THE CORPORATION OF DELTA ADVISORY DESIGN PANEL

Transcription

1 THE CORPORATION OF DELTA ADVISORY DESIGN PANEL Minutes of the Regular Meeting of the Advisory Design Panel held Thursday, December 15, 2016 at 6:30 p.m. in the Tilbury Room at Delta Municipal Hall, 4500 Clarence Taylor Crescent, Delta, British Columbia. PRESENT: Absent: ALSO PRESENT: Call to Order Adoption of Agenda Michael Patterson Joe Muego Don Wuori Ronald McIntyre John Hemsworth Laura Ryan, Planner Wendy Li, Recording Clerk The meeting was called to order at 6:25 p.m. MOVED By Ronald McIntyre, SECONDED By Joe Muego, THAT the Agenda for the Regular Meeting of December 15, 2016 be received and adopted as circulated. CARRIED UNANIMOUSLY Adoption of Minutes MOVED By Joe Muego, SECONDED By Don Wuori, THAT the Minutes of the Regular Meeting of November 24, 2016 be received and adopted as circulated. CARRIED UNANIMOUSLY A. BUSINESS ARISING FROM MINUTES There was no business arising from the minutes Huston Road (B.01) Arrives B. NEW BUSINESS Memorandum from Tanya Mitchner, Planner, dated December 5, 2016 re: Design Review Application for the Delta Building Products Industrial Building at 7929 Huston Road (Beedie [Huston Road] Holdings Ltd.) (LU007931) The delegation joined the meeting at 6:25 p.m. - Craig Taylor, Architect - Patrick Murphy, Architect Advisory Design Panel Page 1

2 - Al Tanzer, Landscape Architect - Andrew Peterson, Beedie Development - John Parks, Beedie Development Staff introduced the development application at 7927 Huston Road for a 15,127 m 2 warehouse facility with associated office space for Delta Building Products. The facility will be located in the Delta Link Industrial Business Park on Tilbury Island. Design guidelines are registered on the subject property for the development and each individual site. The applicant is coordinating signage with the client, and it will be addressed as a separate sign permit application. As noted in the memorandum, staff commented the following: There are additional tree planting opportunities at the north-west corner of the site to increase the number of replacement trees on site with the relocation of four parking spaces. There are opportunities to use the landscape areas in the parking lot area for natural infiltration of storm water. Mr. Craig Taylor made a PowerPoint presentation which provided context and gave an overview of the site access, layout, and arrangement for the proposal. Mr. Taylor noted that the public entry and public parking are located at the east side and staff parking is located on the south side of the building and a gate is proposed to separate the public traffic and trucks for safety. A showroom, staff offices and amenities are contained in the southeast corner of the building. A south facing staff courtyard is proposed in close proximity to interior staff amenities and is partially screened in order to provide privacy from the street and parking area. An open office layout is used in the upper level to allow more natural light into the building. The design of the building elevations is intended to create difference experiences from the macro to the human-scale. The elevation fronting the street has three distinct parts moving from detail articulation on the east end where the majority of the human activity is focused to a simple expression on the west. Detailing at the south west end of the building allows flexibility for future use of the building. On the north elevation where the loading docks are located, different colour panels are used for variety. Metal plating, concrete tiles, titled panels, and glass windows are some of the elements used for the development. Mr. Al Tanzer had provided an overview of the landscape design; the streetscape and front edge of the site will incorporate street tree planting with ornamentals and large feature trees, a meandering sidewalk, shrub beds at the building base, a landscape strip screens the parking and softens the elevation. Large islands in the parking area at the front of the building accommodate feature coniferous trees. Upon the owners request, a river theme which incorporates natural and local elements including driftwood, river rocks, and boulders as features is proposed for the building entrance and vehicular and pedestrian access points. Bike racks are proposed at the main entrance. The amenity area patio would be buffered Advisory Design Panel Page 2

