City of Richmond Report to Development Permit Panel · amenity area. The play equipment includes a...
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To: City of Richmond Development Permit Panel Report to Development Permit Panel Date: November 4, 2014 From: Wayne Craig File: DP 13-652010 Director of Development Re: Application by Zhao XD Architect Ltd. for a Development Permit at 8400 General Currie Road and 7411/7431 St. Albans Road Staff Recommendation That a Development Permit be issued which would: 1. Permit the construction of 12 three-storey townhouse units at 8400 General Currie Road and 741117431 St. Albans Road on a site zoned "High Density Townhouses (RTH2)". 2. Vary the provisions of Richmond Zoning Bylaw 8500 to increase the rate of tandem parking spaces from 50% to 67% to allow a total of sixteen (16) tandem parking spaces in eight (8) three-storey townhouse units. 4308100
Transcript of City of Richmond Report to Development Permit Panel · amenity area. The play equipment includes a...
To:
City of Richmond
Development Permit Panel
Report to Development Permit Panel
Date: November 4, 2014
From: Wayne Craig File: DP 13-652010 Director of Development
Re: Application by Zhao XD Architect Ltd. for a Development Permit at 8400 General Currie Road and 7411/7431 St. Albans Road
Staff Recommendation
That a Development Permit be issued which would:
1. Permit the construction of 12 three-storey townhouse units at 8400 General Currie Road and 741117431 St. Albans Road on a site zoned "High Density Townhouses (RTH2)".
2. Vary the provisions of Richmond Zoning Bylaw 8500 to increase the rate of tandem parking spaces from 50% to 67% to allow a total of sixteen (16) tandem parking spaces in eight (8) three-storey townhouse units.
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Staff Report
Origin
Zhao XD Architect Ltd. has applied to the City of Richmond for permission to develop 12 threestorey townhouse units at 8400 General Currie Road and 741117431 St. Albans Road. The site is being rezoned from "Single Detached (RS liE)" to "High Density Townhouses (RTH2)" for this project under Bylaw 9111 (RZ 13-643346), which received Third Reading following the Public Hearing on April 22, 2014. The site currently contains a single-family home on one lot and a duplex on another lot, both of which will be demolished.
Frontage improvements were secured through the rezoning process and will be constructed through a separate Servicing Agreement (SA 13- 651696), which must be entered into prior to final adoption of the rezoning bylaw. Works include, but are not limited to: removal of the existing sidewalk on both frontages, construction of a new 1.5 m wide sidewalk at property line and a grass and treed boulevard between the new sidewalk and the existing curb along both frontages, removal of an existing power pole on General Currie Road, and upgrade of the storm main along the General Currie Road frontage to a minimum of 600mm.
Development Information
Please refer to attached Development Application Data Sheet (Attachment 1) for a comparison of the proposed development data with the relevant Bylaw requirements.
Background
Development surrounding the subject site is as follows:
To the north, across General Currie Road, a four-storey apartment building on a lot zoned "Medium Density Low Rise Apartments (RAMI)";
To the south, a 7-unit townhouse development on a lot zoned "Medium Density Low Rise Apartments (RAMI)" ;
To the east, across St. Albans Road, a four-storey condominium (three-storeys over parking) on a lot zoned "Medium Density Low Rise Apartments (RAMI)"; and
To the west, a four-storey condominium on a lot zoned "Medium Density Low Rise Apartments (RAMI)".
Rezoning and Public Hearing Results
The Public Hearing for the rezoning ofthis site was held on April 22, 2014. No concerns regarding the rezoning were expressed at the Public Hearing.
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 and is generally in compliance with the "High Density Townhouses (RTH2)" zone except for the zoning variances noted below.
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Zoning ComplianceNariances (staff comments in bold)
The applicant requests to vary the provisions of Richmond Zoning Bylaw 8500 to:
1) Increase the rate of tandem parking spaces from 50% to 67% to allow a total of sixteen (16) tandem parking spaces in eight (8) three-storey townhouse units;
(Based on the City Centre location, 17 residential parking spaces are required for this 12-unit development, with a maximum of 8 parking spaces permitted in a tandem arrangement. By permitting an extra two (2) residential parking spaces as tandem parking spaces, the applicant is able to provide seven (7) extra residential parking spaces on-site.
