City of Richmond Report to Development Permit Panel

To: Development Permit Panel Date: July 4, 2017

From: Wayne Craig File: DP 16-750045 Director, Development

Re: Application by Bontebok Holdings Ltd. for a Development Permit at 18399 Blundell Road

Staff Recommendation

That a Development Permit be issued which would permit the construction of two single-storey buildings with drive-through restaurant uses at 18399 Blundell Road on a site zoned "Industrial (I)".

,,/ ) '. -·· W~.t;J~----

waftle Craig Director, Developmen

SDS:blg Att. 2

July 4, 2017 - 2 - DP 16-750045

Staff Report

Origin

Bontebok Holdings Ltd. has applied to the City of Richmond for permission to develop two single-storey commercial buildings with drive-through restaurant uses at 18399 Blundell Road on a site zoned "Industrial (I)" (Attachment 1). The site is currently vacant, except for a small building at the southeast corner that houses existing City infrastructure, which will remain.

A Zoning Text Amendment to amend the "Industrial (I)" zone to allow for "Restaurant, drive-through" as a site-specific permitted use on the subject property under Bylaw 9532 (ZT 1'3-639146) received third reading on April18, 2016 and is currently pending final adoption. The development proposal is consistent with the proposed Zoning Text Amendment.

A Servicing Agreement (SA 16-7 44060) is also associated with this proposal, which is a condition of final adoption ofthe Zoning Text Amendment. Works include, but are not limited to, frontage upgrades along Blundell Road and Nelson Road, modifications of the existing Blundell median, a bus landing pad, service connections and an on-site public pathway to avoid existing City infrastructure and utilities generally located in the southeast comer of the site.

Development Information

Please refer to attached Development Application Data Sheet (Attachment 2) for a comparison of the proposed development data with the relevant Bylaw requirements.

Background

The subject site is located in the Fraser Lands industrial area. Development surrounding the subje<:;t site is as follows:

To the North: Light industrial buildings, parking and loading areas on properties zoned "Industrial (I)".

To the South: Across Blundell Road, an existing rail line and light industrial buildings, parking and loading areas on properties zoned "Industrial (I)".

To the East: Across Nelson Road, light industrial buildings, parking and loading areas on properties zoned "Industrial (I)".

To the West: Light industrial buildings, parking and loading areas on properties zoned "Industrial (I)".

Zoning Text Amendment and Public Hearing Results

The Public Hearing for the Zoning Text Amendment ofthe site was held on April18, 2016. At the Public Hearing, no concerns were expressed.

Staff Comments

The proposed development consists of two single-storey multi-unit commercial buildings with two drive-through restaurants (including pick-up windows and vehicle queuing areas) and required surface parking. The proposed development plans attached to this report (Plan #1 to #3) have addressed the planning and design issues identified as part of the review of this

5422081

July 4, 2017 - 3 - DP 16-750045

Development Permit application. In addition, this development proposal complies with the intent of the applicable sections contained within the Official Community Plan (OCP) and would comply with all aspects of the "Industrial (I)" zone (no zoning variances are requested).

Advisory Design Panel Comments

Because of the scale of the development and the limited building area, the development proposal was not presented to the Advisory Design Panel.

Analysis

Conditions of Adjacency • Adjacent properties to the north and west of the development site are light industrial

buildings with surface parking and loading areas. The proposed siting of the buildings on the development site would provide an 11.6 m setback to the north property line and a 26.4 m setback to the west property line (Plan #1). Additionally, a landscape buffer with a strip of trees and shrubs along the north and west property lines is proposed.

• Along the Blundell Road and Nelson Road frontages, a 3.0 m wide landscape buffer is proposed, with a strip of trees and shrubs to provide screening of the surface parking from the street. Additional information is provided in the "Landscape Design and Open Space Design" section of this report.

• The loading area and garbage, recycling and organics storage enclosures are adequately screened and located behind the proposed buildings, away from the public streets.

Urban Design and Site Planning • The proposed siting of the buildingsare centered on the development site to accommodate

required vehicle access, drive-aisle circulation, drive-through vehicle queuing areas and off­street parking. This has been reviewed and is supported by Transportation staff.

• Staff recognize the applicant's operational preferences and site planning challenges. Effort has been made to limit parking along street frontages to single-loaded aisles. Staff have worked with the applicant to provide a 3.0 m wide landscape buffer along the Blundell Road and Nelson Road frontages to screen the view of surface parking and drive-through queuing areas from the street.

