City of Surrey Advisory Design Panel Minutes Parks Boardroom #1 City Hall 14245-56 Avenue Surrey, B.C. THURSDAY, FEBRUARY 5, 2009 Time: 4:07 p.m. Present: Chair - P. Cotter Panel Members: W. Francl A. Kurnicki L. Mickelson Sgt. R. Morrow R. Myers Staff Present: T. Ainscough, City Architect - Planning & Development H. Bello, Senior Planner - Planning & Development N. Dyrbye, Legislative Services A. NEW SUBMISSIONS 1. DP for Future Shop Store and Multi-tenant Commercial Building 7948 120 th Street (Scott Road) Ravi Siddoo, Siddoo Kashmir Holdings Ltd. Developer Aaron Vornbrock, Urban Design Group Architects Ltd. Architect Meredith Mitchell, DMG Landscape Architects Landscape Architect File No.: 7908-0247-00 Planner: Catherina Lisiak Urban Design Planner: Hernan Bello Fariba Gharaei, Architect of Urban Design Group Architects Ltd. and Meredith Mitchell, Landscape Architect of DMG Landscape Architects were in attendance to present the plans, perspective and landscape plan for the proposed Development Permit for Future Shop Store and Multi-tenant Commercial Building. The Senior Planner provided an overview of the project, and asked the Panel to comment on the following: Many meetings were held with the applicant concerning the placement of the proposed Future Shop building on the site. Transportation Engineering has defined vehicle access to the site. Loading access will be enclosed and screened. No specific direction was given to the applicant concerning preferred finish materials, however staff supports the use of glazing oriented to the street for the commercial building E. The Panel is asked to comment on the design response to the surrounding neighbourhood as well as any feedback on the architectural treatment and quality of finish materials. The Panel is also asked to comment on the site plan and the vehicle and pedestrian circulation on the site. http://surrey.ihostez.com/filestorage/62380697925c47178cd5e14999d862ca-020509.adp.min.doc Page 1
The Architect made the following comments: The land with the proposed Future Shop building is relatively flat and its exposure is to Scott Road and 80 th Avenue. The plan has changed somewhat to accommodate the addition of the Future Shop. They have worked to incorporate some of the design, material use and colours from the adjacent buildings into the design for the Future Shop building for continuity, including the Keg, Canadian Tire and Marks Work Warehouse. They have ensured that a generous setback was provided at 120A St. to promote pedestrian activity. As well, they have included spandrel glass, stone pilasters and trellises at the back of the building to break up the solid look and create a nice transition. They have included many let downs and pedestrian connectivity between the buildings on the site which will be a different colour and very visible and have included a storm water management system for the site for sustainability. The visibility through the site is planned to be open to help minimize criminal activity. This site is close to public transit and they have provided bike racks throughout. The Landscape Architect made the following comments: There are a lot of existing trees on the site and their goal is to maintain as many as possible, in particular, throughout the parking lot area. The pedestrian walkways provided throughout the site are quite substantial and have good visibility. They are very linear and the letdowns are very wide. The crosswalks are defined by the use of colored paving. As well, they have included landscaping between the main walkways to keep pedestrians focused on the walkways. They have changed the colour of the parking area north of the Future Shop to provide a separation between the parking areas. At the east of the building, they have included a berm of thorny planting about 24 to 30 inches in height which is quite dense and at different heights to help to break up the wall and limit access for CPTED reasons. They have included trellises along the store at 80 th Avenue and have added pedestrian walkways around the building and along 80 th Avenue with access directly to the store from there. The walkways are 7 to 10 feet wide which allow for a lot of room. They have tried to keep a more pedestrian friendly feel at the front of the store with trees in grates and have provided screening for the loading area for the building. http://surrey.ihostez.com/filestorage/62380697925c47178cd5e14999d862ca-020509.adp.min.doc Page 2
