richmond of city · 2020. 5. 15. · may 5, 2020 - 2 - staff report origin dp 19-866690 gbl...

City of Richmond

To: Development Permit Panel

From: Wayne Craig Director, Development

Report to Development Permit Panel

Date: May 5, 2020

File: DP 19-866690

Re: Application by GBL Architects for a Development Permit at 5491 No. 2 Road

Staff Recommendation

1. That a Development Permit be issued which would:

a) Permit the construction of a six-storey building containing approximately 80 purpose-built residential rental tenure units at 5491 No. 2 Road on a site zoned "High Rise Apartment and Congregate Housing (ZHR3)- Dover Crossing"; and

b) Vary the provisions of Richmond Zoning Bylaw 8500 to:

1. Reduce the minimum building setback from No. 2 Road from 6 m to 5 m;

11. Increase the maximum building height from 18 m to 20.3 m for the west portion of the building; and

111. Reduce the number of required parking spaces from 87 to 46.

2. That the Chief Administrative Officer and the General Manager, Engineering & Public Works, be authorized to execute a servicing agreement with the owner of 5900 River Road, to install road works and utility works along No. 2 Road City land and remove and relocate eight City trees from No. 2 Road City land, based on the material terms and conditions set out in Attachment 6 of the staff report titled, "Application by GBL Architects for a Development Permit at 5491 No. 2 Road," dated May 5, 2020 from the Director of Development.

Wayne Craig Director, Development (604-247-4625)

WC:SB Att. 6

Document Number: 6433306 6433306

Version: 3

May 5, 2020 - 2 -

Staff Report

Origin

DP 19-866690

GBL Architects has applied to the City of Richmond for permission to develop a mid-rise purpose-built rental residential development at 5491 No. 2 Road on a site zoned "High Rise Apartment and Congregate Housing (ZHR3)- Dover Crossing". Key components of the proposal include: • A six-storey building containing affordable housing over a single-level underground parking

structure. • A total floor area of approximately 5,273 m2 (56,762 ft2) purpose-built residential rental units

and an additional approximately 100 m2 (1,076 ft2) ofresident indoor amenity space. • 80 purpose-built residential rental units secured in perpetuity with a Housing Affordability

Agreement and covenant registered on title. Proposed rental rate, subsidies and household income restrictions are subject to the BC Housing Community Housing Fund program and all of the units will be secured with a legal agreement between Pathways and BC Housing. Further details on form of rental are provided in the housing section of this report. The residential units include: o 16 deep subsidy affordable housing units with proposed rental rate and household income

restrictions targeted at low income households; o 40 rent geared to income units with proposed rental rate and household income

restrictions targeted at below BC Housing Income Limits; and o 24 low and moderate income units with proposed rental rate and household income

restrictions targeted at low and moderate income households.

This Development Permit application was received as part of a partnership between the City, BC Housing and Pathways Clubhouse Society of Richmond (Pathways). The City has advised it will provide the vacant City-owned site through a long term ground lease. The building will be constructed and operated by Pathways, a Richmond based non-profit housing and service organization that has been offering community-based services to Richmond residents since 1984. Pathways collaborates with people and organizations in the broader community to provide education and promote mental wellness. Pathways Clubhouse currently manages more than 120 apartments in Richmond. BC Housing will provide Pathways with financing and funding.

Road and Engineering improvements required with respect to the subject development will be secured through the City's standard Servicing Agreement process prior to Building Permit issuance. Works include road works, frontage improvements and utility upgrades.

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: A vacant development site under the same zoning as the subject site.

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To the east: Across No. 2 Road is a vacant development site in the high-density high-rise City Centre Oval Village, zoned "High Rise Apartment and Olympic Oval (ZMU4)Oval Village (City Centre)".

To the south: Across a multi-purpose pathway in an unconstructed City road right-of-way (ROW) is a strata-titled three-storey townhouse development on a property zoned "Town Housing (ZT5)- Dover Crossing".

To the west: Fronting onto Dover Crescent is a strata-titled mixed use eight-storey building with apartments and a City-owned child care facility on a property zoned "Low Rise Apartment (ZLR3)- Dover Crossing".

Public Consultation

An open house was held on Wednesday, September 11, 2019 from 4:00 to 8:00 pm at the Thompson Community Centre to present the subject proposal and listen to feedback from the community. The meeting was facilitated by public engagement consultant Ideaspace Consulting Inc. and Pathways and City staff were in attendance to answer questions. A summary report prepared by Ideaspace is attached to this report, along with sign-in forms and comments forms (Attachment 2) and the one item of public correspondence received regarding the subject application (Attachment 3).

In August 2019, invitations to the open house were mailed by City Affordable Housing staff to owners and residents of properties within 50 m of the subject site and all properties along Dover Crescent. Approximately 85 people attended the open house engagement meeting. At the open house, approximately 70 people signed the sign-in forms and an additional approximate 15 people attended. 27 comment forms were completed, expressing support for the proposal, expressing concerns regarding the proposal and providing suggestions for consideration.

Key themes regarding the design and construction of the proposal identified in the summary report and public correspondence include the following:

a) Support for the project

b) Concerns about the proposed vehicle access location, including traffic speed, congestion, sight lines and the capacity of No. 2 Road to accommodate the subject proposal - The No. 2 Road frontage will be improved through a required Servicing Agreement, including frontage beautification, sidewalk, off-road multi-use path separated from vehicular traffic and improvements to the road geometry (increasing the sight line of traffic from the No. 2 Road bridge). The City's Transportation Department has reviewed the site and is satisfied that the required No. 2 Road improvements will be an improvement over the existing condition and will address traffic safety concerns for the site access and on-ramp to No. 2 Road.

c) Concerns about impacts on traffic congestion on No. 2 Road, River Road and Lynas Lane -A Traffic and Parking Study prepared by Tetra Tech was submitted in support of the proposal and has been reviewed and accepted by Transportation staff. The study concluded that the existing road network has sufficient capacity to accommodate the proposed 80-unit development.

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d) Concerns about overflow parking on Dover Crescent and Dike Road -A Traffic and Parking Study prepared by Tetra Tech was submitted in support of the proposal and has been reviewed and accepted by Transportation staff. The study addresses the anticipated demand for vehicle parking for this unique mix of subsidized rental affordable housing uses and this unique model of building management as well as Transportation Demand Management (TDM) features associated with the proposal. Further information regarding proposed TD Ms is provided in the 'Parking and Access' section below. While resident parking is reduced based on analysis, visitor parking is being provided in accordance with the Zoning Bylaw. The proposal is not anticipated to result in overflow parking.

e) Concerns about neighbourhood impact of building height obstructing views and sunlight -The proposal complies with the overall height permitted in the existing zoning, with increased height in a portion of the roof area to allow the top floor to be a full size floor, the same size as lower floors. The applicant has submitted shadow analysis that demonstrates that the proposal will only have a minor impact on existing neighbouring development. The shadow analysis is included as a reference plan in the DP plans.

f) Considerations regarding exterior and interior building design, including a desire for a building design that ensures safety, accessibility, inclusiveness for tenants and aircraft and traffic sound mitigation The subject development is designed to provide a secure building with a high level of accessibility and shared social spaces. All of the residential units will incorporate basic universal housing features. Four of the residential units will be accessible units, designed to accommodate a resident in a wheelchair and the remainder of the units will be designed to be easily renovated to accommodate a future resident in a wheelchair. Further interior design, and building security system details will be addressed at the Building Permit stage. The building will achieve CMHC interior noise standards as verified through acoustical reports at the Building Permit stage.

g) Concerns about construction traffic impacts, parking, noise, and hours of operation -Prior to Building Permit issuance, the developer is required to submit a construction traffic and parking management plan to the satisfaction of the City's Transportation Department.

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 in compliance with the "High rise Apartment and Congregate Housing (ZHR3)- Dover Crossing" zone, except for the zoning variances noted below.

Zoning ComplianceNariances (staff comments in bold)

The applicant requests to vary the provisions of Richmond Zoning Bylaw 8500 to:

1) Reduce the minimum building setback from No. 2 Road from 6 m to 5 m.

(Staff supports the proposed variance as the variance accommodates a more efficient and functional layout and enables increased separation from the building to the west. Ambient noise will be mitigated through building envelope design and construction which is

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secured through the registration of an aircraft noise sensitive use covenant prior to Development Permit (DP) issuance).

2) Increase the maximum building height from 18 m to 20.3 m for the west portion of the building.

(Staffs up ports the proposed variance as it involves only a portion of the top floor, the variance accommodates a more efficient and functional layout with the same size jloorplates on all of the upper floors, and adequate building separation is proposed with approximately 19 m to 29 m separation between the proposed building and neighbouring apartment and townhouse buildings).

3) Reduce the number ofrequired parking spaces from 87 to 46.

(Staff supports the proposed variance as it reflects the anticipated demandfor this unique use and the proposal includes Transportation Demand Management (TDM} features. A Parking Analysis Study prepared by Tetra Tech was submitted in support of the proposal and has been reviewed and accepted by Transportation staff. The study addresses the anticipated demand for vehicle parking for this unique mix of subsidized rental affordable housing uses and this unique model of building management. Transportation Demand Management (TDM} features associated with the proposal include: (i) subsidized transit passes for the 16 deep subsidy affordable housing units for two years; (ii) Pathways shuttle bus program transportation for all Pathways members to and from their residence and the Pathways Clubhouse in City Centre; (iii) bicycle rental/bicycle share program for the building, including four bicycles and four dedicated bicycle storage rack spaces located close to the building lobby; (iv) a bicycle maintenance room located in the parking structure; (v) electric bicycle charging outlets (120V) provided in each bicycle storage room; and (vi) short term pick-up and drop-off area for two vehicles is accommodated in the service area).

Advisory Design Panel Comments

On February 19, 2020, the Advisory Design Panel (ADP) supported the subject Development Permit application moving forward to the Development Permit Panel, subject to the applicant giving consideration to the ADP's comments. A copy of the relevant excerpt from the Advisory Design Panel Minutes is attached for reference (Attachment 4), together with the applicant's design response in 'bold italics'.

Analysis

Conditions of Adjacency • The No. 2 Road streetscape is enhanced with the orientation of the residential lobby. • The interface with the public multi-use path along the south edge of the site includes the

class 2 bike racks, landscape buffer, stair connections to individual unit patios and a stair connection to the shared outdoor amenity space. The raised patios adjacent to path have limited retaining walls to accommodate planting screening. Landscaping improvements to the public multi-use path are will be provided through the required servicing agreement.

• The residential six-storey building massing is provided along all sides of the site.

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• The proposed residential building is setback along all sides of the property. The underground parking structure extends towards the edges of the property. The setback area along the west property line provides a landscape buffer to the neighbouring residential development.

• The north elevation of the single level parking podium will be visible until the neighbouring site redevelops. This party wall is low and is proposed to be treated with vine planting to provide interim screening until the neighbouring property develops.

