MINUTES OF THE ADVISORY DESIGN PANEL MEETING HELD WEDNESDAY JULY 26, 2017 AT 12:00 P.M. 1. THE PANEL CALLED THE MEETING TO ORDER AT 12:10 P.M. Panel Members Present: Staff Present: Elizabeth Balderston; Sorin Birliga; Patty Graham; Jesse Garlick; Justin Gammon; Paul Hammond; Carl-Jan Rupp; Deborah LeFrank; Jason Niles Charlotte Wain - Senior Planner, Urban Design Miko Betanzo - Senior Planner, Urban Design Katie Lauriston - Secretary, Advisory Design Panel 2. ELECTION OF A CHAIR It was moved by Carl-Jan Rupp, seconded by Paul Hammond, that Jesse Garlick be elected as Chair of the Advisory Design Panel. CARRIED UNANIMOUSLY 3. MINUTES Minutes from the Meeting held April 26, 2017 It was moved by Patricia Graham, seconded by Justin Gammon, that the Minutes of the Meeting of Advisory Design Panel held April 26, 2017 be adopted as presented. CARRIED UNANIMOUSLY 4. APPLICATIONS 12:15 pm Justin Gammon recused himself from DPV Application No. 00034. 3.1 Development Permit with Variances No. 00034 for 515 and 533 Chatham Street The City is considering a Development Permit with Variances to construct a five-storey, mixed-use building containing 160 residential units and five ground-floor commercial units. Advisory Design Panel Minutes Page 1
Applicant Meeting attendees: CHRIS LE FEVRE CHRISTINE LINTOTT MEGAN WALKER 515 CHATHAM STREET INC. CHRISTINE LINTOTT ARCHITECTS LADR LANDSCAPE ARCHITECTS Ms. Wain provided the Panel with a brief introduction of the Application and the areas that Council is seeking advice on, including the following: the scale and massing as they relate to the Chinatown and Old Town context the appropriateness of the finishes and materials as they relate to the Chinatown and Old Town context and the Heritage Conservation Area the ground floor design as it relates to the pedestrian experience, with particular attention to the stair access on Chatham Street and the vehicle access along Store Street potential Crime Prevention Through Environmental Design (CPTED) concerns associated with the security gates, the central courtyard space and the vehicle access along Store Street. Christine Lintott, Meghan Walker and Chris Le Fevre then provided the panel with a detailed presentation of the site and context of the proposal. Questions of clarification were asked by the Panel on the following: is there a gate on the main stair access? o no; the gate is located on the northwest transition into the inner courtyard o there is a covenant on the courtyard protecting pedestrian access is the ramp accessible? o yes what is the distance between Buildings A and B? o roughly 6.5m are there windows between buildings? o there are windows between some of the buildings; on the east side of Building E, between Buildings A and B, and on building A between Buildings A and C how durable is the metal cladding? o to avoid leeching, the Applicant is looking at different cladding options with a similar look to corten is the Oko-Skin cladding durable? o it is very durable how was the location of the underground parking determined? o by the City s engineering department and streets bylaws are the units intended as rentals or condominiums? o the units will be rentals what is the depth of the window detailing? o an anticipated 6 in. balcony projection and 6 in. reveals from the frame what features signal entrances for pedestrian wayfinding? o the Applicant is considering metal signage Advisory Design Panel Minutes Page 2
o the design intent is to emphasize the exploratory nature of the space what landscape details delineate residential and commercial frontage? o smaller glazing panels pop out to create small bay windows, and deepened surround creates separation were any massing decisions guided by historical buildings in the area? o yes, old fire maps show small wooden structures on site and industrial space from Albion ironworks across the street might there be issues of accessibility with stair-only access from Chatham Street? o residential units on Chatham street will have street access to elevators o Buildings C and E are not accessible what landscaping details and activities are planned for the roof deck? o space for active and passive activities, delineated with planters will there be a railings on the roof? o there will be parapets, pulled back so that they are not visually present in the façade what is the height of the parapet? o the front face is 4 ft. tall, and guard height on roof side what other cladding options have been considered? o brick and different patinas of steel have been considered,, but metal composites are preferable due to weight constraints how was the colour palette selected? o corten is present in the downtown core and is consistent with the area s industrial heritage what space is available for community meetings? o the courtyard and roof can be used in fair weather was a green wall considered in the place of large blank walls (e.g. on the south side of Building A) o no, it was not in what way does the design respond to the crosswalk on Chatham? o the Applicant is awaiting the adoption of street furnishing guidelines, and will work closely with these was varying the buildings heights considered? o the Applicant has explored various massing expressions, but feels that the saw-tooth stepping is in response to incremental small lot development and that the proposed design presents clarity about how building meets sky Panel Members discussed: as a transition site, the proposed design speaks too much to Rock Bay in form and massing and doesn t sufficiently respond to Old Town recessed parapets are unlike those in older buildings; this does not help to relate to Old Town context perceived scale and massing could be mitigated through variations in cladding material, colour and texture and window details finer grain texture and reveals would improve the pedestrian experience concerns about how the metal will age proposed design s colour scheme appears heavy from the street Advisory Design Panel Minutes Page 3
