Completed Planning Projects

Master Land Use Plan for Lansdowne Centre

The property owner of Lansdowne Centre shopping mall has approached the City regarding the redevelopment of the site. Based on the size and the prominence of the property, and the necessity of redeveloping in phases, City staff advised the owner to draft a Proposed Master Land Use Plan to guide future redevelopment of the site.

The applicant proposes amendments to the City's Official Community Plan (OCP) and City Centre Area Plan (CCAP) to refine the on-site organization of building density and land uses. No additional density is proposed.

To evaluate the applicant's proposal, a multi-phase development review process was established that includes three reports to Council and sequential updates to the draft Master Land Use Plan including a "Proposed", "Concept", and "Final" Master Land Use Plan.

Report to Council #1: To seek Council endorsement to undertake staff managed, applicant led consultation.

Working with staff, the applicant prepared a Proposed Master Land Use Plan for the site. A staff report was prepared for Council's consideration that introduced the Proposed Master Land Use Plan, highlighted the proposed policy refinements, and asked Council to authorize a staff managed, applicant undertaken community consultation process regarding the Proposed Master Land Use Plan for the Lansdowne Centre shopping mall site.

In December 2017, City Council authorized staff to manage an applicant undertaken community consultation process regarding the Proposed Master Land Use Plan for the Lansdowne Centre shopping mall site.

Consultation

As part of the consultation process, the applicant hosted two drop-in style public information meetings at the Lansdowne Centre shopping mall in February 2018. Residents and interested parties were invited to attend the public information meetings to review display boards with information about the Proposed Master Land Use Plan for the property, to complete a feedback form that was available on LetsTalkRichmond.ca, and to talk with the applicant's representatives and City staff about the proposal.

Report to Council #2: To summarize the consultation and to ask Council to endorse the Concept Land Use Plan

An updated version of the Proposed Master Land Use Plan, the Concept Master Land Use Plan, was prepared based on feedback from the community and stakeholders, and on-going staff review. The report summarized the feedback that was received from the community consultation process and asked Council to endorse the updated plan, the Concept Master Land Use Plan, to support the next stage in the review process.

The Concept Master Land Use Plan was endorsed by Council on October 9, 2018.

Report to Council #3: To recommend adoption of proposed Amendment Bylaw 10154

• Proposed Official Community Plan (OCP)/City Centre Area Plan (CCAP) bylaw amendments;
• A proposed Final Master Land Use Plan;
• Proposed site specific design guidelines; and
• An associated implementation strategy to guide the incremental development of the subject site.

The Final Master Land Use Plan and associated amendment bylaws were granted Third Reading following the proposal's consideration at Public Hearing on March 15, 2021.

Next Steps

The developer must comply with all terms outlined in report #3 prior to adoption of the amendment bylaws.

Following adoption of the amendment bylaws, redevelopment of the Lansdowne Centre shopping mall site, as envisioned by the Final Master Land Use Plan, requires the applicant to submit individual rezoning and Development Permit applications that would be subject to the standard development application review process and Council approval.

Past Reports to City Council

If you would like further information about the development review process to date, contact:

CF Richmond Centre has applied to amend Richmond's Official Community Plan (OCP) to permit a two-phase, high-rise, high density, mixed retail/residential development at the south end of the CF Richmond Centre shopping centre (6551 No. 3 Road). The purpose of CF Richmond Centre's OCP Amendment Application is to make changes to the City Centre Area Plan (CCAP) with respect to the alignment of new roads on the shopping centre property, the addition of a central park-like plaza, and various site-specific built form guidelines.

Background: No Rezoning Required

In the late 1980s, the City rezoned CF Richmond Centre and nearby properties to "Downtown Commercial (C7)", later renamed "Downtown Commercial (CDT1)", to encourage densification of Richmond's downtown core. The CDT1 zone permits high-rise, mixed use development to a maximum height of 45 m (148 ft.) and a maximum density of 3.0 floor area ratio (FAR), together with bonus density for the provision of affordable housing.

The proposed CF Richmond Centre development complies with the CDT1 zone's maximum permitted height and density. Developments that comply with existing zoning typically proceed directly to Development Permit (DP) review. When that occurs, the City's ability to secure community amenities is limited because Council does not have the discretionary power of a rezoning application. However, as CF Richmond Centre has applied to amend the City Centre Area Plan, City staff have had the opportunity to work with the developer to address community objectives and secure amenities, including amenities that are usually only secured through rezoning.