Urban Design and Site Planning

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•

The proposed massing includes a six-storey mid-rise wood-frame building over a single-level concrete parking structure. The building massing is articulated in an L-shape with an angled hinge point and textured with projecting and recessed areas. The site is located in an area impacted by aircraft noise and registration of an aircraft noise sensitive use legal agreement is a consideration of the Development Permit. As part of the Building Permit (BP) application process, the applicant is required to design and construct the building in a manner that mitigates potential aircraft noise to the proposed dwelling units, including submission of a mechanical report prepared by a registered professional confirming the development achieves the ASHRAE 55-2004 "Thermal Environmental Conditions for Human Occupancy" standard for interior living spaces and an acoustic report prepared by a registered professional confirming the development achieves the following CMHC interior noise level guidelines:

Portions of Dwelling Units Noise Levels (decibels)

Bedrooms 35 decibels

Living, dining, recreation rooms 40 decibels

Kitchen, bathrooms, hallways, and utility rooms 45 decibels

• In accordance with the City's flood plain designation and protection Bylaw 8204, registration of a flood covenant is a consideration of the Development Permit. The proposed ground floor elevation and lower lobby elevation providing access for persons in wheelchairs comply with the bylaw.

Parking and Access • Vehicle access is proposed to the subject site from a single driveway connection on

No. 2 Road through the adjacent site to the north at 5900 River Road. There is an existing cross-access easement registered on title to both properties which, prior to Building Permit issuance for the subject proposal, is required to be discharged and replaced with a new Public-Rights-of Passage (PROP) Statutory-Right-of-Way (SRW) over 5900 River Road and cost sharing legal agreement regarding construction and maintenance of works within the SR W areas. The SR W area would allow for subdivision in the future and consolidation with the subject site after future development of 5900 River Road is completed. Existing legal agreements prohibiting access to No. 2 Road and existing cross-access easement will be discharged from both properties. The vehicle access in the SR W area will be designed and constructed through the required Servicing Agreement process.

• The total number of parking spaces proposed to be provided on-site is 46, including 29 spaces for the use of residents, 15 shared spaces for the use of visitors and two spaces for a car share provider. Registration of a legal agreement securing the two car share spaces for car share service, including a Public-Rights-of Passage (PROP) Statutory-Right-of-Way (SRW) is a DP consideration.

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• The applicant proposes to provide the following Transportation Demand Management (TDM) measures to support the reduced parking rates as considerations of the Development Permit: o Enhanced bicycle facilities, secured by legal agreement, including shared bicycle

repair/maintenance stations and Pathways administering a bicycle rental and bicycle sharing program for the shared use of all residents, including the provision of four bicycles and four additional outdoor rack spaces over and above the bicycle storage bylaw requirements.

o Electric charging outlets in all class 1 bicycle storage rooms. o Transit pass program providing two years of two-zone compass cards for each of the

16 deep subsidy units at a subsidized rate of $45 per year, secured with Letter of Credit ( or BC Housing letter of assurance) and by legal agreement.

o The Pathways shuttle bus service program will provide transportation for Pathways members between their residence and the Pathways Clubhouse facility.

o Two short term pick-up/drop-off parking spaces for non-loading hours. • Short term class 2 bicycle storage is accommodated with bicycle racks near the building

lobby entry. Longer term class 1 bicycle storage facilities are accommodated in shared bicycle storage rooms in the parking structure, and secured by legal agreement as a consideration of the DP.

• One medium (SU-9) on-site loading space is provided adjacent to the vehicle access.

Architectural Form and Character •

•

• •

The development style is contemporary with a high level of architectural design, articulation and material quality. The design includes articulation along the building facades and a corner entry lobby to anchor the building. The proposed cladding materials (flat and textured cement panel, strip cement panel soffit, aluminum and vinyl windows, glass guard rails and privacy screens) are consistent with the Official Community Plan (OCP) guidelines and compatible with recent low-rise development in the City. The palette of colours includes light grey to black tones, and wood tone accents . The building roof will be flat and rooftop mechanical equipment will be screened with light grey metal louver screening as shown in the DP plans.

Landscape Design and Open Space Design • 482 m2 (5,188 ft2

) ofresidential outdoor amenity space is provided, based on the OCP standard of 6 m2 (65 ft2

) per dwelling unit, comprising two consolidated, irrigated landscaped, multi-use outdoor spaces on the west and north sides of the development at the ground floor level ( co-located with required indoor amenity space) and accessed from interior corridors and the indoor amenity space. The west area is designed as a communal social space with outdoor dining, BBQ, moveable seating, arbour and urban agriculture planters. The north children's play area features four pieces of play equipment as well as a rubberized surfacing with a stepping stone pattern to encourage active and social play for a number of children at the same time. Bench seating is also incorporated for parent supervision.

• All landscaped areas on the ground level will be serviced by an irrigation system. • Private outdoor patios and balconies are provided for all dwelling units.

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• Prior to forwarding the subject application to Council, the developer is required to provide to the City a Letter of Credit ( or BC Housing Letter of Assurance) for landscaping in the amount of $229,074 as estimated by the project Landscape Architect, to ensure that on-site landscape features are provided in accordance with the Development Permit.

Shared Indoor Amenity Space • The OCP requires that multi-family development comprising 40 units or more provide at

least 100 m2 (1,076 ft2) of indoor amenity space. The subject development meets the OCP

minimum and provides for attractive indoor amenity space located adjacent to the outdoor amenity space. These amenities include a multi-purpose indoor amenity room, building management office and laundry room.

Crime Prevention Through Environmental Design • The building has been designed in accordance with CPTED principles and the building will

be managed by a property manager. • The streetscape and common area design is defined and visually permeable to establish a

sense of territoriality that contributes toward overall safety. • The parking area is secured with an overhead gate and include appropriate lighting level and

light painted ceilings and walls for enhanced visibility.

Accessible Housing

•

•

•

The proposed development includes 100% basic universal housing units that are designed to be easily renovated to accommodate a future resident in a wheelchair. These single-storey units are required to incorporate all of the accessibility provisions listed in the Basic Universal Housing Features section of the City's Zoning Bylaw, and are permitted a density exclusion of 1.86 m2 (20 ft2) per unit. The proposed development includes four barrier free housing units that are designed to be fully accessible at the time of construction for a resident in a wheelchair. In addition to complying with the Basic Universal Housing Features section of the City's Zoning Bylaw as noted above, these single-storey units are required to comply with the BC Building Code requirements for accessible housing. Wheelchair access is accommodated in all common areas and corridors to unit entries .

Sustainability Measures • The development is designed to utilize energy from the City's Oval District Energy Utility

(OVDEU), which will supply space heating and domestic hot water heating. Connection to the City's DEU system will be secured with a legal agreement registered on title as a consideration of the Development Permit.

• The proposed development is required to meet the sustainability requirements set out in the applicable sections of the Richmond BC Energy Step Code, which is step 2 for the proposed mid-rise building where combined with a low carbon building energy system, such as the OVDEU. In fact, the applicant is endeavouring to target a higher step 3 rating.

Tree Management • There are no existing trees on the subject site.

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• There are eight trees located within the area No. 2 Road that requires road works in order to provide access to the subject site fronting both the subject site and the adjacent site to the north at 5900 River Road. These trees are in conflict with the required City road works and in close proximity to major infrastructure. These Oak trees are to be relocated to the satisfaction of the Parks Department. They may tentatively be relocated to Brighouse Neighbourhood School Park and Terra Nova South Park as they both have irrigation to aid in re-establishment and are located relatively nearby.

• Six trees located on the neighbouring property to the west will not be impacted by the proposed development. The proposal has been designed with additional parking structure setbacks along the west edge of the site to protect these adjacent existing trees.

• Installation of appropriate tree protection fencing is required for these trees as part of the development prior to any construction activities, including building demolition, occurring onsite. The applicant is also required to enter into a contract with a Certified Arborist for supervision of any works conducted within the tree protection zone of the trees, to monitor the trees and submit a post-construction assessment report to the City for review.

• There a total of 38 new trees included in the Development Permit plans.

Water Sustainability Act Approvals • The vacant site features grass and a portion of a land depression that is located both on the

subject site and the adjacent privately-owned site to the north. Historic aerial photographs and site visits indicate that the depression appears to feature seasonal wetland. In accordance with the provincial Water Sustainability Act, the developer has engaged a Qualified Environmental Professional to assess the site and work with the Province for the necessary approvals which are required prior to any site preparation and construction activity disturbance in the area under investigation.

Affordable Housing • The site is City-owned and the City will contribute the City-owned site through a long-term

ground lease for the development. The terms of the lease will be approved by Council separate from the Development Permit application process and prior to Building Permit issuance.

• All 80 residential units in the development are affordable housing units. The proposed rental dwelling units are provided at three affordability rates as follows: 20% deep subsidy units; 50% rent geared to income units; and 30% low and moderate income units. All of the units will be secured in perpetuity with a Housing Affordability Agreement registered on title. All of the units are subject to the BC Housing Community Housing Fund program criteria and secured with a legal agreement between the developer and BC Housing.

Dwelling Unit Mix: The OCP and City Centre Area Plan (CCAP) encourage the development of a variety of unit types and sizes supportive of the diverse needs of Richmond's population including, but not limited to, households with children. While the number of units in each affordability tier is secured, the unit types (studio, I-bedroom, etc.) are not specified by affordability tier. This arrangement is designed to enable tenants to move between affordability levels in the event that their income changes. For example, a tenant who receives a salary increase may be able to transition from a Rent Geared to Income unit to a Low and Moderate Income unit without moving away from the building.

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One-person households and couples without children are overrepresented among renters experiencing housing affordability challenges in Richmond. This trend is particularly pronounced for low-income renter households that earn less than $30,000 per year, where 61% of households are individuals living alone and an additional 14% are couples without children. Accordingly, there is a high demand for smaller units among households in this income category. In recognition of this demand, the proposal includes 75% of the units with studio or one bedroom, and 25% of the units with two or three bedrooms.

Staff support the applicant's proposal, which includes the following mix ofrental affordability and unit sizes:

Min. Permitted Rental Affordability Type (2) Unit Type Unit Area Rent Geared to Low and Moderate

Deep Subsidy (1) Income

Studio 37 m2 (400 ft2)

1-bedroom 50 m2 (535 ft2)

2-bedroom 69 m2 (741 ft2) (3) (3)

3-bedroom 91 m2 (980 ft2)

Total n/a 16 40

20% 50% (1) 100% of units meet Richmond Basic Universal Housing (BUH) standards. (2) As per BC Housing Community Housing Fund program

Income

(3)

24

30%

Total

%of #of Units Units

30% 24

45% 36

19% 15

6% 5

100% 80

100% 80

(3) Unit type distribution within each rental affordability type to be determined on an annual basis as per BC Housing household income criteria

Rental Housing:

The units will be operated by Pathways non-profit organization. The development will be subject to a legal agreement between Pathways and BC Housing. Working with BC Housing through the Provincial Community Housing Fund Program, all of the proposed 80 residential rental tenure units are subject to maximum rental rate and household income restrictions by BC Housing, which will also facilitate construction financing and operational funding for the project.