3 from the parking by landscaping which includes both ornamentals and shade trees. Large coniferous trees on the west side of the building are proposed to create a buffer to the structure. Native trees will be planted along the edge of the dike. Responding to questions from the Panel, Mr. Taylor and Mr. Tanzer had provided the following clarification: There is adequate maneuvering space for vehicles accessing parking stalls closest to the staff amenity area. For crime prevention to the environmental design, there will be secure fencing around the rear of the building. Providing access to the site from Beedie Way is problematic from a traffic safety perspective due to close proximity to the corner. A direct pedestrian access to the front of the building is provided. Huston Road is the official civic address for the development. The walls provided to screen the amenity area include a lower concrete tile wall and a metal clad wall. The walls are 4 ft and 6 ft tall with planting in front of them. Panel Comments Site Context: Relates well to context. Site Layout: Vehicular circulation and access makes sense given proximity of site to the corner. Visibility and way finding can be a challenge given location of front door and vehicle access. Consider additional way finding to assist the public in finding the front entrance. South exposure for amenity space is positive. The detailing of the southeast corner of the building is a positive solution to the massing but the public may misunderstood it is the front entrance. Signage can possibly solve the conflict. Building Design: Building is well articulated and breaks down nicely to a human scale at the main office part of the building. Commend the architectural look. The non-warehouse look is attractive. The breaking down of the massing, articulation of the long façade and human scale at the building entry are positive features. The amenity area is ideally placed to allow south exposure and close association with the fitness room and other interior amenities. It is Advisory Design Panel Page 3

4 appreciated that employees will be able to enjoy recreational time during their breaks. The future flexibility on the southwest corner is appreciated. Exterior Finishes & Colours: Well executed and handsome overall. Variety of materials is a positive. Palette of materials contributes to a good looking building. Landscaping: Generally well handled and thoughtfully articulated. Appreciate the incorporation of riverscape theme however a little concerned that driftwood elements may appear a bit weak in relation to scale of building. Excellent consideration of amenity area. There is a missed opportunity at the northwest corner of the site. The planting area can be increased to accommodate additional required replacement trees by reducing the amount of asphalt without impacting the development. Signage: Signage should be located to emphasize entry along Beedie Way. Other Comments: Positive submission, well executed, clear and concise presentation. A commendable design. Refreshing to see the amenity space is reflecting the interior spaces and appreciate the sketch up model illustrating the landscaping. The outdoor amenity area is nicely treated and it feels like an extension of the interior space. Nicely thought out screening elements which break down the massing to a nice pedestrian scale. -- Motion Endorsed MOVED By Don Wuori, SECONDED By Ronald McIntyre, THAT the Advisory Design Panel recommends APPROVAL of the Design Review Application for the Delta Building Products Industrial Building at 7929 Huston Road (Beedie [Huston Road] Holdings Ltd.) (LU007931) and commends the applicant for the quality of the proposal and commends the applicant for a thorough presentation. CARRIED UNANIMOUSLY The delegation departed the meeting at 6:57 p.m. Advisory Design Panel Page 4

5 Departs 7927 Huston Road (B.02) Arrives Memorandum from Tanya Mitchner, Planner, dated December 5, 2016 re: Design Review Application for the Delta Link Business Centre at 7927 Huston Road (Beedie [Huston Road] Holdings Ltd.) (LU007931) The delegation joined the meeting at 7:02 p.m. - Chip Barrett, Architect - Darcy Forcier, D Force Design - Al Tanzer, Landscape Architect - Andrew Peterson, Beedie Development - John Parks, Beedie Development Staff introduced the development application at 7927 Huston Road for a two multi-tenant industrial buildings with a total floor area of 24,362 m 2. The applicant has addressed previous staff comments and has met design guidelines. As noted in the memorandum, staff highlighted the following: A revised comprehensive sign plan is required which identifies common elements for the individual tenant signs in order to create a unified appearance for the signage and the multi-tenant complex. The amenity areas do not appear to be well incorporated into the overall site layout. However, the applicant s goal was to locate the amenity spaces to complement the adjacent park area. Intent to use landscaped areas for storm water infiltration should be indicated on the plans. Mr. Andrew Peterson explained that due to the structural fill on site, it is challenging to store water in landscaped areas. Beedie is proposing to clean storm water before it goes back to river and further review of opportunities for natural storm water infiltration on site will be conducted. Mr. Darcy Forcier provided an overview of the development noting that 2 multi-tenant buildings containing 22 units with offices facing the street and the dike, with parking on the north and south sides and shared loading between the two buildings is proposed. An asphalt trail which is part of the overall industrial park pedestrian network runs along the east side of the site and connects to the dike trail. A pedestrian connection is provided from Beedie Way to a pathway which runs along the south of the building and connects to the trail leading to the dike. Smaller amenity spaces are proposed to be dispersed around the site including two patio areas with tables at the rear corners of the site, one of them covered, 3 benches at other site locations and a bike rack at the southeast corner of the site. This arrangement is proposed to provide a variety of opportunities for use by the public and staff. Mr. Peterson noted that it was also appropriate given this is a multi-tenant building. Fencing was not being proposed along the west side of the site so that direct pedestrian access to the pathway leading to the dike was possible at any point. Tree planting at the north edge of the site creates a visual separation between the development and the dike. The building design Advisory Design Panel Page 5

