City of Richmond

To: Development Permit Panel

From: Wayne Craig Director of Development

Report to Development Permit Panel

Date: March 6, 2015

File: DP 13-641791

Re: Application by Urban Design Group Architects Ltd. on behalf of 0976440 B.C. Ltd., Inc. No. 0976440 for a Development Permit at 3011 No.5 Road

Staff Recommendation

That a Development Permit be issued which would permit the construction of a drive-through car wash and drive-through oil change service centre at 3011 No.5 Road on a site zoned "Car Wash & Service Station (ZC35) - Bridgeport".

Mwr( . WayJlC Craig // Director o~:Deve pment

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March 6,2015 - 2 - DP 13-641791

Staff Report

Origin

Urban Design Group Architects Ltd., on behalf of 0976440 B.C. Ltd., Inc. No. 0976440, has applied to the City of Richmond for permission to develop a drive-through car wash and drive­through oil change service centre at 3011 No.5 Road on a site that is currently vacant.

Bylaw 9174 (RZ 13-642848) to rezone 3011 No.5 Road from "Gas Station Commercial (ZCI2) -Bridgeport Road and Ironwood Area" to "Car Wash & Service Station (ZC35) - Bridgeport" has received Third Reading and the applicant is actively working to address all conditions associated with Final Adoption.

A Servicing Agreement (SA) is required in association with the rezoning application and includes but is not limited to storm sewer and sanitary service improvements that will be constructed through a separate Servicing Agreement (SA 15-692574), which must be entered into prior to final adoption of the rezoning bylaw.

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

The subject site is located at the southwest corner of Bridgeport Road and No.5 Road, is located within the Bridgeport Area generally, and is located within the Bridgeport Road Corridor specifically. The area is characterized by existing automobile-oriented commercial development. Redevelopment of the currently vacant site as a drive-through oil change and car wash service centre is compatible with nearby uses and is supported by the Bridgeport Area Plan's objective to retain the corridor as an automobile-oriented commercial area.

Development surrounding the subject site is as follows:

To the North: A range of commercial uses are located on the north side of Bridgeport Road including a Scotia Bank, restaurant and a Chevron gas station. The sites are zoned "Neighbourhood Commercial (CN)" and "Gas Station Commercial (ZC 25) - Bridgeport Area" respectively and are designated "Industrial" in the Bridgeport Area Plan.

To the East: Retail and commercial uses are located on the east side of No.5 Road. The site is zoned "Industrial Retail (IRl)" and designated "Commercial/Industrial" in the Bridgeport Area Plan.

To the South and West: Bridgeport Centre, which contains a furniture store and a tile and flooring centre that wraps around the south and west edges of the subject site with frontages on both No.5 Road and Bridgeport Road. The site is zoned "Industrial Retail (IRl)" and designated "Commercial/Industrial" in the Bridgeport Area Plan.

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March 6, 2015 - 3 - DP 13-641791

Rezoning and Public Hearing Results

During the rezoning process, staff identified the following design issues to be resolved at the Development Permit stage:

• Design development of building facades including consideration of materials, signage, and illumination fixture details;

The building character has been redesigned from a suburban typology to a simplified building with a contemporary industrial-commercial character.

• If applicable, material and design development for screening of roof top mechanical equipment;

Roof top units will not be installed; instead the applicant intends to use an infrared gas tube heater and unit heaters to maximize heating efficiency..

• Opportunities to introduce additional on-site landscaping; and

The plans have been updated to include: o A 0.5 m wide (1.6 fl.) landscaped edge along the southern edge of the site; o Two (2) trees between queuing areas; o Landscaping around the garbage/recycling enclosure; and o Accent pavers.

• Demonstration that the principles of Crime Prevention Through Environmental Design (CPTED) have been integrated both into the site plan and the building design.

