THE CORPORATION OF DELTA ADVISORY DESIGN PANEL

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1 THE CORPORATION OF DELTA ADVISORY DESIGN PANEL Minutes of the Regular Meeting of the Advisory Design Panel held Thursday, August 28, 2014 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 Approval of Agenda Scott Kemp, Chair Hal Owens Tony Yip Lydia Mynott Scott Watson Yvette Luke, Senior Planner Brittany Rowe, Recording Clerk The meeting was called to order at 6:36 p.m. MOVED By Lydia Mynott, SECONDED By Hal Owens, THAT the Agenda for the Regular Meeting of August 28, 2014 be received and approved as circulated. Receipt and Approval of Minutes MOVED By Tony Yip, SECONDED By Lydia Mynott, THAT the Minutes of the Regular Meeting of June 19, 2014 be received and adopted as circulated. A. BUSINESS ARISING FROM MINUTES There was no business arising from the minutes. Conflict of Interest 1299 Derwent Way (B.01) B. NEW BUSINESS Hal Owens declared a conflict of interest with respect to Item B.01 and departed the meeting prior to any discussion related to this item. (6:38 p.m.) Memorandum from Harpreet Sondh, Planner, dated August 20, 2014 re. Proposed Laboratory and Office Building at Annacis Island Wastewater Treatment Plant at 1299 Derwent Way (Metro Vancouver) (ENQ01272) Advisory Design Panel Page 1

2 Delegation Arrives The delegation joined the meeting at 6:39 p.m. - Sandy Godwin, Metro Vancouver - David Harding, Architect - Emily Dunlop, Landscape Architect Staff introduced the proposal to construct a laboratory and office building on the southern portion of Metro Vancouver s Wastewater Treatment Plant on Annacis Island. The building is 4 storeys in height, and about 1,350 sq m in floor area. The property is zoned I2 Heavy Industrial, and the proposed building is permitted under the zone. An aerial image showing the context of the site was displayed on the screen. A revised landscape plan was provided on table. Staff comments on the project were provided in the Planner s memo and included: a clearer definition be provided to the main building entrance; and location and design details be provided for a garbage and recycling enclosure area. Staff noted that Metro Vancouver would like to seek comments from the Advisory Design Panel on the building and landscape designs prior to submitting a building permit application. Sandy Godwin introduced the project, and on an aerial photo identified the location of the proposed building in relation to the wastewater treatment plant, which is surrounded by industrial developments. Mr. Godwin advised that this is the largest wastewater treatment site in the region, and the plant serves over 1 million residents and is growing to keep up with the demand of the expanding population. The proposed Computerized Data Acquisition and Control (CDAC) building would accommodate the control and programming division, a laboratory for wet chemistry and staff who are currently on site. The proposed building is in hub of the wastewater treatment plant, near the other administrative building, thus allowing for interaction between staff as well as shared amenity areas. David Harding gave an overview of the site layout, noting that due to odours and contaminants, the site is difficult environmentally. The proposed building is at a distance from public streets though it is one of the taller buildings on the site. Entries to the proposed building include the main entrance on the southeast with a ramp for disabled access, and the other delivery entrance on the southwest corner. The proposed building does not have a loading bay, while the delivery door is being used for this purpose. Mr. Harding added that the guard rails at the south of the proposed building are detachable via forklift for large deliveries. In terms of CPTED (Crime Prevention Through Environmental Design), Mr. Harding advised that this is a secured site with ample lighting throughout and doors visible from the internal roads. Advisory Design Panel Page 2