6 features covered entrances for each unit. Materials, colour and massing are used to highlight the individual units. Parking areas are accessible and visible to each unit; there are no gates or fencing around the site and each unit is responsible for its own security. The grading for the site is relatively flat and there are no retaining walls around the development. Mr. Foricer also provided an update on improvements made to amenity areas on previous presented projects as requested by the Panel. Mr. Al Tanzer provided an overview of the landscape plan noting that large conifers are provided in parking lot islands and columnar maples are proposed along the side lot lines coordinating with landscaping on adjacent sites. Foundation planting is proposed intermittently along the front of the building. Responding to questions from the Panel, Mr. Forcier and Mr. Tanzer provided the following clarification: The landscape design along the dike pathway reflects the Parks, Recreation and Culture Department requirements. From a user perspective, it is more functional to scatter the amenity spaces due to close proximately from the units to the spaces. A comprehensive sign plan is under review as the original proposal did not meet the sign bylaw. The north-south orientation of the buildings was proposed due to site width constraints and market demand. The river view units were desirable even without direct visibility from the street. The drive aisle around the site meets the minimum Building Code requirement for access by emergency responders. There is a 6 ft fence along the Leon s property line on the west of the trail to the dike. Panel Comments Site Context: Site organization makes it difficult to circulate to Building 2. Site Layout: There is strong concern regarding site circulation and building orientation. Visual and physical access for emergency responders and users/public to the rear building is a concern. The parking spots at the middle of the site along the site edges conflict with cars driving north as well as with interior truck movements. The orientation of the buildings on the site negatively impacts site circulation and results in building 2 completely turning its back to the street resulting in very poor wayfinding. Bike racks would be better utilized on the west side of the site closer to the trail system. Advisory Design Panel Page 6

7 Building Design: Simple articulation is appropriate. East and west elevations are poorly resolved in terms of form and massing. (This may be the way drawings are presented.) Breaking up building massing and articulation of the individual units to create a unique identity for each unit is positive. Exterior Finishes & Colours: Suitably understated. Finishes and colours are acceptable. Landscaping: The proposed amenity areas are an improvement over previous proposals. The amenity area near the dike access which includes a covered area is well articulated compared to other amenity spaces. Continue to work on amenity areas to incorporate more architectural expression. The approach to sprinkling small amenity areas over the site instead of providing one significant, well designed area for all site users was questioned noting small amenity spaces near the units will not be utilized. Consider the combining the two amenity areas nearest the dike to create a more significant space which connects to the central trail node. The foundation planting seems minimal and not continuous. Signage: Signage needs to be considered for all units so there is consistency. This will be a challenge because of the different entry heights. Other Comments: The landscape plan adjacent to the building frontages is not represented in the sketchup models. -- Motion Endorsed Departs MOVED By Joe Muego SECONDED By Ronald McIntyre, THAT the Advisory Design Panel recommends APPROVAL of the Design Review Application for the Delta Link Business Centre at 7927 Huston Road (Beedie [Huston Road] Holdings Ltd.) (LU007931) SUBJECT TO further review by staff of the following items: site circulation particularly the parking stalls located along each of the property line, further refinement on the amenity areas, and other issues noted in the minutes. The delegation departed the meeting at 7:52 p.m. CARRIED UNANIMOUSLY Advisory Design Panel Page 7

