NEW WESTMINSTER DESIGN PANEL

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1 NEW WESTMINSTER DESIGN PANEL Tuesday May 22, :00 p.m. Committee Room No. 2 AGENDA Time 1.0 ADDITIONS TO AGENDA 3:00 pm 2.0 ADOPTION OF MINUTES 2.1 Adoption of the Minutes of April 24, DESIGN REVIEWS 4.0 DOWNTOWN DESIGN REVIEWS 3:05 pm Columbia Street (Multi Use Civic Facility Alexander File: REZ00048 And Begbie Street Elevations) SDP00176 Changes have been proposed to the Alexander and Begbie Street elevations of the Multi Use Civic Facility. (Roger Hughes, Architect) 5.0 REPORTS AND INFORMATION 6.0 UNFINISHED BUSINESS 7.0 NEW BUSINESS 8.0 CORRESPONDENCE 9.0 NEXT MEETING June 26, 2012 at 3:00pm in Committee Room No. 2 as required ADJOURNMENT 3:30 pm Please contact Michael Watson at (604) or mwatson@newwestcity.ca to confirm your attendance or if you have any concerns. Doc# Page 1

2 NEW WESTMINSTER DESIGN PANEL Tuesday April 24, :00 p.m. Committee Room No. 2 MINUTES VOTING MEMBERS PRESENT: Paul Goodwin - AIBC Representative Tom Morton - Development Industry Representative (UDI) Keith Ross - BC Society of Landscape Architects Richard Vallee - AIBC Representative REGRETS: Jay Hiscox Mark Vance Steve Wong STAFF: Barry Waitt Michael Watson Donna Martin - AIBC Representative - AIBC Representative - BC Society of Landscape Architects - Senior Planner - Planning Technician - Committee Clerk The meeting was called to order at 3:06 p.m. 1.0 ADDITIONS TO AGENDA There were no additions to the agenda. 2.0 ADOPTION OF MINUTES 2.1 Adoption of the Minutes of March 27, 2012 MOVED and SECONDED THAT the minutes of the New Westminster Design Panel meeting held on March 27, 2012 be received and adopted. CARRIED. All members of the Panel voted in favour of the motion. Doc# Page 1

3 New Westminster Design Panel Minutes April 24, DESIGN REVIEWS Gifford Street File: DPQ00050 An application has been received for a Development Permit for the property located at 325 Gifford Street. The applicant proposed to construct a 45,530 sq. ft. building which would contain approximately 30,000 sq. ft. second hand goods store and a 15,000 sq. ft industrial space. (Chip Barrett, Architect) Michael Watson, Planning Technician reported on the site context noting Value Village will occupy the larger space and an as yet unidentified industrial user will occupy the smaller space. Development Permits issued in the area shall be in accordance with the guidelines indicated in the Queensborough Industrial Park Design Guidelines. Gary Pooni, Brook Pooni Associates Inc., reviewed the site history, area context, policy context, and proposal summary. Darcy Forcier, d. Force Design Inc., reported on the site plan, floor plan, elevations, materials and massing. Mr. Forcier noted there are two components of the building second hand retail sales in the front portion and a sorting area with a drop off of used goods in the rear. He indicated the applicant is attempting to work with Lowes and Starlight Casino regarding connectivity, with no resolution at this time. Al Tanzer, landscape architect, reviewed the landscape plan noting he looked at surrounding sites for context of outer landscaping and then layered the inside area for affect. The streetscape blends in with existing landscaping to anchor corner. There will be low hedging in parking lot for safety with ornamental trees in layers. Structural soils will be used for the health of trees. Decorative paving will be used at the driveway and main entrance to create more interest. Shrubbery will be low on glazed sides of building. Questions from the Panel: (Response in italics) What is breakdown of retail vs. sorting employees? The applicant did not have a definitive number but suggested it is probably one third of employees in retail and two thirds of the employees in the sorting area. How is garbage and recycling handled? Garbage will be in the rear of the sorting and storage area. The retail portion will use the recycling through the loading area at the back of the building. Where is closest transit access? Transit would be access at either Queensborough Landing or at the corner of Westminster Highway and Gifford Street. How much parking will be provided? The number of parking spaces will be over the minimum required by the City. Will there be interpretive panels on the corner? Placement of the interpretive panels is not known at this time. The applicant will work with the City s Heritage Planner and the Fraser River Discovery Centre. What is proposed for the roofing? The material will be a light colour on a flat roof. Doc#266215

