Advisory Design Panel Minutes

Transcription

1 Present: Chair - L. Mickelson Panel Members: N. Baldwin T. Wolf B. Shigetomi S. Vincent S. Lyon J. Makepeace Cpl. M. Searle Guests: Advisory Design Panel Minutes Clark Kavolinas, C. Kavolinas & Associates Ltd. Gus da Roza, Pacific Rim Architecture Jagdip Sivia, Maskeen Group Jaswinder Bansal, Bansal and Associates Jim Young, Home Life Realty Craig Taylor, Taylor Kurtz Architecture & Design Inc. Jay Boyce, Taylor Kurtz Architecture & Design Inc. Parks Boardroom #1 City Hall Avenue Surrey, B.C. THURSDAY, AUGUST 9, 2012 Time: 4:05 PM Staff Present: H. Bello, Senior Planner - Planning & Development H. Dmytriw, Legislative Services S. Groves, manager, Civic Facilities A. NEW SUBMISSION 1. 4:10 PM File No.: New or Resubmit: New Description: Maskeen Professional Centre Address: 6321 King George Blvd. Developer: Jagdip Sivia, Maskeen Group Architect: Gus da Roza, Pacific Rim Architecture Landscape Architect: Clark Kavolinas, C. Kavolinas Associates Planner: Keith Broersma Urban Design Planner: Hernan Bello The Urban Design Planner presented an overview of the proposed project and highlighted the following: The site is located across the street from the old Surrey Public Market. A bus stop at the corner north east of the site. Existing pedestrian corridor along south property line provides linkage from residential area to site. There will be future widening of King George Blvd. The Project Architect presented an overview of the site plan, building plans, elevations, cross sections, and streetscapes and highlighted the following: Owner wants to build a 3 storey office type structure. Building was pushed towards rear of site, but we want a successful retail component at the front, and had concerns with viability of tenants over the long term, they double loaded the parking on rear of site and put the single loaded parking at the front. h:\adp\minutes\2012\min adp docx Page 1

2 From a site planning perspective parking for the highest flexibility in tenant spaces for medical use clinics, etc. they made a special attempt is being made to provide as much parking as possible. Critical component is there is only right-in and right-out off King George Blvd. The developer was able to acquire the vacant lot adjacent to the south. This will enable tie in to the 62 Avenue and 136 Street controlled intersection. There is an existing dry retention pond located to the west of the site. The design of the building will ensure exposure onto King George Blvd for north south access. The overall sizes and depth of the typical tenant space determined a lot of the dimensions. Need to ensure flexibility of potential and future tenancies. Main entrance storey expressed. Higher elevation carries through building to the other side. To accentuate common areas and stairwells with more glass and transparencies around building. The building was jogged to create more masses. Brick veneer on outside to identify different tenancies and the second floors. Brown brick intent is to create facades to pronounce more. Large brick arches with green band is almost floating - a steel eye beam with airspace behind it. Signage bands on front facade of ground floor. Signage and identification: Maskeen Professional Centre (their corporate colour initiated the colour green pallet). Their intention is to occupy the entire 3 rd floor. Glass store fronts are recessed providing covered area. Black eyebrow goes around perimeter and provides sun shading effect. Glazing will be smoked grey. Window frames will have a black powder coat finish. The Landscape Architect reviewed the landscape plans and highlighted the following: There will be a 2 meter edge along King George Blvd. The landscape is low enough for good visibility. Taller columnar deciduous trees will be planted along the north edge. Access from bus stop to site. Raised pedestrian crosswalks with permeable pavers within site. Pedestrian walkway, with a node with bench and trash on south side will provide pedestrian linkage within site. Smaller trees along edges due to availability of planter space and root zones. Shade for parking. In response to questions the following information was provided by the project architect: The building will be bricked once the tilt up is in place. Parking requirements call for 2 cars per 1,075 sq.ft.for the second and third floors; medical uses would be 4 cars per 1,075 sq.ft.; ground floor CRUs need 4 cars per 1,075 sq.ft., a minimum of 42 cars, 70 cars if a medical use building. A restaurant would require 10 cars per 1,075 sq.ft. Storm drainage is all contained on site--something to consider since all is impervious surface; the raised pedestrian crosswalk is permeable pavers but will not provide much water drainage. Permeable pavers should be in h:\adp\minutes\2012\min adp docx Page 2