Tandem parking is generally supported as it can reduce pavement area on-site and facilitate a more flexible site layout. With the extra residential parking spaces provided on site and on-street parking available on both sides of both General Currie Road and St. Albans Road, staff do not envision any noticeable impact to parking in the immediate neighbourhood due to the proposed tandem parking variance.
This variance was identified in the Report to Committee and a restrictive covenant to prohibit the conversion of the tandem garage area into habitable space has been secured at the Rezoning stage.)
Advisory Design Panel Comments
The Advisory Design Panel supported the design of the project and the Design Panel's suggested design changes have been incorporated in the proposal. A copy of the relevant excerpt from the Advisory Design Panel Minutes from Wednesday, May 7,2014 is attached for reference (Attachment 2). The design response from the applicant has been included immediately following the specific Design Panel comments and is identified in 'bold italics '.
Analysis
Conditions of Adjacency
• The proposed height, siting and orientation of the buildings respect the massing of the surrounding residential developments and would be consistent with the form and character of existing multiple residential projects in the area.
• While no tree planting is permitted within the SR W along the west property line, various shrubs are proposed along the west property line to form a landscape buffer; a row of cedar hedge and 1.8 m solid wood fence are also proposed to increase privacy of the adjacent apartment units to the west as well as privacy in the yard spaces of the proposed development.
• A natural screen with a mix of hedging materials and Aspen trees, and a 6 ft. wood fence is proposed between the subject site and adjacent townhouse development to the south for added privacy on both sites.
Urban Design and Site Planning
• The proposed site layout includes 12 townhouses in three (3) townhouse clusters. Nine (9) units have direct access from the street and three (3) units have access from the internal drive aisle.
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• Vehicular access is from General Currie Road. A pedestrian walkway is provided to St. Albans Road to the east.
• All units have two (2) vehicle parking spaces. Tandem parking spaces are proposed in eight (8) of the twelve units only. A Restrictive Covenant prohibiting the conversion of tandem parking area into habitable area has been secured at rezoning.
• A total of three (3) visitor parking spaces, including one (1) accessible visitor parking space, are provided at the entrance of the site. The number of visitor parking spaces proposed complies with the bylaw requirement. Bicycle parking is provided and is also in compliance with the zoning bylaw requirements.
• All units have private outdoor spaces consisting of front or rear yard and balconies on the second and third floors. All private outdoor space can be accessed directly from the main living space.
• Outdoor amenity space is proposed at the entrance of the site. The size and location of the outdoor amenity space is appropriate in providing open landscape and amenity convenient to all of the units. The central location provides for casual surveillance opportunity from most units.
• A covered mailbox kiosk is provided adjacent to the outdoor amenity area. • The garbage, recycling and organic storage enclosures have been incorporated into the design
of Building 3 to minimize their visual impact.
Architectural Form and Character
• A pedestrian scale is generally achieved along the public streets and internal drive aisle through the inclusion of variation in building projections, recesses, entry porches, varying material/colour combinations, landscape features, and the use of individual unit entrances.
• The existing site context has a variety of architectural massing and styles. The architectural language used for the design is generally reflective of the traditional residential building styles found in the surrounding neighbourhood. Architectural elements proposed in this project (such as pitched roof, staggered massing, framed windows and doors, canopies and balconies, materials and colour mix, etc.) are intended to adopt the characters found in the immediate neighbourhood.
• The impact of blank garage doors has been mitigated with panel patterned doors, transom windows, main/secondary unit entrances, and planting islands/window planters along the internal drive aisle.
• Natural colours have been used for all siding materials to fit with the context of the neighbourhood. Strong contrasting colours and culture stone veneer are used on the accent walls to provide visual interest.
• The proposed building materials (asphalt roof shingles, hardi panel/board/siding, wood trim/column/canopy, culture stone veneer, solid core wood doors, and metal guard rail) are generally consistent with the Official Community Plan (OCP) Guidelines and compatible with the existing character of the neighbourhood.