4 New Westminster Design Panel Minutes April 24, 2012 Comments from the Panel: Building well defined, industrial character maintained, like canopies; Pedestrian flow is a bit of a concern; Public art good; Like overall concept, but feel amenity area for employees is a bit skimpy encourage expanding; Decorative pavement on corner could be expanded; Garbage and recycling needs to be further developed; East and west elevations are of no concern, but beef up front elevation; Like to see connection to Lowes; Would like to see interpretive panel expanded and develop further; Landscaping generous; Pedestrian circulation issues a concern, consider extending sidewalk to Lowes and provide some way to get across parking lot to SE corner; Decorative paving seems random could extend to entrance of building; Suggest decorative paving of main roadway and more decorative paving at front of building; Drop off area seems odd may need to be addressed with signage or blocking off area so no dumping at night; Like to see more vision glazing; Like to see more trees in parking lot area; Suggest expanding canopy to 3 ft. X 16 ft. for full extent of sidewalk. MOVED and SECONDED THAT the Development Permit application for 325 Gifford Street be supported with the following considerations: Further develop and clarify garbage/recycling area; Encourage increasing employee amenity area; Consider expanding decorative paving width in parking area closer to the building if possible; Increase cantilever of canopy; Encourage connection to Lowes recognizing restraints of building; Consider increasing vision glass; Further development of interpretive panel needed. CARRIED. All members of the Panel present voted in favour of the motion. The meeting was recessed at 3:57 p.m. and reconvened at 4:05 p.m. Doc#266215

5 New Westminster Design Panel Minutes April 24, DOWNTOWN DESIGN REVIEWS Royal Avenue File: SDP00187 DVP00531 Doc# Applications have been received for a Special Development Permit and Development Variance Permit to allow the construction of 35 townhouse units, in two buildings at 848 Royal Avenue. (Matthew Cheng Architect Inc) Barry Waitt, Senior Planner reviewed the application citing the need for the following variances: A reduction in the number of required automobile spaces; A reduction in the side yard setback; An increase in the maximum permitted width of the building. Mathew Cheng, Matthew Cheng Architect Inc., provided a massing model so Panel members could better understand the project. He noted the following changes have been made: Removed podium feature to bring structure down to grade; Bridge unit has been removed to open up space between buildings; Brought corner element to ground level to reinforce corner at McInnis Street; Doors and glass to parking area have achieved look of ground oriented residence; Staircases redesigned on Royal Avenue; Private and public areas are defined with planters and low fencing; Lowered parking structure and ground floor of south unit for better circulation; Consistencies of doors changed to all patio doors Cameron Woodruff, PMG, reported using gates, low fences and planters to further define the private and public areas. The patios for Building B have been relocated to the Moody Street side with access to Moody Street. Questions from the Panel: (Response in italics) Are the units in this development the same size as the units in the adjacent project? The units in this development are varied sizes. How have you addressed solar glare? Fins have been added to bring shade to the units facing south and west; Did building size increase? The building is relatively the same size. Has the number of parking spaces been reduced? The number of parking spaces remains the same. Comments from the Panel: Model very helpful to Panel; Improved livability of units on Moody and McInnes Streets; Good job of addressing concerns Back terrace above parkade not necessary