The development design includes under soffit LED downcast light fixtures that are integrated into the building design, low perimeter landscaping, and generous use of storefront windows on all four (4) building elevations.,

The Public Hearing for the rezoning of this site was held on October 20, 2014. No concerns were expressed at the Public Hearing. Staff did not receive any correspondence or phone calls related to the proposed development.

Urban Design Response

The proposed design concept is characterized as a simplified commercial building with an industrial character and addresses the significant urban design issues identified during the Development Permit application review process. The proposal addresses the urban design objectives of the Official Community Plan (OCP) and the Bridgeport Area Plan.

Advisory Design Panel Comments The current proposal incorporates changes that reflect the proposal's consideration by the Advisory Design Panel (ADP) on November 5, 2014. Members of the ADP provided design development suggestions. In particular, the Panel advised the applicant to consider simplification of the proposed building scheme and reorganization of building elements, introduction of additional on-site landscaping, introduction of decorative pavers at the entrances to the site, and development of the proposed sustainability strategy. A copy of the relevant excerpt from the ADP Minutes from November 5, 2014 is attached for reference (Attachment 2). The design

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March 6,2015 - 4 - DP 13-641791

response provided by the applicant has been included immediately following the specific Design Panel comments and is identified in "bold italics'.

Conditions of Adjacency • The site is bordered by Bridgeport Road, No.5 Road, and abuts a two-storey commercial

building ("Bridgeport Centre") on its south and west adjacencies. • The proposed single storey development will not cast shadows, obstruct views, or introduce

overlook concerns to adjacencies. • Noise generated by the proposed car wash is not expected to significantly affect existing and

anticipated development within the area, which is designated in the Bridgeport Area Plan as an automobile-oriented commercial area. Further, the applicant has advised the overhead doors will be down when the carwash is in use and while oil change customers are serviced.

• The subject site is located more than 150 m (490 ft) from a residential area, which precludes the noises associated with operation of a car wash from affecting residential uses. Further, as a condition of rezoning bylaw adoption, the applicant is required to demonstrate that operation of the proposed car wash will comply with the City'S Noise Regulation Bylaw No. 8856.

Streetscapes • Improving the visual appearance of Bridgeport Road and enhancing the area's overall image

is an objective of the Bridgeport Area Plan. • The boulevard and street fronting conditions will be improved through the proposed

development. A minimum 1.5 m (5 ft.) wide sidewalk and a treed boulevard along both Bridgeport Road and No.5 Road will be secured through the Servicing Agreement (SA), which is a requirement of rezoning.

• The width of the boulevard ranges from the standard 1.5 m (5 ft.) requirement along Bridgeport Road to an enhanced 2.4 m (8 ft.) wide boulevard at the north east comer of the site, and 3.4 m (11 ft.) wide boulevard along No.5 Road.

Site and Functional Planning • Drive through carwash and oil change service is proposed on-site and the site plan

accommodates the necessary turning and queuing requirements associated with the use. • Reduction and/or consolidation of individual access points along main arterial roads is a

priority with any redevelopment in this area. Therefore, redevelopment of the subject site includes traffic management provisions that control access to and from the site. The No.5 Road access is designed to facilitate right-in only vehicle access to the site, which will also be marked with signage. Through the Servicing Agreement, a raised island "pork chop" will be introduced to limit Bridgeport Road access to right-in, right-out movements.

• Only one-way traffic is accommodated on-site and all vehicle traffic is required to exit the site via the Bridgeport Road Access.

• The proposed low building form and modest building volume minimizes the impact of setting the building back 0.9 m (3 ft.) from Bridgeport Road. Further, the boulevard improvements that will be introduced along Bridgeport Road will mitigate the impact of the narrow building setback.

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March 6,2015 - 5 - DP 13-641791

.. The garbage and recycling enclosure is located at the southwest corner of the site within an enclosure to minimize its visibility.

Parking & Loading .. "Service Station" parking rates apply to the site; therefore, a total of eight (8) queuing stalls

are required, in addition to five (5) parking stalls for employees and visitors. • Two (2) parking stalls are located on the south side of the building and three (3) stalls are

located on either side of the car vacuum station. Stall #8 is identified as employee parking; the remaining stalls are available for use by both employees and visitors.