3 Emily Dunlop provided an overview of the landscaping to the north of the proposed building, noting the small space to work with, which is adjacent to the thickener tanks. Natural light in this area is limited. There is no permanent irrigation system on site. So plantings need to be able to withstand a large amount of shade, and can survive on their own once established. The proposed plant species are sword fern and pachysandra which can withstand the shade and need very low maintenance. Access of a minimum width of 1.2 m around the thickeners is required for maintenance purposes. So the landscape concept is to create interesting edges and an island. A river rock pit will be utilized for storm water management purposes to the north of the proposed building. No landscaping is proposed on the south side of the building given the tight space. Mr. Harding continued the presentation with an overview of the proposed architecture for the building, which takes a simple, efficient and pragmatic form and a clean water inspiration with different shades of blue on the cladding for the upper floors. While the ground floor will have grey cladding, the main entrance will be highlighted by a bright green wall and soffit, but will be further reviewed to make it more prominent in response to Delta staff s comments. The glass for the office space is designed to optimize daylight, with screenings and their placement in mind to prevent glare. The windows do not open as hydrogen sulfide is a safety concern for the indoor environment, and a filtration system has been designed to address this issue. However, the hydrogen sulfide will not affect the durability of the chosen exterior materials which are composite aluminum. Glazing is curtain wall with a thermally broken frame. The building has a perimeter structure with no columns inside to allow for maximum flexibility. An elevated services connection connects to an existing services tunnel to the east of the proposed building and allows for seismic movements. Mr. Harding also presented the floor plans, cross-sections and colour and material board, and noted that the building is to be LEED Certified. Responding to a question from the Panel, Mr. Harding confirmed that concrete pavers in a terracotta colour will be utilized to the south and west of the proposed building to match the pavilion. Mr. Godwin stated that these pavers are utilized throughout the site and were originally selected to address settlement issues. In response to a question from the Panel regarding the time gap between the installation of the future thickener and the new landscaping proposed to the northwest of the building, Mr. Godwin advised the future thickener was proposed for 2020 as part of the expansion. Mr. Harding stated that further consideration would need to be given for phasing of this element. Responding to a question from the Panel, Mr. Harding spoke about the concrete footpath on the north side of the building. East of the site will be used for high voltage cable routing and so it is not desirable to Advisory Design Panel Page 3

4 have pedestrian activity in the immediate vicinity. Landscaping on the north side is for looks, as odours from the site make it undesirable to be outside. In response to a question from the Panel regarding design rationale, Mr. Harding advised that steel and friction piles are used in the design for lightweight properties to help with settlement issues. The goal was to achieve a break from the concrete and create a more inviting, pleasant space for office workers. Mr. Harding also indicated that there are no other buildings on site which are comparable in design to the proposed building. Responding to a question from the Panel, Mr. Godwin identified the existing staff parking areas, and advised that the staff that will work within the proposed building are already working on site in temporary portables. In response to questions from the Panel, Mr. Harding stated that the glass proposed for the exterior is clear with a low-e coating. Mr. Harding confirmed the exhaust ducts on the north façade are required for the laboratory and the exhaust ducts will go in front of the windows. Panel Comments Site Context: Building function is appropriate for industrial zoning of Annacis Island. Highly suitable to surrounding land uses. Few existing features on site, and there seems to be no reference to existing buildings. Site Layout: Very tight site for the building proposed. Access to building from parking lot is acceptable. Concerned that the access pathways to the north of the site are not generous enough for maintenance access to thickener tanks. More thought needs to be given to phasing of future thickeners and termination of landscape. Building Design: Building design is appropriate for an office building in this industrial complex. Attractive building form. Simple form appropriate to its use. Consider more glass for the stairway as it is a main circulation for most building users. Occupants can actually appreciate the landscape when circulating around a glassy stair. Exhaust ducts in front of windows on north façade appears unresolved and arbitrary. Needs further design development. Advisory Design Panel Page 4