6 New Westminster Design Panel Minutes April 24, 2012 Unit type E living and dining space tight could use den to capture more space; Hot water tank taking up space could use apartment size washer and dryer and get rid of hot water tank or relocate in E3 and F lower units MOVED and SECONDED THAT the Special Development Permit for Royal Avenue be supported with the following considerations: Reconsider double pathway off back terrace of unit above parkade entry; Encourage brick planters on McInnes Street and Royal Avenue; Consider improving livability of layout of units E3 and F with respect to location of hot water tank and washer and dryer type. CARRIED. All members of the Panel present voted in favour of the motion. 5.0 REPORTS AND INFORMATION 6.0 UNFINISHED BUSINESS 7.0 NEW BUSINESS 8.0 CORRESPONDENCE 9.0 NEXT MEETING May 22, 2012 at 3:00pm in Committee Room No. 2 as required ADJOURNMENT ON MOTION, the meeting adjourned at 4:34 p.m. Tom Morton Acting Chair Donna Martin Committee Clerk Doc#266215

7 City of New Westminster R E P O R T DEVELOPMENT SERVICES DEPARTMENT To: Members of the New Westminster Design Panel Date: 2012 May 22 From: Stephen Scheving, Senior Planning Consultant File: REZ00048 SDP00176 Subject: 777 Columbia Street Begbie and Alexander Street Elevations PURPOSE The purpose of this report is to provide the New Westminster Design Panel with information on the Multi Use Civic Facility at 777 Columbia Street and the proposed change to the Alexander and Begbie Street elevations of the building. SUMMARY The City of New Westminster is constructing a new civic facility and office building at 777 Columbia Street. Rezoning of the site has been approved by Council and the Special Development Permit will be issued once the design of the Begbie Street and Alexander Street elevations have been finalized. PROPOSAL Applicant: Architect: City of New Westminster, 511 Royal Avenue, New Westminster, B.C. V3L 1H9 Roger Hughes, Hughes Condon Marler Architects (civic component) Mark Thompson, Musson Cattell Mackey Partnership (office component) Site Area (consolidated): 34,799 ft 2 (3, square metres) Frontage: 264 feet (80.47 metres) Depth: 132 feet (40.23 metres) Existing Zoning: Columbia Street Historic Comprehensive Development Districts (C-8)

8 BLACKIE BLACKIE ST ST BLACKIE BLACKIE BLACKIE ST ST ST Proposed Zoning: Official Community Plan Land Use Designation: Development Permit Area: Comprehensive Development Districts (Multi Use Civic Facility) (CD-35) Columbia Historic Mixed Use - mixed use (commercial and/or residential along Columbia Street -retail, office, service, restaurant, entertainment, arts and culture at street level -all development on non-heritage sites must respect adjacent heritage Downtown (requires Special Development Permit) AREA MAP New Westminster SkyTrain Station EIGHTH ST ALEXANDER ST Columbia Street: MUCF site BEGBIE ST BEGBIE ST BEGBIE ST 720 CLARKSON ST Westminster Trust Building COLUMBIA ST COLUMBIA ST COLUMBIA ST COLUMBIA ST COLUMBIA ST 814 FRONT ST River Market Hyack Square Restored BCER BEGBIE ST QUAYSIDE DR EGBIE ST FRONT ST DEVELOPMENT SITE The site consists of a 34,799 square foot parcel of land, extending 264 feet along Columbia Street from Begbie Street on the east west to Eighth Street and reaching from Columbia Street 132 feet to the north. The site was created by the acquisition of four lots

