Advisory Design Panel Minutes

Transcription

1 Present: Chair L. Mickelson Panel Members: N. Baldwin D. Lee K. Newbert G. Wylie M. Searle T. Bunting Guests: Advisory Design Panel Minutes Craig Taylor, Taylor Kurtz Architecture & Design Architect Patrick Murphy, Taylor Kurtz Architecture & Design Architect Luke Johnston, Taylor Kurtz Architecture & Design Architect Geoff Miller, Rounthwaite Dick & Hadley Architects - Toronto Dan Herluevic, Rounthwaite Dick & Hadley Architects - Toronto Glen Hardwick, Project Manager Jim Breadon, Phillips Farevaag Smallenberg Architects Brett Hitchens, Sharp & Diamond Landscape Architects Inc. David Stoyko, Sharp & Diamond Landscape Architects Inc. Lesley Gifford, Diamond Head Consulting Babu Kadiyala, Berezan Management Foad Rafii, Rafii Architects Inc. Frank Marino, Rafii Architects Inc. Mark van der Zalm, van der Zalm + Associates Inc. Jacqueline Lowe, van der Zalm + Associates Inc. Hermann Nuessler, Bosa Properties Robert Glass, King George Developments PRC1 City Hall Avenue Surrey, B.C. THURSDAY, APRIL 11, 2013 Time: 4:05 pm Staff Present: M. Rondeau, Acting City Architect - Planning & Development H. Bello, Senior Planner - Planning & Development H. Dmytriw, Legislative Services Aiman Arar, Civic Facilities Scott Groves, Civic Facilities Owen Croy, Parks Recreation and Culture A. RECEIPT OF MINUTES The minutes of the Advisory Design Panel meeting of March 28, 2013 were deferred to the next meeting as no members today were present at last meeting. B. SUBMISSION 1. 4:00 pm File No.: New Description: Surrey Works Yard Redevelopment Address: Street, and Street Developer: Aiman Arar, Capital Projects, Manager, City of Surrey Architect: Craig Taylor, Taylor Kurtz Architecture & Design Landscape Architect: Chris Phillips, Phillips Farevaag Smallenberg Architects Planner: Catherina Lisiak Urban Design Planner: Hernan Bello The Urban Design Planner presented an overview of the proposed project and highlighted that the consultant's task was to redevelop the site as phased development to allow continuous functioning of the works yard. A comprehensive consultation process with the City, key stakeholders and the public was done to find the best solution to meet the expectation of the City and in h:\clerks\staff committees\advisory design panel\minutes\2013\min adp docx 1

2 addressing the constraints of the site, residential area, the slope of the land, trees, and reallocation of the creek. The Project Architect presented an overview of the site plan, building plans, elevations, cross sections, and streetscapes and noted they worked in collaboration with Rounthwaite Dick & Hadley Architects of Toronto. The west and south sides of the property alignment is bordered by an industrial zone. Residential is to the north and east sides. There is a significant slope to the west, a natural habitat and watercourse/pond on the north side and along a portion of 66 th Ave on the south. The program was to bring together a number of groups within the Operations of the City. Concept: To have two mini complexes: i. the east administration, workshops and warehouse located along 148 th, ii. maintenance and storage on the west portion of the site. Public Art was shared with the Public Art Advisory Committee (PAAC) to identify an artist, to have an artist work to devel0p an appropriate work, and an artist in residence. Sustainability: working to LEED Silver certification. A storage shed has been located along the north property line as a noise barrier to the northern residential. Storm water will be managed by being filtered into the open bioswale along 66 th Ave, feeding the trees. Pedestrian circulation routes between buildings are to be very clearly delineated and highly visible to promote site safety. Circulation spines were conscious decisions. Handicapped parking stalls are provided in staff parking and in the visitor parking. The Landscape Architect reviewed the landscape plans and highlighted that most of the trees surrounding the site will be saved including a large hedge along the north which screens the residential neighbours. Staff parking lot will be planted around the perimeter, with a bioswale in the midst that feeds into the water sewer system. The visitor parking has a bioswale. ADVISORY DESIGN PANEL STATEMENT OF REVIEW Surrey Works Yard Redevelopment Street and Street File No It was Moved by N. Baldwin Seconded by D. Lee That the Advisory Design Panel (ADP) recommends that the applicant address the following recommendations and revise and resubmit to the Planning staff. Carried h:\clerks\staff committees\advisory design panel\minutes\2013\min adp docx 2