The core goal of BC Housing's Community Housing Fund program is to increase the supply of affordable rental homes for middle and low-income families, independent seniors and individuals in BC through working with non-profit organizations, housing co-operatives, and local government. In compliance with the City's Affordable Housing strategy, the proposal includes:

• Deep Subsidy Units: 20% of the units (16 units) are subject to BC Housing restrictions to secure rental rates and household income targeted at households receiving income assistance, old age security and guaranteed income supplement, or whose rent geared to income rate would be no more than shelter allowance. Rental rates for these units are restricted to shelter rate or equivalent. These units receive operational funding from the BC Housing Community Housing Fund program.

• Rent Geared to Income Units: 50% of the units (40 units) are subject to BC Housing restrictions to secure rental rates and household income targeted at BC Housing Income Limits. Rental rates for these units are restricted to rent geared to income (RGI) of 30% of pre-tax household income and in accordance with the BC rent scale and using BC Housing's Housing Income Limits. These units receive operational funding from the BC Housing Community Housing Fund Program, depending on household income.

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• Low and Moderate Income Units: 30% of the units (24 units) are subject to BC Housing restrictions to secure rental rates and household income targeted at the median income levels for BC households without and with children. Initial rental rates for these units will be based on market rates with a maximum of 30% of pre-tax annual household income using BC Housing's "Low and Moderate Income Limits" (median or 50th percentile income for BC households without and with children). Rental rate increases are restricted to Residential Tenancy Act permitted annual increases.

Prior to Development Permit issuance, a Housing Affordability Agreement in perpetuity and Housing Covenant will be registered on title for the 80-unit affordable housing development comprising 16 deep subsidy units, 40 rent geared to income units, and 24 low and moderate income limits units, requiring that the developer satisfies all City requirements.

Deep Subsidy Units:

Max. Monthly Unit Rent Total Max. Household Proposal Unit Type Income % of Units # of Units

Studio

1-bedroom

2-bedroom (1)(2) (2)(3) 100% (4) 16 (4)

3-bedroom

Total Varies Varies 100% 16

(1) Rent rate to be set at the shelter rate allowance applicable to individual households as per BC Housing criteria. (2) Rates may change as approved by BC Housing. (3) Maximum household income equivalent to income assistance, old age security and guaranteed income

supplement, or whose rent geared to income rate would not exceed shelter allowance as per BC Housing criteria.

(4) Unit type distribution to be determined on an annual basis as per BC Housing household income criteria.

Rent Geared to Income Units:

Max. Monthly Unit Rent Total Max. Household Proposal Unit Type (1 )(2) Income (2)(3) % of Units # of Units

Studio $1,287.50 $51,500 or less

1-bedroom

2-bedroom $1,575.00 $63,000 or less 100% (4) 40 (4)

3-bedroom $1,837.50 $73,500 or less


(1) Rent rate to be set at 30% of pre-tax income of individual households and as per BC Housing criteria. (2) Rates may change as approved by BC Housing. (3) Maximum household income as per Housing Income Limits BC Housing criteria. (4) Unit type distribution to be determined on an annual basis as per BC Housing household income criteria.

Low and Moderate Income Limits Units:

Target Monthly Unit Max. Monthly Unit Rent Total Max. Household Proposal Unit Type Rent Range (1 )(2) (3)(4) Income (5) % of Units # of Units

Studio (1) $1,853 $74,150 or less

1-bedroom (1) 100% (6) 24 (6)

2-bedroom (1) $2,826 $113,040 or less

3-bedroom (1)

Total n/a n/a n/a 100% 24

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(1) Initial rent rate values will be established by BC Housing based on CMHC Average market Rent. Rates may be adjusted periodically with the agreement of BC Housing.

(2) Rates may be adjusted periodically with the agreement of the City and (i) for existing tenants, no more than Provincial Residential Tenancy Act provisions.

(3) Denotes maximum rent at 30% of total maximum household income as per BC Housing criteria. (4) Rates may change as approved by BC Housing. (5) Denotes BC median household incomes 2020 values based on the BC Housing published 2020 Low and

Moderate Income Limits for households without and with children in BC. (6) Unit type distribution within each rental affordability type to be determined on an annual basis as per BC Housing

household income criteria.

Prior to Development Permit issuance, a legal agreement will be registered on title, prohibiting subdivision (including stratification and/or air space parcels) of the residential housing units (Single Owner for Residential Units).

Public Art • This unique affordable housing project with a mix of income levels and subsidized rental

units is not required to provide a contribution towards Public Art.

Servicing Agreement

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•

The developer shall be responsible for the design and construction of required works, including: (i) road works, which will require City tree relocation or removal along No. 2 Road; (ii) water, storm sewer, and sanitary sewer upgrades; (iii) related public and private utility improvements; and (iv) related granting of new statutory rights-of-way. The developer's design and construction of the required works and granting of statutory rights-of-way, as determined to the satisfaction of the City, shall be implemented through the City's standard Servicing Agreement process (secured with legal agreement registered on title and provision of a Letter of Credit) prior to Building Permit issuance, as set out in the attached Development Permit Considerations (Attachment 5). The subject development includes driveway and frontage works affecting the neighbouring property to the north of the site at 5900 River Road as contemplated in the existing crossaccess easement registered on both properties. The existing cross-access easement and covenant prohibiting access to No. 2 Road will be replaced with a new SRW as noted above. The owner of 5900 River Road has requested that the access SR W area be provided in the proposed location to minimize impacts to the future development potential of 5900 River Road and has agreed to provide a voluntary contribution in the amount of $69,800 toward the cost increase associated with additional frontage works at 5491 No. 2 Road resulting from the proposed SRW location. In order to maximize efficiency, the owner of 5900 River Road has requested to construct frontage improvements and utility upgrades along No. 2 Road required for their future development in conjunction with the construction of the frontage improvements and utility upgrades required to serve the subject development. To construct such frontage works, the owner of 5900 River Road is required to enter into the City's standard Servicing Agreement process (secured with a legal agreement registered on title and provision of a Letter of Credit) for road works, relocation of the eight City trees along No. 2 Road, frontage improvement and utilities works that overlap with the frontage works related to the driveway access for the subject development (Attachment 6). Utility and frontage requirements for the entire property at 5900 River Road will be reviewed comprehensively through future potential development application review and additional utility upgrades and frontage improvements may be required.

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Conclusions

The development will provide much needed affordable housing in an innovative facility and secured through partnership between the City, BC Housing and Pathways. An analysis of the proposal shows it to be well considered and consistent with the Official Community Plan (OCP) development, livability, sustainability, and urban design objectives. The applicant has agreed to complete Development Permit considerations (Attachment 5). To facilitate the proposed development, the owner of 5900 River Road, the neighbouring property to the north of the subject site, has agreed to complete considerations (Attachment 6). On this basis, staff recommend that the Development Permit be endorsed, and issuance by Council be recommended and that staff be authorized to execute a servicing agreement with the property owner of 5900 River Road.

Sara Badyal Planner 2 (604-276-4282)

SB:blg

Attachments: Attachment 1 : Development Application Data Sheet Attachment 2: Pathways Open House Engagement Summary, Sign-in Forms and Comment

Sheets (September 11, 2019) Attachment 3: Public Correspondence Attachment 4: Advisory Design Panel Minutes Meeting Minutes Annotated Excerpt

(February 19, 2020) Attachment 5: Development Permit Considerations Attachment 6: Preliminary Servicing Agreement Scope of Work at Adjacent 5900 River Road

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5491 No. 2 Road GBL Architects

Site Area Land Uses OCP Desi nation

Zoning

Number of Units

Floor Area Ratio

Lot Coverage

Setback - No. 2 Road

Setback - North Side Yard

Setback - South Side Yard

Setback - Rear Yard

Height: Within 26 m of East property line Beyond 26 m of East property line Parking structures

Lot Size

Parking Spaces: Affordable Housing Units

(Deep subsidy: 2 car-share sp) (Studio & 1-bd: 0.27 spaces/unit) (2-bd & 3-bd: 0.9 spaces/unit)

Visitors (0.18 spaces/unit) Car Share Total

Parking - Accessible

Parking - Small Car Spaces

Parking - Tandem Spaces

Loading

Bicycle Storage

EV (Energized) Charging for Cars

Amenity Space - Indoor:

Amenity Space - Outdoor:


Attachment 1 To report dated May 5, 2020

Development Application Data Sheet Development Applications Department

City of Richmond

Existing Proposed 2,024 m2 No chan e

Vacant Multi-Famil Rental Tenure Residential Mixed Use Com lies High Rise Apartment and Congregate Housin ZHR3 - Dover Crossin

Variances requested as noted below

Vacant 80

Bylaw Requirement Proposed I Variance

3.0 & 0.1 amenity space 2.61 None permitted

Max. 70% 43% None

Min.Gm Sm 1 m decrease

Min. 6m 6m None

Min. 3 m 3m None

Min. 3 m 3m None

Max. 24 m 24 m Max.18 m 20.3 m 2.3 m increase Max. 5 m Sm (Includes 0.1 m

tolerance)

Min. 2,000 m2 2,024 m2 None

With TDMs With TDMs 72 29

52% reduction with appropriate TDMs

15 15 2 2

87 46

Min. 2% 2% (1 space) None

Max. 50% 42% (19 spaces) None

Permitted None None

Manoeuvring 1 medium truck (SU-9) space None

100 class 1 secure bike spaces 100 class 1 secure bike spaces None 16 class 2 bike rack spaces 20 class 2 bike rack spaces

100% resident parking spaces 100% resident parking spaces None

Min. 100 m2 100 m2 None

Min. 480 m2 480 m2 None

Version: 3

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PATHWAYS CLUBHOUSE AFFORDABLE HOUSING OPEN HOUSE ENGAGEMENT SUMMARY REPORT

Sept em ber 24, 2019

Think Big

Prepared by ldeaspace Consulting Inc. for the City of Richmond

~ mond

TABLE OF CONTENTS

1. Introduction

2. Key Themes

3

4

PATHWAYS CLUBHOUSE AFFORDABLE HOUSING OPEN HOUSE ENGAGEMENT SUMMARY REPORT 6458737

2

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1. INTRODUCTION

The City of Richmond, Pathways Clubhouse, and BC Housing are partnering to build new, affordable renta l

housing at 5491 No . 2 Road. The proposed project is a six-storey building with 80 new homes for single people, families and seniors offering:

• 5 x 3 bedroom apartments • 15 x 2 bedroom apartments

• 36 x 1 bedroom apartments

• 24 studio apartments

An open house was held on Wednesday, September 11 from 4:00 to 8:00 pm at the Thompson Community Centre to present the project and listen to feedback from the community.