Landscape Design and Open Space Design
• Tree preservation was reviewed at rezoning stage and all three (3) bylaw-sized trees noted on-site were identified for removal due to general poor condition; six (6) replacement trees are required.
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• The applicant is proposing to plant 19 replacement trees on-site, including 4 conifers and 15 deciduous trees. Hedges, an assortment of shrubs and ground covers, and perennials and grasses have been selected to ensure the landscape treatment remains interesting throughout the year.
• The street side landscape defines the private yard boundaries with low fences along the back of sidewalk and low hedges inside the yards. The front yards are internally separated by fencing and hedging to create privacy.
• Each street fronting unit will have a private yard with a shade tree, shrub/groundcover planting, patio, and lawn area.
• A children's play area designed for children aged 2 to 5 years old is proposed for the outdoor amenity area. The play equipment includes a curved slide, a tree climber, and a steering wheel for pretend plan; it was chosen to fit into the provided space and to allow multiple children to play at the same time. The equipment provides different play opportunities such as social, imagination, balance, and motor skills.
• A bench is also provided for caregivers. • Feature paving will highlight road transitions at the site entrance and the drive aisle ends, as
well as at the intersection of the internal drive aisle. Permeable pavers will be used to identity a pedestrian route from the site entrance to the internal units, and to provide a break in the asphalt internal driveway.
• In order to ensure that the proposed landscaping works are completed, the applicant is required to provide a landscape security of $78,253.89 in association with the Development Permit.
• Indoor amenity space is not proposed on-site. A $12,000 cash-in-lieu contribution has been secured as a condition of rezoning approval, consistent with the OCP.
Crime Prevention Through Environmental Design
• The applicant advises that the following design principles are incorporated into the development: • Real or perceived barriers created by landscape design; • Clearly-defined pedestrian entries; • Edges and corners with low landscaping and low permeable fencing; • Visual access without loss of privacy; • Semi-private open spaces designed to maximize resident access and enhance neighbour
to-neighbour surveillance; • Natural Surveillance opportunities for easy viewing activities around of public and semi
private spaces; • "Eyes on the street" with windows, front doors, playgrounds and seating, visible from
street and not hidden by vegetation; and • Lighting will be installed at main entry for each unit as well as the secondary entry at the
internal driveway.
Sustainability
• At 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.
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• 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.
• A legal agreement is required to be registered on-title prior to issuance of the Development Permit to ensure that all units are designed to achieve an EnerGuide rating of 82 (as detailed by the Certified Energy Advisor), and to include pre-ducting for solar hot water heating.
• The developer also advises that the following sustainability features will be incorporated into the development: • Energy efficient lighting; • Plumbing fixtures that conserve water; • High efficiency irrigation and drought tolerant plants for landscape areas; • Permeable paver for patios and driveway allows maximum storm water infiltration
potential; • Sustainable materials such as Hardie sidings as primary cladding material for buildings
which contain post-industrial or pre-consumer recycled content and provide longer lasting and lower maintenance and repair cost;
• Planting are generally selected for lower water usage and year-round interest. • The construction techniques will encourage sub-trades to use recycled materials such as
recycled steel, concrete, and other materials, wherever feasible.
Accessible Housing • The proposed development includes one (1) convertible unit that i~ designed with the
potential to be easily renovated to accommodate a future resident in a wheelchair. The potential conversion of this unit will require installation of a vertical lift in the stacked storage space (which has been dimensioned to allow for this in Unit F) 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: • stairwell hand rails; • lever-type handles for plumbing fixtures and door handles; and • solid blocking in washroom walls to facilitate future grab bar installation beside toilets,
bathtubs and showers.
Conclusions
The applicant has satisfactorily addressed staffs comments regarding conditions of adjacency, site planning and urban design, architectural form and character, and landscape design. The applicant has presented a development that fits into the existing context. On this basis, staff recommend support of this Development Permit application.
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The following are to be met prior to forwarding this application to Council for approval: • Receipt of a Letter-of-Credit for landscaping in the amount of $78,253.89; and • Registration of a legal agreement on title identitying that the proposed development must be designed and
constructed to meet or exceed EnerGuide 82 criteria for energy efficiency and that all dwellings are pre-ducted for solar hot water heating.
