MAPLE RIDGE ADVISORY DESIGN PANEL

Transcription

1 District of Maple Ridge MAPLE RIDGE ADVISORY DESIGN PANEL The Minutes of the Regular Meeting of the Maple Ridge Advisory Design Panel held in the Fraser Room at Maple Ridge Public Library, Dewdney Trunk Road, Maple Ridge, British Columbia, on at 4:00 p.m. COMMITTEE MEMBERS PRESENT Duane Siegrist, Chair Craig Taylor Kerr Lammie Don Crockett REGRETS Rory Dafoe Geoff Lawlor Chuck Goddard Architect Architect Architect Landscape Architect Landscape Architect Architect Manager, Development and Environmental Services STAFF MEMBERS PRESENT Rasika Adina Leung Erika Syvokas Tracy Camire Planner II Planning Technician Planning Technician Committee Clerk 1. Called to Order and Introductions The meeting was called to order at 4:06 p.m. 2. Agenda Approval The agenda was approved with the following addition: 6.1 Requirements of new applicants 3. Approval of the Minutes July 10, 2007 That the Minutes of the Advisory Design Panel Meeting of July 10, 2007 be approved CARRIED Advisory Design Panel Minutes Page 1 of 8

2 4. Presentations - Nil 5. Projects 5.1 Development Permit:: DP/051/07 Vincent Donegan Peter K, Chu Proposal: 37 Unit Condominium Development rd St. & Lot 42, Plan th St, Maple Ridge, BC Overview: An application has been received to permit the construction of a fourstorey building and over one level of underground parking. The development site will be subject to the Regional Town Centre (Port Haney) Development Permit and the Multi-Family Development Permit to address the form and character of the development at the Building Permit stage. Erika Syvokas gave an overview of the development along with the exterior finish, elevations of the building, including no step back to the Design Panel. The applicant was asked for a Sustainability Checklist and a Green Building Report (as required for all applications within the Regional Town Center area) but one has not been received to date by the planner. The panel discussed the issue of the set back and the exterior finish. Erika Syvokas advised the panel that the entire building meets the minimum set back. The panel looked at length the location maps, elevations and set backs of the property. The applicants joined the meeting. Applicant attendance included: Vincent Donegan, applicant Peter Chu, Peter K. Chu Architect Andrew Moolin, L.A. West Landscape Architects Peter Chu gave an explanation of the development location, surrounding area and buildings, the unique feature of being on a sloped ground, the building material (vinyl siding, wood trim). Andrew Moolin, Landscape Architect gave a presentation of the proposed landscaping for this development including; a series of planters that step down on 223 rd and around the parkade on 117 th Ave, corner planter and evergreens at top and different colors and textures around the building. Questions and Discussion: The panel then discussed the exterior color palate, soil depths and conditions, materiality, set back requirements and water drainage with the applicants. Andrew Moolin advised the panel that this isn t a large site, modest in size and having a 2 storey projection it comes quite close the street and lacks that front yard appeal with increased set backs and it would have seemed very crowded and awkward. The panel had a concern about the lack of, minimal size (depth) of the south facing yards compared to the north facing yards, and the lack in contrast between the dark Maple Ridge Design Panel Minutes Page 2 of 8

3 and the light colors of the exterior facade. Peter Chu advised the panel that he will speak to the Engineering Department about moving the street trees. The panel advised the applicant that this development needs to fit in as part of the walkable community and the street trees add character and are an important part of the community. Duane Siegrist advised the applicant that the spirit of this project seems to be interfacing and the parkade entry could be addressed to add to the character of the street. The panel requested more contextual material for future applications. That the Advisory Design Panel support the general concept but recommend revisions to the proposal be submitted to Planning staff to address the following: a) Variation in color and material b) Submission of a sus tainability statement and checklist c) Treatment to the parkade entry d) Clarification of landscape boulevard on 117 th CARRIED 5.2 Development Permit: DP/RZ/VP061/07 David Eaton, Coast Architectural Group David Eaton, Coast Architectural Group Proposal: Commercial complex containing a liquor store, pub and commercial space Lougheed Hwy & th St, Maple Ridge, BC Overview: An application has been received to permit the construction of a new commercial complex containing a liquor store, pub and commercial space. The development site will be subject to a Commercial Development Permit to address the form and character of development at the Building Permit stage. Erika Syvokas gave a description of the development location, surrounding area and building. This is a rezoning development with 3 variances being requested; front yard set back, 2 nd storey 9 % greater then 1 st storey and can t be built under the current zoning. Erika advised the panel there was a public meeting a few nights ago and residents raised concerns including; people coming and going late at night, dealing with the noise and the garbage and recycling location which is on the property line (single family residential and townhouse). The panel discussed the development at length. The panel made introductions and the applicants joined the meeting. Applicant attendance included: Maple Ridge Design Panel Minutes Page 3 of 8