A summary of the feedback received at the open house is provided below.


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2. KEV THEMES

A total of 27 feedback forms were completed by Open House attendees. The forms included two

questions:

• Is there anything the project team should consider as we finalize the exterior design of the

building?

• Is there anything else we should consider for this project?

Key themes that emerged from written responses to these questions include the following:

a) Support for the project

b) Concerns about proposed vehicle access

c) Concerns about project impacts on traffic

d) Concerns about parking

e) Concerns about neighbourhood impact

f) Considerations regarding access to neighbourhood amenities

g) Considerations regarding exterior and interior building design

h} Desire for additional feedback and notification mechanisms

Detailed feedback from each of these key themes has been summarized on the following pages.


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a) SUPPORT FOR THE PROJECT

A sign ificant number of Open House attendees expressed appreciation for the project.

Key comments include:

• the project addresses the need for more affordable housing in the City of Richmond; and

• the new development will make a positive contribution to the community and will be a good fit

with the surrounding area.

Several respondents expressed that they would like the project to be completed as soon as possible to

ensure that affordable housing is promptly available to those who need it.

b) CONCERNS ABOUT PROPOSED VEHICLE ACCESS

Some Open House attendees expressed concerns about proposed vehicle access to the development.

Comments include :

• vehic le access could be unsafe and difficult to navigate due to the heavy traffic on the River Road

on ramp to No. 2 Road, which some respondents cla im al ready has a high occurrence of vehicle

accidents; and

• a calmer street such as Dover Crescent could be considered as an alternative vehicle access point

to the property.

c) CONCERNS ABOUT PROJECT IMPACTS ON TRAFFIC

Several Open House attendees expressed concerns about the potential increase in traffic, detours and

delays that could occur during the project construction phase and after the building is tenanted.

Comments include:

• traffic in the area is already heavy and may become more congested with project construction;


5

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• traffic impacts resulting from construction activities could be challenging to navigate for residents

who use River Road to access No. 2 Road on their daily commutes; and

• traffic on Lynas Lane may increase after the building is tenanted, as this street may be used as an

access route to River Road.

d) CONCERNS ABOUT LOCAL AREA PARKING

Several Open House attendees expressed concerns about the availability of parking in the surround ing

neighbourhood during the project construction phase and after the building is tenanted.

Comments include:

• there may be overflow from the development's parking lot, with residents and visitors seeking

access to street parking;

• parking on Dover Crescent and at Dover Park is already very limited and cannot accommodate

another 100 to 200 people living in the area; and

• options for construction parking and visitor parking should be considered .

e) CONCERNS ABOUT NEIGHBOURHOOD IMPACT

While a significant number of Open House attendees considered the project to be a good fit for the

surrounding area, a few attendees had concerns about the development's impact on the neighbourhood.

Comments include :

• the proposed bu ilding is too tall and w ill block views; and

• the project may have a negative effect on property values.

f) CONSIDERATIONS REGARDING TENANT ACCESS TO NEIGHBOURHOOD AMENITIES


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Some attendees questioned whether tenants will have sufficient access to community amenities and

services based on the planned location of the building.

Comments include:

• the Walk Score to grocery sto res, drug stores, banks and other retail locations and services should

be measured and considered in planning; and

• seeing as though the nearby elementary school is at capacity, the project plan should consider

where the children in the building will go to school and how they will get there.

g) CONSIDERATIONS REGARDING EXTERIOR AND INTERIOR BUILDING DESIGN

Several respondents expressed their desire for a building design that ensures safety, accessibility and

inclusiveness fo r tenants.

Ideas for exterior design elements include:

• benches;

• a pet-friendly outdoor area;

• water dispensers for people and pets;

• a key fob entry system;

• a video intercom system; and

• a front entrance oriented toward Dover Crescent to increase neighbourhood inclusiveness.

Ideas for interior design elements include:

• an elevator;

• grab bars in washrooms;

• countertops of an appropriate height for seniors and people with disabilities;

• a panic call button system in case of emergency; and

• sufficient soundproofing from traffic and airport noise.


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h) DESIRE FOR ADDITIONAL FEEDBACK AND NOTIFICATION MECHANISMS

A few Open House at tendees expressed a desire for additional feedbac k and notification mechanisms

regarding the project, including:

• project notifications sent to site neighbours; and

• feedback fo rms available online and sent by mail to local residents, with Chinese t ranslation.


8

Pathways Clubhouse Affordable Housing Sign-In Sheet

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Excerpt from the Minutes from

Advisory Design Panel Meeting February 19, 2020


DP 19-866690 - 6-STOREY AFFORDABLE HOUSING DEVELOPMENT

ARCHITECT: LANDSCAPE ARCHITECT: PROPERTY LOCATION:

Applicant's Presentation

GBL Architects Inc. ET A Landscape Architecture Inc. 5491 No. 2 Road

Emily Brett, GBL Architects, Jocelle Smith, ETA Landscape Architecture, Dave MacDonald, Pathways Clubhouse, Casey Clerkson, CPA Development Consultants, presented the project, and together with Alex Chou, AME Group, and Paul Goodwin, GBL Architects, answered queries from the Panel.

Panel Discussion

Comments from Panel members were as follows:

• the four wheelchair accessible apartments are well designed; would enable residents using wheelchairs and walkers to live independently and safely -Noted.

• the project is useful and needed by the City; appreciate the applicant's and the City's efforts to collaborate on the project -Noted.

• overall, the project is well designed; however, (i) review the layout and dimensions of the urban agriculture planters to ensure that they are wheelchair accessible and could accommodate young children-Reviewed. Planters have 2' height and at least 32" clearance on 3 sides, accommodating all ages and wheelchair access. (ii) review the design of the outdoor children's play area and clarify whether it is intended mainly to be an active play space or passive space for relaxation and socialization and identify its main users - Design improved and programmed as active outdoor children's play area.

• the children's play area on the north side will be shaded by the building; consider design development to provide more visual interest and make the space more inviting; should the place be intended primarily as a children's play area, consider enhancing the overall play experience; also consider installing an outdoor exercise equipment for residents with disabilities - Design improved with more visual interest and enhanced play experience in the following ways: additional play equipment was incorporated as well as a rubberized surfacing with a stepping stone pattern, which encourages running,jumping, crawling, exploring and games. Bench seating was also incorporated/or parent supervision, which will extend childrens' play time. We refrained from installing adult exercise equipment due to space constraints, and due to the very specific and limited use of such equipment. A nearby fitness or community centre would be better able to address rehabilitation or mobility needs.

• concerned about the building massing orientation, in particular, (i) the siting of the children's play area on the north side and shaded by the building Reviewed. Children very much enjoy shady forest glens, especially when summer heat hits. The proposed location will enjoy morning sun and ambient lighting. Children have unlimited access to the very large and sunny Dover Park half a block away. Children can access this park via a public pathway, without need/or crossing any arterial roads. We feel it is in children's best interest to have dedicated space to play. If the children's play area were integrated with the dining and urban agriculture in the west, there would not be room/or all the currently proposed active play elements.


Version: 3

-2-

(ii) the building fa;:ade fronting No. 2 Road appears like a box and lacks articulation to create a gateway character; the west and south facades are more successful - Reviewed. The site directly to the North will provide the gateway view from the No. 2 Road bridge approach, block the view of our building. The design focuses on the South and West views from the public pathway which will be preserved and provides differentiated elevation designs but not overly decorative (iii) the pad mounted transformer (PMT) and garbage room fronting No. 2 Road lack screening A custom PMT wrap is proposed to celebrate local art or nature. This would keep the space more open than screening.

• consider design development for the rooftop mechanical equipment screening as it appears not coordinated with the design of the building elevations -Design improved. Rooftop mechanical screen area reduced significantly. Screen louvers to match light grey cement panel colour.

• ensure that the dead end parking stalls in the parkade have adequate manoeuvring space - Design improved. Bike storage area wall moved eastward 1 '-6" to allow for additional manoeuvring space

• note that the nearest distance between the proposed building and the adjacent high-rise development to the west is less than 60 feet - Noted, which is acceptable for the proposed mid-rise building, which is not subject to high-rise tower separation guidelines.

• appreciate the comprehensive package provided by the applicant which includes an energy modeling report -Noted.

• the targeted air tightness of the building envelope appears ambitious and would be difficult to achieve -Reviewed. Step 3 can be achieved while having the base infiltration value of 0.20 l/s/m2 for fa<;;ade.

• the modeling report provided by the applicant should include the use of water source heat pumps as clarified during the applicant's presentation of the project -Modelling report was updated.

• the targeted 30 percent reduction in domestic hot water heating would be challenging and difficult to achieve - The modelling report was updated to remove flow ftxture savings and is now based on district energy system heat.

• the provision for a central heat recovery ventilation ( HRV) is a good strategy for a passive house but could present challenges for the project- The modelling report was updated and now based on in-suite HRV equipment.

• the roof plan shows proposed rooms that may not be necessary for the project; e.g. boiler room and mechanical room-Design improved. The mechanical room is required for the heating and cooling loop pumps and related equipment and the boiler room was deleted.

• appreciate the package provided by the applicant which helped the Panel better understand the project -Noted.

• note that the project is more like an infill rather than a gateway project; the future development on the adjacent site to the north would be the gateway project - Noted.

• considering their site context and proposed uses, the building's four elevations are successful as they are differentiated from each other but not overly decorative and overreaching; however, consider further treatment to the north fayade which will be visible from No. 2 Road for some time, e.g. through adding colour to the proposed building exterior materials - Reviewed. Wood tone adds a natural wood colour in the balcony so.ffits, which will be viewed from the lower road and sidewalk elevation. The neutral natural colour scheme fits in with the neighbouring buildings and surrounding context of the public path and nearby Dover Park. Keeping the project on budget is critical, so the mix of materials/colours/complexity is balanced to provide visual interest without overly increasing cost.

• consider slightly altering the roof line to provide architectural interest to the building - Reviewed. The roof edge parapet has lower and 2'6" higher areas to provide visual interest along the roof line.

• the children's play area will be shaded and is located away from the common amenity patio; consider consolidating the two areas - Reviewed. Children's play area improved as noted in previous response. Consolidation is not possible due to building footprint.

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- 3 -

• consider switching the locations of the common amenity patio along the west side and the wheelchair accessible apartments with associated private patios on the south side of the building; the common amenity patio would provide a better interface with the east-west public pathway and relocating the wheelchair accessible apartments to the west side would enhance their privacy-Reviewed. The depth of the west setback area accommodates a truly interactive space, with dining, BBQ, moveable seating, arbour and urban agriculture would not be possible along the narrow south-facing side.