Prior to future Building Permit issuance, the developer is required to complete the following: • Submission of fire flow calculations signed and sealed by a professional engineer, based on the Fire
Underwriters Survey to confirm that there is adequate available water flow. • Submission ofDCC's (City & GVS&DD), School site acquisition charges, and Utility charges etc. • 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.
• Obtain a Building Permit (BP) for any construction hoarding. If construction hoarding is required to temporarily occupy a public street, the air space above a public street, or any part thereof, additional City approvals and associated fees may be required as part of the Building Permit. For additional information, contact the Building Approvals Division at 604-276-4285.
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City of Richmond
Development Application Data Sheet Development Applications Division
De 13-652010 Attachment 1
Address: 8400 General Currie Road and 7411/7431 St. Albans Road
Applicant: Zhao XD Architect Ltd. Owner: Benest Real Estate Development Ltd.
Planning Area(s): _C---"itY'-C_e_n_t_re __________________________ _
Floor Area Gross: 2,298.8 m2 Floor Area Net: 1,530.6 m2
~------------ -~-~-----------
I Existing I eroposed Site Area: 1,953 m2 1,946.1 m2
Land Uses: Single-Family Residential & Duplex Multiple-Family Residential
OCP Designation: Neighbourhood Residential No Change
Zoning: Single Detached (RS1/E) High Density Townhouses (RTH2)
Number of Units: 3 12
~~ --- ~ ~ - ~ ~ - -
1 --- ~--
1 - ~- - -1---- - ~~ -~ -
- Bylaw Requirement eroposed Variance Floor Area Ratio: Max. 0.80 0.79 none permitted
Lot Coverage - Building: Max. 45% 43.3% none
Lot Coverage - Non-porous Max. 70% 69.2% none
Surfaces:
Lot Coverage - Landscaping: Min. 20% 23.6% none
Setback - Front Yard (North) (m): Min. 4.5 m 4.50 m none
Setback - Exterior Side Yard Min. 2.0 m 4.50 m
(East) (m): none
Setback - West Side Yard (m): Min. 2.0 m 3.00 m none
Setback - Rear Yard (South) (m): Min. 2.0 m 2.00 m none
Height (m): 12.0 m (3-storeys) 12.0 m (3-storeys) none
600 m2 1,946.1 m2
Lot Size: (min. 20 m wide (37.97 m wide none x 30 m deep) x 51.06 m deep)
Off-street Parking Spaces - 1.4 (R) and 0.2 (V) 2.0 (R) and 0.25 (V) none Regular (R) 1 Visitor (V): per unit per unit
Off-street Parking Spaces - Total: 20 27 none
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Max. 50% of proposed Variance Tandem Parking Spaces: residential spaces 16
Requested (24 x Max. 50% = 12) None on the required 2 (parking stalls provided
Small Car Parking Spaces parking stalls (when fewer in excess of bylaw none
than 31 spaces are requirement may be small provided on site) car parking stalls)
Min. 2% when 3 or more Handicap Parking Spaces: visitor parking spaces are 1 none
required (3 x Min. 2% = 1)
Amenity Space - Indoor: Min. 70 m2 or Cash-in-lieu Cash-in-lieu none
Amenity Space - Outdoor: Min. 6 m2 x 12 units 72 m2
= 72 m2 none
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Excerpt from the Minutes from
The Design Panel Meeting
Wednesday, May 7, 2014 - 4:00 p.m. Rm. M.1.003
Richmond City Hall
Attachment 2
Panel Discussion
Comments from the Panel were as follows:
• balconies in the model appear bigger than what is presented in the floor plan submitted by the applicant, i.e. as per Plan A-3; consider reducing the size of the nook on the second floor and bedroom number 3 above it to increase the size of the balconies;
Balconies in model are in scale that is consistent to the drawings. The size of the nook is reduced for balcony size increase (see drawings A-3 to A-8).