3 low points. Look at the margin open areas or hooking into the open creek across King George Blvd, with a culvert to the west side. The raised pedestrian walkway is for slowing vehicles down. The walkway will be straightened. Curtain wall has clear glazing, an area with spandrels, but with reflective glass would look like continuous glazing. Upper windows are transparent, side sections are solid spandrels There is an opportunity for a seating area at corners near bus shelters. This stop will be a big bus stop with connections with the B train at 64 Avenue. Anticipate a need for more pathways linking into a pedestrian corridor. Window proportions are the same on 2 nd and 3 rd floors, with ability to open. Joint between window and reveal joints is an eyebrow to tie in the whole thing. Windows will be completely transparent. Window mullions will be recessed. Glass on top of concrete will give illusion of solid glass. No occupancy on roof top. Stair access to roof for servicing only. Lobby of 2 nd floor looks into lobby of main floor. 15 feet on ground floor for floor to floor height. Heat and cooling ventilation system is traditional industry standard: split system for ground and second floors, and roof top system for third floor. ADVISORY DESIGN PANEL STATEMENT OF REVIEW Maskeen Professional Centre 6321 King George Blvd. File No.: It was Moved by S. Lyon Seconded by J. Makepeace That the Advisory Design Panel (ADP) recommends that the applicant address the following recommendations and revise and resubmit to the Advisory Design Panel. Carried STATEMENT OF REVIEW COMMENTS Context Use and building form appropriate. Consider site location of building be closer to King George Blvd. Context and circumstance of King George Blvd is such that the site will be a car dependent site for a long time. Needs to have visible parking at front. Current location of building is optimal. Layout of offices and shallow spaces works well but suggest accommodating smaller users on upper floor. Entrance seems appropriately located. Emphasis is on issues of the project which is it needs a stronger pedestrian link to the corner of King George Blvd, and the bus shelter to the building. Parked cars in corner would obscure pedestrian visibility: eliminate a couple parking spaces. h:\adp\minutes\2012\min adp docx Page 3

4 Would like more green on site within By-law regulations; more green less parking. A green roof could contribute to staff or tenant space on site. Would prefer the building be closer to the street with no parking at front (or a loss of about 8 parking spaces but that requires the Planning Department to insist future developments do the same). Vehicle Circulation Concern expressed regarding connection to King George Blvd. The entrance is well defined architecturally but not at the ground. Recommend a wider band of paving extending across the parking to indicate the entrance and pedestrian zone and to connect to sidewalk. Create a plaza space in front. Future site access from adjacent property should solve concern of site access. Pedestrian Circulation Raised crosswalk permeable pavers? Review this as it needs to be resolved for location, i.e. how far do they extend? Currently some only extend part way and may be awkward. Pedestrian linkage to curb needs strengthening. Define sidewalk area in front of entries. Consider a stronger pedestrian link between the building and sidewalk with a wider greener path. The building should have a strong pedestrian connection to the street with a wide path straight out onto the sidewalk. Form and Character /materials Building Site plan Consider better pedestrian connections: o from the street to the main entry, and o from pathway to the front of the building instead of the side elevation. o Consider more green open area, space for tenants. The issue of a setback from King George Blvd is offset by longer 'street front'. Parking could be adversely impacted by moving building to the east. Problem with building set so far back on site 0 - look at moving building down and over and wrapping parking around for visibility from street. Brick Cladding Consider more consistent elevation treatment. Too many brick clad elements that do not reflect on the treatment of the facade. 3 storey brick element odd only at one entrance? Either reduce it to two storeys or do same at west side. Simplify the element of the facade as it is too high and too heavy; arcade is too narrow. Central entry element seems out of proportion. There are three different brick applications. Suggest bringing brick panel piece all the way up to the eyebrow. Bring brick out further to articulate building on the front. Give more consideration to the way the brick is distributed on the panel. h:\adp\minutes\2012\min adp docx Page 4