.. Using a turning template for a SU9 truck (9.1 m long), the applicant has demonstrated, to the satisfaction of Transportation staff, that the site plan accommodates truck movements in and out of the site.

Architectural Form and Character .. A contemporary industrial/commercial building character is proposed, which responds to the

Bridgeport Area Plan's objective to enhance the overall image within the Bridgeport Road Corridor. The proposed simplified contemporary building would introduce a modern character within this automobile oriented commercial district that is expected to be replicated as the area redevelops and would refresh this corner at the busy intersection of Bridgeport Road and No.5 Road.

.. Although a single storey building is proposed, the proposed building height and roof lines are varied to distinguish the oil change and car wash uses proposed on-site.

.. A simplified color scheme and materials that introduce texture are proposed and include white horizontal metal panels, sterling gray lap siding, and pewter color fiber cement panels. Corporate branding is integrated into the building character without overwhelming the contemporary character of the building. Either a horizontal blue metal band or frame is proposed for each elevation, which addresses the applicant's objective to reference a corporate identity while using color to introduce visual interest to the building fayade.

.. A high degree of transparency is achieved with the proposed use of store front windows and doors, spandrel glazing, and overhead doors that consist of clear glass in clear anodized frames.

.. Weather protection is limited to the soffit overhang, which is supported based on the car oriented nature of the drive through uses proposed on-site.

.. Signage will comply with the Sign Bylaw (No. 5560) and will be mounted to the exterior of the building.

Landscape Form and Character .. There are no trees on the site and Parks supports the removal of two (2) existing City trees

that are located along No.5 Road, which will be affected by the required sidewalk and boulevard upgrades. Compensation will be secured through the associated rezoning process.

• A double row of trees will be introduced along the road frontages and includes Katsura and Sweet Gum deciduous trees on the subject site and street trees that will be selected by the City within the boulevard.

.. The applicant proposes to maximize the limited on-site landscaping opportunities by undertaking the following:

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March 6, 2015 - 6 - DP 13-641791

o Landscaping the southern edge of the site. The 0.5 m (1.6 ft.) landscape strip will accommodate three (3) Sweet Gum trees, Hick's Yew shrubs, and Blue Fescue grass. This strip of landscaping will be protected by a barrier curb and similar to all landscaping on-site, will be irrigated by an efficient irrigation system that includes moisture sensors;

o Planting Slender Hinoki False Cypress, which is a tall growing evergreen shrub that may reach a height of 4.5 m (15 ft.) and remains dark green through the winter, and low shrubs on either side of the garbage/recycling enclosure;

o Placing oil storage tanks within the underground pit to create an opportunity to introduce a tree that is protected by a tree grate on either side of the oil change queuing area, and using permeable pavers to interrupt the surrounding asphalt treatment; and .

o Using aqua pave permeable pavers at both access points to the site. • The applicant has advised that monument signs will not be introduced on-site; therefore, the

perimeter landscaping will be uninterrupted by signage.

Sustain ability • The applicant has provided a summary of sustainability features that will be included within

the development, which include (Attachment 3): o Low maintenance building materials to increase the life cycle of the building; o Radiant heating and compliance with ASHRAE 2010 for energy efficiency; o LED light fixtures; o Tanks will be installed underground to collect rainwater from the roof and to

recycle gray water from the car wash to reduce the use of potable water; o Collection of used oil by a third party, which will be recycled off-site; o Antifreeze will be collected for recycling.

Crime Prevention Through Environmental Design (CPTED) • On-site wayfinding is clear and sightlines are unobstructed. • Although the proposed drive through development is car oriented, the introduction of pavers

at the site's access points and defined perimeter landscaping establish an edge that defines the pedestrian public realm and provides separation from the on-site car oriented uses.

