city of richmond report to development permit panel
TRANSCRIPT
To:
City of Richmond
Development Permit Panel
Report to Development Permit Panel
Date: October 8, 2019
From: Wayne Craig File: DP 17-781907 Director, Development
Re: Application by Bene No. 4 Development Ltd. for a Development Permit at 6017 No. 4 Road (formerly 9980 Westminster Highway)
Staff Recommendation
That a Development Permit be issued which would permit the construction of 17 townhouse units and one secondary suite at 6017 No.4 Road (formerly 9980 Westminster Highway) on a site zoned "Town Housing (ZT83)- North McLennan (City Centre)" with vehicle access from No.4 Road.
WC:el Att. 3
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Staff Report
Origin
Bene No.4 Development Ltd. has applied to the City of Richmond for permission to develop 17 townhouse units at 6017 No.4 Road (formerly 9980 Westminster Highway) with vehicle access from No.4 Road. One of the 17 townhouse unit is proposed to contain a secondary suite. The site is being rezoned from "Gas & Service Stations (CG2)" zone to "Town Housing (ZT83)North McLennan (City Centre)" zone for this project under Bylaw 9812 (RZ 16-741722), which received Third Reading following the Public Hearing on January 22, 2018. The site is currently vacant, but previously contained a gas and service station ( cardlock).
Frontage improvements including beautification works and sanitary sewer upgrades were secured through the rezoning process and will be constructed through a separate Servicing Agreement (SA 18- 816133). The Servicing Agreement must be entered into prior to final adoption of the rezoning bylaw.
Development Information
Please refer to the attached Development Application Data Sheet (Attachment 1) for a comparison of the proposed development data with the relevant Bylaw requirements.
Background
Development surrounding the subject site is as follows:
• To the North: Across Westminster Highway, the City-owned Garden City Lands park site, which is zoned "Agriculture and Golf Zones (AG 1)", designated "Conservation (CON)" in the Official Community Plan (OCP) and within the Agriculture Land Reserve (ALR).
• To the South and West: An existing three-storey townhouse development, which is zoned "Town Housing (ZT59) North McLennan (City Centre)" and designated "Residential Area 4" in the McLennan North Sub-Area Plan.
• To the East: Across No.4 Road, an existing veterinary hospital which are zoned "Agriculture and Golf Zones (AG 1 )", designated "Agriculture" in the East Richmond McLennan Sub Area Plan and within the Agricultural Land Reserve (ALR).
Rezoning and Public Hearing Results
The Public Hearing for the rezoning of this site was held on January 22, 2018. At the Public Hearing, concerns related to increased traffic on No.4 Road and road safety along No.4 Road were expressed. The Transportation Department noted that traffic impacts would be mmor:
• Road dedications on Westminster Highway and No.4 Road will be provided for future road widening.
• Access to the proposed townhouse development will be located at the south edge of the site and will be restricted to right-in/right-out turning movements only.
• The right-in/right-out turning movements will be reinforced with the driveway geometry and additional signage (including signs to notify southbound motorists on No.4 Road of the new driveway location).
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In addition, in response to queries from Council at Public Hearing for the rezoning application of this project, the applicant advised that inclusion of solar panels on the proposed development can be examined. Based on research conducted by the applicant and their energy consultant, implementing solar PV installations is suitable on this site. The developer is proposing to install four solar panels for public space lighting, such as landscape lighting, lighting for mailbox area and garage room. The provision of solar panels will be secured through a restrictive covenant, which will be registered on Title prior to Development Permit issuance.
Staff Comments
The proposed scheme attached to this report has satisfactorily addressed the significant urban design issues and other staff comments identified as part of the review of the subject Development Permit application. In addition, it complies with the intent of the applicable sections of the Official Community Plan (OCP) and is generally in compliance with the "Town Housing (ZT83)- North McLennan (City Centre)" zone.
Advisory Design Panel Comments
The Advisory Design Panel (ADP) has reviewed the project and supports it. A copy of the relevant excerpt from the Advisory Design Panel Minutes from Wednesday December 5, 2018 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
• An Agricultural Land Reserve (ALR) buffer is required on the subject site, within the development's Westminster Highway and No.4 Road setbacks. The buffer is intended to mitigate land use conflicts between the residential uses on the subject site and any agricultural land uses north of Westminster Highway and east ofNo. 4 Road. The buffer is comprised of trees, including conifers (Pine and Spruce trees), and low landscaping elements, such as shrubs and ornamental grasses. The Agricultural Advisory Committee (AAC) has reviewed and supported the proposed agricultural landscape buffer design on November 22,2017.
• The proposed form, massing, and orientation of the buildings are compatible to the existing adjacent developments on the block.
• Location and orientation of windows, decks and balconies are carefully considered to minimize the opportunity of looking into close-by windows of existing adjacent development and units proposed on-site.
• When the site specific zone "Town Housing (ZT83)- North McLennan (City Centre)" was drafted, Westminster Highway was considered to be the front of the site, and the south property line was considered to be the rear lot line of the site. The proposed/required rear yard (south) setback is 5.2 m. This is supported as most of the street fronting units are proposed along Westminster Highway and the orientation of the proposed townhouse clusters in the subject development, except proposed Block A, is the same as the existing townhouse clusters adjacent to the subject site to the west and south.
• The existing site grade along the rear (south) property line will be raised to match the site grade of the townhouse development to the south.
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• While the existing fence on the adjacent property to the south, along the south property line of the subject site, will be removed (agreed by the neighbouring strata), the existing hedge row and trees located on the adjacent property to the south, along the common property line, will be retained and protected. A new row of Cedar hedge will also be planted on the subject site, along the common property line to enhance the natural screen between the two sites.
• The west property line is considered to be a side property line; the proposed/required setback is 3.4 m.
• The existing hedge row and wood fence located on the adjacent property, along the west property line of the site, will be retained and protected.
• A retaining wall (up to approximately 0.5 m high) will be installed on the subject site, along the side (west) property line. A new fence is not being proposed on the subject site along the west property line except for a trellis at the dead end of the east-west drive aisle.
• Perimeter drainage will be required as part of the Building Permit to ensure storm water is managed and addressed through the development and will not impact the neighbouring properties.
• Air source heat pumps are proposed to achieve an EnerGuide rating of 82 for the proposed development. The project acoustical engineer confirmed that the proposed condensing units (Model PUZ-A36NKA7 (outdoor) from Mitsubishi Electric) are not expected to exceed the noise bylaw or reasonable noise level limits at the nearest points of reception.