5 Brick application to facade lacks order. Consider either 'frames', 'panels', or 'base', but perhaps not all three. Glazing - Dark windows - consider light high performance glazing. Main facade element above entrance is largely spandrel glass. Consider reducing this element or providing higher ceilings and more vision glazing to third floor. Frames on right side on main facade elements are 25% vision glazing. After dark this will be just a strip. With so much obscure glass, it would be appropriate to enhance and raise the third floor ceiling or shrink it down to smaller in height without affecting aesthetics. Look at addition of brise soleil systems. Consider some space at ground level and/or a small space on the roof top for employees. Outdoor rooftop space should consider adding a green roof area to reduce the heat island effect and help to reduce peak runoff/flow of storm water. CRUs at main floor needs more distinction from offices above as it gets lost by recessing back. Would suggest ground floor office. High entry statement odd as it creates height in smallest unit on top floor. Entry columns appear disproportionate. At west entry would suggest not raising/extending area above canopy so this feature stands out more. Signage on parapet needs a strong signage controls at that level. Would prefer not to have parapet signage. Consider no more than one sign at upper parapet level. Would like to see the expressed height of the ground floor higher reflecting the actual floor to floor height and allowing more light into the arcade. Need a rethink of the materials and their placement to reinforce a clear concept for the building. Consider: o Clear glass for retail o A lighter glass elsewhere o Closer tonal match for brick and concrete colour o Lighter expression to the glazed entry box. Landscaping It would be beneficial to soften the building and add some trees where there are some 'blank' walls, especially along the back. It would 'reduce' the perception of the large asphalt paving area. Consider a higher percentage of site landscaping in lieu of extra vehicle surface parking. This could contribute to a staff exterior space. CPTED Secure west parking area for staff. No visibility at back from street. Diagonal pedestrian path is problematic for officer patrol. Bench mid pathway is awkward and becomes an issue when pathway is just a walk through. Walk through should be straightened and extend all the way to King George Blvd otherwise walkers will take a shortcut through the back parking lot of the building. Keep pedestrians to the front of the building. h:\adp\minutes\2012\min adp docx Page 5

6 For CPTED patrols purposes close the rear of the building off after hours to make a strong corner for patrol. Site has great visual exposure. Accessibility Compliments to the applicant on having a summary ledger for accessibility. CPTED and accessibility items allow for non ideal situation. Encourage the use of sidewalks; reconsider pathways so they are more divided between buildings. Raised walkways not recommended for disabled access. Sidewalks around building to be a minimum of 6 feet in width. Provide pedestrian access to street at south end of building. Elevator buttons and washrooms are accessible. Sustainability Signage regulations should be incorporated as the visibility of the roof parapet signage is of concern. Would like to see considerably more pervious surfacing, also consider a green roof. Improve storm water and rain water drainage on site. Provide more "green space", either on roof or on site. The exterior shading mentioned in the "project description" to reduce solar heat gain is actually only good for the top floor. I would recommend overhangs be incorporated on the glazing for the lower two floors as well, particularly on the south face of the building. HVAC is not yet developed. Should be more permeable paving to be effective. The Developer made the following comments on the Statement of Review: The building is projected to be a professional medical use building. The Planning Department provided the pedestrian walkway access points. An electronic parking gate can be installed for after hours. The Planning Department suggested the two layers of parking be behind the building and one layer of parking at the front. Originally the parking was planned the other way around. Glass on retail is clear glass. Outdoor tenant area is a good idea. Walkways are wide and nice to walk on; can incorporate drainage into the base of the walkways. Would like to see two top signage bands. The ADP originally suggested brick on the frame. h:\adp\minutes\2012\min adp docx Page 6