• Vehicle access to the site is provided via both Blundell Road (right-in/right-out and left-turn movements from Blundell through the establishment of a left-turn bay in the existing median) and Nelson Road (right-in/right-out). The applicant has demonstrated sufficient turning radii for the on-site movement of delivery, disposal and fire vehicles.

• A total of 65 visitor vehicle parking stalls are proposed, which exceeds the Zoning Bylaw requirement of 58 spaces. Included are two accessible parking spaces located in close proximity to the entrances of the buildings, three parking spaces equipped with 240-volt electrical outlets and three parking spaces equipped with conduit for future electrical vehicle outlets.

• Bicycle parking and a loading space will be provided in accordance with the Zoning Bylaw; three Class-1 and four Class-2 bicycle parking spaces will be provided in an accessible location near the entrances of the buildings and in view from the street.

• Pedestrian walkways are proposed to provide direct pedestrian access from the City sidewalks to the entrances of the buildings. Areas of the pedestrian walkways that cross drive-aisles or vehicle queuing areas utilize alternative surface treatments (stamped concrete)

5422081

July 4, 2017 -4- DP 16-750045

to provide visual and textural identification. Additionally, appropriate signage will be installed at these areas to further enhance pedestrian safety and visibility.

• A barrier free circulation path to the entrances of the buildings; with a minimum clear width of 1.5 m and a maximum slope of 5%, from the City sidewalk on Blundell Road and Nelson Road, and from the accessible parking spaces, will be provided.

• An outdoor plaza eating area, which includes picnic tables, benches and planters, is proposed to be located between the two buildings.

• Garbage, recycling and organic waste storage facilities are sufficiently sized, within a walled enclosure and adequately screened from public view.

• There is an existing small building located in the southeast comer of the subject site within an existing statutory right-of-way, which will remain and continue to house City infrastructure. The landscaping and treatment of this area will be finalized and secured through the Servicing Agreement.

Architectural Form & Character • The proposed single-storey buildings incorporate a contemporary design complementary to

the adjacent light industrial buildings (Plan #2). • Variation in height and horizontal plane provide visual interest and differentiation between

units. • The southeast comer building acts as an anchor and landmark for the development site

through changes in colour and height of the painted concrete panels. Additionally, this building includes an active frontage on both sides of the street, with glazing extending around the comer.

• The proposed building materials (concrete and metal) are consistent with the surrounding industrial area.

• Canopies are provided at the restaurant entrances to offer weather protection. • Parapet wall on the roof is designed to screen the rooftop mechanical equipment from street

VIeW.

Landscape Design and Open Space Design • A Landscape Plan, prepared by a registered Landscape Architect, has been submitted by the

applicant, which addresses tree planting and landscape design (Plan #3). • The subject site currently has no existing on-site trees, and 56 trees are proposed to be

planted and maintained on-site. • Landscape islands are proposed adjacent to drive-through queuing and surface parking areas

to break up the hardscape portions of the site. The introduction of a significant amount of trees around the perimeter of the site further addresses visual impact.

• The Landscape Plan includes a combination of deciduous and coniferous trees, which will be p1anted and maintained on-site.

• Structural soil trenches will be provided underneath identified surface parking areas where required to allow for adequate soil volume for trees.

• Pervious pavers are proposed for the pedestrian walkways and outdoor plaza area to minimize the amount of impervious surfaces.

• To accommodate for existing City and utility infrastructure in the southeast comer, the City sidewalk is required to be located on the subject site. The sidewalk will be built by the developer and maintained by the City. The design of the sidewalk and securing of the

5422081

July 4, 2017 - 5 - DP 16-750045

necessary public right-of-passage statutory right-of-ways will be addressed through the Servicing Agreement.

• Additional landscaping, including a variety of shrubs and groundcover on-site are also included in the Landscape Plan.

• In order to ensure the 56 trees are planted and maintained and proposed landscaping works are undertaken, the applicant is required to submit a Landscaping Security in the amount of $189,701.76 (1 00% of the cost estimate provided by the Landscape Architect, which includes a 10% contingency) prior to the application being forwarded to Council for approval. A portion of the security will be released after construction and landscaping at the subject site is completed and a landscaping inspection by City staff has been passed. The City may retain the balance of the security for a one-year maintenance period.

Crime Prevention through Environmental Design • The site plan minimizes potential entrapment areas and the landscape plan maintains visual

p~rmeability.

• Public entrances to the buildings are visible from the street. Large glazing areas facing the street and surface parking offer opportunities for passive surveillance.

• Surface parking areas are open, with minimal changes in grade, which allows for visual transparency, clear sightlines and facilitates vehicle movement and pedestrian safety.