Approved Development Proposal

Following public hearing on December 17, 2018, City Council approved (third reading) the OCP Amendment Bylaw. The approved two-phase development provides for the following features:

Demolition of:

The shopping centre's existing south parkade and 27,000 m² (290,000 ft²) of the existing mall including the former Sears building

Construction of:

• 39,000 m² (420,000 ft²) of retail space in the form of street fronting shops and the expansion of the mall towards No. 3 Road.
• Two levels of underground parking.
• Improved public access to the Canada Line, including sidewalk and street crossing upgrades along No. 3 Road and a secured public pedestrian route through the mall's central galleria (linking No. 3 Road with Minoru Boulevard) during transit hours.
• Two multi-modal mobility hubs (one per phase) offering centralized public facilities for bike-share, car-share, ride-share, taxis, transit, bikes, and related amenities.
• Transportation improvements, including the extension of Park Road, a new street and multi-use path adjacent to City Hall, and off-street bike paths and greenway upgrades along No. 3 Road and Minoru Boulevard.
• Design, construction, and transfer of ownership to the City of a District Energy Utility (DEU) low-carbon thermal energy plant(s) and related features.
• A new central public plaza; Public Art; and City utility upgrades.

Public Consultation & Development Review Processes Completed to Date:

Public consultation regarding the OCP Amendment Application included information and an opportunity to provide feedback through LetsTalkRichmond.ca, together with a public display at CF Richmond Centre and various presentations to Council including:

Past Reports to City Council:

Memorandums to Council

November 2018 Staff Memo re: Market Rental Housing

December 2018 Staff memo re: Market Rental Housing

Other Relevant Documents

CF Richmond Centre South Development Plan - Public Information Display Boards

Next Steps

CF Richmond Centre anticipates that it's two-phase development will proceed generally as follows:

For further information, contact:

Market rental housing is an important part of Richmond's housing stock. This type of rental housing is provided by the private sector and rented at market rates.

Richmond City Council adopted a Market Rental Housing Policy on September 4, 2018. The policy seeks to protect the supply of market rental housing units in the city, support tenants at the time of redevelopment and encourage the development of new market rental housing. The policy is part of the City's Official Community Plan and Zoning Bylaw.

Residential Rental Tenure Zoning

In May 2018, the Province of British Columbia amended the Local Government Act to provide municipalities with a new authority to zone for residential rental tenure. The legislation allows local governments to limit the form of tenure in multi-family residential areas to rental. Through their zoning bylaws, municipalities may require that a certain number, portion or percentage of housing units in a building be rental. Residential rental tenure zoning is intended to provide local governments with a greater ability to preserve existing areas of rental housing and to increase the supply of rental housing in their communities.

On April 2, 2019, a report was presented to Planning Committee that identified approaches to implementing residential rental tenure zoning in Richmond. Included in the report was a proposed Zoning Bylaw amendment to rezone 60 existing purpose-built rental housing sites to limit the tenure of residential units to rental only. Upon consideration by Planning Committee, the report and proposed Zoning Bylaw amendment was referred back to staff for public consultation.

Public and stakeholder consultation was conducted on proposed approaches to residential rental tenure zoning during May and June 2019. A report summarizing the consultation, along with staff recommendations will be brought forward for Council's consideration during the fall 2019.

Tenant Protections and Relocation Assistance

Richmond tenants living in market rental buildings that are being redeveloped are offered assistance through Richmond's Market Rental Policy (adopted in 2018), as well as protections through the provincial Residential Tenancy Act which is administered by the Province. This Tenant Relocation Factsheet provides more information about tenant protections and relocation assistance available to Richmond tenants.

Recent Reports to City Council

Relevant Documents

Bulletin Planning-05 Market Rental Housing Policy

Bulletin Planning-06 Official Community Plan Market Rental Housing Policy Update (revised January 2023)

On April 19, 2021, Council adopted the Farming First Strategy, an update to the 2003 Agricultural Viability Strategy. Open houses, an online feedback form on LetsTalkRichmond.ca, as well as stakeholder meetings, were conducted from November 2019 to February 2020.

Agriculture is an important part of the local and regional economy, and it is a major land use in Richmond. Over 40 per cent of Richmond's land base is agricultural; of that, 39 per cent is in the Agricultural Land Reserve.

The Farming First Strategy includes objectives and policies to guide decisions on the land use management of agricultural land, enhance public awareness of agriculture and food security issues, and strengthen agricultural viability in Richmond.

The general public, farmers, property owners of agricultural land and other interested parties were invited to share feedback on issues impacting agriculture in Richmond. The City hosted three drop-in style open houses in November 2019, where City staff provided information and answered questions.

In addition to the open houses, the City encouraged the public to visit www.LetsTalkRichmond.ca where the display boards and feedback form were available.

All public feedback received was compiled and informed the Farming First Strategy, which was approved by Council on April 19, 2021.

Past Report to City Council

Other Relevant Documents

Farming First Strategy
Farming First Background Display
Farming First Display Boards

Beginning in 2016, the City of Richmond went through an extensive review of their residential policies and regulations on properties in the Agricultural Land Reserve (ALR) that permit residential uses. This, along with recent legislative changes to the Agricultural Land Commission (ALC) Act and associated regulations, has resulted in a revised set of policies and regulations that establish limits on the size of residential development on farmland.