perception of mass might be improved with a lighter colour or greater contrast treatment opportunity on South facing wall potential to combine buildings C and E to eliminate another blank wall concerns about the proximity of Buildings A and B whether street structures help to provide activity on the corner of Chatham and Store Streets as supported by the OCP an accessible walkway could be accommodated while maintaining interesting wayfinding features review the easement access along the eastern portion of the site to ensure long-term pedestrian connectivity between Herald and Chatham and fit better with context storefronts are less visible due to location of parking entrance the space between buildings makes pedestrian access confused CEPTED concerns could be mitigated by making the courtyard more open potential for a pedestrian connection from Dragon Alley through the central courtyard creation of protected roof space to increase open space and improve resident liveability MOVED / SECONDED It was moved by Sorin Birliga, seconded by Patty Graham, that the Advisory Design Panel recommend to Council Development Permit with Variances Application No. 00034 for 515 and 533 Chatham Street be approved with the following recommendations: Breaking up the perceived scale and massing of the proposal to provide a better fit with the fine-grain and small lot characteristic of Old Town through materials, colour, texture, and depth. Providing a greater level of architectural detailing on the exposed blank walls. Improving pedestrian flow and streetscape experience, visibility and access to the courtyard from Chatham and Herald Streets. Improving pedestrian streetscape experience specific to the current parking entrance location on Store Street. Review of the potential pedestrian connections along the east property line to improve long-term connectivity through the block. Review of the residential amenity space on the roof with more programming and landscaping details to improve liveability. CARRIED Deborah LeFrank excused herself at 2:30pm Advisory Design Panel Minutes Page 4
3.2 Development Permit No. 000496 and Rezoning No. 00588 for 1303 Fairfield Road The City is considering a Rezoning and Development Permit Application to construct a four-storey mixed-use building consisting of ground floor commercial space and a church sanctuary with 16 residential rental units above. Applicant Meeting attendees: Christopher Rowe LOW HAMMOND ROWE ARCHITECTS Ms. Wain provided the Panel with a brief introduction of the Application and the area that staff is seeking advice on, including the following: the transition along Moss Street and Fairfield Road the integration of the proposal within the existing Five Points Village context ground floor design and landscaping as it relates to the pedestrian experience along Fairfield Road and Moss Street, with particular attention to the corner of Fairfield and Moss and the residential and church entryways. Christopher Rowe then provided the panel with a detailed presentation of the site and context of the proposal. Questions of clarification were asked by the Panel on the following: where will deliveries occur? o no physical design solution; resolved in a similar way to Government Street deliveries downtown are there parking requirements? o a parking variance is required to maintain existing parking conditions is there a green roof on the café roof? o yes, an intensive green roof was a covered entrance into the church sanctuary considered? o the approximate 5 ft. overhang creates a small porch area and concrete pad creates a small breakout space with seating is the roof overhang slanted? o yes, to soften and resolve the overhanging mass was there consideration to making the tower a more prominent feature? o it is already taller than existing tower, with an elevated cornice how much taller is the tower in comparison to the existing structure? o roughly 7 ft. taller is the grass boulevard wide enough to accommodate street trees? o the boulevard on Fairfield Road is wide enough at about 5 ft. can the windows open in the units? o some of them can; if they are not on a deck they will tilt is there enough light let into the units with walls on the south façade? o the windows are almost 8 sq. feet across, and the Applicant sought to preserve neighbours privacy as much as possible has the light exposure for the church space been considered? o coloured glass on the southern wall improves neighbours privacy and a lot of light enters the church space via the glass entryway Advisory Design Panel Minutes Page 5
Panel Members discussed: the massing is sensitive to the context; there is rationale for significant density south elevation shows visible tension to accommodate multiple requirements the wisteria could be brought forward to soften the south elevation The south façade has the least impact on the wider public; the east façade will be very visible for a long time concerns about how the eastern façade speaks to the Five Corners neighbourhood context the massing on the corner of Fairfield Road and Moss Street is adequate given the future of Fairfield Road More green landscaping around café seating wall would be beneficial a more permeable treatment at the corner of Fairfield Road and Moss Street such as shrub planting would be a better fit in the neighbourhood the tower is perceived to be floating; more height could improve its prominence looking for conceptual clarity to resolve the prominence of the tower MOVED / SECONDED It was moved by Justin Gammon, seconded by Patty Graham, that the Advisory Design Panel recommend to Council Development Permit Application No. 000496 and Rezoning Application No. 00588 for 1303 Fairfield Road be approved with the following recommendations: Review the landscaping and plant treatment at the plaza located at the intersection of Moss Street and Fairfield Road and consider additional planting to soften the edge along the south property line. Consider clarifying the prominence of the tower as it relates to the design intent. Review the composition of the south elevation to result in a more cohesive approach. Continue to refine the entrance to the church as a transitional threshold to the neighbourhood context. CARRIED UNANIMOUSLY 5. ADJOURNMENT The Advisory Design Panel meeting of June 21, 2017 adjourned at 3:56 pm. Jesse Garlick, Chair Advisory Design Panel Minutes Page 6