• agree with staff comment regarding the visitor parking stall (Stall VI) along the south property line; consider relocating to the visitor parking area near the driveway entrance; consider reducing the size of the adjacent landscaped area to the north and the outdoor amenity area to the south to provide additional parking space; north-south drive aisle need not extend up to the south property line; consider planting a large tree at the end of the drive aisle;
The suggestions are taken to relocate visitor parking stall (VI) to the other visitor parking area near the driveway entrance by shifting Building 1 southward. The drive aisle can also be shortened to leave more space for landscaping (see site plan on drawing A-I).
• there is a huge piece of asphalt at the driveway intersection in the middle of project; consider introducing another tree/landscaping;
Due to requirements for minimum drive aisle width and maneuvering space for truck, extra landscaping appears not possible at the intersection. Feature paving is proposed at the intersection of internal drive aisle.
• bay window on the turrets appear awkward; consider further design development;
•
The design of turrets has been improved, which are closer and more integrated to the principal building massing (see revised drawings A-3, A-ll & 12 and perspectives).
consider introducing permeable pavers on the driveway intersection and maintain the continuity of the asphalt area elsewhere in the project as it could function as children's outdoor play area;
See updated site plan (A-I) and landscape architectural plans. An introduction of permeable area also enriches surface pattern of the ground.
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II
- 2 -
site is very tight; nice curve on the street;
agree with the proposed location of the balconies; however, consider increasing their size to make them more usable;
The balcony/deck design has been revised. The balcony/deck depth has been increased to be 1. 8m (5'-11'') (see Drawing A-3 to A-8).
II turrets appear awkward but can add a "fun" character to the proposed development;
II bay windows on the turret are projecting out too much; large amount of glazing on the bay windows is the weak spot on the thermal performance of the building; ensure good quality thermally broken windows and reduce the thermal massing on the windows;
One window panel on turret in Building J is removed by shifting the turret more into the building. Turrets in Building 2 & 3 have been also revised with the amount oj glazing areas reduced as suggested (see drawings A-3).
II turrets are not an uncommon feature in the Craftsman sty Ie homes in Richmond; support the feature as it will add interest to the proposed development;
II the proposed convertible unit is well designed; consider a sliding door in the powder room on the main floor to provide more usable space for residents;
Sliding door is introduced to powder room replacing the swing door (see drawings A-3 &A- 8).
II garbage and recycling area is located adjacent to the convertible unit; relocate garbage and recycling to another area to ensure the marketability of the convertible unit;
The garbage and recycling closet is physically near the convertible unit jor convenient usejor the unit while it is visually still quite separatedjrom the unit.
II overall planning of the small and tight site is appropriate and workable;
II concern on the location, safety and manoeuvrability of the visitor parking stall adjacent to the neighbouring property to the south; might become a parking stall for the adjacent townhouse unit; support the proposal to relocate the visitor parking stall close to the driveway entrance;
The visitor parking (VJ) has been relocated (See drawing A-i).
II review the size and shape of the balconies facing the street to improve their functionality; concern the space will become an outdoor storage space;
The balconies are redesigned (see drawings A-3 to A-8).
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Ii concern on the architectural character of the proposed development; a lot of things happening in the proposal, e.g. turrets, gables, hip roofs, etc.; turret form appears disconnected with the other elements of the project; review and simplify the character of the proposal;
The turrets have been redesigned with consideration of more integration to the building massing. One turret is shifted more into the main building for Building 1. The turrets on Building 2 & 3 are also redesigned to be more merged into other parts of the building (see drawings A-3, A-IO to A-I2 and perspectives). Hip roof is introduced to south portion of Building I for more balanced cross-references of different compositional elements within the same building and also to the same in other buildings. Communication utility closet for Building I has relocated in to the building south end to simplify the north far;ade facing the driveway entrance.
Ii agree with the comment to introduce permeable paving on the internal driveway intersection to break up the huge area of asphalt;
See updated site plan (A-I) and landscape arcltitectural plans as mentioned earlier. An introduction of permeable area also enriches surface pattern of the ground.
Ii agree with the proposal to relocate the visitor parking stall at the south end of the property;
The stall is relocated as mentioned above.
Ii concern on the dark space that might be created underneath the L-shaped balconies and the overlook on neighbouring developments; and
The porch is open and an ideal private outdoor area in raining seasons. As shown on Context Plan in drawing A-I, overlook on neighboring residential units would not be an issue. An existing emergency vehicle route on west of the west property line and a drive way on south of the south property line.