• Glass storefront windows on each of the building's elevations create opportunity for passive surveillance.

• LED downcast light fixtures are integrated into the building design. Site lighting improves overall safety, and discourages loitering and vandalism.

Accessibility • The building will comply with Building Code accessibility conditions and provide barrier­

free access from the street. • The washroom has been designed to accommodate the turning radii required by wheel chair

users.

Conclusions

The proposed drive through oil change and car wash service centre meets Bridgeport Area Plan and OCP design objectives. While addressing on-site site planning constraints, the proposal

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March 6, 2015 - 7 - DP 13-641791

introduces an enhanced boulevard treatment along the site's building edges, maximizes on-site landscaping opportunities, and proposes to introduce a building with a contemporary commercial-industrial building character to refresh the site, which is located at a busy intersection. The proposed development will contribute toward the process of incrementally updating the commercial character along this section of Bridgeport Road. Based on the proposal's design response to the objectives of the area plan and OCP, and site specific context, staff support the proposed development scheme.

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Attachment 1: Data Sheet Attachment 2: Advisory Design Panel Minutes & Applicant Responses (inserted in bold italics) Attachment 3: Sustainability Provisions (provided by applicant)

The following condition is to be met prior to forwarding this application to Council for approval: • Receipt ofa Letter-of-Credit for landscaping in the amount of$29,16l.55.

Prior to future Building Permit issuance, the developer is required to complete the following:

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.

Incorporation of accessibility measures in Building Permit (BP) plans as determined via the Rezoning and/or Development Permit processes.

Demonstrate the following to the satisfaction of the Building Department:

• Demonstration that the pit area is not water permeable;

• Provide details associated with the access hatch to the mechanical room at pit elevation. The details must demonstrate that the hatch and associated area is water tight and that the hatch cannot be closed and/or locked when someone is in the area. If the floor elevation 9fthe hatch is higher than (or at) the flood plain elevation, then the hatch will need to demonstrate the safety aspects that allow someone from inside the mechanical room to egress at any time. Ifthe room is accessed from within the pit, the door will be required to be watertight.

• Compliance with the BC Plumbing Code, which requires installation of a sand trap and oil interceptor.

• Any waste water sent to the sanitary system requires compliance with Metro Vancouver Liquid Waste Management bylaws and a Waste Water Discharge Permit from Metro Vancouver. The applicant must demonstrate compliance as a condition of Building Permit issuance.

• Obtain a Building Permit (BP) for any construction hoarding. If construction hoarding is required to temporarily occupy a public street, the air space above a public street, or any part thereof, additional City approvals and associated fees may be required as part ofthe Building Permit. For additional information, contact the Building Approvals Division at 604-276-4285.

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City of Richmond

Development Application Data Sheet Development Applications Division

DP 13-641791 Attachment 1

Address: 3011 No.5 Road

Applicant: Urban Design Group Architects Ltd.

Planning Area(s): Bridgeport Area Plan

Owner: 0976440 B.C. Ltd

Commercial Floor Area Net: 353.18 m2 (3,800 ft2) Floor Area Net: 333.7 m2 (3,590 ft2)

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

I Existing I Proposed

Site Area: 1,289 m2 (13,870 ft2) (0.32 acre) 1,289 m2 (13,870 ft2) (0.32

acre) Drive-through oil change and

Land Uses: Vacant car was (sale of oil related to oil change service)

OCP Designation: Mixed Employment Mixed Employment

Zoning: Gas Station Commercial (ZC 12) - Car Wash & Service Station Bridgeport Road and Ironwood Area (ZC35) - Bridgeport

Number of Units: vacant 1 building

I

Bylaw No. 9174 "Car

I I Wash & Service Proposed Variance Station (ZC3S)"