4 David Eaton, Coast Architectural Group, Applicant Gerry Eckford, Landscape Architect, Eckford & Associates Landscape Architects David Eaton introduced the application, advised the panel of the existing condition, current context, surrounding buildings, and background. The panel was advised that the intention of the owner is to keep the current building until the pub is built and then demolish the current building and continue construction from that point. The applicant reviewed the building material and design including; LRS (license retail store), pub, and CRU (Commercial retail unit). Gerry Eckford, Landscape Architect gave an explanation about the landscape design including; bio swell that runs along the front, also subject to approval the applicant would be okay with building a 8 ft sound bearing wall between the lot and the neighbours properties. Questions and Discussion: The panel advised the applicant they are concerned about the pedestrian access on Lougheed and 207 th street; that it is restricted to the back area only. The panel had a discussion about the emergency exit (and its location), the sidewalk on Lougheed, parking and the planting at the rear of the building along with the elevations of the bio swell. The panel also discussed the roofing material, the canopy around the building and the entries for this development. The panel was in general agreement that this is a well considered building and that the City should look on it as a president for future developments along Lougheed Hwy. The panel discussed the location of the garbage and recycling and suggested that this enclosed area be relocated adjacent to the loading bay or on the west side near the entrance where there are currently three parking stalls. That the Advisory Design Panel support the general concept and thanks the applicant for the quality of presentation but recommend revisions to the proposal be submitted to Planning staff to address the following: a) Location of sidewalk (confirmation with engineering). b) Relocation of garbage and recycling enclosure and screening c) Strengthening of the architecture of corner CARRIED 5.3 Development Permit: DP/037/07 Ron Antalek Bob Heffelfinger HR Hatch Architect Ltd) Proposal: 14 Unit Townhouse Complex th St, Maple Ridge, BC Maple Ridge Design Panel Minutes Page 4 of 8

5 Overview: An application has been received to permit the construction of 14 townhose units. The development site will be subject to a Multi-Family Residential Development Permit to address the form and character of development at the Building Permit stage. Adina Leung gave a description of the application of a 14 unit townhouse development. The neighboring community has a concern about the type of density that is happening in this area and would like it to remain single family dwellings. This is not a street facing development, although the Multi-Family Development Guidelines mention it. No variances are necessary for this application. The panel made introductions and the applicants joined the meeting. Applicant attendance included: Ron Antalek, Applicant Bob Heffelfinger, HR Hatch Architect Ltd. Mary Cheng, DMG Landscape Architects Bob Heffelfinger gave a presentation about the proposed development including; ground level, basement, park in garages, main floor with living, kitchen, powder room top level had 3 bedrooms, bathroom and laundry facilities. Bob advised the panel that this development slopes down towards the east and from the north to the south. He also advised there will be heavy landscaping around the building and the set backs are a little bit greater then what is needed at the front and sides. The applicant is asking for a variance of 4 ft on the south side of the building. Bob explained the exterior material; fiberglass composite; stone work. Mary Cheng from DMG reviewed the landscaping plans for this development including; lots of flowering shrubbery; seasonal effects throughout the development, rhododendrons; fox hedge and ornamental trees. Tall maples in front of the town homes; larger maples will provide fall colors. There is a gas right of way at the south of the building and therefore the applicants are not allowed to plant in this area. There is a seating area at back of the building to allow the small kids to play in an organized activity. West side of the building there will be a 6ft hedge buffer. North of the building there are fir trees that will remain if possible once we have back the arborists report. These will provide great separation between the current residents and this building. Questions and Discussion: The applicant advised that there are large single family homes to the north and to the east; smaller unit homes. The panel reviewed the aerial photos and the plot lines on the map along with pictures of the surrounding areas. The panel then discussed the tandem car parking and visitor parking. The panel suggested that the parking be moved to the west end of the building and expand the park area. The panel advised the applicant that the development as a whole has an abrupt linear facing south on to an expansive area of asphalt. The similarity of the color could change and you could use different color material treatments of the exterior. Maple Ridge Design Panel Minutes Page 5 of 8