ADVISORY DESIGN PANEL STATEMENT OF REVIEW RAVI SIDDOO, SIDDOO KASHMIR HOLDINGS LTD. 7908-0247-00 It was Moved by R. Myers Seconded by L. Mickelson That the applicant address the following issues to the satisfaction of the Planning & Development Department: Carried Form and Character Context well integrated with existing phase. Response to surrounding street is good. Vehicle Circulation - access and circulation well resolved. Pedestrian Circulation consider expanding the apron of special paving at loading bay. Strengthen pedestrian connection at south across loading bay. Sidewalk is too tight along the front of the Future Shop especially the south end. Form and Character vocabulary of spandrel glazing inconsistent with Future Shop entry glazing details; consider more contemporary pattern and located on building corners vs. where building will be well screened by landscaping at the berm [east elevation]. Add spandrel to back [south elevation] of small CRU building [building E] to create the perception of overlook to improve CPTED. Consider on Future Shop north elevation as well. Form and Character northwest corner of Future Shop is too bland; the back looks better than the front. Landscape Berm on east elevation - berm is not necessary. It creates CPTED issues, i.e., poor sightlines between the building and the top of the berm. Landscape material will be sufficient for screening. Berm planting - suggest reducing density of trees by 30%; spacing as proposed will be too dense at maturity. Berm planting recommend more thorny bushes along wall at berm area to discourage access. Sidewalk in front of store is very narrow; provide consistent/equal width of sidewalk in front of store. Pedestrian connection across loading bay is weak; suggest stronger connection and continuous pavement treatment. Truck movement is awkward. Do not plant cedar at entrance at 80 th Avenue. Hornbeam trees plant along 80 th Avenue. CRU street trees should be one species. http://surrey.ihostez.com/filestorage/62380697925c47178cd5e14999d862ca-020509.adp.min.doc Page 3
Keep trees off building wall by 10 inches. CPTED and Access Disabled Access provide power doors at main entrance. Provide 1 more handicapped parking stall. Consider wider sidewalk in front of Future Shop so as not to restrict disabled access. Context provide good planting to the rear [east] of the building to deter graffiti, etc. Bollards move closer to the curb to improve clearance for pedestrians. 2. Bingo Hall & improvement of existing Commercial Building Preliminary Concept 7093 King George Highway, Newton Kate Lambert, Consultant Developer Raymond de Beeld, Raymond de Beeld Architect Jane Durante, Durante Kreuk Ltd. Landscape Architect File No.: 7908-0058-00 Planner: Akonyu Akolo Urban Design Planner: Hernan Bello Raymond de Beeld, Architect of Raymond de Beeld and Jane Durante, Landscape Architect of Durante Kreuk Ltd. were in attendance to present the plans, perspective and landscape plan for the proposed Bingo Hall and improvement of existing Commercial Building. The Senior Planner provided an overview of the project, and asked the Panel to comment on the following: This design review for this project will be a two-stage process; the Panel is asked to provide preliminary comments based on the road and access locations shown in the proposal. The City may require a road dedication at the north end of the site. When the road location is confirmed the project will be resubmitted to the Panel. Preliminary ADP comments will be provided to Council and the public information meeting. Currently there is very limited vehicle access to the site and this should be commented on. There are some concerns regarding CPTED issues. The Panel is asked to comment in particular on the extent and location of glazing on the building and opportunities for surveillance. This site is in a very prominent location in Newton Town Centre. The Panel is also asked to comment on the need for a landmark feature and the recommended architectural expression. The Architect made the following comments: http://surrey.ihostez.com/filestorage/62380697925c47178cd5e14999d862ca-020509.adp.min.doc Page 4
The rezoning and development permit processes for this application will be separated. The DP will come to the panel at a later stage for review and comment. This project has been ongoing for the past 14 months and there have been a lot changes. Currently, they are still working on the site plan concept and it won t be final until the road alignment is confirmed. They are proposing a new bingo hall with larger floor area on the north side of the site to better open up the parking area. They feel the surrounding businesses could also feed off having a community gaming centre in the area. In terms of the actual layout, they would like to incorporate as much parking on the site as possible. They plan to use walkways as circulation systems to connect to transit, commercial, residential and civic buildings in the area. They also want to create some type of marking of the area as a way of identifying