Urban Design and Site Planning
• The site layout includes 17 three-storey townhouse units in five clusters. The units are organized around either the east-west or short north-south internal drive aisle with access to No.4 Road. Vehicle access at No.4 Road will be limited to right-in/right-out only.
• A separate pedestrian access will be provided from Westminster highway, which will be connected to the private pathway along the south property line; this south pathway will provide pedestrian access to the six townhouse units that are proposed on the southern portion ofthe site.
• Units along Westminster Highway and No.4 Road are designed to have a strong street presence, with individual front entrances and yards. Units along the south property line are also designed to have direct access from the proposed private pathway along the south property line.
• The development includes one secondary suite; the size ofthe suite is approximately 55.9 m2
(591 ft2). To ensure that the secondary suite will not be stratified or otherwise held under
separate Title, registration of a legal agreement on Title has been secured as a condition of rezoning approval.
• To ensure that the secondary suite is built, registration of a legal agreement on Title, stating that no Building Permit inspection granting occupancy will be completed until the secondary suites are constructed to the satisfaction of the City in accordance with the BC Building Code and the City's Zoning Bylaw, is required prior to Development Permit issuance.
• All units will have two vehicle parking spaces in a side-by-side double car garage. An additional surface parking stall will be assigned to the secondary suite.
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• To ensure that the parking stall assigned to the secondary suite is for the sole use of the secondary suite, registration of a legal agreement on Title is required prior to Development Permit issuance.
• A total of four visitor parking spaces, including one accessible visitor parking space, will be provided throughout the site. The number of visitor parking spaces proposed is in compliance with the minimum bylaw requirement.
• Both internal and external bicycle parking spaces have been incorporated into the proposal and are in compliance with the zoning bylaw requirements.
• The provision of private outdoor spaces complies with the Development Permit Guidelines (minimum of 30m2 per unit) of the Official Community Plan (OCP). All units have private outdoor space consisting of front or rear yard and a balcony on the second floor.
• Common outdoor amenity space is proposed on the southern side of the site between two townhouse clusters, with access from both the east-west internal drive aisle and the private pathway along the south property line. The location of the outdoor amenity space is appropriate in providing open landscape and amenity space convenient to all units. The proposed size ofthe outdoor amenity space (at 145m2
) exceeds the minimum identified under the Development Permit Guidelines (i.e., 102m2
).
• Additional outdoor amenity space (1 0% of the site area) as per the City Centre Amenity Space Provisions in the City Centre Area Plan is provided as walkways and landscaped areas throughout the site.
• A mailbox kiosk will be provided opposite to the vehicle entrance, and has been incorporated into the design of Block E.
• The required garbage, recycling and organic waste storage enclosure will be provided by the vehicle entrance and has been incorporated into the design of Block A to minimize its visual impact.
Architectural Form and Character
• The applicant's proposal to develop three-storey craftsman style townhouses is generally consistent with the property's designation in the sub area plan, and is consistent with existing townhouse development in the neighbourhood.
• The main pitched roof at front fa<;:ade creates a distinctive architectural character for the project.
• A pedestrian scale is generally achieved along Westminster Highway, No.4 Road and the private pathway along the south property line through the inclusion of the use of individual unit entrances, small pitched roofed canopies over the unit entries, variation in building projections, recesses, varying material/colour combinations and landscape features.
• The impact of blank garage doors has been mitigated with panel patterned doors, transom windows, and planting islands along the drive aisle.
• The proposed building materials ( cementitious panel, brick veneer, and asphalt roof shingle, etc.) are generally consistent with the Official Community Plan (OCP) Guidelines.
• Strong contrasting colours are used on the accent walls to provide visual interest.
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• The subject development site is located within Area 4 (Aircraft Noise Notification Area) on the OCP Aircraft Noise Sensitive Development Map. All aircraft noise sensitive land uses (including residential uses) maybe considered within this area. The project acoustical engineer confirmed that the proposed construction is acceptable and no upgrades are required to meet the interior noise limits as per the CMHC standards specified in the OCP.
Landscape Design and Open Space Design
• Tree preservation was reviewed at the rezoning stage; all six bylaw-sized trees on-site were identified for removal.
• Based on the 2:1 tree replacement ratio goal stated in the Official Community Plan (OCP), 12 replacement trees are required. The applicant is proposing to plant 35 replacement trees on-site, including seven conifer and 28 deciduous trees.
• The ALR buffer along Westminster Highway and No.4 Road is defined by lush landscaping consisting of various tree species, Evergreen hedges, and shrubs. The fence line and landscaping are articulated to create interest and provide rhythm along the site's street frontages.
• A pedestrian seating area is proposed at the northwest corner of the site at the intersection of Westminster Highway and No.4 Road.
• A children's play area is proposed for the outdoor amenity area; play equipment has been chosen to fit into outdoor amenity space and to provide different play opportunities (i.e., climbing, social, imagination, balance, motor skills) that can be used by different age groups and for multiple purposes. Seating areas are also provided for caregivers.
• Each unit will have a private yard on the ground level with landscaping and a shade tree. Various shrubs and ground covers have been selected to ensure the landscape treatment remains interesting throughout the year.
• To address shallower private open spaces associated with units #13 to #17, soft boundaries to the shared pathway, in the form oflow lying shrubs, are proposed to establish an appealing and intimate residential character to encourage socialization; the outdoor amenity space is also designed to locate in very close proximity to these units. In addition, as these yards are south facing and are located over 10 m from the neighbouring townhouse units to the south, the openness and sun exposure would enhance the functionality of the reduced yard space.
• An on-site irrigation system is proposed to ensure continued maintenance of live landscaping.
• Typically, above-ground utility infrastructure improvements, such as a hydro kiosk, should be located outside of the road setbacks of a townhouse development. However, in order to provide a surface parking stall for the secondary suite, the applicant proposed to locate the hydro kiosk within the road setback along Westminster Highway. The kiosk will be screened from the view of Westminster Highway by two trees along Westminster Highway as well as shrubs on three sides. Staff will continue to guide the applicants of other development projects to locate all aboveground utility infrastructures outside of the front yard.
• Each unit will also have a balcony on the second level; in addition, Unit #1 will have a roof top deck above the secondary suite.
• The entry driveway, a portion of the internal drive aisle, the surface parking stalls and the private pathways on site will be treated with permeable pavers for better water infiltration and variety in paving surfaces.
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• In order to ensure that the proposed landscaping works are completed, the applicant is required to provide a landscape security of $128,035.88 in association with the Development Permit.