9 used for commercial purposes on Columbia Street and a fifth lot created by the closure of the southerly 132 feet of Alexander Street. SITE CONTEXT The Multi Use Civic Facility property is located along the 700 block of Columbia Street between Eighth Street and Begbie Street. To the north of the site are several commercial and institutional buildings, including a hotel, restaurant, and social housing. Running across the neighbouring properties about 30 feet to the north in an east-west direction is the TransLink SkyTrain Expo Line Guideway. On the east side of the site, across Begbie Street, is the eight storey Westminster Trust Block office building. To the south of the site is the InterUrban mixed use building with 158 housing units and the B.C. Electric Railway Building, occupied by the Salvation Army thrift store, and which was recently restored on its Columbia Street elevation. Further to the west on the south side of the street is Hyack Square, a public open space which has also seen recent reinvestment by the City and Province. To the west of the site, across Eighth Street, is the property at 801 Columbia Street, which is currently vacant. Adjacent to the north along Eighth Street the entry to the New Westminster SkyTrain station and the proposed portal to the Plaza 88 retail project, also currently under construction, and once completed will add approximately 210,000 square feet of floor space and about 50 stores to the Downtown shopping area. North of the SkyTrain Station are the three completed towers for Plaza 88 which contain 648 housing units and at 292 to 330 feet in height are tallest buildings in the City. EXISTING POLICY/PRACTICE Land Use Designation The Official Community Plan (OCP) has assigned the properties the land use designation of Columbia Historic Mixed Use. This designation allows a height for non-heritage sites over 13,067 square feet in area a height of up to 12 storeys, except for those providing an office component. The following details provide a framework for development in this area: mixed-use (commercial and/or residential) along Columbia Street retail, office, service, restaurant, entertainment, arts and culture, recreation at street level identified heritage sites will be protected all development on non-heritage sites must respect adjacent heritage façade retention will be encouraged over full demolition of a heritage building This project is in conformity to the OCP in that it provides a mixed use, institutional/commercial project with street oriented uses. See Attachment 2 for review of conformity to Design Guidelines. The OCP for the Downtown supports commercial activities which relate to the street, provide animation and specifically encourage outdoor seating where appropriate. This development supports these objectives through the

10 location of the civic facility s lobby and conference centre along Columbia Street and the placement of the proposed restaurant at the corner of Columbia Street and Eighth Street. The new facility will serve the needs of the citizens of New Westminster with respect to arts and culture and also provide significant office space. Both these functions build on the importance of Downtown New Westminster as a complete community and a designated City Centre. Character Precincts The OCP for the Downtown has placed the site within two precincts: the SkyTrain Precinct and the Historic Precinct. The SkyTrain Precinct is intended to accommodate around transit stations a mix of high density land uses, including residential, commercial and civic uses, to encourage a sustainable and vibrant Downtown during the day and evening. Increased heights and densities are considered for approval if provisions are made for employment generating floorspace (e.g. office) within a development project. It is the expectation that all new developments provide excellence in urban design for all public realm spaces, the streetscape and in the design of pedestrian and cycling connections. The Historic Precinct is to provide protection, incentives and opportunities to respect and celebrate the recognized heritage resources within it. Although the site does not contain any identified heritage buildings, the context of surrounding heritage assets are important design considerations.

11 DESIGN CONSIDERATIONS The last review by the Design Review Panel of the exterior appearance of this building occurred in April, Since that date, there have been noticeable changes to the Alexander and Begbie Street elevations. The latest drawings show that the limestone on the Alexander Street elevation has been replaced with brick. This change occurred for reasons of cost. The expenditure on this elevation has to be weighed against the recognition that this elevation is adjacent to an interior property line and that the Zoning Bylaw allows a neighbouring building to be erected on the property line, thereby blocking the view of the elevation from Eighth Street. On Begbie Street, the changes express the latest changes to the components of the building and represent a reorganization of the louvre, loading, window and solid wall areas. Decisions reflect concerns about maintenance and operations, particularly with respect to the green screen, which has now been removed. The limestone is further articulated to create more interest. On both elevations, the introduction of windows and sign boxes is to introduce more articulation. These changes are presented for information. CONCLUSION This report has outlined the design changes on the Alexander and Begbie Street elevations for the Multi Use Civic facility at 777 Columbia Street. Staff are seeking comments on the changes to these elevations. Stephen Scheving, Senior Planning Consultant

12 New Westminster Multi Use Civic Facility Presentation to City Council May 1, 2012

13 Columbia Street Facade

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15 8th Street Facade

16 Presentation to City Council May 1, 2012

17 Begbie Street Facade

18 Begbie Street Façade enlarged

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21 Alexander Street Façade

22 Alexander Street Façade enlarged

23 Presentation to City Council May 1, 2012