storeys) none
Min. 30 m wide Approx. 80.48 m wide none x35 m x 42.06 m dee
2 (R) and 0.2 (V) per unit 2 (R) and 0.2 (V) per unit none
44 44 none
Max. 50% of proposed Tandem Parking Spaces: residential spaces 20 none
x Max. 50% 1
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50% permitted when 31
Small Car Parking Spaces or more spaces are 10 none
provided on site (44 x 50% = 22)
2% when 3 or more Handicap Parking Spaces: visitor parking spaces are 1 none
required (4 x 2% = 1)
Amenity Space - Indoor: Min. 70 m2 or Cash-in-lieu $21,000 cash-in-lieu none
Amenity Space - Outdoor: Min. 6 m2 x 20 units
227 m2 none = 120 m2
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Excerpt from the Minutes from
The Design Panel Meeting
Wednesday, November 20, 2013 - 4:00 p.m. Rm. M.1.003
Richmond City Hall
Attachment 2
Panel Discussion Comments from the Panel were as follows:
1. appreciate the aging-in-place features throughout the proposed development; Noted.
2. vertical spaces are anticipated with stair climbing lift; -Vertical hoist way provided. See Convertible Unit Plan. Sheet A6. O.
3. consider pocket doors in standard units to create more floor space and enhance accessibility; Pocket doors integrated at closets for secondary bedrooms in Unit B and linen closet of 2 storey units. See sheet A5.0-5.1.
4. increase the lighting in the outdoor amenity space; limit the height of trees in the area up to 6 feet to enhance surveillance; ensure people entering the development can clearly see into the common outdoor amenity area; Low planting along the base of the retaining wall provided to enhance surveillance in the outdoor amenity area. See sheet 3A and 3C.
5. the proposed ramp (which was mentioned by the applicant as a potential solution to address the change in grade between the drive aisle and the outdoor amenity space) may interfere with the gecko tree's roots; consider an appropriate solution, such as "flying" over the root system to minimize impact; Proposed ramp from internal driveway to outdoor amenity area is located near the east property line with a distance of 4'-7" from the Tree Protection Zone at tree #5. See sheet 3A, 3C.
6. consider adding an arbour at the entrance point of walkways from the street; A wooden trellis on stone pilasters is proposed 2m from the south property line at the entry of the pedestrian walkway. Permeable pavers at the "dead-end" of internal driveway to create a sense of arrival to the pedestrian. See sheet 3A, 3D.
7. consider permeable pavers on the entire drive aisle; See response above regarding permeable pavers.
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8. the subject development has put a lot of pressure on existing trees; follow the recommendations of the arborists; As mentioned above, a 2.8' construction buffer provided between Tree Protection Area and building no. 2. A total of 15' is provided between the tree and building. TPZ shown at 12.2' from the tree as required. See sheet A1.0.
9. concern on the survivability of proposed plant species to be planted in the narrow slots between the buildings; consider means to ensure survival; Gravel to be proposed at narrow slots between buildings. See sheet 3A.
10. massing is successful; appreciate the stepping down of end units to blend well with adjacent single family developments; Noted.
11. dark coloured materials appear drab; consider a lighter colour scheme to lighten the massing of the buildings; Lighter color scheme revisited to emphasize the massing of the buildings. See revised colored elevations and material/color board. See sheet A4.1/4.2.
12. overall, good articulation and use of materials; buildings have a residential feel; Noted.
13. the subject site feels very cramped in a predominantly single family neighbourhood; and Subject site has been designed with jogs in the footprint to increase depth along the streetscape. The use of these alternating recesses helps increase the appearance of the 2 storey vertical volumes. These 2 storey volumes help break up the buildingfacade and create a sense of adjacency to the neighbours. We have also designed the main roof line to gradually decrease towards the single family homes on each end.
14. consider staff recommendations for design development to the outdoor amenity space.
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Working with the landscape architect and civil engineer we have redesigned the outdoor amenity space to increase the opportunity of an open environment by reducing the proposed trees and driveway heights. We have also incorporated a ramp for ease of accessibility manoeuvrability. See sheet A1.0/3A.
City of Richmond Development Permit
To the Holder:
Property Address:
Address:
No. DP 13-630413
YAMAMOTO ARCHITECTURE INC.
9431, 9451, 9471 AND 9491 WILLIAMS ROAD
C/O KEVIN PERALTA YAMAMOTO ARCHITECTURE INC. 2386 OAK STREET VANCOUVER, BC V6H 4J1
1. This Development Permit is issued subject to compliance with all of the Bylaws of the City applicable thereto, except as specifically varied or supplemented by this Permit.
2. This Development Permit applies to and only to those lands shown cross-hatched on the attached Schedule "A" and any and all buildings, structures and other development thereon.
3. Subject to Section 692 of the Local Government Act, R.S.B.C.: buildings and structures; off-street parking and loading facilities; roads and parking areas; and landscaping and screening shall be constructed generally in accordance with Plans #1 to #4 attached hereto.
4. Sanitary sewers, water, drainage, highways, street lighting, underground wiring, and sidewalks, shall be provided as required.
5. As a condition of the issuance of this Permit, the City is holding the security in the amount of $167,610.08 to ensure that development is carried out in accordance with the terms and conditions of this Permit. Should any interest be earned upon the security, it shall accrue to the Holder if the security is returned. The condition of the posting of the security is that should the Holder fail to carry out the development hereby authorized, according to the terms and conditions of this Permit within the time provided, the City may use the security to carry out the work by its servants, agents or contractors, and any surplus shall be paid over to the Holder. Should the Holder carry out the development permitted by this permit within the time set out herein, the security shall be returned to the Holder. The City may retain the security for up to one year after inspection of the completed landscaping in order to ensure that plant material has survived.
6. If the Holder does not commence the construction permitted by this Permit within 24 months of the date of this Permit, this Permit shall lapse and the security shall be returned in full.
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To the Holder:
Property Address:
Address:
Development Perm it No. DP 13-630413
YAMAMOTO ARCHITECTURE INC.
9431, 9451, 9471 AND 9491 WILLIAMS ROAD
C/O KEVIN PERALTA YAMAMOTO ARCHITECTURE INC. 2386 OAK STREET VANCOUVER, BC V6H 4J1
7. The land described herein shall be developed generally in accordance with the terms and conditions and provisions ofthis Permit and any plans and specifications attached to this Permit which shall form a part hereof.
This Permit is not a Building Permit.
AUTHORIZING RESOLUTION NO. DAY OF
DELIVERED THIS DAY OF
MAYOR
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