• Outdoor areas will be well-lit by dual lamp standards and perimeter site lighting will be provided by street lamp standards. Lighting on the buildings will be contained within canopy soffit areas.

Sustainability Measures • The applicant advised that the following features will be incorporated into the development:

o Three parking spaces equipped with 240-volt electrical outlets and three parking spaces equipped with conduit for electrical vehicle outlets.

o High performance low-E tinted glazing. o High fly ash content thermal mass concrete walls. o Thermal values consistent with ASHRAE requirements. o Energy efficient programmable lighting. o Energy efficient heating systems and fixtures. o Light-coloured roofing ballasts.

Conclusions

The proposed development is a restaurant complex with drive-through components, which will provide food services to employees in close proximity to the surrounding industrial area.

Based on the proposal's design response to the objectives of the Official Community Plan (OCP), compliance with the site's "Industrial (I)" zone and recognition of the surrounding context, staff support the proposed development.

5422081

July 4, 2017

Steven De Sousa Planning Technician- Design (604-276-8529)

SDS:blg

Attachment 1 : Location Map

- 6-

Attachment 2: Development Application Data Sheet

The following are to be met prior to forwarding this application to Council for approval:

• Final adoption of the Zoning Text Amendment Bylaw 9532 (ZT 13-639146).

DP 16-750045

• Submission of a Landscaping Security in the amount of$189,701.76 (based on the cost estimate provided by a registered Landscape Architect, including 10% contingency). A portion ofthe security will be released after construction and landscaping at the subject site is completed and a landscaping inspection by City staff has been passed. The City may retain the balance of the security for a one-year maintenance period.

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

• Submission of a construction traffic and parking management plan to the satisfaction of the City's Transportation Department (http://www.richmond.ca/services/ttp/special.htm).

• The applicant is required to obtain a Building Permit for any construction hoarding associated with the proposed development. If construction hoarding is required to temporarily occupy a street, or any part thereof, or occupy the air space above a street or any part thereof, additional City approvals and associated fees may be required as part of the Building Permit. For further information on the Building Permit, please contact Building Approvals Department at 604-276-4285.

• Incorporation of sustainability and accessibility measures in Building Permit plans as determined via the Rezoning and/or Development Permit processes.

5422081

City of Richmond

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ATTACHMENT 1

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DP 16-750045 Revision Date:

Note: Dimensions are in METRES

City of Richmond

Development Application Data Sheet Development Applications Department

DP 16-750045 Attachment 2

Address: 18399 Blundell Road

Owner: Bontebok Holdings Ltd. Applicant: Bontebok Holdings Ltd.

Planning Area(s): Fraser Lands ~~~~~-----------------------------------------------------

Floor Area Gross: 757 m2 Floor Area Net: 757 m2

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

Site Area: 6,750.9 m2 (72,666 fe)

Land Uses: Vacant

OCP Designation: Industrial

Zoning: Industrial (I)

Bylaw Requirement

Floor Area Ratio: Max. 1.0

Lot Coverage - Buildings Max. 60%

Setback- Front Yard: Min. 3.0 m

Setback - Exterior Side Min. 3.0 m

Yard: Setback -Interior Side

N/A Yard:

Setback- Rear Yard: N/A

Height: Max. 12.0 m

Lot Size: N/A

Off-street Parking Spaces Min. 58 -Total Off-street Parking Spaces

Min. 2 -Accessible:

Loading: Min. 1 medium space

Bicycle Parking - Class 1: Min. 3

Bicycle Parking - Class 2: Min. 4

6,635.5 m (71 ,424 Road dedication: 115.4 m2

Commercial (food establishments with drive-th

No change

Industrial (I) with an amendment to allow "Restaurant, drive-through" as a site-

s rmitted use

Proposed Variance

0.11 None Permitted

11% None

20.4 m None

17.6 m None

11.6 m None

26.4 m None

7.6 m None

6,635.5 m2 None

65 None

2 None

1 medium space None

3 None

4 None

City of Richmond Development Permit

To the Holder:

Property Address:

Address:

BONTEBOK HOLDINGS L TO.

18399 BLUNDELL ROAD

C/0 #520 - 701 WEST GEORGIA STREET VANCOUVER,BC V7Y1A1

No. DP 16-750045

1. This Development Permit is issued subject to compliance with all of the Bylaws ofthe 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 #3 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 $189,701.76 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.

To the Holder:

Property Address:

Address:

BONTEBOK HOLDINGS L TO.

18399 BLUNDELL ROAD

Development Permit No. DP 16-750045

# 520 - 701 WEST GEORGIA STREET VANCOUVER, BC V?Y 1A1

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

5422081

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