• the children's play area does not benefit from overlook from family sized units as it is adjacent to studio units -Reviewed. Overlook from family units is not necessary, as parents would either stay outside with toddler-aged children, or send out school-aged children to play on their own, as this is a private residentonly play area, not public. Reconfiguring the units to surround the play area with only family-sized units may mean loss of the space currently available for dedicated play. To accommodate parental surveillance, a bench has been provided within the play area.

• consider screening the PMT and garbage and recycling areas, e.g. through installing landscape screening or fencing - Addressed above.

• consider relocating the outdoor bicycle storage area from the south side adjacent to the lobby to the east side and close to the PMT area to create a usable space adjacent to the lobby - Reviewed. The current bicycle storage area location is maintained to retain shrub planting along No. 2 Road/or screening and a soft landscaped appealing frontage. Relocation would require removing approximately 6'x28' of landscape area.

Panel Decision

It was moved and seconded That DP 19-866690 be supported to move forward to the Development Permit Panel subject to the applicant giving consideration to the comments of the Advisory Design Panel.

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CARRIED Opposed: Michael Cheung


City of Richmond DP Considerations

Development Applications Department

Address: 5491 No. 2 Road File No.: DP 19-866690

Prior to forwarding this Development Permit application to Council for approval, the developer must complete the following:

I. (Landscape Security) Submission of a Letter of Credit ( or BC Housing letter of assurance) for landscaping in the amount of $229,074.00 as specified on the landscape cost estimate provided and sealed by the project Landscape Architect (including materials, labour and 10% contingency).

2. (E11viro11me11tal) a) (Qualified Environmental Professional) - Submission of a Contract entered into between the applicant and a

Qualified Environmental Professional for services related to provincial Water Sustainability Act requirements. b) (Environmental Security) The developer must agree that should the province require that offsetting habitat

compensation be provided off-site through the Water Sustainability Act review process, the City will require additional security to be provided by the developer, for the sum as specified in a habitat offsetting cost estimate provided and sealed by the project Qualified Environmental Professional. This security is to be provided to the City in the form of a Letter of Credit ( or BC Housing letter of assurance) to the satisfaction of the City prior to the issuance of the Building Permit.

3. (Existillg Tree Ma11ageme11t) The owner shall protect adjacent neighbouring trees, including:

a) ( Tree Protectio11) Installation of appropriate tree protection fencing for the protection of all trees neighbouring the development site prior to any construction activities, including building demolition, occurring on-site.

b) (Arborist Supervision) Submission of a Contract entered into between the developer and a Certified Arborist for supervision of any works conducted within tree protection zones of trees to be protected. The Contract should include the scope of work to be undertaken, including: the proposed number of site monitoring inspections, and a provision for the Arborist to submit a post-construction assessment report to the City for review.

4. (Flood Co11structio11 Level) Registration of a flood indemnity covenant on title (Area A). 5. (Aircraft Noise Se11sitive Developme11t) Registration of an aircraft noise sensitive use restrictive covenant on Title

(Area 2), identifying that the proposed dwelling units must be designed and constructed to achieve the following:

a) CMHC guidelines for interior noise levels as indicated in the chart below:

Portions of Dwelling Units Noise Levels (decibels)




b) The ASHRAE 55-2004 "Thermal Environmental Conditions for Human Occupancy" standard for interior spaces.

6. (Housi11g Affordability Agreeme11t) Registration of a Housing Affordability Agreement to secure the following deep subsidy, rent geared to income, and low and moderate income limits housing units, the combined total number of units of which shall comprise 100% of the subject development's total residential floor area. Occupants of the housing units subject to the Housing Affordability Agreement shall enjoy full and unlimited access to and use of all on-site indoor and outdoor amenity spaces. The tenns of the Housing Affordability Agreement shall indicate that they apply in perpetuity and provide for the following: a) Unit Mix:

Unit Type (1) Min. Permitted Unit Area % of Units # of Units

Studio 37 m2 (400 ft2) 30% 24

1-bedroom 50 m2 (535 ft2) 45% 36

2-bedroom 69 m2 (741 ft2) 19% 15

3-bedroom 91 m2 (980 ft2) 6% 5

Total n/a 100% 80

(1) 100% of units meet Richmond Basic Universal Housing (BUH) standards.


Version: 3

- 2-b) Deep Subsidy Units:

Unit Type Max. Monthly Unit Rent Total Max. Household Proposal

Income % of Units # of Units

Studio

1-bedroom

2-bedroom (1)(2) (2)(3) 100% (4) 16 (4)

3-bedroom

Total Varies Varies 100% 16 (1) Rent rate to be set at the shelter rate allowance applicable to individual households as per BC Housing criteria. (2) Rates may change as approved by BC Housing. (3) Maximum household income equivalent to income assistance, old age security and guaranteed income supplement, or

whose rent geared to income rate would not exceed shelter allowance as per BC Housing criteria. (4) Unit type distribution to be determined on an annual basis as per BC Housing household income criteria.

c) Rent Geared to Income Units:

Unit Type Max. Monthly Unit Rent Total Max. Household Proposal

(1)(2) Income (2)(3) % of Units # of Units

Studio $1,287.50 $51,500 or less

1-bedroom

2-bedroom $1,575.00 $63,000 or less 100% (4) 40 (4)

3-bedroom $1,837.50 $73,500 or less


(1) Rent rate to be set at 30% of pre-tax income of individual households and as per BC Housing criteria. (2) Rates may change as approved by BC Housing. (3) Maximum household income as per Housing Income Limits BC Housing criteria. (4) Unit type distribution to be determined on an annual basis as per BC Housing household income criteria.

d) Low and Moderate Income Limits Units

Unit Type Target Monthly Unit Max. Monthly Unit Rent Total Max. Household Proposal

Rent Range (1 )(2) (3)(4) Income (4)(5) % of Units # of Units

Studio (1) $1,853 $74,150 or less

1-bedroom (1)

2-bedroom (1) $2,826 $113,040 or less 100% (6) 24 (6)

3-bedroom (1)

Total n/a n/a n/a 100% 24

(1) Initial rent rate values will be established by BC Housing based on CMHC Average market Rent. Rates may be adjusted periodically with the agreement of BC Housing.

(2) Rates may be adjusted periodically with the agreement of the City and (i) for existing tenants, no more than Provincial Residential Tenancy Act provisions.

(3) Denotes maximum rent at 30% of total maximum household income as per BC Housing criteria. (4) Rates may change as approved by BC Housing. (5) Denotes BC median household incomes 2020 values based on the BC Housing published 2020 Low and Moderate

Income Limits for households without and with children in BC. (6) Unit type distribution within each rental affordability type to be determined on an annual basis as per BC Housing

household income criteria.

7. (Single Owner.for Residential Units) Registration of a legal agreement on title, prohibiting subdivision (including stratification and/or air space parcels) of the residential housing units.

8. (Shared Bicycle Storage) Registration of a legal agreement on title ensuring that bicycle storage facilities are provided and maintained for their intended shared common use.

9. (Transportation Demand Management) Registration of a legal agreement on title ensuring the provision of all TDM measures listed below:

a) (Enhanced Bicycle Facilities) Registration of a legal agreement on title ensuring that:

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1. Pathways provides four bicycles and administers a bicycle rental and bicycle sharing program for the shared use of all residents in additional class 2 bicycle storage outdoor rack spaces; and

- 3 -

11. bicycle repair/maintenance stations are provided and shared amongst all uses onsite, including bicycle repair stand (with tools); foot pump; and faucet, hose and drain for bicycle washing. A note is required on the Development Permit and Building Permit.

b) (Transit Pass Program) Registration of a legal agreement on title to ensure the execution and completion of a transit pass program, including the following method of administration and terms:

1. Provide 2 years of two-zone compass cards for each deep subsidy housing unit at a subsidized rate of $45 per year. The intention of the transit pass program is to offer transit passes on a per unit basis. If a tenant opts out or does not "subscribe" to the transit pass program, that pass remains in the pool for a future tenant until they have all been utilized. Number of passes capped at number of units for a period of two years;

ii. Letter of Credit (or BC Housing letter of assurance) provided to the City for 100% of transit pass program value;

111. Administration by TransLink or Pathways. Pathways is not responsible for the monitoring of use of transit passes but only noting number of "subscribed" users to the program, until full unit count is exhausted over a period of two years;

1v. If the transit pass program is not fully subscribed within two years, the program is to be extended until the equivalence of the costs of the full one year transit pass program has been exhausted. Should not all transit passes be utilized by the end of the second year, the remaining funds equivalent to the value of the unsubscribed transit passes are to be transferred to the City of Richmond for alternate transportation demand management measures at the City's discretion; and

v. The availability and method of accessing the 2-zone transit passes is to be clearly explained in the tenancy agreements.

c) (Shuttle Bus Program) Pathways shall include the subject site in the Pathways shuttle bus service program, which provides transportation for Pathways members between their residences and the Pathways Clubhouse facility.

d) (Car Share) Pathways shall provide two (2) car share parking spaces along with parking and access SRW to supp01i rental housing, including:

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1. Confinnation from the developer that they have informed a car share provider ( e.g. Modo) that the subject site is viable for car share upon completion of the project.

11. Granting of a Public Right of Passage Statutory Right of Way (SRW), in favour of the City, to secure for the car share vehicles, two (2) parking spaces along with vehicular and pedestrian access to No. 2 Road along the full width of the internal drive aisle, subject to the final dimensions established by the surveyor on the basis of functional plans completed to the satisfaction of the Director of Transportation. Owner responsible for maintenance & liability. The design must be prepared in accordance with good engineering practice with the objective to optimize public safety and after completion of the works, the Owner is required to provide a certificate of inspection for the works, prepared and sealed by the Owner's Engineer in a form and content acceptable to the City, certifying that the works have been constructed and completed in accordance with the accepted design.

m. Registration of a legal agreement on title ensuring that the owner provide a car share facility to a car share operator or the City, at no cost to the car share operator or the City, both as the case may be, the terms of which shall be generally as follows:

a. provision of a minimum of two (2) car share parking spaces within the development, along with pedestrian and vehicular access, designated, constructed, equipped and maintained by the owner, at the owner's cost, to be:

(i) located in the open parking area in a clearly marked and visible location;

(ii) provided with design features, decorative finishing, lighting and signage, as determined through the Development Permit and/or Building Permit processes;

(iii) accessible at all times to all intended users ( e.g. residents, general public, car share operator personnel and car share operator members) at no added cost;

(iv) identified on the Building Permit plans; and

(v) prior to building inspection permitting occupancy, provided with wayfinding and stall identification signage, to the satisfaction of the Director of Transportation;

-4-b. in the event that the car-share facilities are not operated for car-share purposes as intended via the subject

Development Permit application (e.g., operator's contract is terminated or expires), transfer control of the car-share facilities, to the City, at no cost to the City, with the understanding that the City at its sole discretion, without penalty or cost, shall determine how the facilities shall be used going forward; and

c. supporting submissions provided to the City (Transportation Department) as follows: prior to Development Permit issuance, a copy of the letter of intent addressed to the owner from the car share operator outlining the terms of the provision of car sharing services.