Floor Area Ratio: Max. 0.30 FAR 0.26 none permitted

Lot Coverage: Max. 20% 16.7% none

Setback - Bridgeport Road (Front Min. 0.9 m 0.9 m none

Yard): Setback - No.5 Road (Exterior

Min. 10.0 m 10.4 m none yard): Setback - I nterior side yard and

Min. 7.9 m Min. 8.0 m (south)

none rear yard: Min. 20.8 m (west)

Height (m): Building: 9.0 m 6.4 m none

Service Station: Customer/employee 2/100 m2 of gross parking: 5 stalls leasable floor area; plus: Car wash: 2 queuing

Off-street Parking Spaces: -1 space for each car stalls none wash bay; plus Vehicle Service Bay: 3 -3 spaces for each queuing stalls for each oil vehicle service bay change bay (total 6)

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12 (including queuing 13 (including queuing stalls) stalls) Customer/employee Customer/employee

Total off-street Spaces: parking: 5 parking: 5 none Queuing stalls: Queuing stalls: Car Wash: 1 Car Wash: 2 Vehicle Service Bay: 6 Vehicle Service Bay: 6

Bike Parking Class 1: 1 Class 1: 2 Class 2: 1 Class 2: 4

none

Amenity Space - Indoor: n/a n/a none

Amenity Space - Outdoor: n/a n/a none

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3.

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Excerpt from the Minutes from

The Design Panel Meeting

Wednesday, November 5, 2014 - 4:00 p.m. Rm. M.1.003

Richmond City Hall

Attachment 2

DP 13-641791 - DRIVE THROUGH OIL CHANGE AND CAR WASH

APPLICANT: Urban Design Group

PROPERTY LOCATION: 3011 No.5 Road

Applicant's Presentation

Architect Fariba Gharaei, Urban Design Group Architects Ltd., and Denitsa Dimitrova, PMG Landscape Architects, presented the project and answered queries from the Panel on behalf of the applicant.

Panel Discussion

Comments from the Panel were as follows:

• proposed planting on the street side is well-resolved; however, planting on the south side is negligible and will struggle to survive; consider carving out a narrow strip along the south edge for cedar hedge planting to provide separation from the adjacent property to the south and introduce a green vertical element on the south edge;

We made the building smaller to allow for a 2' strip of landscape and trees along the south property line.

• consider introducing decorative pavers on-site; e.g. as the sidewalks cross the drive aisles;

Decorative pavers are added at the main entrance of the site from No.5 Road and Bridgeport and between the oil change and car wash.

• pleased to know that the site is irrigated;

Irrigation has been provided.

• the exterior of the building has too many elements, e.g. awnings, considering its small size and function; simplify and organize the elements;

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Building design is revised to address the Panel's comments. Awnings are removed and building is simplified.

III canopies are out of place on the building; the proposed building should have an industrial character; look at the steel and glass frame Home Depot building at Terminal Avenue for precedent; simplify the building expression, the big plaster stucco parapet's purpose is to accommodate the signage;

Building design is revised to address the above comments. We simplified the building by removing the 4' overhang and the canopies, since the proposed building is an automated drive thm facility which weather protection is not required. Material selection is revised to avoid the use of stucco.

III understand the limitations of franchising with regard to lay-outs and plans; however, some degree of freedom on the part of the applicant with regard to the design of the building would be beneficial;

Building design is revised to address the Panel's comments.

III appreciate the landscaping along the road frontages; however, a softer street edge could have been created along the streetfronts;

We have revised the plantings along the street edges with more layering and softer approach with more trees, ornamental grasses and perennials.

III site is small and challenging; concern on the form and character of the building; understand the brand requirements, however, the proposed development will not enhance the area;

Building design is revised to enhance the area.

III choice of materials is unfortunate; architectural elements, e.g. canopies fall short in many respects; stand-alone building has no clear interface with the public sidewalk; proposed form and character is a concern; building does not fit well with its context;

2'-6" concrete up stand reduce to 10" smooth finish concrete and extend the glazing to address the interface with the public sidewalk. Building is redesigned to create a more industrial look.