8 4800 Springs Boulevard (B.03) Arrives Memorandum from Robin Pallett, Planner, dated December 6, 2016 re: Agricultural Land Reserve Exclusion, Agricultural Land Reserve Non- Farm Use, Regional Growth Strategy Amendment, Official Community Plan Amendment, Sewer Area Extension, Rezoning, Development Permit and Subdivision Application at 4800 Springs Boulevard (Tsawwassen Golf & Country Club Ltd.) (LU007923) The delegation joined the meeting at 7:56 p.m. - Wayne Fougere, Architect - Grant Brumpton, Landscape Architect - Ron Toigo, TGCC Management LLP - Ross Clouston, TGCC Management LLP Staff introduced the application for a 60-townhouse project and introduction of a new hole for the Tsawwassen Springs Golf Course. The proposed development project received approval from the Community Planning Advisory Committee. As noted in the memorandum, staff has requested the applicant to: further refine the townhomes situated at the Springs Boulevard to address the street and to maintain an opportunity for causal surveillance; and continue the established streetscape treatment along the Springs Boulevard connecting to the site. Mr. Ron Toigo provided an overview of the development by noting that Tsawwassen Springs is designed to be a community to attract all types of purchasers and the current proposal is for constructing two- to threestorey townhomes which will add a third housing type to the community. Mr. Wayne Fougere distributed six pages of additional graphics to Panel members as new information and noted that the proposed development received approval from the Agricultural Advisory Committee and Delta Farmers Institute. The subject property is situated on a 6.3 ac land and the development is for a 60-unit townhouse development with low density, 4 units per block, with a mix of two and three storey units ranging from 1,444 ft 2 to 1,800 ft 2 ; noting some units have tandem garages. The remaining land will be used for a new hole on the golf course, a tennis court and a pickleball court for the Tsawwassen Springs community, and the habitat area along the western edge of the site. The fsr is 0.64 and the site coverage is under 39%. The proposed character is a continuation of the existing Tsawwassen Springs development and has received compliments from neighbours. In related to building design, the twostorey units facing the golf course will have dividers to separate units and be open to the golf course. For the three-storey units backing onto Springs Boulevard, the garage is located at the ground floor and a large Advisory Design Panel Page 8

9 Panel Comments deck proposed on the main floor. A small yard, which is accessible from the garage, is proposed with a 6 foot fence in addition to shrub planting to enclose it. Mr. Fougere noted that he felt the main level deck would be the primary outdoor space used given there was no ground level floor space. In response to staff comment recommending the height of the fencing be lowered to allow the yard space to address the street and allow for overlook and to provide gates and pedestrian connections to the yards, Mr. Fougere noted that overlook would be from the deck on the main level and as the ground level spaces would not be used as the primary open space, gates and walkways are not felt to be useful. Concern was also expressed with changing the orientation of the units noting orienting the units to Springs Boulevard would mean they would turn their backs on the internal street and townhouse community. Mr. Grant Brumpton distributed a new layout and materials plan to Panel members illustrating the proposed sidewalk along Springs Boulevard. He presented the landscape plan noting the design approach was similar to the other Tsawwassen Springs developments, proposing the use of native and ornamental plant material in a heavily landscaped manner. The buildings facing the golf course would have layered planting for privacy between units while maintaining views out to the golf course. The riparian area along the west edge of the property is to be landscaped in accordance with Envirowest plans. Responding to questions from the Panel, Mr. Fougere had provided the following information: The proposed 6 foot fence along Springs Boulevard is consistent with the bare land strata homes to the east where pedestrian access is via the internal road not Springs Boulevard. The applicant does not support staffs suggestions to use lower fencing and incorporate a walkway connecting to the sidewalk from each yard. A 5 foot sidewalk will be incorporated at the curb. A pedestrian and bike connection to the Tsawwassen First Nation lands to the west will be provided and a gate will restrict vehicle access. The pedestrian access will be on the south side Springs Boulevard as there is a drainage ditch on the north side. The proposed amenities are designed for the Tsawwassen Springs Golf Club. Visitor parking spaces are available besides Building 14, as noted as V in the provided drawings. The internal lane is a shared standard townhouse space; speed bumps can be installed as requested. The applicant is willing to explore ways for additional visitor parking to be incorporated noting that space may be made available by reducing the environmental sensitive area. Site Context: The proposal fits well into the context of the Tsawwassen Springs Advisory Design Panel Page 9