10. (Electric Vehicle (EV) Charging Infrastructure for Vehicles and Class 1 Bicycle Storage) Registration of a legal agreement on title, securing the developer's commitment to voluntarily provide, install, and maintain at least the following EV charging infrastructure within the buildings on the subject site:

Energized Outlet - Minimum Permitted Rates User/Use

Vehicle Parking (a) Class 1 (Secured) Bike Storage (b)

Affordable Housing 1 per each bicycle storage room or locker (which Energized

100% Outlet shall be located to facilitate shared use with bicycles in (i.e. resident parking & bike storage) the room/locker\ Visitor N/A N/A (i.e. visitor/car share/class 2 bike rack storage)

a) "Vehicle Parking" "Energized Outlet" shall mean all the wiring, electrical equipment, and related infrastructure necessary to provide Level 2 charging (as per SAE International's Jl 772 standard) or higher to an electric vehicle.

NOTE: Richmond's Electric Vehicle Charging Infrastructure Bylaw provides that, where an electric vehicle energy management system is implemented, the Director of Engineering may specify a minimum performance standard to ensure a sufficient rate of electric vehicle charging. For the purposes of the Bylaw, electric vehicle energy management system means a system to control electric vehicle supply equipment electrical loads comprised of monitor(s), communications equipment, controller(s), timer(s), and other applicable devices.

b) "Class 1 (Secured) Bike Storage" "Energized Outlet" shall mean an operational 120V duplex outlet for the charging of an electric bicycle and all the wiring, electrical equipment, and related infrastructure necessary to provide the required electricity for the operation of such an outlet.

11. (District Energy Utility) Registration of a restrictive covenant and/or alternative legal agreement(s), to the satisfaction of the City, securing the owner's commitment to connect to District Energy Utility (DEU), and granting the statutory right of way(s) necessary for supplying the DEU services to the building(s), which covenant and statutory right of way and/or legal agreement(s) will include, at minimum, the following terms and conditions:

a) No Building Permit will be issued for a building on the subject site unless the building is designed with the capability to connect to and be serviced by a DEU and the owner has provided an energy modelling report satisfactory to the Director of Engineering.

b) If a low carbon energy plant district energy utility (LCD EU) service area bylaw which applies to the site has been adopted by Council prior to the issuance the development permit for the subject site, no building permit will be issued for a building on the subject site unless:

i) the owner designs, to the satisfaction of the City and the City's DEU service provider, Lulu Island Energy Company Ltd. (LIEC), a low carbon energy plant to be constructed and installed on the site, with the capability to connect to and be serviced by a DEU; and

ii) the owner enters into an asset transfer agreement with the City and/or the City's DEU service provider on terms and conditions satisfactory to the City to transfer ownership of the low carbon energy plant to the City or as directed by the City, including to the City's DEU service provider, at no cost to the City or City's DEU service provider, LIEC, on a date prior to final building inspection permitting occupancy of the first building on the site.

c) The owner agrees that the building(s) will connect to a DEU when a DEU is in operation, unless otherwise directed the City and the City's DEU service provider, LIEC.

d) If a DEU is available for connection and the City has directed the owner to connect, no final building inspection pennitting occupancy of a building will be granted unless and until:

i) the building is connected to the DEU;

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- 5-ii) the owner enters into a Service Provider Agreement for that building with the City and/or the City's DEU

service provider, LIEC, executed prior to depositing any Strata Plan with L TO and on terms and conditions satisfactory to the City; and

iii) prior to subdivision (including Air Space parcel subdivision and Strata Plan filing), the owner grants or acquires, and registers, all Statutory Right-of-Way(s) and/or easements necessary for supplying the DEU services to the building.

e) If a DEU is not available for connection, but a LCDEU service area bylaw which applies to the site has been adopted by Council prior to the issuance of the development permit for the subject site, no final building inspection permitting occupancy of a building will be granted unless and until:

i) the City receives a professional engineer's certificate stating that the building has the capability to connect to and be serviced by a DEU;

ii) the building is connected to a low carbon energy plant supplied and installed by the owner, at the owner's sole cost, to provide heating, cooling and domestic hot water heating to the building(s), which energy plant will be designed, constructed and installed on the subject site to the satisfaction of the City and the City's service provider, LIEC;

iii) the owner transfers ownership of the low carbon energy plant on the subject site, to the City or as directed by the City, including to the City's DEU service provider, LIEC, at no cost to the City or City's DEU service provider, on terms and conditions satisfactory to the City;

iv) prior to depositing a Strata Plan, the owner enters into a Service Provider Agreement for the building with the City and/or the City's DEU service provider, LIEC, on terms and conditions satisfactory to the City; and

v) prior to subdivision (including Air Space parcel subdivision and Strata Plan filing), the owner grants or acquires, and registers, all additional Covenants, Statutory Right-of-Way(s) and/or easements necessary for supplying the services to the building and the operation of the low carbon energy plant by the City and/or the City's DEU service provider, LIEC.

t) If a DEU is not available for connection, and a LCD EU service area bylaw which applies to the site has not been adopted by Council prior to the issuance of the development permit for the subject site, no final building inspection pennitting occupancy of a building will be granted until:

i) the City receives a professional engineer's certificate stating that the building has the capability to connect to and be serviced by a DEU; and

ii) the owner grants or acquires any additional Statutory Right-of-Way(s) and/or easements necessary for supplying DEU services to the building, registered prior to subdivision (including Air Space parcel subdivision and strata plan filing).

Prior to Building Permit* Issuance, the developer must complete the following requirements:

I. (Water Sustainability Act) Confirmation of compliance with the provincial Water Sustainability Act, including obtaining all necessary approvals prior to any construction or development activity on-site (including ground preparatory works such as vegetation removal, site preloading, etc.) .. The Environmental Security as outlined in the Development Permit Considerations is to be submitted to the City prior to Building Permit Issuance. Additional environmental requirements such as submission of a Construction Environmental Management Plan (CEMP) and potential offset habitat compensation plans will be assessed by the City through the Building Permit application review. A Servicing Agreement or other legal agreements required as part of potential offsetting habitat compensation must be completed prior to Building Permit issuance.

2. (Legal Agreements) Confinnation of compliance with legal agreements associated with the development.

3. (Accessibility, Sustainability and Amenities) Incorporation of accessibility, sustainability and amenity features in Building Permit (BP) plans as determined via the Development Permit process.

4. (Energy Step Code) Confinnation of compliance with step 2 of the Richmond BC Energy Step Code.

5. (Ground Lease) Confirmation of having entered into legal agreement(s) to lease the subject City-owned site. The terms of the lease will be approved by Council separate from the Development Permit application process.

6. (Aircraft Noise Sensitive Development) Confirmation that the proposed development is designed in a manner that mitigates potential aircraft noise to the proposed dwelling units, including submission of:

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-6-a) Acoustic report prepared by a registered professional confirming design achieves the following CMHC interior

noise level guidelines: Portions of Dwelling Units Noise Levels (decibels)




b) Mechanical repo1i prepared by a registered professional confirming design achieves the ASHRAE 55-2004 "Thermal Environmental Conditions for Human Occupancy" standard for interior living spaces.

7. (Access SRW and No. 2 Road Access) Securing a permanent access to the subject site from No. 2 Road through the adjacent property to the No1ih at 5900 River Road, including:

a) Granting of an approximately 64 m2 (689 ft2) statutory right-of-way over 5900 River Road for the purposes of public-right-of-passage and utilities, delineating the permanent access area across 5900 River Road to the property at 5491 No. 2 Road from No. 2 Road. The SRW is to include terms allowing the owner of the property at 5900 River Road to utilize the SRW area for the purposes of completing ancillary works within the SRW area and to undertake certain works on the property at 5900 River Road during the future development of the property at 5900 River Road, provided that continuous and adequate access, to the satisfaction of the City, is provided across 5900 River Road to the property at 5491 No. 2 Road from No. 2 Road at all times. The SRW area is to be subdivided from 5900 River Road and consolidated with 5491 No. 2 Road after future development of 5900 River Road construction is completed and prior to occupancy of any buildings on 5900 River Road. The future transfer of the SRW area to the City for consolidation with 5491 No. 2 Road is to be secured by an option to purchase or other legal instrument, granted by the owner of 5900 River Road in favour of the City. The agreement will include tenns regarding the acquisition and timing of the SRW area by the City which will likely be associated with the timing of occupancy of the future building to be constructed at 5900 River Road. The owner of the future building at 5491 No. 2 Road will be responsible for the construction of the works within the SRW area under the applicable servicing agreement, which works will be undertaken in advance of, or in coordination with, the construction of the future development on 5900 River Road and any relevant servicing agreements. Upon completion of construction of the works within the SRW area, the owner of the future building at 5491 No. 2 Road will be responsible for the repair and maintenance, and liability of, the SRW works within the SR W area following completion of construction of such works, which obligations will be set out in the cost sharing agreement referenced in section 2b) below. Any works essential for public access within the required statutory right-of-way (SRW) are to be included in the relevant Servicing Agreement (SA). The design must be prepared in accordance with good engineering practice with the objective to optimize public safety and after completion of the works, the developer of the works is required to provide a certificate of inspection for the works, prepared and sealed by the developer's Engineer in a form and content acceptable to the City, certifying that the works have been constructed and completed in accordance with the accepted design.

b) Entering into a cost sharing legal agreement regarding maintenance of works within the SRW area. The owner of the future building at 5491 No. 2 Road is to maintain works located within 5900 River Road providing vehicle access to 5491 No. 2 Road.

c) Discharge existing legal agreement(s) prohibiting access to No. 2 Road registered on title to 5491 No. 2 Road and 5900 River Road.

d) Discharge existing cross-access agreement, including easements and covenants, registered on title to 5491 No. 2 Road and 5900 River Road.

8. ( Construction Traffic and Parking Management Plan*) Submission of a construction traffic and parking management plan to the satisfaction of the City's Transpo1iation Department (http://www.richmond.ca/ services/ttp/ special .htm ).

9. (Latecomer works) If applicable, payment of Latecomer Agreement charges, plus applicable interest associated with eligible latecomer works.

10. (Construction Hoarding) Obtain a Building Permit* 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 Depaiiment at 604-276-4285.