III no comments with regard to accessibility;

III concern on the car wash facility using high quality drinkable water that is dumped into the drainage; look at ways to recycle water; and

Reclaim water system will be provided to re-use the gray water and collect the rain water to minimize the use of potable water.

III applicant has done what could be done in a challenging site; however, the prescribed program for the franchise is not responsive to the site context.

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Panel Decision

It was moved and seconded That DP 13-641791 be supported to move forward to the Development Permit Panel subject to the applicant giving consideration to the comments of the Panel.

DEFEATED

Opposed: Matthew Thomson, Grant Brumpton, Kai Chen, Norm Chin, Paul Goodwin, and Michael Mammone

ATTACHMENT 3

URBAN DESIGN GROUP ARCHITECTS LTD, 600 - 1140 W PENDER ST, VANCOUVER, BC V6E 4G1 (604) 687-2334 FAX (604) 688-7481

Paul Chlu, Architect AIBC, MRAIC, AAA SAA MM OM, SBA Principal Fariba Gharael, Architect AIBC, MRAIC, OM, LEED AP, SBA Associate Steven Wagner, Architect AIBC, MRAIC, AlA LEED AP, Associate Rudl Klauser, RID, NCIDQ, LEED AP, Senior Associate Crosbby Chlu, MRAIC, SBA Senior Associate

June 23, 2014

City of Richmond 6911 No, 3 Road Richmond Be V6Y 2C1

Attention: Diana Nikolic, MCiP Planner

Re: Sustainabillty Mobile 1 - Oil Change & Car Wash, 3011 No, 5 Road, Richmond

Dear Mayor and Councilors,

Rick Jones, Principal Aaron Vornbrock, Senior Vice President

Eric Ching, CSBA, Vice President Martin Grube, Associate

BoJan IIlc, Associate

Our Project No. 3674

This new development Is for a Mobile 1 - Oil Change and Car Wash faCility which incorporates the following:

• High quality building materials with low maintenance are proposed to increase the life­cycle of the building and minimize the need for repair/additional construction work,

• Radiant heating systems are to be used to heat the occupant rather than the space, This building Is categorized as a semi-heated building and we will comply with the requirements of ASHRAE 201 0 for energy efficiency,

, • LED light-fixtures will be used to minimize both energy consumption and frequent

replacement of the lighting,

• Low-flow plumbing fixtures and water wise landscaping is proposed in order to lower water consumption for this development,

• High efficiency plumbing fixtures to be provided,

• Rain water collection and re-use of the water system to be provided to minimize discharge of the water to the City sanitary line and reduce the water usage for the car wash,

City of Richmond Our Project No, 3674 Mobile 1 - Oil Change and Car Wash, 3011 No, 5 Road, Richmond Page 2

II Recycled measures to be considered during the construction time,

II The used oil will be recycled and reused, Garbage recycling Is provided to minimize the waste material.

II Antifreeze and used motor oil will be picked up for recycling,

Yours Truly,

Fariba Gharaei, Architect AIBC, MRAIC, OAA LEED AP, SBA Associate URBAN DESIGN GROUP ARCHITECTS LTD,

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City of Richmond Development Permit

To the Holder:

Property Address:

Address:

No. DP 13-641791

URBAN DESIGN GROUP ARCHITECTS LTD. ON BEHALF OF 0976440 B.C. LTD., INC. NO. 0976440

3011 NO.5 ROAD

CIO FARIBA GHARAEI, ARCHITECT AIBC 600 - 1140 WEST PENDER STREET VANCOUVER,BC V634G1

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 #7 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 $29,161.55 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 Permit

No. DP 13-641791

URBAN DESIGN GROUP ARCHITECTS LTD. ON BEHALF OF 0976440 B.C. LTD., INC. NO. 0976440

3011 NO.5 ROAD

C/O FARIBA GHARAEI, ARCHITECT AIBC 600 -1140 WEST PENDER STREET VANCOUVER,BC V634G1

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

4360213

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