7 B. RESUBMISSION 2. 5:20 PM File No.: New or Resubmit: Resubmit Last Submission Date: June 14, 2012 Description: South Surrey Recreation Centre- Addition Address: th Ave., South Surrey Developer: Scott Groves, Manager, Civic Facilities, City of Surrey Architect: Craig Taylor, Taylor Kurtz Architecture & Design Inc. Landscape Architect: Chris Phillips, Phillips Farevaag & Smallenberg Planner: Catherina Lisiak Urban Design Planner: Hernan Bello Note: Statement of Review from June 14, 2012 minutes re South Surrey Recreation Centre attached. The Urban Design Planner noted that this project is a resubmit; the first submission was a workshop. The Project Architect provided an overview of the previous workshop presentation for the benefit of the panellists who were not in attendance at the workshop. The following was highlighted: A number of developments and design moves came about as a result of program changes, site investigation, etc. The facility will be a community centre with both cultural and recreational aspects. This will be a 20,000 sq.ft. expansion for fitness, weights, yoga, spin classes, and 3,500 4,000 sq.ft. of the space is for art space. The Arts program currently is 16,000 sq.ft. for a multi arts studio, pottery studio, offices and arts studio. The weights room provides visuals through the building from front to back and is in use from 5:00 am to 11:00 pm. A Youth Centre was built in The recreation centre was expanded in Problems of the site include the ambiguity of pedestrian and vehicular circulation and have safety concerns. The roundabout has plantings that are dense and low and inhibit the visibility of pedestrian traffic. The existing parking and the water park will be reworked. The new entry will be located near the existing entry, have a large lobby space with a pre-entry control point, a café and an entry plaza. There will be a child minding area, and multipurpose/arts studios at back which will become part of the large space for exhibition events. There will be some physical distinction between the old and new building with stairs to the lower area for a more intuitive connection to the lower level. There will be a drop-off zone and accessible parking out front. h:\adp\minutes\2012\min adp docx Page 7

8 The Project Architect provided new rendered drawings on table of the main view from the approach, view of entry from northeast, view of fitness from southeast, lobby circulations and cafe, and exterior finishes and highlighting the following: Renderings show new location of art display to the outside with has a large overhang for shading. Glazing to be optimized. Large glazed doors at north. Budget constraints prohibit increasing the floor area of the building to provide greater separation between the new and existing building. The large double height space has been maintained. An Arts place will be introduced to the northwest of the expansion. 1,300 sq.ft. for a dedicated visual arts studio; fitness expansion for a dedicated spin studio; space for a weights room; to increase size of cafe and relocated to open onto the plaza space and into the lobby (which has also been expanded). A large 'monitor' has been introduced on the north facade of weights room. Entrance oval will open up and some parking will be removed for the dropoff area. Parking was redesigned to provide more safety and manoeuvrability. Entry plaza expanded to provide gathering, activities, public art and entry. The lobby space has different modes of operation. Entry lobby area to carry the theme of embrace through the lobby ceiling and wraps from front to the entry. Weather protection provided. Physical separation suggested for the new and existing with transparency not distance. Materials will take cues from existing facility but will maintain a distinction through form and character. Frame walls meeting ground give a floating box expression. A floating plate to be used for a more appropriate tectonic expression of the structure. Child minding area will be for a limited duration (not a daycare but a childminding for during a program). Natural light through clerestory glazing. Looked at bringing heat recovery from the ice rink to the recreation centre but it is not feasible. Looking at a number of options to deal with storm water retention with a large pond or a reservoir. The Landscape Architect reviewed the landscape plans and highlighted the landscaping and further development to parking, plaza areas, around the pond and issues regarding pedestrian and bike conflicts. In response to questions the following information was provided by the project architect: The pedestrian area is currently a grassed informal area. Will look at creating an inviting space that opens from the studio below. The project will be shadowing LEED Gold. h:\adp\minutes\2012\min adp docx Page 8