• Indoor amenity space is not proposed on-site. A $17,000 cash-in-lieu contribution ($1,000 per unit) has been secured as a condition of rezoning approval, consistent with the Official Community Plan (OCP).
Crime Prevention Through Environmental Design
• Site lighting and clear sight lines provide unobstructed views of surrounding area. Walkways are direct and open between buildings and along the internal drive aisle. Walkways and amenity space will be illuminated.
• Plantings near residential entries are low to maximize views and casual surveillance opportunities of common areas.
• Expansive glazing for each unit increases the visual presence and surveillance along Westminster Highway, No.4 Road, the amenity area as well as internal walkway and drive aisle.
Sustainability
• At the rezoning stage, the applicant committed to achieving an EnerGuide rating of 82 for the proposed town houses and to pre-ducting all units for solar hot water heating. A Certified Energy Advisor has confirmed that the proposed townhouse units will be designed to achieve an EnerGuide rating of 82. The report prepared by the Energy Advisor is on file and will be utilized through the Building Permit review process to ensure these measures are incorporated in the Permit drawings.
• The architect advised that the following design/features will be incorporated into the development: o Four solar panels for powering common area landscape lighting. o Rain barrels for capturing rainwater and irrigation. o Maximized usage of native, low irrigation required planting. o Low flow fixtures. o Low volatile organic compound (VOC) building materials.
Accessible Housing
• The proposed development includes two convertible units that are designed with the potential to be easily renovated to accommodate a future resident in a wheelchair. The potential conversion of these units will require installation of a vertical lift in the stacked storage space (which has been dimensioned to allow for this in Units #3 and #4) 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: o Stairwell hand rails. o Lever-type handles for plumbing fixtures and door handles. o Solid blocking in washroom walls to facilitate future grab bar installation beside toilets,
bathtubs and showers.
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Conclusions
As the proposed development would meet applicable policies and Development Permit Guidelines, and the applicant has agreed to the list of Development Permit considerations included as Attachment 3, staff recommend that the Development Permit be endorsed, and issuance by Council be recommended.
Edwin Lee Planner 1 (604-276-4121)
EL:blg
Attachment 1 : Development Application Data Sheet Attachment 2: Excerpt from Advisory Design Panel Meeting Minutes (December 5, 2018) Attachment 3: Development Permit Considerations
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City of Richmond
Development Application Data Sheet Development Applications Department
DP 17-781907 Attachment 1
Address: 6017 No. 4 Road (formerly 9980 Westminster Highway)
Owner: Bene No. 4 Development Ltd. Applicant: Bene No. 4 Development Ltd.
Planning Area(s): Mclennan North ---------------------------------------------------------------
Floor Area Gross: 3,505 m2 Floor Area Net: 2,350 m2
~----------------------- -~-----------------------
I Existing I Proposed Site Area: 3,471 m2 3,181.1 m2
Land Uses: Gas StationNacant Multiple-Family Residential
OCP Designation: Neighbourhood Residential No Change
CCAP: General Urban T4 Area Plan Designation North Mclennan Sub-Area Plan: No Change
Residential 4
Zoning: Gas & Service Stations (CG2) Town Housing (ZT83)- North Mclennan (City Centre)
Number of Units: 0 17 townhouse units + 1 secondary suite
I Bylaw Requirement I Proposed I Variance Floor Area Ratio: Max 0.75 0.74 none permitted
Lot Coverage- Building: Max. 38% 38% none
Setback- Front Yard-Min. 5.1 m 5.1 m
Westminster Highway (m): none
Setback- East Side Yard Min. 5.7 m 5.8 m
- No. 4 Road (m): none
Setback- West Side Yard (m): Min. 3.4 m 3.45 m none
Setback- Rear Yard (south) (m): Min. 5.2 m 5.2 m none
Height (m): Max. 12.0 m 11.6 m (3 storeys) none
Lot Area: Min. 3,180 m2 3,180 m2 none
Off-street Parking Spaces - 1.4 (R) and 0.2 (V) per unit 2 (R) and 0.23 (V) per
Regular (R) I Visitor (V): +1 (R) per secondary suite unit +1 (R) per none
secondary suite
Off-street Parking Spaces- Total: 25 (R) and 4 (V) 35 (R) and 4 (V) none
Max. 50% of proposed Tandem Parking Spaces: residential spaces in enclosed 0 none
garages (17 x Max. 50%= 8)
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Max. 50% when 31 or more Small Car Parking Spaces spaces are provided on site 19 none
(39 x Max. 50% = 19) Min. 2% when 11 or more
Handicap Parking Spaces: spaces are required 1 none (29 x 2% = 1 space)
Bicycle Parking Spaces 1.25 (Class 1) and 2 (Class 1) and none
- Class 1 I Class 2: 0.2 (Class 2) per unit 0.23 (Class 2) per unit
Off-street Parking Spaces- Total: 22 (Class 1) and 34 (Class 1) none
4 (Class 2) and 4 (Class 2)
Amenity Space -Indoor: Min. 50 m2 or Cash-in-lieu Cash-in-lieu none
Amenity Space - Outdoor: Min. 6m2 x 17 units= 102m2 145m2 none
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1.
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Excerpt from the Minutes from
The Design Panel Meeting
Wednesday, December 5, 2018 - 4:00 p.m. Rm. M.1.003
Richmond City Hall
DP 17-781907 -17-UNIT TOWNHOUSE DEVELOPMENT
ARCHITECT:
LANDSCAPE ARCHITECT:
PROPERTY LOCATION:
Applicant's Presentation
Michael Cheung
PMG Landscape Architects
6017 No.4 Road
Attachment 2
Michael Cheung, Spectra Design, and Mary Chan Yip, PMG Landscape Architects, presented the project and answered queries from the Panel on behalf of the applicant.
Panel Discussion
Comments from Panel members were as follows:
• appreciate the comprehensive package provided by the applicant;
Noted.
• appreciate the former site of a gas station being densified; lock-off suites appear to work well; proposed double row of townhouses in a shallow site pose challenges;
Noted.
• the PMT is located in a prominent location; however, relocation is challenging; consider extending the landscaping around and introducing a trellis feature to enhance the screening from Westminster Highway;
Trellis have been introduced at road terminus. Plantings wrap around PMT on 3 sides. 4th side has to be left open for Hydro access.
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• consider installing a trellis feature at the corner of No.4 Road and Westminster Highway to help identify the seating area; would help reinforce the landscaping in this prominent corner; consider integrating signage on the planter wall at the corner;
The integration of a decorative wall and tree backdrop with landscaping is used to reinforce the corner. The trees would provide more buffer from the end townhouse unit that a trellis.