5 Would encourage more differentiation of each façade (i.e., north façade versus south). Solar shades on south windows are good. But not sure what function vertical fins on north façade perform. Exterior Finishes & Colours: Cladding choice is colourful and welcome. Blue colour is quite striking and will make the building stand out in the mostly industrial site context. Colour scheme is cheerful and bright but without reference to existing context. Consider the base of the building to be finished in concrete as part of the family of buildings on site. Landscaping: Few landscape features due to heavy industrial use of the site. Minimal landscaping given the tight site. Encourage more landscaping where applicable (perhaps around the main entrance). Planting at entrances on the south and west sides would be welcome. Plant list is good choice for the location. Infill tank with soft landscape work is good to provide some local softening, but is not visible from anywhere. Suspect it is not even visible from floors above. Outdoor amenity is not applicable given industrial processes that surround the building. Reconsider terracotta pavers to the front, perhaps a grey or buff colour. Landscape drawing should show what the landscape will look like prior to the completion of the future Thickener. Other Comments: Commendable that the project is pursuing LEED Certification. -- Motion Endorsed MOVED By Tony Yip, SECONDED By Lydia Mynott, THAT the Advisory Design Panel recommends APPROVAL of the proposal at 1299 Derwent Way (ENQ01272) SUBJECT TO further review by staff of the Advisory Design Panel s comments as noted in the minutes. Delegation Departs The delegation departed the meeting at 7:42 p.m. Advisory Design Panel Page 5

6 Member rejoins the meeting 7983 Progress Way (B.02) Delegation Arrives Hal Owens rejoined the meeting at 7:43 p.m. Memorandum from Jimmy Ho, Planner, dated August 19, 2014 re. Proposed Industrial Development at 7983 Progress Way (Group West) (ENQ01236) The delegation joined the meeting at 7:44 p.m. - Peter van Veen, Group West - Pierre Guimond, Architect - Clark Kavolinas, Landscape Architect Staff introduced the proposal to construct a 2-storey addition to the front of an existing industrial building at 7983 Progress Way. The 560 sq m addition would accommodate office uses accessory to an existing distribution and servicing operation for diesel equipment and generators on the property. The site is zoned I2 Heavy Industrial zone and the proposed addition is permitted under the zone. An aerial image showing the industrial context of the site was displayed on the screen. Staff appreciated the proponent s response to previous comments in preserving and enhancing the green space along the street frontage in order to maintain the existing streetscape on Progress Way which is characterized by mature trees and landscaping. Additional staff comments on the landscape plans were provided in the Planner s memo. Staff noted that the owner would like to seek comments from the Advisory Design Panel on the building and landscape designs prior to preparing detailed construction drawings for a building permit application. Peter van Veen gave an overview of the site context and the project, noting that the owner requires additional space for clients, presentations and branch meetings. This would be a challenge as the construction needs to be done while the operation can continue without working offsite or in job trailers. The design incorporates a two-storey addition in front of the existing one-storey structure. New trees are proposed along the street frontage. Parking and greenery on the east side of the site are proposed to be increased. A small amenity area will be provided at the back. Pierre Guimond addressed the simplicity of the building which is essentially a box, and the attempt made to make it as meaningful as possible. The business is about engine power and a piston provided the inspiration for the new design, which is meant to differentiate from the standard buildings in the surrounding area. The entrance is the main feature of the building. The proposed materials are corrugated steel, with tinted dark glazing over the entrance. Anodized steel is proposed at the corners of the structure, another reflection of the type of business and piston inspiration. New materials will be draped over the existing building to update the look. Clark Kavolinas presented the landscape plan that proposes to retain Advisory Design Panel Page 6