Relevant Reports

Relevant Documents

• Building-28 Size Limitations and Farm Home Plate Requirements for Residential Developments in an AG1 Zone
• Building-29 Size Limitations for Residential Developments Zone RS1/F or RS1/G within the Agricultural Land Reserve (ALR)
• Building-30 Rezoning Applications for Larger Homes in an AG1 Zone

For further information, contact:

The Vancouver Airport Authority (VAA) has made application to Transport Canada to enact new Airport Zoning Regulations (AZR) that will limit the maximum height of buildings and structures in Richmond's City Centre.

To ensure compliance with the new AZR, Council recently adopted amendments to the City Centre Area Plan (CCAP) and Zoning Bylaw to protect the airspace for a possible new future south runway. The bylaw amendments also ensure the continued protection of the airspace for the existing north and south runways.

Background

Airport Zoning Regulations (AZR) are federal regulations that restrict obstacle heights in the vicinity of airports. The existing AZR was enacted in 1981 to protect the airspace for the north, south and crosswind runways. The AZR adheres to a 2% slope for all take-off and approach surfaces starting at the end of the runway strip. The AZR defines three protected surfaces: the approach surface, transitional surface, and the outer surface. The defined height limit of the outer surface is 47 m (154 ft.) above sea level.

In 2014, the VAA began work to understand what measures are necessary to introduce a new AZR to protect the airspace for two future runway options: a south parallel runway or a foreshore runway. The current Airport 20 Year Master Plan (2037) illustrates the two runway options and indicates the need to protect the airspace for both future runway options as part of their application for a new AZR to Transport Canada.

It is important to note that the VAA has not begun the process of selecting a third runway. If a third runway is proposed for implementation in the future, any such initiative would be part of a future environmental assessment review and the project would involve a comprehensive consultation process with stakeholders (e.g., the City) and the public prior to construction of a runway, Furthermore, in response to any concerns identified through the public and municipal consultation process, there is the potential for the imposition of conditions related to the operation of a future third runway similar to those that are in place for the existing north runway (e.g., noise attenuation).

In 2018, after consultation with stakeholders, including the City of Richmond, VAA made a formal application to Transport Canada for a new AZR that would:

• maintain the protected airspace for the existing three runways at 2%;
• protect the airspace for the proposed future parallel south runway and the foreshore runway options at 2%; and
• allow four "cut-out" areas where VAA has permitted to have slightly higher building heights than what would be permitted under the proposed new AZR.

The review process by Transport Canada to amend the AZR typically takes between one to three years. In the interim, Council amended the CCAP and Zoning Bylaw to regulate building and structure height to ensure compliance with the proposed AZR and to avoid conflict between the proposed AZR and any future development proposals.

Past Reports to City Council

Background

The provincial legislation enabling Land Use Contracts (LUCs) was in effect for a short period of time between 1973 and 1979. Unless discharged, LUCs registered on title during such period remained in place affecting the use and development rights of the affected properties.

In 2014, the Provincial government amended the Local Government Act to provide that all LUCs will expire on Jun 30, 2024 and to require municipalities to establish underlying zoning for LUC properties by Jun 30, 2022. Additionally, the new legislation also establishes a process that enables municipalities to undertake the optional early termination of LUCs prior to 2024.

Termination of LUCs Involving Single-Family Properties

On Nov 24, 2016, the termination of 93 LUCs that included single family properties, and some multi-family residential, health care and institutional properties became effective, and new zoning designations became effective in their place.

Remaining LUCs in Richmond

After Nov 24, 2016, there remained 45 local LUCs that included multi-family residential, commercial, industrial, and agricultural properties.

Consistent with the Local Government Act, Richmond City Council adopted bylaws to establish underlying zoning for the LUCs that remained by Jun 30, 2022.

Unlike the approach used for the 93 LUCs that included single-family properties, no early termination bylaws were brought forward for the LUCs that involved multi-family residential, commercial, industrial, and agricultural properties. These LUCs were terminated on Jun 30, 2024, as established in the Local Government Act.

The City’s annual Community Information Sessions, introduced in 2019, have moved online and are now called City Snapshots: Planning for Growth & Development.

City Snapshots: Planning for Growth and Development

• Provides information about a number of City initiatives to help ensure the city is a thriving place to live, work and do business now and for generations to come.
• Gives an overview of four City departments – planning and development, transportation, community social development (including affordable housing) and sustainability.
• The public can view a summary of initiatives such as road network improvements, updates on agricultural land policies, commitments to housing for all and ongoing efforts to address climate change. Visitors can also view policies and plans. All the information provided, and more, helps guide ongoing and future development and change in Richmond.

Visit City Snapshots on LetsTalkRichmond.ca to view the Summer 2022 online campaign. Feedback received will be included in a summary report and shared with City Council.