• proposed location of the children's play area works considering the constraints and size of the site; appreciate the potential for significant southern sun exposure;
Noted.
• consider relocating the smaller parking stall adjacent to the children's play area to the break between Block B and Block C; also consider appropriate screening with the vegetation around the parking stalls to make the children's play area function nicely;
Further to Traffic consultant studies, the relocation leading to the Block B moving east and reducing driveway width disturbed the fire truck maneuvering. Landscaping has been integrated around the parking stalls to provide separation from the children's play area.
• consider relocating the balconies of the southern units facing the internal drive aisle to the other side of the living space on level 2 to have more privacy and better access to sunlight;
Relocating balconies created negative impacts as reducing front yard setback for private amenity spaces, creating heavy shading and reducing natural light access to GF bedroom and main 2F living room of the units.
• the building is not entirely traditional; has some contemporary elements; design is unique compared to similar developments with similar scale and typology;
Noted.
• appreciate the corner treatment at the Westminster Highway and No. 4 Road intersection; gable end works nicely; brick is a nice element and a good offset to the hardie panel; consider a slight differentiation of the brick colour at the corner;
It is a small development and the buildings wanted to be seen as one complete community. The proposal recommended having the same brick color for all the buildings.
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• proposed location of the solar panels works; consider a simple flat roof in lieu of the proposed roof design above the balcony which appears superficial;
The solar panel has a futuristic quality. It recommended sitting in the project in a subtle way without conflicting the distinctive architectural character of the project and the existing McLennan North neighborhood as suggested in OCP. Besides, sitting on someone 's patio roof may create disturbance for future maintenance.
• consider introducing something textured or something raised along the internal drive aisle adjacent to the outdoor amenity area to provide a traffic calming device;
•
Recommendation taken, textured paver introduced along the internal drive aisle adjacent to the outdoor amenity area to provide a traffic calming device, see the landscape plan.
consider a little bit more expression for the building faces adjacent to the children's play area;
Recommendation taken, more articulations, such as windows and window planter box introduced to create more active facades to interact with the play area and residents, see the revised building elevation drawings.
• on the whole, the project is nicely developed; appreciate the good attention to detail and nicely balanced materials;
•
•
•
Noted.
agree with most of Panel comments; buffer along Westminster Highway provides a nice frontage and is pedestrian-friendly; buffer along No. 4 works well;
Noted.
proposed row of trees on the front yards of south-facing townhouse units will result in significant shade; concerned that too much shade will be added to the front windows;
Per panel member suggestions, the trees species proposed have been changed for smaller scale trees to reduce the shading along front of the units.
pockets of grass in the children's play area would be difficult to grow and maintain; consider a simpler design for the children's play area with less hardscape; if needed for strollers, consider a small hardscape area at the entry and incorporate a trellis to identify the play area; north-south pedestrian walkway may not be necessary;
Play area has been revised to simplify the space and reduce the extent of hardscape.
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• consider breaking up the south path; consider incorporating simple mounds to provide more play opportunities for children other than the proposed play hut;
We reviewed the suggestion and changed the play equipment to a climbing structure vs. creative play with mounds.
• appreciate the model; the scheme is handsome;
Noted.
• concerned on the location of the PMT at the end of the drive aisle as it may affect the manoeuvrability of the end unit's garage (Block A); ensure adequate space for vehicle turning;
Confirmed adequate space for vehicle turning.
• the outdoor amenity area can be made more apparent by extending the permeable pavers right across the driveway; would provide a different texture and help unify the space into the outdoor amenity area;
Permeable pavers added.
• investigate opportunities for introducing more glazing/windows on the end units of Blocks D and E flanking the outdoor amenity area; consider additional glazing on the second floor and on the garage to provide natural light and animation;
Recommendation taken, more articulations, such as windows and window planter boxes introduced to create more active facades to interact with the play area and residents.
• consider a flat or slightly pitched roof above the roof patio of the end unit of Block A and pull up the solar panels on the upper roof surface to free up some patio space of the end unit; also consider introducing some planting on the patio space to provide a nice entry feature into the site;
The solar panel has a futuristic quality. It recommended sitting in the project in a subtle way without conflicting the distinctive architectural character of the project and the existing McLennan North neighborhood as suggested in OCP. Besides, sitting on someone 's patio roof may create disturbance for future maintenance.
• appreciate the design of the project which reflects the character of the area;
Noted.
• appreciate the provision of two convertible units;
Noted.
• the Panel could benefit from larger scale drawings of the floor lay-out of the convertible units to enable the Panel to provide appropriate comments;
Noted.
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• living space on each level in the convertible units should not require a major renovation to be built into a Basic Universal Housing design concept;
Noted.
• appreciate the model and the applicant's presentation;
Noted.
• the project is in the right track in terms of sustainability features, e.g. achieving EnerGuide 82 and providing air source heat pumps;
Noted.
• appreciate the use of solar panels; applicant is encouraged to showcase the solar panels by installing them on the flat roof; however, installing planters near the panels is not advised;
Noted.
• the site is challenging; appreciate the reinvigoration of the former gas station;
Noted.
• the proposed architecture is a step up compared to other developments along arterial roads in Richmond;
Noted.
• applicant is advised to execute the details well, e.g. the trims, windows, architectural concrete and other elements;
Noted, to be incorporated in Building Permit stage.
• applicant is encouraged to address the signage visibility from both north and south off of No. 4 Road;
Noted.
• support Panel comments to simplify the design of the children's play area and spilling the area over into the adjacent driveway in terms of a different paving treatment;
Walkway bisecting the amenity space has been removed to allow the space to be more unified. More lawn areas have been provided. Play structure is no longer a creative play element but a structural play element with deck, slide and climber.
• support the Panel comment to increase the separation between Blocks B and C fronting Westminster Highway to provide space for relocation of parking stall currently located adjacent to the children's play area; investigate opportunities for narrowing the north-south internal drive aisle to provide more separation between Blocks B and C;
Further to Traffic consultant studies, the relocation leading to the Block B moving east and reducing driveway width disturbed the fire truck maneuvering.
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• consider improving the east elevation of Block D and the west elevation of Block E and increasing the amount of glazing;
Recommendation taken, more articulations, such as windows and window planter box introduced to create more active facades to interact with the play area and residents.
• ensure that cementitious panel has colour-matched trims so it does not look choppy and cheap;
Noted, to be incorporated in Building Permit stage.
