Completed Planning Projects
Lansdowne Shopping Centre Redevelopment
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.
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
The report includes:
- 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 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.
Reports are provided in Adobe Acrobat pdf format.
If you would like further information about the development review process to date, please contact:
Planning and Development Division
CF Richmond Centre South Development Plan
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:
The shopping centre's existing south parkade and 27,000 m2 (290,000 ft2) of the existing mall including the former Sears building
12 residential towers comprising:
No. of Units
2- & 3- Bedroom Units
|% of Basic Universal Housing* Units|
|Affordable (Low End of Market Rental Housing||150 units
(50% in Phase 1 & 50% in Phase 2)
|Market Rental Housing||200 units (100% in Phase 2)||40%||100%|
|Total||2,200 units||Average 49%||Average 37%|
* Basic Universal Housing means dwelling units that are designed and constructed to facilitate universal access, including access and use by people with physical disabilities.
- 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:
|April 9, 2018||Council Endorsement of a staff report
recommending public consultation.
|May 22 - June 3, 2018||Public information display hosted at CF Richmond
Centre, including open house events attended by
the developer and City staff on May 27 and May 31.
|October 9, 2018||Council adoption of a District Energy Utility (DEU)
Service Area Bylaw, which permits the City's Lulu
Island Energy Company (LIEC) to take ownership
of the low-carbon thermal energy production
equipment that will be installed on-site as part
of the subject development.
|October 15, 2018||Public Hearing #1 - Council referred the application
to a new Public Hearing date of November 19, 2018
without any discussion.
|November 19, 2018||Public Hearing #2 - Council referred the application
to the Public Hearing held on December 17, 2018
and directed that staff identify options that would
provide for 10% market rental housing.
|December 17, 2018||Public Hearing #3 - Following discussion, the OCP
Amendment Bylaw received second and third
readings of Council.
Documents are provided in Adobe Acrobat pdf format
|April 9, 2018||Proposed Official Community
Plan (City Centre Area Plan)
Amendment at 6551 No. 3 Road (Richmond Centre
South Redevelopment Plan) - Request to Endorse an
Applicant Led Public
|Sept. 24, 2018||Application by GBL Architects
for an Official Community
Plan (City Centre Area
Plan) Amendment at 6551
No. 3 Road (CF Richmond
|Oct. 9, 2018
Sept. 24, 2018)
|City Centre District Energy
Utility Bylaw No. 9895,
Amendment Bylaw No. 9921
|Nov. 19, 2018||Official Community Plan
Bylaws 7100 and 9000
Amendment Bylaw 9892
|Dec. 17, 2018||Official Community Plan Bylaws 7100 and 9000 Amendment Bylaw 9892
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
CF Richmond Centre anticipates that it's two-phase development will proceed generally as follows:
|May 29, 2019||Development Permit Panel review of Phase 1 (West).|
|Mid-2019||Opening of the developer's sales centre.|
|2019 - 2022||Phase 1 (West): Demolition of the west half of the existing south parkade, the former Sears building, and a portion of the mall, site preparation, excavation, and building-by-building construction beginning with the proposed underground parking and new retail space connected to the existing mall.|
|2022 - 2025||Phase 2 (East): Development Permit review and approval, demolition of the remainder of the south parkade, site preparation, excavation, and construction.|
Planning and Development Division
Market Rental Housing
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
|2022-May-24||Referral Response: Proposed Mandatory Market Rental Housing Policy and Proposed Rental Housing Parking Changes||10||Minutes|
|2022-Jan-10||Application of Residential Rental Tenure Zoning to Preserve and Protect 60 Existing Purpose Built Rental Housing Sites||9||Minutes|
|2019-Sept-4|| Market Rental Housing Policy One Year Report Back
|2019-Apr-2|| Market Rental Housing Policy and Approaches for Residential Rental Tenure Zoning
|2018-Sept-4|| Bylaws 9879, 9889 and 9886
|2018-Jul-9||Market Rental Housing Policy (to Council)||14||Minutes
|2018-Jul-4||Market Rental Housing Policy (to Planning Committee)||4||Minutes
September 2018 - Bulletin Planning-05 Market Rental Housing Policy
July 2022 - Bulletin Planning-06 Official Community Plan Market Rental Housing Policy Update (revised January 2023)
For further information, please contact:
Planning and Development Division
Farming First Strategy
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
|2022-06-07||Farming First Strategy - One Year Review||3||Minutes|
|2021-02-08|| Farming First Strategy Update
|2019-06-04|| Farming First: Proposed Update to Richmond's 2003 Agricultural Viability Strategy (AVS)
Farming First Strategy
Farming First Background Display
Farming First Display Boards
For further information, contact:
Planning and Development Division
6911 No. 3 Road,
Richmond, BC V6Y 2C1
Farmland Housing Regulations
|2018-Nov-9|| Summary of Proposed Bylaw Amendments to Revise Residential Regulations in the
Agricultural Land Reserve
|2018-Oct-31|| Single-Family Building Permit Activity in the AG1 Zone - 2018 Year to Date
Further information on the City's current regulations can be found in the following bulletins:
- Size Limitations and Farm Home Plate Requirements for Residential Developments in an AG1 Zone
- Size Limitations for Residential Developments Zone RS1/F or RS1/G within the Agricultural Land Reserve (ALR)
- Rezoning Applications for Larger Homes in an AG1 Zone
Planning and Development Division
Airport Zoning Regulations
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.
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.
Past Reports to City Council
For questions regarding this project, please contact:
Planning and Development Division
Land Use Contracts
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 remain in place today 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 June 30, 2024 and to require municipalities to establish underlying zoning for LUC properties by June 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 November 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
Since November 24, 2016 there remains 45 local LUCs that include multi-family residential, commercial, industrial, and agricultural properties. Please click on the link below to display all of the remaining properties in Richmond that are currently under a Land Use Contract.
All Properties Under LUC
Consistent with the Local Government Act, Richmond City Council adopted bylaws to establish underlying zoning for the properties developed under the remaining LUCs by June 30, 2022.
By clicking on the links below you can view copies of the staff reports associated with the underlying zoning bylaws adopted by City Council for the remaining 45 LUCs in the City.
Reports to City Council
Unlike the approach used for the 93 LUCs that included single-family properties, no early termination bylaws are proposed to be brought forward for the remaining LUCs involving multi-family residential, commercial, industrial, and agricultural properties. Essentially, the existing remaining LUCs will remain effective and continue to govern the use and development of the affected properties until their termination date of June 30, 2024, as established in the Local Government Act, at which time the underlying zoning will take effect.
Is my property in a Land Use Contract?
Please check the LUC Property Search Database to see if your property is in a Land Use Contract.
For more information, you may contact us at:
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.