3 STATEMENT OF REVIEW COMMENTS Site A good scheme, clean, modest, well expressed and well presented. Site plan is compelling with a coherent group of buildings. The architecture is skillfully handled. Agree with the public art approach of integration rather than plop art. Ensure adequate lighting and well demarcated ground plane. Landscaping Good landscape expression, plaza and privacy separation. Good balance and feel to entry plaza off 148 Street. Good green roof expression. An extension of green edge of residences. Looking forward to further development of intensive and extensive green roof. Good response to water management using swales. Consider the use of permeable paving in some areas within the works yard parking (i.e. banding running perpendicular to the direction of flow perhaps the pedestrian walkway connection for example). Further explore the pedestrian movements in the parking areas. Encourage possibility of a covered walkway along axis between fleet maintenance garage and main building so staff can access communal facilities, particularly in rainy weather. CPTED The site plan is good with buildings along the street frontage and the yard area secured. Concern is over satellite lot to the south. Will require vehicular access control such as gates to prevent after-hours vehicles causing calls for service. Consider pedestrian safety during peak periods of in and out particularly crossing 66 th Ave to the staff parking area. Sustainability LEED Gold should be minimum standard. Accessibility Washrooms to be wheel chair accessible. Power doors on washroom doors as doors are usually. Elevator button panels to be on horizontal. Power doors on entrances where applicable Patio furniture be wheelchair friendly. Cpl. Marc Searle departed at 5:10 pm Gordon Wylie and Ken Newbert arrived at 5:10 pm h:\clerks\staff committees\advisory design panel\minutes\2013\min adp docx 3

4 RESUBMISSIONS 2. 5:00 pm File No.: Resubmit Description: Rosemary Business Park Rezoning and DP for two, 4-storey office buildings. Total floor area proposed is 9,314 sq.m. Address: and Avenue Developer: Babu Kadiyala, Berezan Management Architect: Jordan Kutev, Jordan Kutev Architect Inc. Landscape Architect: Sharp & Diamond Landscape Architecture Inc. Planner: Ingrid Matthews Urban Design Planner: Hernan Bello Note: Statement of Review from February 14, 2013 for Rosemary Business Park, was provided as part of the package. The Urban Design Planner presented an overview of the proposed project and noted this project was first presented in February, The Project Architect highlighted the changes to respond to the issues raised by the Panel: The buildings were reoriented and the goal was to create a plaza hidden by the buildings. The plaza is oriented south-north and the building is located on the east and west and connected to parking by meandering paths. The south end of the plaza was kept wide open to allow for afternoon events/gatherings. Building set back was increased to allow for a green buffer and pedestrian path. The big canopy between was deleted and a large flat courtyard connecting the two buildings was created. A large number of trees are now protected, plus added trees on the west side and a bioswale alongside the tree edge. The number of parking stalls was reduced from 270 to 210 and the entire parking lot rearranged to allow for four crossings. Disabled parking was split between the north and south to allow access to plaza from both ends. East and west portion is connected in two locations. Landscaping was added along the west property line and landscape buffer added on south and west sides. Main office entrance is better articulated and facing the plaza of the courtyard. Retail units on the ground level have continuous canopies; correlated entrances facing the plaza are clearly visible. Screening has been provided for the garbage and transformer area. Sustainability: had too much glazing in previous design, so panels were added since now there is more sun shine in the plaza during the day. Targeting LEED Gold. LEED certification will be determined by the work to be done and the cost of each system such as mechanical and electrical. Mechanical system to work with envelope, coordinated and efficient. h:\clerks\staff committees\advisory design panel\minutes\2013\min adp docx 4