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-7-11. (Servicing Agreement) Enter into a Servicing Agreement* for the design and construction of Engineering and

Transportation works in accordance with Transportation Association of Canada (TAC) Specifications, City Engineering Design Specifications and applicable Bylaws to the satisfaction of the City. A Letter of Credit or cash security for the value of the Service Agreement works, as determined by the City, will be required as part of entering into the Servicing Agreement. Works may include, but may not be limited to, the following:

11.1. Road Works:

a) Road works across the site frontage and tying into No. 2 Road to accommodate: 3.3 m wide concrete multi-use path along the property line, 1.5 m wide grass boulevard, concrete curb and gutter, 3 .3 m wide vehicle travel lane, and interim tie in works until such a time as the adjacent property to the north develops.

b) Multi-use path along No. 2 Road to be 3.3 m wide, cast in place concrete, medium sandblast finish with expansion and saw-cut control joints.

c) Multi-use pathway east-west is to be repaired/replaced as required to match existing treatment (asphalt in path, pavers on concrete at Dover Crescent) and irrigation to be provided at new off site trees along the north side of the path. Irrigation to be tied to the onsite water service. Offsite tree planting to be 7cm caliper in size. Any works in City path right-of-way to be reviewed through SA process.

11.II Water Works:

a) Using the OCP model with the water main upgrades proposed, there will be 252 Lis of water available at a 20 psi residual along the south property line, and 207 Lis of water available at a 20 psi residual at the No 2 Road frontage. Based on your proposed development, your site requires a minimum fire flow of 220 Lis.

b) At Developer's cost, the Developer is required to:

i) Submit Fire Underwriter Survey (FUS) or International Organization for Standardization (ISO) fire flow calculations to confinn development has adequate fire flow for onsite fire protection. Calculations must be signed and sealed by a Professional Engineer and be based on Building Pennit Stage building designs.

ii) Install approximately 150 m of new 200 mm water main along the walkway south of the development site from Dover Crescent to No 2 Road, and along No 2 Road from the walkway to the north property line of the development site, complete with fire hydrants. The water main alignment should avoid any proposed or future trees to be planted along the walkway.

iii) Submit Fire Underwriter Survey (FUS) fire flow calculations within the first servicing agreement submission to confirm that the available flow of 207 Lis is adequate for onsite fire protection. If the 207 Lis is not adequate, the developer shall be required to provide a 300 mm diameter water main instead.

iv) Install a new water connection to serve the proposed development, complete with water meter. The meter is to be located onsite (i.e. in a mechanical room).

c) At Developer's cost, the City will:

i) Complete all tie-ins for the proposed works to existing City infrastructure.

11.III Storm Sewer Works:

a) At Developer's cost, the Developer is required to:

i) Provide an erosion and sediment control plan for all on-site and off-site works, to be reviewed as part of the servicing agreement design.

ii) Confirm the condition and capacity of the existing storm connection serving the development site. If the connection is adequate to be reused for the proposed development, the existing lawn basin shall be removed and a new inspection chamber installed at the property line by the City at the developer's cost. If the connection is not adequate to be reused, then at the developer's cost the City shall remove the existing connection and install a new connection complete with inspection chamber. If feasible, the existing opening in the box culvert shall be re-used for the new connection.

11.IV Sanitary Sewer Works:


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i) Install approximately 70 m of new 200 mm sanitary sewer from Dover Crescent to the proposed sanitary connection. The actual length of required sanitary sewer will vary depending on the proposed sanitary connection location. In order to avoid disruption to the existing covered walkway at Dover Crescent, a new sanitary manhole will be required approximately 5 meters to the west of existing manhole SMH6993, and the

-8-new sanitary sewer alignment will be south of the existing sanitary sewer. The sanitary alignment should avoid any proposed or future trees to be planted along the walkway, and take into consideration future service for 5900 River Road.

ii) Install a new sanitary connection for the proposed development, complete with inspection chamber.

b) At Developer's cost, the City will:

i) Complete all tie-ins for the proposed works to existing City infrastructure.

11.V Frontage Improvement Works:


i) Coordinate with BC Hydro, Telus and other private communication service providers to pre-duct for future hydro, telephone and cable utilities along all road frontages.

ii) Locate all above ground utility cabinets and kiosks required to service the proposed development within the development site (see list below for examples). A functional plan showing conceptual locations for such infrastructure shall be included in the development design review process. Please coordinate with the respective private utility companies and the project's lighting and traffic signal consultants to confirm the requirements ( e.g., statutory right-of-way dimensions) and the locations for the aboveground structures. If a private utility company does not require an aboveground structure, that company shall confirm this via a letter to be submitted to the City. The following are examples of statutory right-of-ways that shall be shown on the architectural plans/functional plan, the servicing agreement drawings, and registered prior to SA design approval:

BC Hydro PMT BC Hydro LPT Street light kiosk Traffic signal kiosk Traffic signal UPS Shaw cable kiosk

4.0x5.0m 3.5 X 3.5 m 1.5 X 1.5 m 2.0 X 1.5 m 1.0 X 1.0 m 1.0 X 1.0 m

Telus FDH cabinet 1.1 x 1.0 m

iii) Review street lighting levels along the road and walkway frontages, and upgrade as required. Street lighting along No 2 Road multi-use path is to be pedestrian scale (Double luminaire street lights with taller vehicle scale lighting for road way to the satisfaction of Engineering). Street lighting along the east-west multi-use pathway is to be new pedestrian scale ( 4.4 meter luminaire height as per "Type 8 Decorative Pedestrian Luminaire Pole" in the City of Richmond Supplemental Specifications and Detail Drawings).

iv) Complete other frontage improvements as per Transportation requirements.

11.VI General Items:


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i) Provide, prior to start of site preparation works or within the first servicing agreement submission, whichever comes first, a preload plan and geotechnical assessment of preload, dewatering, and soil preparation impacts on the existing utilities fronting the development site and provide mitigation recommendations.

ii) Provide a video inspection report of the existing utilities along the development frontages prior to start of site preparation works or within the first servicing agreement submission, whichever comes first. A follow-up video inspection, complete with a civil engineer's signed and sealed recommendation letter, is required after site preparation works are complete (i.e. pre-load removal, completion of dewatering, etc.) to assess the condition of the existing utilities and provide recommendations to retain, replace, or repair. Any utilities damaged by the pre-load, de-watering, or other ground preparation shall be replaced or repaired at the Developer's cost.

iii) Conduct pre- and post-preload elevation surveys of all surrounding roads, utilities, and structures. Any damage, nuisance, or other impact to be repaired at the developer's cost. The post-preload elevation survey shall be incorporated within the servicing agreement design.

iv) Monitor the settlement at the adjacent utilities and structures during pre-loading, dewatering, and soil preparation works per a geotechnical engineer's recommendations, and report the settlement amounts to the City for approval.

-9-v) Submit a proposed strategy at the building permit stage for managing excavation de-watering. Note that the

City's preference is to manage construction water onsite or by removing and disposing at an appropriate facility. If this is not feasible due to volume of de-watering, the Developer will be required to apply to Metro Vancouver for a permit to discharge into the sanitary sewer system. If the sanitary sewer does not have adequate capacity to receive the volume of construction water, the Developer will be required to enter into a de-watering agreement with the City to discharge treated construction water to the storm sewer system.

vi) Not encroach into the No 2 Road dedication with any proposed trees, retaining walls, or other non-removable structures due to the proposed and existing utilities along the No 2 Road frontage.

vii) Coordinate the servicing agreement design for this development with the servicing agreement(s) for the adjacent development(s), both existing and in-stream. The developer's civil engineer shall submit a signed and sealed letter with each servicing agreement submission confirming that they have coordinated with civil engineer(s) of the adjacent project(s) and that the servicing agreement designs are consistent. The City will not accept the 1st submission if it is not coordinated with the adjacent developments. The coordination letter should cover, but not be limited to, the following: (a) Corridors for City utilities (existing and proposed water, storm sewer, sanitary and DEU) and private

utilities. (b) Pipe sizes, material and slopes. (c) Location of manholes and fire hydrants. (d) Road grades, high points and low points. ( e) Alignment of ultimate and interim curbs. (f) Proposed street lights design.

iv) Enter into, if required, 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, including, but not limited to, site investigation, testing, monitoring, site preparation, dewatering, 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.

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 fonn and content satisfactory to the Director of Development.

Additional legal agreements, as determined via the subject development's Servicing Agreement(s) and/or Development Pennit(s), and/or Building Pennit(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 Penn its are required to comply at all times with the conditions of the Provincial Wildlife Act and Federal Migratory Birds Convention Act, which contain 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 copy on file]

Signed 6433306

Date

City of Richmond

Address: 5900 River Road


Access Considerations Development Applications Department

Scope: Legal agreements and voluntary cash contribution are required to secure access from No. 2 Road to 5491 No. 2 Road across 5900 River Road. In order to maximize efficiency, the owner of 5900 River Road has agreed to construct the frontage improvements and utility upgrades along No. 2 Road required for their development in conjunction with the construction of the frontage improvements and utility upgrades required to serve the development at 5491 No. 2 Road (Pathways). The following requirements are not an exhaustive list of all requirements for a potential future development at 5900 River Road, only the works that overlap with the frontage works related to the driveway access for Pathways. Although we have done our best to ensure that all overlapping works are included below, the City reserves the right to require additional utility upgrades and frontage improvements at the time that the owner of 5900 River Road comes in with a development application.

A. (Access Agreements and Voluntary contribution) The owner of 5900 River Road is required to provide a permanent access from No. 2 Road through that property to the neighbouring property to the south at 5491 No. 2 Road, including:

1) Voluntary Contribution:

a) City acceptance of the voluntary contribution from the owner of 5900 River Road in the amount of $69,800 toward the cost increase associated with additional frontage works at 5491 No. 2 Road resulting from locating the SRW providing permanent access for 5491 No. 2 Road in a location that minimizes impacts to the future development potential of 5900 River Road.

2) Legal Agreements required for both properties at 5491 No. 2 Road and 5900 River Road:

a) Granting of an approximately 64 m2 (689 ft2) statutory right-of-way over 5900 River Road for the purposes of public-right-of-passage and utilities, delineating the permanent access area across 5900 River Road to the property at 5491 No. 2 Road from No. 2 Road. The SRW is to include terms allowing the owner of the property at 5900 River Road to utilize the SRW area for the purposes of completing ancillary works within the SRW area and to undertake certain works on the property at 5900 River Road during the future development of the property at 5900 River Road, provided that continuous and adequate access, to the satisfaction of the City, is provided across 5900 River Road to the property at 5491 No. 2 Road from No. 2 Road at all times. The SRW area is to be subdivided from 5900 River Road and consolidated with 5491 No. 2 Road after future development of 5900 River Road construction is completed and prior to occupancy of any buildings on 5900 River Road. The future transfer of the SRW area to the City for consolidation with 5491 No. 2 Road is to be secured by an option to purchase or other legal instrument, granted by the owner of 5900 River Road in favour of the City. The agreement will include tenns regarding the acquisition and timing of the SR W area by the City which will likely be associated with the timing of occupancy of the future building to be constructed at 5900 River Road. The owner of the future building at 5491 No. 2 Road will be responsible for the construction of the works within the SRW area under the applicable servicing agreement, which works will be undertaken in advance of, or in coordination with, the construction of the future development on 5900 River Road and any relevant servicing agreements. Upon completion of construction of the works within the SRW area, the owner of the future building at 5491 No. 2 Road will be responsible for the repair and maintenance, and liability of, the SRW works within the SRW area following completion of construction of such works, which obligations will be set out in the cost sharing agreement referenced in section 2b) below. Any works essential for public access within the required statutory right-of-way (SRW) are to be included in the relevant Servicing Agreement (SA). The design must be prepared in accordance with good engineering practice with the objective to optimize public safety and after completion of the works, the developer of the works is required to provide a certificate of inspection for the works, prepared and sealed by the developer's Engineer in a form and content acceptable to the City, certifying that the works have been constructed and completed in accordance with the accepted design.