• recommend that irrigation be provided in the development for maintenance of proposed landscape;
Irrigation will be provided to soft landscape areas.
• support the proposed elevation facing Westminster Highway and No.4 Road;
Noted.
• support the proposal for a shed roof above the balcony of the end unit near the site entry; the roof design is appropriate as it is not noticeable but still provides cover/weather protection; and
Noted.
• support the proposed seating area at the corner of Westminster Highway and No.4 Road.
Noted.
Panel Decision
It was moved and seconded That DP 17-781907 be supported to move forward to the Development Permit Panel subject to the applicant giving consideration to the comments of the Advisory Design Panel.
CARRIED
City of Richmond
ATTACHMENT 3
Development Permit Considerations Development Applications Department
6911 No. 3 Road, Richmond, BC V6Y 2C1
Address: 6017 No.4 Road (formerly 9980 Westminster Hwy) File No.: DP 17-781907
Prior to approval of the Development Permit, the developer is required to complete the following: 1. Final adoption of the Zoning Amendment Bylaw 9812.
2. Registration of a legal agreement on Title, identifying that the proposed development must be designed and constructed with at least four solar photovoltaic (PV) panels to provide an alternative energy source for public space lighting onsite, such as landscape lighting, lighting for mailbox area and garage room. Languages should be included in the legal document that the solar panels will be installed to the Director of Building Approval's satisfaction and will be maintained for the life of the building and will not be removed unless otherwise agreed to by the City of Richmond.
3. Registration of a legal agreement on Title to ensure that Registration of a legal agreement on Title or other measures, as determined to the satisfaction of the Director of Development, to ensure that no final Building Permit inspection is granted until one secondary suite is constructed on site, to the satisfaction of the City in accordance with the BC Building Code and the City's Zoning Bylaw.
4. Registration of a legal agreement on Title to ensure that Registration of a legal agreement on Title or other measures, as determined to the satisfaction ofthe Director of Development, to ensure that one surface parking stall is to be assigned to the unit with a secondary suite, and that the parking stall will be for the sole use of the secondary suite of the unit.
5. Receipt of a Letter-of-Credit for landscaping and tree survival security in the amount of $128,035.88. No Landscape Letter of Credit will be returned until the Letter of Assurance, confirming the landscaping is installed as per the Development Permit, prepared by the Landscape Architect, is reviewed by staff.
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 energy efficiency, CPTED, sustainability, and accessibility measures in Building Permit (BP) plans as determined via the Rezoning and/or Development Permit processes.
3. 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.
Initial: ---6277805
- 2-
• Additional legal agreements, as determined via the subject development's Servicing Agreement(s) and/or Development Permit(s), and/or Building Permit(s) to the satisfaction of the Director of Engineering may be required including, but not limited to, site investigation, testing, monitoring, site preparation, de-watering, drilling, underpinning, anchoring, shoring, piling, pre-loading, ground densification or other activities that may result in settlement, displacement, subsidence, damage or nuisance to City and private utility infrastructure.
• Applicants for all City Permits are required to comply at all times with the conditions of the Provincial Wildlife Act and Federal Migratory Birds Convention Act, which contains prohibitions on the removal or disturbance of both birds and their nests. Issuance of Municipal permits does not give an individual authority to contravene these legislations. The City of Richmond recommends that where significant trees or vegetation exists on site, the services of a Qualified Environmental Professional (QEP) be secured to perform a survey and ensure that development activities are in compliance with all relevant legislation.
Signed Date
City of Richmond Development Permit
To the Holder:
Property Address:
Address:
No. DP 17-781907
BENE NO. 4 DEVELOPMENT L TO.
6017 NO. 4 ROAD (FORMERLY 9980 WESTMINSTER HIGHWAY)
C/0 DANNY LEUNG WYDANCO CONSULTANTS L TO. 690 - 4400 HAZELBRIDGE WAY RICHMOND, BC V6X 3R8
1. This Development Permit is issued subject to compliance with all of the By laws 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 $128,035.88 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.
6046137
To the Holder:
Property Address:
Address:
Development Permit No. DP 17-781907
BENE NO. 4 DEVELOPMENT L TO.
6017 NO. 4 ROAD (FORMERLY 9980 WESTMINSTER HIGHWAY)
C/0 DANNY LEUNG WYDANCO CONSULTANTS LTD. 690-4400 HAZELBRIDGE WAY RICHMOND, BC V6X 3R8
7. The land described herein shall be developed generally in accordance with the terms and conditions and provisions of this Permit and any plans and specifications attached to this Permit which shall form a part hereof.
This Permit is not a Building Permit.
AUTHORIZING RESOLUTION NO. DAY OF
DELIVERED THIS DAY OF
MAYOR
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Pa
thw
ay
is w
ith
in t
he
tre
e p
rote
ctio
n z
one
of
off
-sit
e t
rees
. In
sta
llatio
n o
f a
pa
thw
ay
mu
st b
e a
bo
ve-g
rad
e a
nd u
se l
ow
-im
pa
ct m
eth
od
s d
esc
rib
ed
in
Sec
tion
3.1
of t
he
rev
ised
site
arb
ori
st r
ep
ort
d
ate
d J
uly
23rd
, 20
19.
Any
har
d la
ndsc
apin
g th
at
req
uir
es
exca
vate
d fo
un
da
tion
s m
ust
be
loca
ted
ou
tsid
e o
f tre
e p
rote
ctio
n z
ones
.
Titl
e:
DH
C T
ree
Ma
na
ge
me
nt
Pla
n C
lient
: B
ene
#4 D
evel
oper
s A
ddre
ss:
9980
We
stm
inst
er
Hig
hway
, R
ichm
ond
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END
TREE
PR
OTE
CTI
ON
ZO
NE
TREE
PR
OTE
CTI
ON
FEN
CE
• TR
EE T
O B
E R
ETA
INE
D
0 U
N-S
UR
VE
YE
D T
REE
TREE
TO
BE
RE
MO
VE
D
NO
TES
1.
The
lo
catio
n o
f u
n-s
urv
eye
d t
ree
s
z. 3.
4.
5.
6.
on t
his
pla
n is
ap
pro
xim
ate
. T
he
ir
loca
tion
and
ow
ne
rsh
ip c
an
no
t b
e co
nfi
rme
d w
ith
ou
t b
ein
g s
urv
eye
d b
y a
Reg
iste
red
BC L
and
Sur
veyo
r.