9 ADVISORY DESIGN PANEL STATEMENT OF REVIEW South Surrey Recreation Centre- Addition th Ave., South Surrey File No.: It was Moved by S. Vincent Seconded by N. Baldwin That the Advisory Design Panel (ADP) recommends that the applicant address the following recommendations and revise and resubmit to the Planning staff. Carried STATEMENT OF REVIEW COMMENTS Context Very pleased with responses and results to previous comments. Larger plaza and new design is an improvement. Overall a nice project. Plaza is a nice feature. Like the form of the building and the architectural expression. Well executed project building form, architectural expression and vocabulary, and detailing. Improved plaza and parking. Consider enlarging outdoor patio for fitness Consider enlarging and improving stair area to lower floor with entrance views to the west Display of arts glazed for display of art? With improvements now program and addition works well. Circulation integrated into the orientation. Seeing through the weights room a marvellous feature. General lines of building appropriate. Nice scheme look forward to seeing it built. Vehicle Circulation Parking has good improvements. Circulation is improved. Much clearer vehicle circulation strategy, especially future scheme. Pedestrian Circulation There is potential for the back to have a walkthrough area and will develop wear patterns, however this may be to be resolved in the future if there is a problem. Form and Character Consider an outdoor workout area attached to exercise room (split area with areas outdoor plaza?) Entry, if shifted to the north will line up with the two storey space to west and view out to green space, or at least make a feature out of the northeast corner of the gym. h:\adp\minutes\2012\min adp docx Page 9

10 Lobby budget restraints to see through to west would be a special feature and heart and soul of it to improve the centre of the building. Very well done. Like the height of the exercise wing adds more mass to anchor the end of building. Find the 'cafe' box form takes away from the clarity of the entry. Look at lowering the roof to downplay. Overall a very crisp architecture. Find horizontal 'louvers' at front entry arbitrary. Consider reducing or eliminating the exterior 'box' elements from the windows. These are very challenging to detail for durability and may not be essential to the design. Consider a redesign of the entry canopy itself as it butts into a box at the side. Cantilever, make bigger or free standing. The corner post is unique in composition but does not add neatness or uniqueness to the sense of entry. Consider a lighter variant of the metal cladding. Landscaping Landscape at back and the outdoor rooms works well. CPTED Possible CPTED issues in the back. Consider lighting/video/cctv as deterrent. Wall plane extensions create hidden corners. Look at increasing lighting there for visibility. Look at securing west side of building. West side treatment was a main concern as it was to be beach volleyball courts. The extension offers more protection on the west side. Seems to be clearly addressed. Plaza area has no grade difference between pedestrian part and roadway. Accessibility Elevator access a bit obscure from entry plaza. Way finding signage will be critical. Sustainability LEED Gold standard is good. Would prefer to see project be submitted and followed through with as opposed to just being LEED equivalent. The Architect made the following comments on the Statement of Review: Agrees with comments about gray colour and going to a lighter colour. Will rethink how the monitors can be reconfigured. Entry space was looked at but it would mean moving the reception to the other side and treating it like a plaza. h:\adp\minutes\2012\min adp docx Page 10

11 C. ADOPTION OF MINUTES It was Panel meeting of July 19, 2012, be received. Moved by S. Lyon Seconded by S. Vincent That the minutes of the Advisory Design Carried D. OTHER COMPETENT BUSINESS E. NEXT MEETING The next Advisory Design Panel is scheduled for Thursday, August 23, F. ADJOURNMENT The Advisory Design Panel meeting adjourned at 6:30 PM. Jane Sullivan, City Clerk Chairperson, L. Mickelson Advisory Design Panel h:\adp\minutes\2012\min adp docx Page 11