City of Vancouver

Urban Design Panel
Minutes
For: Wednesday, May 2, 2001

Index

Present
28 West Broadway
500 West 12th Avenue (Plaza 500 Hotel)

Present: Members of the Urban Design Panel:

Tom Bunting, Chair
Walter Francl, Deputy Chair (arrived late)
Lance Berelowitz
Gerry Eckford
Alan Endall
Brian Hemstock
Richard Henry
Joseph Hruda
Jack Lutsky (arrived late)
Sorin Tatomir

REGRETS:
Jeffrey Corbett
Maurice Pez

RECORDING
SECRETARY: Rae Ratslef, Raincoast Ventures

Panel member Gerry Eckford reported on his participation at a recent meeting to discuss possible additional pedestrian crossings for False Creek. Mr. Eckford noted that this was a preliminary meeting to introduce the participants and to discuss their diverse interests and that related public workshops are scheduled on May 2 and 15, 2001 at the Round House Community Centre. Panel members were informed that Mr. Eckford will continue to follow the issue and report back on an ongoing basis.

1. Address: 28 West Broadway
DA: 405732
Use: Mixed
Zoning: C-3A
Architect: Kasian Kennedy
Owner: Aragon Development Corporation
Review: 1st
Staff: Mary Beth Rondeau


EVALUATION: NON-SUPPORT (0-9)

Introduction: Mary Beth Rondeau, Development Planner, referencing posted diagrams, introduced for the Panel's consideration the application for 28 West Broadway. Ms. Rondeau discussed the site in the context of the surrounding neighbourhood and provided information regarding the layout of this mixed use development. An outline of the project's requested relaxations was provided and information concerning the applicable C-3A zoning guidelines was presented.

Panel members were informed of the applicant's consultation process with neighbouring residents regarding concerns with respect to the development's view impacts. It was noted that, as a result of the residential consultation, the original form of development has been significantly redesigned to minimize impacts. The Panel was asked to comment specifically regarding whether:
• requested density and height relaxations have been earned;
• massing is supportable considering that it is wider than what the guidelines recommend; and
• relaxation of the rear yard to prevent a gap is supportable and has an appropriate treatment.

Applicant's Opening Comments: Andre Kroeger, Kasian Kennedy, and Patricia Campbell, DMG Landscape Architects, joined the Panel for consideration of this item.

Mr. Kroeger commented that the site has been developed with the character, materiality and massing of the Main Street buildings and provided information regarding the design of its faces onto the neighbouring residential area and on to Broadway. Comments were made concerning the applicant's intention to incorporate a mixture of concrete panels, brick, and glazing in various elements of the development's design, and the entrance plaza off of Broadway was discussed. Panel members were further informed regarding the design of the development's amenity spaces, regarding unit views and concerning the applicant's efforts to create a continuing streetscape along Ontario.

In response to Panel members' questions, additional clarification was provided regarding changes made to the development to minimize its view impact and on the incorporation of a podium into its building form. Also, information was provided regarding the property's retail adjacencies, its access from the parking to the principle entrance, vehicular access to parking, and concerning the small courtyard amenity for residents. The applicant further commented regarding the number and mix of residential units, on the anticipated number of residents, and regarding residential amenities in the form of raised ceiling height for lower units and in the mix and variety of units.

The Panel reviewed the model and posted materials.

Panel's Comments: With respect to the development's massing, several Panel members commented that the previous scheme had been more interesting and was more clearly aligned with the Broadway Corridor guidelines. Several members noted that they had no concerns with the massing as presented given the concerns of neighbouring residents with respect to views, while several other members suggested that the height reduction has affected the quality of the development in terms of its mass. Several members commented that the development has too much density and too much height given the surrounding context and given its shadow impact on both the northern and southern sides of Broadway.

Panel members generally offered negative comments regarding the development's open spaces, questioning the survivability of the western open space and how it could be assembled with the larger open space and suggesting a larger, more humane entrance to the building. Additionally, a rooftop amenity was proposed and questions were raised concerning whether the quality of the semi-private and semi-public open spaces had been compromised in the alternate massing.

Several Panel members further suggested that there be a complete rethinking of the development's massing to provide more quality to the open spaces and clarification around what is public vs. private open space.

No concerns were expressed with regard to the rear yard set-back, however, several members noted that this is supportable only so long as there is a relationship between the development and the roof line of the neighbouring building.

Panel members unanimously did not support the application, noting that the development does not earn its density with its present amenities and lack of demonstrated commitment from the applicant concerning the quality of building materials that will be used for the project.

Applicant's Response: None.

2. Address: 500 West 12th Avenue (Plaza 500 Hotel)
DA: 405713
Use: Change Exterior Colour and Cladding Materials
Zoning: CD-1
Architect: Stefan Weidemann
Owner: Plaza 500 Hotels Ltd.
Review: 1st
Staff: Bob Adair


EVALUATION: SUPPORT (9-0)

Introduction: Bob Adair, Development Planner, referencing diagrams, introduced the application for 500 West 12th Avenue, to change the development's exterior colour and cladding materials. The elements of the building that would be affected were discussed and the colours that would be used were introduced. Staff concerns regarding the applicant's chosen palate of colours given the heritage context of the surrounding neighbourhood and its relativity to City Square and City Hall were noted as was staff's suggestion that a lighter palate be utilized.

Applicant's Opening Comments: Stefan Weidemann, Architect, and John Hiebert, TASK Construction Management, joined the Panel for consideration of this item.

Mr. Wiedemann expressed appreciation for the City's concerns regarding the boldness of the proposed colour palate for this project, but noted that the colours were selected to make the Plaza more distinctive than surrounding buildings given that it's hotel use is very different than the uses of City Square and City Hall which are primarily office space. Additionally, the applicant would like the Plaza to be more easily identifiable as a hotel and feels that darker colours will wear better over time. It was further noted that the selected colours tie into the carpeting used in the newly renovated lobby.

Photographs of similarly painted buildings along the Broadway/12th Ave. corridor were distributed for members' consideration and the precedent for colourful towers in the area was discussed.

Panel's Comments: Members agreed on the need for an upgrade to this facility and commended the applicant for taking steps in this regard. Generally, members expressed discomfort regarding being requested to comment on such a personally subjective issue as paint colour, notwithstanding this, several members did suggest that a warmer palate of colours would be more pleasing.

Various members suggested that the applicant consider incorporating methods to prevent the proposed granite wall from becoming a skateboard park and one member suggested that several benches be incorporated into the building's base design.

One member expressed concern regarding the means by which the materials were presented to the Panel and suggested that a scanned photograph of the building with the existing and proposed colours represented would have been more useful.

Several members commented on the inappropriateness of the City inserting itself into this level of detail for projects and suggested that if the permits, licenses and guidelines for a project have been met that details of this nature be left to the discretion of the architects and their clients.

Applicant's Response: Mr. Weidemann thanked the Panel for its comments and reiterated his earlier viewpoint that this is a successful treatment for the Plaza.

3. Adjournment

There being no further business the meeting adjourned at 6:23 p.m.

Comments or questions? You can send us e-mail.
[City Homepage] [Get In Touch]


© 2001 City of Vancouver