10 Community. Site plan is well thought out. Site Layout: The location of the amenities at the entrance to the development is positive. Additional visitor parking for tennis and pickleball courts should be considered. Building Design The buildings are well designed and well considered. Matches the form and character of the rest of Tsawwassen Springs, which is positive and acceptable. Agree with the current orientation of buildings 14 and 15. There is a good interconnection between interior and exterior spaces with the exception of the units along Springs Boulevard which seem to be disconnected with the ground. Adjusting grades may help to better connect the inside and outside spaces. Exterior Finishes & Colours: Matches rest of community which is positive. Landscaping: Well executed and a continuation of the character already established in the community. Appreciate the design and the location of the amenity areas. The substantial streetscape planting is positive. The addition of a sidewalk to Springs Boulevard is positive. The 6 foot fencing along Springs Boulevard is not a concern and may work to create a private courtyard space at the ground level as an option for residents. Other Comments: Complemented the quality of the presentation. The graphics and well-illustrated cross sections enables panel members to understand and visualize the relationships between streets and the development. Complimented the architectural and landscape design consistency with the overall form and character of the remainder of the Tsawwassen Springs community. Overall this is a well designed community. Advisory Design Panel Page 10

11 -- Motion Endorsed MOVED By Ronald McIntyre, SECONDED By Don Wuori, THAT the Advisory Design Panel recommends APPROVAL of the Agricultural Land Reserve Exclusion, Agricultural Land Reserve Non-Farm Use, Regional Growth Strategy Amendment, Official Community Plan Amendment, Sewer Area Extension, Rezoning, Development Permit and Subdivision Application at 4800 Springs Boulevard (Tsawwassen Golf & Country Club Ltd.) (LU007923) and commends the applicant for the quality of the proposal and commends the applicant for a thorough presentation. CARRIED UNANIMOUSLY Departs The delegation departed the meeting at 8:25 p.m and A Avenue and an Adjacent Unaddressed Property with PID: (B.04) Arrives Memorandum from Alex Cauduro, Planner, dated December 6, 2016 re: Rezoning, Development Variance Permit, Development Permit and Subdivision at 4911 and A Avenue and an Adjacent Unaddressed Property with PID: (Lien Four Holdings Ltd., Lien and Shannon) (LU007733) The delegation joined the meeting at 8:50 p.m. - Samuel Chan, Architect - Patricia Campbell, Landscape Architect - David Love, Ionic Architecture Staff introduced the application for a 14-unit townhouse development noting a rezoning, development variance permit and development permit was required. An overview of the context was provided and it was noted that the application was approved by the Community Planning Advisory Committee subject to revision of two visitor parking spaces. As noted in the memorandum, staff has requested the applicant to: further refine the design of the corner unit at the east of Block B. consider breaking up the massing at the front elevation along 47A Avenue and/or reducing or interrupting the extensive wrap-around railing at the second level of the east (corner) unit of Block B; provide additional planting on the boulevard area along 47A Avenue at the base of the retaining wall; include more opportunities for children s play in the amenity area; and remove bike rack and reduce concrete pavement in the amenity Advisory Design Panel Page 11