7 the existing shore pines and groundcover on the southwest side of the site, to remove a willow tree and replace it with a number of deciduous street trees, and to plant a low hedge along the property line to provide definition. Along the southeast corner of the site there are existing scots pine trees that have been trimmed quite significantly to allow for truck movement. The original proposal showed that these trees were to be maintained, but at Delta staff s request they will be replaced with deciduous street trees. Proposed street trees on the boulevard will also be moved behind the property line. A cedar hedge is proposed to provide a buffer between the site and the neighbouring site. A paved area with a shade tree and broadleaf evergreens are proposed for the northeast corner by the temporary storage for a staff amenity area. In response to questions from the Panel, Mr. van Veen advised that trucks currently accessing the existing warehouse circle the site, entering at the southeast and exiting at the southwest corner. Mr. van Veen also confirmed that there are loading bays on both sides of the warehouse, and there is exterior storage to the east of the building. Mr. van Veen also indicated that there is a gate that begins at the warehouse which is closed in the evenings and weekends. Responding to a question from the Panel, Mr. van Veen confirmed that the space on the northeast of the site is currently being used for storage and that they will be condensing it as much as possible to allow for the staff amenity space. In response to questions from the Panel, Mr. van Veen confirmed that the fire exit stairs are exterior. Responding to a question from the Panel, Mr. van Veen stated that the proposed addition is going to be slightly wider than the existing building and therefore the existing building will not be visible from the street. In response to a question from the Panel, Mr. Guimond confirmed that the east and west façades will be identical. Panel Comments Site Context: Building use and design are appropriate for the industrial character of the neighbourhood. Addition is appropriate to the existing building. Site Layout: Site layout is essentially unchanged, and parking, loading, street access and circulation appear to function adequately. The two-storey addition creates a better street presence. Amenity area is a long way from the office buildings and negatively influenced by truck/trailer movements. Disabled parking to be provided. Advisory Design Panel Page 7

8 Building Design: Architectural massing, articulation and use of materials is quite good and give the existing basic building a new look. The addition brings new life to the existing building, and addresses the street well. Pragmatic and functional design. Interesting form. Building design is derived from the type of industrial process that is carried out in the facility, and overall the design is quite pleasant and successful. Inspiration of machinery is not obvious architecturally. Large cylindrical shape that identifies the entrance is more successful than the circular treatment at corners. Rounded edge treatment of windows at entrance is good. Encourage such use in other parts of the building. Window form with rounded ends looks rather dated and at odds with the ground floor window arrangement. Exit stairs in front of existing building may have code issue. Exterior Finishes & Colours: Functional materials, appropriate for the site. Exterior finishes and colours are appropriate to the industrial nature of this building and are well integrated with the overall program and function. Building is all silver. Encourage use of highlight colours. Landscaping: Large area of paving on site. Encourage more landscaping where necessary. Support removal of willow, which is not a suitable street tree. Good to see extensive street tree planting. Suggest to break up the strip parking with some landscape islands. Landscape seems a bit sparse especially in the rear. Amenity open space is quite far away from the office area. Signage: Signage needs to comply with Delta s sign bylaw. Building signage is well integrated into the front façade. -- Motion Endorsed MOVED By Tony Yip, SECONDED By Hal Owens, THAT the Advisory Design Panel recommends APPROVAL of the proposal at 7983 Progress Way (ENQ01236) SUBJECT TO further review by staff of the Advisory Design Panel s comments as noted in the minutes. Advisory Design Panel Page 8

9 Delegation Departs The delegation departed the meeting at 8:15 p.m. (B.03) ADP Site Tour on September 2, 2014 Next Meeting Copies of the site tour route map were provided on table. Staff confirmed the gathering time at 6:00 p.m. on September 2, 2014 at the first site, the Ladner United Church at Avenue. The next meeting is scheduled for Thursday, September 25, 2014 at 6:30 p.m. in the Annacis Meeting Room at Delta Municipal Hall. Terminate MOVED BY Hal Owens, SECONDED BY Lydia Mynott, THAT there being no further business, the meeting terminate. The meeting terminated at 8:17 p.m. Chair Certified Correct: Recording Clerk Advisory Design Panel Page 9

THE CORPORATION OF DELTA ADVISORY DESIGN PANEL. Laura Ryan, Planner Yvette Luke, Senior Planner Candice Dannhauer, Recording Clerk

THE CORPORATION OF DELTA ADVISORY DESIGN PANEL Minutes of the Regular Meeting of the Advisory Design Panel held Thursday, February 28, 2013 at 6:30 p.m. in the Tilbury Room at Delta Municipal Hall, 4500