5 Natural ventilation with operable widows in office areas. Working with BC Hydro for commercial program funds for energy modelling. CPTED issues solved for people gathering and not be visible from Croydon Drive. South-north facing plaza trees will be pruned, and furniture and seating will provide visibility. The Landscape Architect reviewed the revisions and introduced Arborist Lesley Gifford, Diamond Head Consulting to discuss tree retention on site and tree retention practices. Courtyard design is based on pedestrian flow diagrams and provides a series of spaces for use, a canopy cover, an added water feature on the far north site, and visibility and CPTED on site. The addition of bioswales and drainage will work to preserve and retain groups of trees in the parking lot, through the centre of the lot, and the trees at the east property edge as a hedgerow. This also creates a buffer to the east. The existing conifers on the west property line create opportunities for 67 trees to be retained and protected. With 75 trees proposed for replacement there will be a total of 136 trees on site. The parking lot naturally slopes towards the bioswales and will transition into the swale area, which is technically outside the root zone of the trees. Technically the existing hedgerow trees between the building could be saved there are semi mature trees that could be saved but they don't provide opportunity for the light and leisure that is intended for the area and are in conflict with the overall design. ADVISORY DESIGN PANEL STATEMENT OF REVIEW Rosemary Business Park and Avenue File No It was Moved by D. Lee Seconded by G. Wylie 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 The Panel considered that the overall project had been significantly improved. Site Site planning is an improved scheme. The site is becoming a place with the centre courtyard and enclosing building forms. Will likely improve the lease plan. Could consider not having a crank in the building; leave it as a bar. A bow shape now happening; entrances to site are right in middle of the courtyard sides but are where they should be. h:\clerks\staff committees\advisory design panel\minutes\2013\min adp docx 5

6 Do more to get glazed canopies to create a cross shaped bows and bring it north. Site is still split in half, so drive the row of trees up the middle for a sensational entry this would join the site together for a distinctive route. If more trees that could be retained in spine it would make a huge impact. Seating and close attention to weather protections is good. Form and Character This proposal successfully achieves a higher bar for a business park in terms of quality of material and design. Sheer walls in corner means there are no corner offices. Landscaping Good focus on retaining trees. Cost effective solutions for heating and cooling; plant deciduous trees for shading on south and west sides. Trees close to buildings never an issue of views. Sustainability LEED Gold is better than LEED Silver. LEED certification needs work. Accessibility Disabled access and parking well addressed. Levered handles, on doors and power doors. NEW SUBMISSION 3. 6:00 pm File No.: New Description: Bosa/Lutheran Church and Tower Rezoning and DP for high-rise residential building, with commercial podium and church Address: Avenue Developer: Hermann Nuessler, Bosa Properties Architect: Foad Rafii, Rafii Architects Inc. Landscape Architect: Mark van der Zalm, van der Zalm & Assoc. Planner: Christopher Atkins Urban Design Planner Mary Beth Rondeau The Urban Design Planner presented an overview of the proposed project and highlighted the following: The site is across the civic core area across the street from new City Hall and Library. 5.5 FAR plus additional 20% at 6.6 FAR. Makes it more important to achieve all the goals. Height is above the 75m policy at 97 meters. Staff support the additional height given the higher towers to both sides will fit into context. h:\clerks\staff committees\advisory design panel\minutes\2013\min adp docx 6

7 Floor plates are little bit larger at 7,600 sq.ft. The new lane standard in City Centre is a green lane to make a more walkable lane experience. Specific advice: podium and form relate to city hall and library; overall resolution of tower; treatment of interface along lane. The Project Architect presented an overview of the site plan, building plans, elevations, cross sections, and streetscapes and highlighted that this is an important corner across from city hall and wanted to create something that fits in the area. Commercial base to create a strong volume for the project. Two levels: retail at grade and office above. Roof to be landscaped amenity. West side of project to be a church Lutheran Church replacement--simple and more modern looking. Public open space at the corner incorporating the main entrance to the church. Lane has a loading bay perpendicular to lane, a layby for truck and passenger pickup area, leads to back door of church and leads to lobby. Parking numbers are less than is required--intention is to get relaxation. Good to reduce parking and get more bike parking. Big chunk of bike storage above grade with staircase as access. Building top avoiding elevator tower sticking up and to get a cleaner look. Tower consists of solid area. Skin of tower is in two forms: Sticking up portion is rational glazing window wall and background is random glass. To reduce amount of window to 50% to ratio but to look of cleanness of façade. The Landscape Architect reviewed the landscape plans and highlighted the following: Carried the existing sidewalk finishes to connect with civic core treatments. Laneway will be a green treatment. Secondary drop off (loading for commercial, residential, garbage and recycling. High level of material. Canopy and enhance urban forest tree canopy. Public plaza generous gathering space. Planting is at grade. Focus on diagonal from open space planned on the sites to the south. Congregation space. Anticipated various times and church functions. Winter trees to see through. Notion is to play on idea of integrated habitat for new development to create spaces to support migratory birds. Create habitat features that are artful. CPTED - Seating opportunities, flat landscape and a translucent screen. Introduced Corten steel features. Amenity space on roof top public open space, a village common. h:\clerks\staff committees\advisory design panel\minutes\2013\min adp docx 7