All
tre
e p
rote
ctio
n f
en
cin
g m
ust
be
bu
ilt t
o t
he
re
leva
nt
mu
nic
ipa
l b
yla
w
spe
cific
atio
ns.
Th
e d
ime
nsi
on
s sh
ow
n
are
fro
m t
he
ou
ter
edge
of t
he
ste
m
of t
he
tre
e.
The
tre
e p
rote
ctio
n z
one
sho
wn
is a
gr
aphi
cal
rep
rese
nta
tio
n o
f th
e
criti
cal
roo
t zo
ne,
me
asu
red
fro
m t
he
ou
ter
edge
of t
he
ste
m o
f th
e t
ree
. (~
th
e tr
ee
s d
iam
ete
r w
as
ad
de
d t
o t
he
gr
aphi
cal t
ree
pro
tect
ion
cir
cles
to
a
cco
mm
od
ate
th
e s
urv
ey
po
int
be
ing
in
th
e c
en
ter
of t
he
tre
e)
Any
co
nst
ruct
ion
act
ivit
ies
or
gra
de
ch
ange
s w
ith
in t
he
Ro
ot
Pro
tect
ion
Z
one
mu
st b
e a
pp
rove
d b
y th
e
pro
ject
arb
ori
st.
Thi
s pl
an is
bas
ed o
n a
top
og
rap
hic
an
d tr
ee
loca
tion
su
rve
y p
rovi
de
d b
y th
e o
wn
ers
' R
egis
tere
d B
ritis
h C
olum
bia
Land
Su
rve
yor
(BC
LS)
and
layo
ut
dra
win
gs
pro
vid
e b
y th
e
ow
ne
rs' E
ngin
eer
(P E
ng).
Thi
s pl
an is
pro
vid
ed
fo
r co
nte
xt o
nly
, an
d is
no
t ce
rtif
ied
as
to t
he
acc
urac
y o
f th
e lo
catio
n o
f fe
atu
res
or
dim
en
sio
ns
tha
t ar
e sh
ow
n o
n th
is
plan
. P
leas
e re
fer
to t
he
ori
gin
al
surv
ey p
lan
and
en
gin
ee
rin
g p
lans
.
PL~c«~
OCT
0 8
2019
Da
te:
Au
gu
st 2
nd
, 2
01
9 D
raw
n b
y: I
M
Pag
e S
ize:
TA
BLO
ID
(ll"
xl7
")
Pa
ge
#
1 o
f 3
Tre
e in
ven
tory
for
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We
stm
inst
er
Hig
hw
ay
Ta
g#
lo
cati
on
C
om
mo
n N
am
e
Bot
anic
al N
am
e
1-
14,
Off
-sit
e
Sw
edis
h A
spen
P
opul
us
trem
ula
15
Off
-sit
e
Ch
err
y P
runu
s ye
doen
sis
16
Off
-sit
e B
lack
pin
e
Pin
us n
igra
17
-19
Off
-sit
e R
ed m
ap
le
Ace
rrub
rum
20
-24
On-
site
P
aper
bir
ch
Betu
la p
ap
yrif
era
25
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-sit
e
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ck c
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on
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od
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ulu
s b
als
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ifer
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hoca
rpa
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ff-s
ite
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gin
g C
edar
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huja
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iden
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ff-s
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gin
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edar
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s
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10
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rall
Co
nd
itio
n
No
rma
l
No
rma
l
No
rma
l
No
rma
l
NA
NA
No
rma
l
No
rma
l
Re
ten
tio
n S
uit
ab
ility
Su
ita
ble
on
ow
n
Su
ita
ble
on
ow
n
Su
ita
ble
on
ow
n
Su
ita
ble
on
ow
n
NA
NA
Su
ita
ble
Su
ita
ble
Sui
tabl
e re
pla
cem
en
t tr
ee
s fo
r 98
80 W
est
min
ste
r H
igh
wa
y S
MA
LL S
TREE
T TR
EE
I P
LAN
T L
IST
I Q
tv.
Spa
cing
K
ey
Bot
anic
al N
am
e
Co
mm
on
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me
%
m
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cer.
tart
aric
um s
sp. G
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la
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ur
ma
ple
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mer
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ud
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erci
s si
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stru
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s tr
ee
3
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us x
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ax J
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pane
se S
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REE
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Pro
ject
: E
xist
ing
tre
es
and
suit
ab
le r
ep
lace
me
nt
tre
es
Clie
nt:
Ben
e #4
De
velo
pers
A
ddre
ss:
9980
We
stm
inst
er
Hig
hw
ay,
Ric
hmon
d
Co
mm
en
ts
Off
-sit
e tr
ees
wit
h c
edar
hed
gin
g be
twee
n
Off
-sit
e tr
ee
no
com
men
ts
ma
de
Off
-sit
e tr
ee
no
com
men
ts
ma
de
Off
-sit
e tre
e n
o c
omm
ents
mad
e
Tree
s no
lo
ng
er
pre
sen
t on
s ite
(M
ay
15
th, 2
01
9)
Tre
es n
o I
ang
er p
rese
nt o
n
site
(M
ay
15
th,
20
19
)
Off
-sit
e he
dge
Off
-sit
e h
edge
Re
tain
/
Re
mo
ve
Tre
e R
ete
nti
on
Co
mm
en
ts
Ret
ain
Inst
all
tree
pro
tect
ion
fe
nci
ng
per
City
sp
eci
fica
tio
ns
an
d t
he
tre
e
rete
ntio
n a
nd
re
mo
vals
pla
n.
Inst
all
pa
thw
aya
tgra
de
usin
glo
w
imp
act
me
tho
ds
de
scri
be
d i
n S
ectio
n 3.
1 a
nd u
nd
er
arb
ori
st
sup
erv
isio
n. S
ee s
ect
ion
s D
-D a
nd E
-E i
n D
HC
Tre
e M
an
ag
em
en
t
Pla
n da
ted
June
19
th,
20
19
.
Re
tain
Ret
ain
Ret
ain
NA
NA
Ret
ain
Ret
ain
Ins t
all
tre
e p
rote
ctio
n f
enc
ing
per
City
spe
cifi
cati
on
s a
nd
th
e tr
ee
rete
ntio
n a
nd
re
mo
vals
pla
n.
Inst
all
tre
e p
rote
ctio
n f
en
cin
g p
er C
ity s
pec
ific
ati
on
s a
nd
th
e tr
ee
rete
nti
on
an
d r
em
ova
ls p
lan.
