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9 Attachment B Page 1 of2 LV1 - Ladner Village Official Community Plan Designation Name: Ladner Village Category: "e" (Establishment of objectives and provisions of guidelines for the form and character of commercial, industrial or multi-family residential development. ) Area: Development Permit Area L V1 As Shown On Map IIA Justification: The commercial Village of Ladner has special character. The continuation of historical patterns of commercial activity to improve the commercial areas and services is essential for the well-being of Ladner's economic activity: The objective of the development permit area is to encourage formation of a liveable village and a desirable commercial and residential mix. Guidelines: The following guidelines illustrate the general approach to be taken to achieve desired commercial nodes and commercial and residential mix. Development Permits issued in this area shall be in accordance with the following: 1. Parking areas in the existing shopping centres may be permitted to be developed for additional commercial/ multiple family residential development with alternate provision for the required parking at a reduced standard. 2. New buildings should be constructed with a minimal setback from all streets, so as to give a new form to existing commercial areas. 3. The siting of commercial/multiple family residential developments may be varied to encourage optimum development of land and for better circulation pattern. 4. Landscaping should be used to provide visual breaks and buffers, as well as to enhance the appearance of this area.. 5. The size and scale of buildings should relate to adjacent development and provide a transition between the commercial and less intensive uses. 6. Outside of the dyked area no building or any part thereof shall be constructed, reconstructed, moved or extended, nor shall any mobile home unit, modular home or structure be located with the underside of a wooden floor system or top

10 Attachment B Page 2 of2 of concrete slab of areas to be used for habitation, business, or the storage of goods damageable by 1100dwaters lower than three point five (3.5) metres Geodetic Survey of Canada datum. No building shall be constructed or located within thirty (30) metres of the natural boundary of the Fraser River unless construction on piles is used or fill is placed in such a manner that the toe of the protected embankment does not project beyond the natural boundary of the Fraser River. Where landfill is used to achieve the elevation provisions, the face of the landfill slope shall be adequately protected against erosion from floodwater. (This Guideline is based on a standard established by the Ministry of Environment and Parks, Province of British Columbia.) 7. No building shall be constructed or located within six (6) metres of natural boundary of any swamp, slough, pond or ditch. 8. A restrictive covenant will be required under Section 82 or Section 219 of the Land Title Act acknowledging that land may be subject to flooding and saving the Municipality and the Province of British Columbia harmless from any claims arising out of damages to lands or buildings by flooding. 9. All applications for new commercial developments and major renovations to existing commercial developments must include a comprehensive sign plan. 10. A comprehensive sign plan must specify the proposed size, type' of illumination, height, design, location, and number of signs which must generally conform to the regulations of the Delta Sign Bylaw. 11. A comprehensive sign plan for multi-tenant complexes must propose a minimum of three consistent design elements (i.e., sign type or design, colour, illumination, location, height). 12. A comprehensive sign plan should work towards enhancing area character as outlined in Special Sign Area schedules of the Delta Sign Bylaw, and maintaining architectural integrity of the subject and adjacent buildings.

11 The Mayor and Council The Corporation of Delta 4500 Clarence Taylor Crescent Delta BC V4K 3E2 and Barry Konkin Development Planner The Corporation of Delta 4500 Clarence Taylor Crescent Delta BC V4K 3E2 January 14, 2010 Re: Development Variance Application for h Avenue - Johnny's Market Dear Mesdames and Sirs, On behalf of our client, the Lowe family, we would like to ask you to consider the parking requirements for the above property development. As you au know, this family and this site have a long and significant history within the heart of Ladner. The site in particular is really the gateway feature of the Village Entry. We have worked closely with Delta Museum and Archives, the Community Planning team, and the Advisory Design Panel, to ensure that the proposal is appropriate to its prominent location and maintains a staid dignity that will hopefully stand as a example of commitment and quality in the neighbourhood. We feel the design promotes the principles within the Ladner Area Plan (LAP) and OCP. The site is small. It stands at 370 square metres (sq m). The small triangular site fronts three streets. It currently is the home of Johnny Lowe's old market, and maintains the single residence above.. As the building exists today it would require the following parking: Retail Trade Area: 271 sq 1 space per 19.5 sq m = 14 spaces Residential Area: 2 spaces Total required as the development sits: 16 spaces (including 1 accessible) Two (2) spaces are currently supplied. We are proposing a significantly reduced footprint on the main level, with the same use, Retail Trade. We are proposing to stack the 2 nd storey on the main and have it used as Office Operation. The use, size and shape are in accordance with LAP requirements. The new development would require the following parking: Retail Trade Area: 203 sq 1 space per 19.5 sq m =10 spaces Office Operation: 210 sq 1 space per 37 sq m = 6 spaces Total required as development proposed: 16 spaces (including 1 accessible) Zero (0) spaces are currently provided. HEARTH architectural Inc. is a member of the Architectural Institute of Be Wendy R Andrews MAIBC West 8th Ave Vancouver BC V6J 1T5 V Joseph Muego IA AIBC tel fax www HEARTHworks ca