6 Extra visitor parking stalls have been proposed with an assumption that they may be used by residents who have tandem parking for most of the units. The parking stalls are not a good use of the land. The applicant was advised that there is no real front address but this could be addressed by planting on the front street or including a feature marking the address and make it more of a focal point. The panel discussed the rear yards and the opportunity to step back occasional units for more depth contrast by staggering the units. The applicant needs to address the street entrance; great address to 206 th street. The panel held a closed discussion in regards to the tandem parking. The planning department has seen issues in the past of residents not using the 2 nd parking space for a car but rather for storage and then the residents are using the outside parking instead. If there was some opportunity to push the units back the panel would like to see this. Variances are fine as long as you explore all opportunities and arrive at a better design solution. That the Advisory Design Panel recommend revisions to the proposal be submitted back to the Advisory Design Panel for approval to address the following: a) Variation in site planning to achieve improvement to landscaping to the north b) Parking and interior street environment c) Create visual interest d) Increase contrast in materials and finishes to accentuate the articulation of the façade CARRIED 5.4 Development Permit: DP/055/07 Davoud Mir Taheri Farzin Yadegari Proposal : Commercial Project with car dealership South of Canadian Maple Meadows Way Overview: An application has been received to permit the construction of a used car dealership. The development site will be subject to a Commercial Development Permit Area to address the form and character of development at the Building Permit stage. Adina Leung explained the proposed development of a used car dealership. This is a pre-zoned area. Applicant attendance included: Farzin Yadegari, Architect Davoud Mir Taheri, Applicant Maple Ridge Design Panel Minutes Page 6 of 8

7 Farzin Yadegari, Architect reviewed the application with the design panel including; building material, location of development and surrounding buildings, and the zoning for this development. This development will include; a showroom, offices; and a small automatic car wash for the building itself. Questions and Discussion: The color material board and landscape plan was circulated to the panel and the architect explained that color materials that are being proposed. The roof overhang is sheet metal paneling. Comments Don Crockett advised the applicant that there is an opportunity that the applicant can incorporate street trees on this development to really strengthen the beautiful area. The panel advised the applicant that the plans for the detailing area and the back of the site are not clear. That the Advisory Design Panel would like to see a presentation made by the Landscap e Architect and show elevations for all buildings and fencing on the site. CARRIED 6. Correspondence Nil 6.1 Development Permit: DP/002/05 W S Bissky Architect Wayne Bissky, Toews Warner Bissky Architects Proposal: 3 storey apartment building for use by special needs agency and clients Callaghan Avenue, Maple Ridge, BC The panel advised that the selection of trees is not shading anything. The panel would like to know what the fourth floor will be used for as there are stairs going up there and would like to know how the accessibility issue was approved. The panel asked if there is an elevator in this building. Jen Csikos was absent from this meeting but the panel requested that these issues be followed up with the Design Panel. 7. New Business Maple Ridge Design Panel Minutes Page 7 of 8

8 8. Next Meeting Tuesday, October 09, 2007 Agenda deadline: Monday, Sept 14, Adjournment The regular meeting of the Advisory Design Panel adjourned at 8:45 p.m. /tc Maple Ridge Design Panel Minutes Page 8 of 8