Inst
all
tre
e p
rote
ctio
n f
en
cin
g p
er C
ity s
pec
ific
ati
on
s an
d th
e tr
ee
rete
ntio
n a
nd
re
mo
vals
pla
n. I
nst
all
tim
be
r p
ost
an
d b
eam
reta
inin
g w
all
un
de
r a
bo
rist
sup
erv
isio
n u
sin
g d
esi
gn
spe
cif
ied
in
Sec
tion
s C
-C i
n t
he
DH
C T
ree
Ma
na
gem
en
t Pla
n d
ate
d J
une
19th
,
Inst
all
tre
e p
rote
ctio
n f
enc
ing
per
City
sp
eci
fica
tio
ns
an
d t
he
tre
e
rete
ntio
n a
nd
re
mo
vals
pla
n. I
nst
all
pa
thw
ay
usi
ng
low
-im
pac
t
met
hods
des
crib
ed i
n S
ectio
n 3
.1.
Inst
all
tre
e p
rote
ctio
n f
en
cin
g p
er C
ity s
pec
ific
ati
on
s a
nd
th
e tr
ee
rete
nti
on
an
d r
em
ova
ls p
lan
. In
sta
ll p
ath
way
usi
ng
lo
w-i
mp
act
met
hods
de
scri
be
d i
n S
ectio
n 3.
1.
TP
Z(m
)
2.3 2 2 2 1 1
DP
17-7
8190
7
LEG
EN
D
--
TREE
PR
OTE
CTI
ON
ZO
NE
--+
-TR
EE P
RO
TEC
TIO
N F
ENC
E
• T
REE
TO B
E R
ETAI
NED
0 U
N-S
UR
VEYE
D T
REE
)I(
TRE
E T
O B
E R
EM
OV
ED
NO
TES
1.
The
lo
catio
n o
f un
-sur
veye
d tr
ees
on t
his
pla
n is
ap
pro
xim
ate
. Th
eir
loca
tio
n an
d o
wn
ers
hip
ca
nn
ot
be
con
firm
ed
wit
ho
ut
bein
g su
rvey
ed b
y a
Reg
iste
red
BC L
and
Sur
veyo
r.
2.
All
tree
pro
tect
ion
fe
nci
ng
mu
st b
e bu
ilt to
th
e re
leva
nt
mu
nic
ipal
byl
aw
spec
ifica
tions
. Th
e d
imen
sion
s sh
ow
n
are
fro
m t
he
ou
ter
edge
of t
he
ste
m
of t
he
tree
.
3.
The
tree
pro
tect
ion
zone
sho
wn
is a
gr
aph
ical
rep
rese
nta
tion
of t
he
criti
cal r
oo
t zo
ne,
mea
sure
d fr
om
th
e
ou
ter
edge
of t
he
ste
m o
f th
e t
ree
. (~
the
tre
es
dia
me
ter
was
ad
ded
to
the
gr
aphi
cal t
ree
pro
tect
ion
cir
cle
s to
a
cco
mm
od
ate
th
e su
rvey
po
int
bei
ng
in t
he
ce
nte
r o
f th
e tr
ee)
4.
Any
co
nst
ruct
ion
act
iviti
es
or
grad
e ch
ange
s w
ith
in t
he
Roo
t P
rote
ctio
n
Zon
e m
ust
be a
pp
rove
d b
y th
e p
roje
ct a
rbor
ist.
5.
Thi
s pl
an is
ba
sed
on a
top
og
raph
ic
and
tre
e l
ocat
ion
surv
ey p
rovi
ded
by
the
ow
ne
rs'
Reg
iste
red
Brit
ish
Col
umbi
a La
nd S
urve
yor
(BC
LS)
and
layo
ut
draw
ings
pro
vid
e by
th
e
ow
ne
rs' E
ngin
eer
(P E
ng)
.
6.
This
pla
n is
pro
vid
ed
fo
r co
nte
xt o
nly
, an
d is
no
t ce
rtifi
ed
as
to th
e ac
cura
cy
of t
he
loca
tio
n o
f fea
ture
s o
r d
imen
sio
ns t
hat
are
sh
ow
n o
n th
is
plan
. Pl
ease
ref
er
to t
he
ori
gina
l su
rvey
pla
n an
d en
gin
eerin
g pl
ans.
PL~• ~A
OCT
0 8
2019
Dat
e: A
ugu
st 2
nd
, 20
19
Dra
wn
by:
IM
P
age
Siz
e: T
AB
LOID
(l
l"x1
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Pa
ge
#
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om
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nt
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ite
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imat
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rne
r n
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urh
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sid
era
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ati
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r p
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lic b
en
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t an
d re
vita
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ori
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al
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tio
n s
ite.
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sed
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ve o
n th
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nd
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ne
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lati
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de
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ati
ng
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re t
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te
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r p
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lic a
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g a
s p
er
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s p
er
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uid
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uild
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s a
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e p
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m t
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pe
rty
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ildin
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ildin
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pe
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imat
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lic r
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ve t
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ica
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ce t
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ildin
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blic
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e
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D.
OR
RE
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. V
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SIO
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ULT
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N A
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Sol
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ot W
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equi
rem
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"Per
the
req
uire
men
ts o
f th
e BC
Sol
ar H
ot W
ater
Rea
dy
regu
lati
on".
Uni
t 12:
The
follo
win
g lis
t of u
pgra
des
have
bee
n id
entif
ied
for
Uni
t 12.
If
all
of t
hese
upg
rade
s ar
e in
stal
led
in U
nit 1
2, a
nd in
oth
er u
nits
ass
esse
d to
hav
e si
mila
r or
bet
ter
ener
gy p
erfo
rman
ce,
ener
gy
mod
ellin
g in
dica
tes
the
units
will
ach
ieve
or
exce
ed a
n E
nerG
uide
82
ratin
g.
Co
mp
on
en
t U
pgra
de
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tila
tion
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entil
atio
n
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ce H
eati
ng:
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rce
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t Pu
mp
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mm
itm
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t S
uppl
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ith f
orce
d w
arm
air
hea
ting
ins
tall
ed p
er B
CBC
Sec
tion
9.
32.3
.4
Air
Sou
rce
Hea
t Pum
p (A
SH
P);
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r >14
.5;
HSP
F >
7.5
. T
his
upgr
ade
shal
l re
quir
e th
e pr
ojec
ts m
echa
nica
l P
rofe
ssio
nal
Eng
inee
r to
pro
vide
a l
ette
r to
the
City
of
Ric
hmon
d w
hich
sp
ecif
ies
the
equi
pmen
t and
con
firm
s th
at th
e eq
uipm
ent
com
plie
s w
ith
Noi
se R
egul
atio
ns B
ylaw
No.