12 If the parking regulation was followed, it would require that 247 sq m of the 370 sq m would be used for parking. Clearly, the site size and position of the lot create a significant hardship, and if developed to that standard would be a failed opportunity to celebrate the Village Entry. Further to the site ~arameters, in when the Lowe's renovated the building (around the time of the re-alignment of 48 Avenue) they agreed to forfeit seven (7) spaces on the south west side to the Corporation. to remain in perpetuity, presumably as a contribution to local parking. Arguably these spaces could be considered payment-in-lieu at the time. In light of the above points, we respectfully ask that you consider a reduction in the required parking spaces for this development. as well as a reduction in the payment-in-lieu requirements. Our proposal is therefore: 16 Required Spaces Less (7) Spaces through 1978 donation 9 Total Spaces (variance required) From the development data information above, we are decreasing the Retail Trade area from requiring 14 spaces to 10 spaces. This is a parking load reduction of four (4) spaces. This assumes that the existing parking adequately serves the existing development (and we believe it does). In promoting a more pedestrian oriented building, as per the LAP, with adjacent areas around the building for pedestrian use, we have eliminated the two existing spaces that are on site. In doing so, the side fronting 48 th Ave (north) becomes safer (as it is a short run of sidewalk with a curb cut for access), and an additional off site municipal space (1) is accomplished. The LAP and OCP clearly dictate aspirations to alternate means of transportation. As you know. this includes the facilitation of bicycle and foot movement. The Village core is especially unique and accessible. Our client has indicated a keen willingness to uphold the principles of the OCP and contribute bicycle racks (to the Corporation's standard), and have them installed on site or directly adjacent to the site. The above points taken into consideration, our client is willing to pay-in-lieu for parking for four (4) spaces of the required nine (9) spaces (9 less 4 less 1), plus contribute to the installation of two bicycle racks. Over the years. the Lowe family has shown a deep commitment to remaining in the community, as well as adding to its commerce and vibrancy and sense of place. I know that they wish to continue this established tradition. The financial burden of full payment-in-lieu, for a project that by commercial development standards is small enough to be considered borderline viable, may be enough to jeopardize the project altogether. We hope that you take the time to consider the benefits offered the community through this development. If you have any questions or concerns that I may address, please do not hesitate to contact me. Thank you in advance for your consideration. Yours truly. Joe Muego Principal HEARTH architectural/nc. VJMltbm HEARTH architectural Inc. is a member of the Archiiecturallnstitute of Be Wendy R Andrews MAl Be West 8th Ave Vancouver Be V6J 1T5 V Joseph Muego IA AIBC tel fax www HEARTHworks Col

13 Attachment D Page 1 of Avenue Memorandum from Barry Konkin, Development Planner dated (B.02) October 28, 2009 re: Development Permit and Development Variance Permit Application to allow redevelopment of a commercial site at Avenue (Johnny's Market) (LU005822) - RESUBMISSION Delegation Arrives The delegation joined the meeting at 7:25 p.m. Joe Muego, Principal, Hearth Architectural/nc. Joseph Fry, BCSLA, hapa Collaborative Richard Lowe, Owner Robert Lowe, Owner Joe Muego displayed and spoke to a model to illustrate the revised building design in response to the Panel's previous comments. Starting with an increased setback from the retained tree on 48 Avenue, Mr. Muego highlighted the changes made, which included bringing the canopy and scale of the building down to the pedestrian level, with addition of details, a brick warehouse feeling on the facade at the back, use of the elevator core to handle the tension between the brick structure and the heritage false front portion of the building, regularizing and maximizing window openings, and removal of the sign banners. Joseph Fry gave an overview of the revised landscape plans, noting that the existing paving would be utilized except for the entry paving to the retail units. Mr. Fry also explained that with the building being pulled back 3 ft from the retained tree, a planting edge is created along the north and northwest sides, and two Japanese Maples are added to the north side. Mr. Fry displayed a couple of design options for the railing between the public sidewalk and the patio. Panel Comments Site Context: Context is very important and acknowledged, and the response to context requires more restraint and clarity through design development. The revised design significantly improves the response to context, landscape and streetscape. Building responds well to the adjacent exterior spaces. Pulling the building back 3 ft from the property line on the west side is an appropriate response to provide enough room between the building and the existing Oak tree. Building Design: The revised design has successfully developed the use of materials, architectural expression and detailing to improve the resolution and execution of the design. A rhythm of variances in the streetscape is typical on main street, and part of a traditional streetscape, and this approach is supported. Support the combination of traditional and contemporary elements in the massing and architectural detailing. The Corporation of Delta Advisory Design Panel Meeting of November 5, 2009 Page 4