8 ADVISORY DESIGN PANEL STATEMENT OF REVIEW Bosa/Lutheran Church and Tower Rezoning and DP for high-rise residential building, with commercial podium and church Avenue File No It was Moved by K. Newbert Seconded by G. Wylie That the Advisory Design Panel (ADP) recommends that the applicant address the following recommendations and revise and resubmit to the ADP, at discretion of planning staff. Carried STATEMENT OF REVIEW COMMENTS Site Good resolution to a complex problem with a rich mix of four uses and public open space. Building Form and Character Generally support the height and tower form. Think scale of podium is appropriate. A nice corner piece. Resolution of tower seems to be in proportion by itself quite a broad spectrum of aesthetics with the strong frame, the random glass and the Villa Savoye form. Uneven - having gridded boxes and glass boxes. To be same or more different. Tower needs more punch to it. The retail/office bending frame sets up a massive scale difference between church and tower. Size of frame versus church loses balance. Alone, church looks like a church, but doesn t seem in character to the rest of it. Seems awkward and insignificant there -- to be more exuberant and match it with the tower. Want to pull it apart to give it more amusement. Concerns with the lane interface around visibility of drop-off space and stairwell from 133A Avenue from a CPTED perspective: o Stair should be enclosed. o 6 columns coming down are strong but leading to nothing. o There are two garbage entries sandwiching a back door to the residential which is further compromised by columns. o A lot of organization to tidy up back there to make it work. Materials are very light grey concrete and slightly blue spandrel may come off as grey and may be dull. Lots of mullions not shown. Landscaping Visually and functionally landscape is well done. Bringing more of the habitat and features of the plaza up to the podium should be considered such as garden plots. Seeing plantings off edge of podium against skyline is compelling. Amenity space could be bigger and not visible from one of the units. Needs more definition between private and public. h:\clerks\staff committees\advisory design panel\minutes\2013\min adp docx 8

9 The tower top should be useable and landscaped if possible. CPTED The lane interface needs improvement. For the public plaza, consider a walkway leading to 104 th Ave beside the church to open up views through the planted area. Visitor bike parking should be closer to the main entry of church. Accessibility Church was not wheelchair accessible years ago, this will be an improvement. Parking lobbies to have emergency call buttons. Elevator button panels to be on horizontal. Wheelchair parking to be on first floor. Church to have wheelchair washrooms. Washroom to have power doors. Power doors at all entrances to tower, etc. Tower to be wheelchair friendly and units to be wheelchair convertible. Sustainability Disappointed that no sustainability plan included. A simple sustainability plan should be included. The spandrel panel idea in the tower wall is very good and limits the total glass percentage in a very creative and positive way. A lot of spandrel panels are 1.5 wide. Insulated? Green roofs on top of podium will work well for water retention. D. OTHER COMPETENT BUSINESS E. NEXT MEETING The next Advisory Design Panel is scheduled for Thursday, April 25, F. ADJOURNMENT The Advisory Design Panel meeting adjourned at 7:03 pm. Jane Sullivan, City Clerk Leroy Mickelson, Advisory Design Panel h:\clerks\staff committees\advisory design panel\minutes\2013\min adp docx 9