885
6.
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NE
W P
L A
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A2.
04
CH
EC
KE
D:
Co
nve
rtib
le U
nit
Gui
delin
es
Doo
rs&
D
oorw
ays
Ent
ry d
oors
are
a m
inim
um 8
63 m
m b
ut id
eally
914
mm
and
hav
e cl
ear a
cces
s.
Ent
ry d
oor c
lear
ext
erio
r flo
or sp
ace
min
. 122
0 m
m d
epth
by
door
wid
th p
lus
600
mm
on
lo.tc
b si
de (
not n
eede
d if
rou~
in w
irin
'! pr
ovid
ed fo
r fu
ture
aut
omat
ic d
oor o
pene
r).
lnte
fior
doo
rs to
mai
n liv
ing
·area
s, l
bath
room
and
1 b
edro
om, m
in. 8
00 n
un c
lear
op
enin
g v.
ith f
lush
thr
tsho
lds
mn.'C
. 13
mm
hei
ghl
Dem
onst
rate
whe
elch
air a
cces
s be
twee
n th~
hallw
ay a
nd ro
oms
and
wid
en h
allY.
.-ay
and/
or d
oorw
ay(s
) if
nece
ssar
y to
se
cun:
acc
ess.
Pa
tio/b
alco
ny m
in. 8
60 m
m c
lear
ope
ning
. N
ote
how
acc
essc
=d.
All
inte
rior t
hres
hold
s w
ithin
uni
ts co
mol
v w
ith B
C B
uild
ing
Cod
e.
Leve
r-ty
pe h
Mdl
es f
or a
ll do
ors.
Ver
tica
l St
.air l
ift. s
tairc
ase
wid
th, f
ram
ing
supp
ort,
and
land
ings
, as
note
d on
floo
r pla
ns in
C
ircul
atio
n co
mpl
innc
e w
ith m
anuf
actu
rer s
peci
ficat
ions
.
Hal
lway
s G
arag
e
Bat
hroo
m
(Min
.!)
IGtc
hen
Win
dow
s O
utle
ts&
Sw
itch
es
OR
V
ertic
al li
ft, d
epre
ssed
sla~
area
, and
land
ings
, as
note
d on
floo
r pla
ns in
com
plia
nce
with
man
ufac
ture
r spe
cific
atio
ns.
Frnm
ing
to a
ccom
mod
ate
shaf
t con
stru
ctio
n w
ithou
t im
pact
to su
rrou
ndin
g st
ruct
ure.
At t
he to
p o
f all
stai
rway
s, w
alls
arc
rein
forc
ed w
ith 2
" x
12"
solid
lum
ber a
t 914
mm
I to
cent
re.
Min
. 1
acce
ssib
le p
arki
ng s
pace
with
min
. 4 m
gar
a~ w
idth
. A
cces
s fro
m s
rag
e to
livi
n.e
area
min
. 800
mm
cle
ar o
peni
ng.
Toi
let c
lear
floo
r spa
ce m
in. 1
020
nun
at s
ide
and
in f
ront
.
Wal
l blo
ckin
g fo
r fut
ure
greb
bar
inst
.alla
lion
at to
ilet,
tub
and
show
er.
Rei
nfor
ced
witb
2"
x 12
" so
lid lu
mbe
r in
all
bath
tub,
sho
wer
and
toile
t loc
atio
ns.
Lev
er-ty
pe h
andl
es f
or
lum
bin£
fixt
ures
. Pr
essu
re a
nd te
mpe
ratu
re c
ontro
l val
ves
are
inst
nllc
d on
all
show
er fa
ucet
s. C
abin
ets
unde
rnea
th s
ink(
s ar
e ea
sil
rem
oved
. D
emon
stra
te b
ath
and
show
er c
ontro
ls o
re a
cces
sibl
e lay
out o
r fix
ture
pla
cem
ent
. C
lear
are
a ne
eded
und
er fu
ture
wor
k sp
ace.
Plu
mbi
ng a
nd g
as p
ipes
(in-
wal
l and
in
floor
) lo
cate
d cl
ear
of un
der
coun
ter a
rea
of fu
ture
wor
k sp
ace
(sto
ve, s
ink
& m
in. 8
10
mm
wid
e co
unte
r).
All
pipe
s ar
e br
ough
t in
no h
ighe
r th
an 3
04 m
m to
355
mm
to t
he
cent
re o
f the
pip
e fro
m f
loor
leve
l. C
abin
ets
unde
rnea
th s
ink
are
easi
ly re
mov
ed.
1500
mm
tum
in!:!:
dia
met
er o
r tur
nin
g pa
th d
ia£!
'illl.
L
ever
-type
han
dles
for p
lum
bina
fi>.
iure
s. M
in.
1 w
indo
w th
at ca
n be
ope
ned
with
a si
n le
han
d (b
athr
oom
, kitc
hen,
livin~ ro
om
Plac
emen
t loc
atio
ns o
f ele
ctric
al o
utle
ts: b
esid
e w
indo
w, b
otto
m o
f sta
irway
s, b
esid
e t o
ilet,
abov
e ex
tern
al d
oors
(ou
tsid
e an
d in
side
), on
from
face
ofk
itche
n co
unte
r, w
ithin
oro
xim
itv o
f con
trol c
entre
for
sm
art h
ome
optio
ns.
Upg
rade
to fo
i.Ir-p
lex
outle
ts in
mas
ter b
edro
om, h
ome
offic
e, g
arag
e, a
nd re
crea
tion
room
.
Cla
ssic
(C
LS
M.o
tlel
):
Con
stru
ctio
n o
r D
r)'w
all
Hoi
st w
ay R
esid
enti
al H
ome
Ele
vato
r w
ith
hydr
auli
c cy
lind
er il
.l si
de
Min
imu
m O'"
crhe
~d:
Max
imum
l'it
Dep
th:
c.,
c"
Sha
ft
Wid
th
~pth
Wid
th
A
B
c ft
.in
ft·i
n ft
·in
:t'.J
r.
t"
~··11
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t li'O
Oi
(149
;j
1000
lo
tiO
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} 3'
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4'
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1495
9'-3
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mea
5ure
d fr
om t
he h
tsl5
top
fini
~hcd
flo
or le
vel
to t
he
undcr~ide of
hoistw;~y.
4H (
lOO
mm
) measur~d f
rom
the
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