Version: 3

-2-b) Entering into a cost sharing legal agreement regarding maintenance of access works within the SR W area. The

owner of the future building at 5491 No. 2 Road is to maintain works located within 5900 River Road providing vehicle access to 5491 No. 2 Road.

c) Discharge existing legal agreement(s) prohibiting access to No. 2 Road registered on title to 5491 No. 2 Road and 5900 River Road.

d) Discharge existing cross-access agreement, including easements and covenants, registered on title to 5491 No. 2 Road and 5900 River Road.

B. (Servicing Agreement) The owner of 5900 River Road is required to enter into a Servicing Agreement* for the design and construction of Engineering and Transportation works in accordance with Transportation Association of Canada (TAC) Specifications, City Engineering Design Specifications and applicable Bylaws to the satisfaction of the City. A Letter of Credit or cash security for the value of the Service Agreement works, as determined by the City, will be required as part of entering into the Servicing Agreement. Works may include, but may not be limited to, the following:

l) Road Works: a) Design and construction of road works in front of 5900 River Road frontage and any area (beyond that frontage)

overlapping with the frontage works related to the driveway access for 5491 No. 2 Road to accommodate: 3.3 m wide concrete shared path along the property line, 1.5 m wide grass boulevard, concrete curb and gutter, 3 .3 m wide vehicle travel lane, median alteration works, and interim tie in works until such a time as the adjacent property to the north develops.

b) Multi-use pathway along No. 2 Road is to be 3 .3 m wide, cast in place concrete paving, medium sandblast finish with expansion and saw-cut control joints. Carry the No. 2 Road multi-use path treatment through the driveway crossing.

c) Median grass boulevard between No. 2 Road and the No. 2 Road bridge, additional lawn is preferred. Additional trees to be planted in this area, subject to Engineering and Transportation approval regarding proximity to utilities/structures/sight lines. Irrigation not required. Offsite tree planting to be 7 cm caliper in size.

2) Parks Works: a) Existing eight Oak Trees along No. 2 Road to be removed and relocated with input from Parks Operations.

Existing Oak Trees to tentatively be relocated to Brighouse Neighbourhood School Park and Terra Nova South Park as they both have irrigation to aid in re-establishment and are located relatively nearby.

b) In the event that the tree relocation works are necessitated by 5491 No. 2 Road frontage works before 5900 River Road frontage works commence, the owner of 5900 River Road shall pay for the tree relocation works to be carried out on their behalf at an approximate value of $200,000, or an amount detennined by a registered Arborist, to the satisfaction of the City.

3) Water Works: a) At the owner of 5900 River Road's cost, the owner of 5900 River Road is required to:

i) Install approximately 280 m of new 200 mm water main from the existing 300 mm water main on River Road down No. 2 Road, and along the pathway south of 5491 No. 2 Road to tie into the existing water main on Dover Crescent.

ii) Through the future development application for 5900 River Road, install a new water connection, complete with meter and meter box located onsite within a right-of-way.

b) At the owner of 5900 River Road's cost, the City will: i) Complete all tie-ins for the proposed works to existing City infrastructure.

4) Stonn Sewer Works: a) At the owner of 5900 River Road's cost, the owner of 5900 River Road is required to:

i) Provide an erosion and sediment control plan for all on-site and off-site works, to be reviewed as part of the servicing agreement design.

b) At the owner of 5900 River Road's cost, the City will:

6433306

i) Cut, cap, and remove all existing storm connections and inspection chambers along the development's No. 2 Road frontage - unless required for drainage until the ultimate frontage improvements are constructed.

ii) Note, for infonnation: the development's future storm connection shall reuse an existing opening within the box culvert on River Road, if feasible. The storm connection is not permitted to cross beneath the largediameter water main on No. 2 Road.

- 3 -

5) Sanitary Sewer Works: a) At the owner of 5900 River Road's cost, the owner of 5900 River Road is required to:

i) Install approximately 155 m of new 200 mm sanitary sewer from the existing sanitary sewer on Dover Crescent, along the pathway south of 5491 No 2 Road, and up No. 2 Road to extent of the No. 2 Road frontage improvements. The exact extent of new sanitary sewer required to serve 5900 River Road will depend on the location of the future sanitary connection as detennined through the future development application at 5900 River Road.

b) At the owner of 5900 River Road's cost, the City will: i) Complete all tie-ins for the proposed works to existing City infrastructure.

6) Frontage Improvements: a) At the owner of 5900 River Road's cost, the owner of 5900 River Road is required to:

i) Coordinate with BC Hydro, Telus and other private communication service providers: (a) To pre-duct for future hydro, telephone and cable utilities required to serve the subject site along the

extent of the frontage improvements (if applicable). (b) Before relocating/modifying any of the existing power poles and/or guy wires within the property

frontages. ii) Through the future development application for 5900 River Road, locate/relocate all above ground utility

cabinets and kiosks required to service the proposed development, and all above ground utility cabinets and kiosks located along the development's frontages, within the developments site (see list below for examples). A functional plan showing conceptual locations for such infrastructure shall be included in the development design review process. Please coordinate with the respective private utility companies and the project's lighting and traffic signal consultants to confirm the requirements (e.g., statutory right-of-way dimensions) and the locations for the aboveground structures. If a private utility company does not require an aboveground structure, that company shall confirm this via a letter to be submitted to the City. The following are examples of statutory right-of-ways that shall be shown on the architectural plans/functional plan, the servicing agreement drawings, and registered prior to SA design approval: - BC Hydro PMT 4.0 x 5.0 m - BC Hydro LPT 3.5 x 3.5 m - Street light kiosk 1.5 x 1.5 m - Traffic signal kiosk 2.0 x 1.5 m - Traffic signal UPS 1.0 x 1.0 m - Shaw cable kiosk 1.0 x 1.0 m - Telus FDH cabinet 1.1 x 1.0 m

iii) Review street lighting levels along No. 2 Road, and upgrade as required along the extent of the frontage improvements being constructed through this servicing agreement. The ultimate street lighting works will be constructed through the future development application for 5900 River Road. Street lighting along No. 2 Road multi-use path is to be pedestrian scale (Double luminaire street lights with taller vehicle scale lighting for road way to the satisfaction of Engineering).

iv) Complete other frontage improvements as per Transportation requirements.

7) General Items: a) At the owner of 5900 River Road's cost, the owner of 5900 River Road is required to:

6433306

i) Provide, if required based on the City review of the detailed design through the servicing agreement, additional rights-of-ways to accommodate existing/proposed utilities.

ii) Design the proposed frontage works to accommodate potential future raising of River Road to dike elevation (4.7 m geodetic). Through the future development application for 5900 River Road, the building and remaining frontage works will also need to accommodate the potential future raising of River Road to dike elevation (4.7 m geodetic).

iii) Impact due to site preparation: (a) Provide, prior to start of site preparation works (preload, soil densification, etc.) or within the first

servicing agreement submission, whichever comes first, a preload plan and geotechnical assessment of preload, dewatering, and soil preparation impacts on the existing utilities, dike, bridge, and other structures fronting the development site and provide mitigation recommendations. The rep01i must show that there will be no impact to the large-diameter water main on No 2 Road, or any other adjacent utilities or structures, to the City's satisfaction prior to any site preparation works commencing onsite.

-4-(b) Conduct pre- and post-pre load elevation surveys of all surrounding roads, utilities, and structures. Any

damage, nuisance, or other impact to be repaired at the owner of 5900 River Road's cost. The postpreload elevation survey shall be incorporated within the servicing agreement design.

( c) Monitor the settlement at the adjacent utilities and structures during pre-loading, dewatering, and soil preparation works per a geotechnical engineer's recommendations, and report the settlement amounts to the City for approval.

iv) Not encroach into City rights-of-ways with any proposed trees, retaining walls, or other non-removable structures.

v) Coordinate the servicing agreement design for 5900 River Road with the servicing agreement(s) for the adjacent development(s), both existing and in-stream. The owner of 5900 River Road's civil engineer shall submit a signed and sealed letter with each servicing agreement submission confirming that they have coordinated with civil engineer(s) of the adjacent project(s) and that the servicing agreement designs are consistent. The City will not accept the 1st submission if it is not coordinated with the adjacent developments. The coordination letter should cover, but not be limited to, the following: (a) Corridors for City utilities (existing and proposed water, storm sewer, sanitary and DEU) and private

utilities. (b) Pipe sizes, material and slopes. ( c) Location of manholes and fire hydrants. (d) Road grades, high points and low points. (e) Alignment of ultimate and interim curbs. (f) Proposed street lights design.

vi) Enter into, if required, additional legal agreements, as determined via this Servicing Agreement and/or future Servicing Agreement(s), Development Permit(s), and/or Building Permit(s) to the satisfaction of the Director of Engineering, including, but not limited to, site investigation, testing, monitoring, site preparation, dewatering, 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.

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.

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 contain 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 perfonn a survey and ensure that development activities are in compliance with all relevant legislation.

[Signed copy on file]

Signed Date

6433306

City of Richmond

To the Holder:

Property Address:

Address:

GBL ARCHITECTS

5491 NO. 2 ROAD

C/O PAUL GOODWIN 139 EAST 8TH AVENUE, VANCOUVER, BC V5T 1R8

Development Permit

No. DP 19-866690

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. The "Richmond Zoning Bylaw 8500" is hereby varied to:

a) Reduce the minimum building setback from No. 2 Road from 6 m to 5 m; and

b) Increase the maximum building height from 18 m to 20.3 m for the west portion of the building.

c) Reduce the number of required parking spaces from 87 to 46.

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 #35 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 of this Permit, the City is holding the security in the amount of $229,074.00. 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.


Version: 3

To the Holder:

Property Address:

Address:

GBL ARCHITECTS

5491 NO. 2 ROAD

C/O PAUL GOODWIN 139 EAST 8TH AVENUE, VANCOUVER, BC V5T 1R8

Development Permit No. DP 19-866690

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

6433306

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richmond of city · 2020. 5. 15. · may 5, 2020 - 2 - staff report origin dp 19-866690 gbl...

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