12 area. Mr. Samuel Chan provided an overview noting the applicant is proposing a 14 townhomes in three buildings. One building fronts the lane, one fronts Garry Street and the third fronts 47A Avenue. The unit sizes are ranging from 1,200 ft 2 to 1,600 ft 2 and each has a two-car garage, three of which are tandem garages. Pedestrian access is from the streets and from the lane. The common amenity area is located at the corner of 47A Avenue and Garry Street which allows good access to sunlight and has building on two sides which permits good surveillance. The 20 foot internal road is surfaced with permeable pavers. Garbage pickup will be done unit by unit and there is a central recycling area for the complex. Ms. Patricia Campbell distributed a new landscape plan to Panel members which addressed a number of staff comments. She gave an overview noting that all units have front porches and yard areas at the street or lane edge. Along 47A Avenue street trees will help to break up the massing of the façade. A variety of trees including Magnolia, Oak, and Styrax are proposed on site. The applicant will work with Delta to specify tree species for the street trees. Permeable pavers will be used in the internal roadway and there will be holding tanks for stormwater retention. Landscaping is incorporated where space permits along the internal road. There is a desire to incorporate more landscaping along the boulevard area on 47A Avenue and the applicant will be working with staff on further refinements. An identification sign is proposed at the corner. The natural children s play area features rocks, logs, stepping stones, grasses, and other play friendly plant material. There is a small herb garden and a picnic table in the courtyard and a gate and walkway provides access to Garry Street. Responding to questions from the Panel, Ms. Campbell and Mr. Chan had provided the following clarification: The rational for the partial walkway along the west side is to allow convenient access for active interaction between neighbours. There is a 5 foot wall between the Village Walk development and the proposed development. A small retaining wall is integrated with the fencing so that yard and porch areas are level and slightly raised from the public sidewalk. The railings on the second-level of Block B are decorative only. There are no second-level porches facing 47A Avenue. The garbage pickup will be done by a private company and recycling will be done by The Corporation Delta. The central recycling space meets Metro Vancouver standards. Panel Site Context: Comments Advisory Design Panel Page 12

13 -- Motion Endorsed Development is sensitive to surroundings and fits into the context of neighbourhood. The corner treatment is appreciated The landscape treatment on the corner could be strengthened similar to the treatment directly across the street. Concern was noted regarding the grade change between this site and the site to the west. Site Layout: Minor concern regarding townhouses fronting onto a serviced lane. The use of permeable pavers on the driving surface is very positive. It is unfortunate that the street trees along 47A Avenue are not in a boulevard located between parking and curb. Building Design: General support for building massing, form and density. Massing and roof articulation on 47A Avenue is very pleasant and interesting. The second storey widows walk works well to reduce the scale for pedestrians. Further refinement of the second level of the corner unit to simplify the massing/cohesiveness is suggested. Exterior Finishes & Colours: Good variety of materials and colours. Landscaping: Siting of the outdoor amenity area at the corner of the site is positive. The natural character of the play area is positive. The planting at the corner of the site should be extended to the sidewalk similar to the development directly across the street (47A Ave south side). The addition of a bench in this area would be appreciated. Further design development to provide more weight to the entry columns and walls next to private yard spaces is suggested in addition to more planting in front of the walls along the edges of the property. More design development to better articulate placement of the sign in the corner wall is recommended to provide a more modern look. Concern with the limited amount of landscaping/green in the interior of the site between units. A vertical green element should be incorporated. Other Comments: The proposed design continues the form and character that has been established in the area. Concern with the grade change between this site and the site to the west noting developer has little control over this. Commend the extensive use of permeable paving. MOVED By Don Wuori, SECONDED By Joe Muego, THAT the Advisory Design Panel Advisory Design Panel Page 13

14 recommends APPROVAL of the Rezoning, Development Variance Permit, Development Permit and Subdivision at 4911 and A Avenue and an Adjacent Unaddressed Property with PID: (Lien Four Holdings Ltd., Lien and Shannon) (LU007733) and commends the applicant for the quality of the proposal and commends the applicant for a thorough presentation. Departs The delegation departed the meeting at 9:00 p.m. CARRIED UNANIMOUSLY C. INFORMATION 2017 Meeting Schedule (C.01) Member s Departure Next Meeting Terminate The 2017 Meeting Schedule was received for information. Mr. Don Wuori had announced his resignation as a panel member of the Advisory Design Plan. The Clerks office will contact BC Society Of Landscape Architects for nomination of a replacement. The next meeting is scheduled for January 26, 2017 at 6:30 p.m. in the Tilbury Room at Delta Municipal Hall. MOVED BY Ronald McIntyre, SECONDED BY Joe Muego, THAT there being no further business, the meeting terminate. CARRIED UNANIMOUSLY The meeting terminated at 9:10 p.m. Chair Certified Correct: Recording Clerk Advisory Design Panel Page 14