the building, such as a tower element or strong corner feature. The building will have some glazing as part of the design and this will be located at the street. They want to ensure that it will be easy for people to find the entrance to the building. They plan to have an open concept within the building and plan to include a lot of natural wood and stonework for the materials. They don t want to have a lot of natural daylight within but have opened up the glazing at the entry. As well, they plan to include a lounge/dining area for patrons. They would like to keep the existing vegetation at the north end of the site natural and park like. The garbage will be located at the back of the building and they propose to tuck this into the building and fully secure it. The Landscape Architect made the following comments: Their proposed approach to the design of the site is natural and soft. There is very little detail as yet, until they can finalize building placement, but the plan is to make it work with the rest of the development and this will hopefully be on the next set of drawings. ADVISORY DESIGN PANEL STATEMENT OF REVIEW KATE LAMBERT, CONSULTANT 7908-0058-00 The Panel did not make a motion as this presentation was intended to obtain recommendations on the preliminary design prior to the application for rezoning. The Panel provided the following recommendations to be addressed during the DP stage: http://surrey.ihostez.com/filestorage/62380697925c47178cd5e14999d862ca-020509.adp.min.doc Page 5
Form and Character The proposed placement of the new building is supported. One panel member recommended moving the bingo centre to face/align with Hall Road. Assuming an approach from south or east, the site plan provides reasonable resolution of building and open space. Form and Character canopy on box architecture is good for this type of use. Transparency [location of glazing] for CPTED and security reasons is not typically a concern with gaming facilities; active surveillance [electronic and staff] will generally be very good. Transparency for aesthetic concerns is not required; use building use to find an expression and form that is distinct from the existing CRU buildings. Pursue dynamism as the principle character of massing and architectural expression. Consider a shift in plane of north façade; more dynamic expression. Form and Character 71 Avenue façade turns back on residential area. [Consider high-level windows for articulation, e.g., at corridor.] Vehicle Circulation poor access all around; try to restrict vehicles going into the residential neighbourhood. Pedestrian Circulation improve the pedestrian connections across the site. Access for clients from transit to be enhanced. Recognize the higher percentage of disabled clientele. Landscape Vehicle Circulation provide a rational ingress/egress point from King George Hwy. No clear vehicle entry provided. Access route from King George Highway/Hall Road is very confusing. Vehicle Circulation concern regarding traffic impact on residential neighbourhood, e.g., at 135 th Street. Pedestrian Circulation adequate sidewalk widths and strong linkages are required. Landscaping Provide separation of residential from commercial and entertainment with significant screening; very important. Parking - more differentiation is required for the landscaping in the parking lot. Provide better perimeter screening of parking lot. Landscaping recommend a berm and screening along 135 th Street. Consider view from above from residential at rear/west parking add more parking lot trees. CPTED and Access CPTED Based on the current plan, the north side of the building is problematic. Much of the proposed bingo hall faces a residential area and lacks articulation. http://surrey.ihostez.com/filestorage/62380697925c47178cd5e14999d862ca-020509.adp.min.doc Page 6
Disabled Access recommend careful consideration of handicap access and recognition of typical clientele for this use. Walkway in front of building appears narrow. Disabled Access provide power doors at main entrance and provide more disabled parking spaces. Disabled washroom recommend flusher on open side; mounting height for dispensers not to exceed 48 above the floor. B. RESUBMISSIONS C. ADOPTION OF MINUTES It was Moved by L. Mickelson Seconded by Sgt. R. Morrow That the minutes of the Advisory Design Panel meeting held on December 18, 2008, be adopted. Carried D. OTHER COMPETENT BUSINESS E. NEXT MEETING The next Advisory Design Panel is scheduled for Thursday, February 19, 2009. F. ADJOURNMENT The Advisory Design Panel meeting adjourned at 6:11 p.m. Jane Sowik, City Clerk P. Cotter, Chairperson Advisory Design Panel http://surrey.ihostez.com/filestorage/62380697925c47178cd5e14999d862ca-020509.adp.min.doc Page 7