14 Attachment 0 Page 2 of2 Consider further resolution and design development of lighting, canopies, elevator shaft and recessed building elements to further simplify architectural expression and unify the building. Exterior Finishes & Colours: Support the proposed revisions to the material and colour palettes. Support the use of both masonry and siding materials. Consider use of more natural materials to help contrast brick and concrete. Building elements would be more integrated by further simplifying the material and colour palettes. Landscaping: The two Japanese Maples on the corner conceal the hint of "infilled wall" on the chamfered corner element. Consider a more columnar and higher canopy species in place of the Maples to allow the subtle design cues of a pre-existing building to be more visible. Proposed paving is to be the neighbourhood stamped and integrally tinted concrete. Consider improving on standard through considered control of expansion joints and transition areas. Support the landscape paving extension from plaza to sidewalk. Consider the function of space in the design of patio enclosure by means of railing or a landscape strip, noting that an eat-in restaurant would need more enclosure than a coffee shop. Other Comments: The applicant has provided a comprehensive series of revisions that satisfactorily address all of the Panel's comments. ~The applicant is commended for the significant improvement in the quality of the presentation, thoroughness of new architectural drawings and completeness of the submission. A panel member provided the following dissent comment: There are too many competing architectural elements and a higher integration of the design principles needs to be achieved. -- Motion Endorsed MOVED By Michael Patterson, SECONDED By Patrick Cotter, THAT the Advisory Design Panel recommends APPROVAL of the application for a Development Permit and a Development Variance Permit at Avenue (Johnny's Market) SUB..IECT TO further review by staff of the AdviSOry DeSign Panel's comments as noted in the minutes. CARRIED Oliver Lang opposed Delegation Departs The delegation departed the meeting at 8:00 p.m. The Corporation of Delta Advisory Design Panel. Meeting of November 5, 2009 Page 5

15 Avenue (A.01) Delegation arrives Presentation: A. DELEGATIONS/PRESENTATIONS Attachment E Page 1 of 2 Revised Memorandum from Barry Konkin. Planner II dated September 24, 2009 re Development Permit and Development Variance Permit Application at Avenue. (Lowe) (File No. LU005822) The delegation joined the meeting at 7:05 p.m. - Richard Lowe, Owner - Wendy Andrews, Hearth Architectural Inc. Wendy Andrews, Architect, provided an overview of the proposed development application for the property at th Avenue in the heart of the Ladner Village. Ms. Andrews illustrated how the subject property integrates with Elliot Street and 48 th Avenue and commented on the history of this site noting its evolution from a blacksmith shop, to a radio repair store, to its current use as a corner store. The building was constructed in 1946 and later renovated by the current owners in The proposed development would provide ground floor commercial space and office space on the 2nd floor. Ms. Andrews commented on the chajlenges of developing this irregular site which is constrained by roads on all sides, noting variances will be required for building setbacks and parking requirements. The proposed development will provide an opportunity to create a pedestrian friendly streetscape with its retail component fronting 48th Avenue. Ms. Andrews noted Delta's Transportation Engineer is in favour of eliminating the four existing parking spaces at the south east corner of the site to allow development of a pedestrian square. Ms. Andrews commented on the proposed architectural design of the building which has been reviewed by Delta's Advisory Design Panel. The Design Panel's response to the proposed development included comments that better articulation of the building components would improve the character of the building. In response, Ms. Andrews advised consideration was being given to using a variety of building materials, such as the use of brick on the street side and siding material on the plaza side, to better define the various components of the building. It was also noted this proposed development would be resubmitted to Delta's Advisory Design Panel next month to review the proposed design improvements. The Corporation of Delta Community Planning Advisory Committee Meeting of October 1, 2009 Page 2

16 - Motion Endorsed Comments: Delegation Departs Attachment E Page 2 of2 MOVED By Christine Slavik, SECONDED By Shelley Chrest, THAT the Community Planning and Development Advisory Committee supports the application at Avenue; and recommends the application be forwarded to Council for consideration, together with the Committee's comments as noted in the minutes. CARRIED UNANIMOUSLY The members provided the following comments relative to the application at Avenue: - Support development concept for the subject site, noting it's potential to be an asset to the Ladner Village; - Support architect's use of texture/building materials to address character concerns of the proposed building design; - Provides additional commercial space and modernization of existing building; - Suggest consideration be given to highlighting the heritage of the site, through such means as interpretative signage. The delegation departed the meeting at 7 45 p.m. B. BUSINESS ARISING FROM MINUTES Carbon Neutral by 2010 (B.01) Action News Release dated November 2007: B.C. Introduces Climate Action Legislation. (Item arising from meeting of June 4, 2009) In response to the Province's climate action legislation, staff advised The Corporation of Delta signed the BC Climate Action Charter in September 2007 and has committed to working towards being carbon neutral by A copy of the Council Report from the Office of Climate Action and Environment Council Report dated September 4, 2009 will be included in the next agenda package for information. This report provides an update on the progress being made towards achieving the goals of Delta's Climate Change initiative during the first six months of Cllr. Peterson also advised Delta was awarded Canada's firstever Municipal Gold Rating for fleet excellence at the Union of British Columbia Municipalities Convention this week, recognizing excellence in fleet management and environmental performance. The Corporation ofdelta Community Planning Advisory Committee Meeting of October 1, 2009 Page 3

17 Attachment F Page 1 of 1 Final Score: Category: Number ofanswers in Each Category ;111.. ~ /I " I! Social Integration with Natural Environmental Processes I! Green Construction & I i Building Technology I i