Ii consider further design development to the turrets to integrate them better with other elements in the project.
As mentioned earlier, the turrets have been redesigned with consideration of more integration to the building massing. One turret is shifted more into the main building for Building 1. The turrets on Building 2 & 3 are also redesigned to be more merged into other parts of the building (see drawings A-3, A-IO to A-12 and perspectives).
Panel Decision
It was moved and seconded That DP 13-652010 be supported to move forward to the Development Permit Panel subject to the applicant giving consideration to the comments of the PaneL
CARRIED
City of Richmond
To the Holder: Zhao XD Architect Ltd.
Development Permit
No. DP 13-652010
Property Address: 8400 General Currie Road and 7411/7431 8t. Albans Road
Address: 255 - 11181 Voyageur Way Richmond, BC V6X 3N9
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. The "Richmond Zoning Bylaw 8500" is hereby varied to 8500 to increase the rate oftandem parking spaces from 50% to 67% to allow a total of sixteen (16) tandem parking spaces in eight (8) three-storey townhouse units.
4. Subject to Section 692 of the Local Government Act, R.S.B.C.: buildings and structures; off-street parking and loading facilities; roads and parking areas; and landscaping and screening shall be constructed generally in accordance with Plans #1 to #4 attached hereto.
5. Sanitary sewers, water, drainage, highways, street lighting, underground wiring, and sidewalks, shall be provided as required.
6. As a condition of the issuance ofthis Permit, the City is holding the security in the amount of $78,253.89 to ensure that development is carried out in accordance with the terms and conditions of this Permit. Should any interest be earned upon the security, it shall accrue to the Holder if the security is returned. The condition of the posting of the security is that should the Holder fail to carry out the development hereby authorized, according to the terms and conditions of this Permit within the time provided, the City may use the security to carry out the work by its servants, agents or contractors, and any surplus shall be paid over to the Holder. Should the Holder carry out the development permitted by this permit within the time set out herein, the security shall be returned to the Holder. The City may retain the security for up to one year after inspection of the completed landscaping in order to ensure that plant material has survived.
7. If the Holder does not commence the construction permitted by this Permit within 24 months of the date of this Permit, this Permit shall lapse and the security shall be returned in full.
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To the Holder: Zhao XD Architect Ltd.
Development Permit No. DP 13-652010
Property Address: 8400 General Currie Road and 7411/7431 St. Albans Road
Address: 255 - 11181 Voyageur Way Richmond, BC V6X 3N9
8. The land described herein shall be developed generally in accordance with the terms and conditions and provisions of this Permit and any plans and specifications attached to this Permit which shall form a part hereof.
This Permit is not a Building Permit.
AUTHORIZING RESOLUTION NO. DAY OF
DELIVERED THIS DAY OF
MAYOR
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PR
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SM
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21.4
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SES:
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RES
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NE
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D RE
SIDE
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AREA
PLA
N DE
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10
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(OCP
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LE D
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GH
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G
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2)
NUM
BER
OF
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ITS:
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12
BYLA
W R
EQUI
REM
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PRO
POSE
D VA
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CE
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(UN
ITS/
ACR
E),
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T P
ER
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TIO
: M
AX.
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7 (1
6475
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F)
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lffiD
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: M
AX.
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) 43
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NO
NE
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%
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%
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NE
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(S
F):
MAX
. 10
% O
F FS
R 7.
7% O
F FS
R (1
611,
7 SF
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SETB
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ROAD
SE
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OR
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M
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: M
IN,
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3.
0 M
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INC
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MA
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Ric
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27
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(604
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12
U
NIT
S
TOW
NH
OU
SE
D
EV
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PM
EN
T
84
00
GE
NE
RA
L C
UR
RIE
R
D.,
7411
, 74
31
ST
ALB
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S
RD
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CHM
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Voy
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Be V
6X
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Tel.
(604
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5-88
82
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(60
4)
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6
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info
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S
TOW
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PM
EN
T
84
00
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NE
RA
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D.,
7411
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31
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