Urban Design Panel
Minutes
For: Wednesday, October 31, 2001
Index
Present
1250 West 6th Avenue
1050 Smithe Street
Present:
Members of the Urban Design Panel:
Walter Francl (Chair)
Jeffrey Corbett
Gerry Eckford
Alan Endall
Bruce Hemstock
Richard Henry
Joseph Hruda (Item #2 only)
Maurice Pez
Regrets:
Lance Berelowitz
Tom Bunting
Jack Lutsky
Sorin Tatomir
Recording Secretary:
Carol Hubbard
1. 1250 West 6th Avenue
DA: 406186
Use: Residential
Zoning: FM-1
Application Status: Complete
Architect: Nigel Baldwin
Owner: Listraor Developments Inc.
Review: First
Delegation: Nigel Baldwin, Craig Rowland, Damon Oriente
Staff: Mary Beth Rondeau
EVALUATION: SUPPORT (6-0)
Introduction: Mary Beth Rondeau, Development Planner, presented
this application for a residential development in the FM-1 zone of Fairview
Slopes. The proposal comprises a row of townhouse units facing the street
and a second row on the lane, with a courtyard between. Access is from
the street and the lane. The site has a frontage of 100 ft. and has a
significant slope of about 20-25 ft. In FM-1, multiple dwelling is a conditional
use and the maximum density allowed is 0.6 FSR, relaxable up to 1.5 FSR.
The additional density may be earned by adherence to applicable policies
and guidelines, consideration of the nature and size of the site, the
adequacy of open space, overall design and provision of amenities that
result in community benefits. The application seeks a relaxation up to
1.5 FSR. The main issue on which the advice of the Panel is sought relates
to the guideline recommendation for a view slot for sites of 30.5 m. Although
this site is less than an inch smaller than 30.5 m and therefore does
not, technically, require a view slot, the comments of the Panel are sought
given the relaxation being requested and the sensitivity of views in this
area. The project does, however, provide a view "wedge" at the
westerly end of the site, to the benefit of the three residential behind
which will maintain views from their upper floor balconies.
Applicant's Opening Comments: Nigel Baldwin, Architect, noted
this is a very traditional, mid-block 100 ft. site in Fairview Slopes.
As such, they do not consider the view slot is necessary. He briefly described
the neighbouring developments and noted that if the centre section of
the building is lowered it will provide no view benefit to anyone. Furthermore,
the increase in height at the sides that would be necessary to compensate
would seriously impact the neighbours' views. The proposed view wedge,
however, preserves the view for the three units behind. Mr. Baldwin briefly
described the project's design rationale and noted that, at the inquiry
stage, he received the Planning Department's support for the proposed
view wedge. Damon Oriente, Landscape Architect, briefly reviewed the landscape
plan.
Panel's Comments: The Panel unanimously supported this application
which it found attractive and straightforward. The project is well executed
and it skilfully handles a difficult site by managing to step down the
slope while considering the neighbours behind.
The Panel unanimously supported the applicant's rationale for providing
the view "wedge" as opposed to a view slot: It is more responsive
and accomplishes everything and more that view slots are intended for.
The only minor suggestion related to the central outdoor corridor. At
only 22 ft. apart, it is quite tight between the buildings and although
the planting is contributing a lot to provide some character, the building
walls themselves might add to this with some modulation rather than being
very "crisp" and aligned as proposed.
Overall, the Panel was very complimentary about this scheme and thought
it would be a very nice addition to this part of West 6th Avenue. Panel
members considered the application had earned the relaxations being requested.
Applicant's Response: Mr. Baldwin thanked the Panel for its comments.
2. 1050 Smithe Street
DA: 406228
Use: Residential (20 storeys, 124 units)
Zoning: DD
Application Status: Preliminary
Architect: Studio One
Owner: Haro Hotel Development Ltd.
Review: First
Delegation: Tomas Wolf, Jonathan Losee
Staff: Mary Beth Rondeau
EVALUATION: SUPPORT (6-1)
Introduction: Mary Beth Rondeau, Development Planner, presented
this application, noting there are two previously approved development
permits for this site (in 1996 and 1999) which were not pursued. The triangular
shaped site is on the curved section of Smithe Street where it meets Haro
Street, leading to the West End. The site is on a well used pedestrian
route from the West End to the Downtown and while the site is part of
the DD ODP, across the lane and many surrounding areas are in the RM-5
West End residential zone. The previously approved application was for
a hotel with residential above. This proposal is an all residential project
and its massing is very similar to the previously approved scheme. The
application seeks the maximum FSR of 6.0. As well, an additional 10 percent
heritage density transfer is being requested. This is allowable in the
DD zone and was achieved by the previously approved application.
Given the all-residential use now being proposed there are a number
of issues relating to the ground plane. The hotel proposal had a circular
driveway and restaurant use on the ground floor. In this instance, staff
support access from Smithe Street as opposed to the lane because it is
higher, but recommend only one curb cut. This application proposes amenity
space on the ground floor and while staff acknowledge this to be a questionable
location for retail, it raises some concerns about street animation. Open
space has been provided on the narrow end of the site, also noting a peculiarity
of this site is the existence of a BC Transit rectifier station in this
location, mostly underground, for which there is an easement. A similar
open space was proposed in the earlier scheme but is slightly enlarged
in this proposal given the residential use.
Areas in which the Panel's advice is sought include:
general comments on use and density;
appropriateness of the resolution of the building massing; and
ground plane resolution.
Applicant's Opening Comments: Tomas Wolf, Architect, explained
the design rationale. The landscape plan was also reviewed.
Panel's Comments: The Panel strongly supported this application
provided there is the opportunity to see it again at the complete stage.
In a separate vote, the Panel unanimously supported the complete submission
being returned to the Panel.
The Panel supported the proposed density, including the proposed heritage
density transfer.
There was a lot of commentary about the importance of the view down
Smithe Street from the downtown. While acknowledging that this is a preliminary
scheme, some Panel members commented that the previously approved application
had addressed this very well in its massing and detail. In general, it
was felt that greater attention should be given to finding a creative
way to visually terminate the Smithe street-end vista. One suggestion
was to look at the southernmost edge of the building at the southeast
corner where the vertical bay could be more strongly pronounced to mark
it as close as possible to the centre of the Smithe Street alignment.
The Panel also stressed the importance of reinforcing the street edge
along Smithe Street, with some Panel members recommending a strong architectural
expression with some vertical dimension, as well as landscape. The suggestion
was for some element, perhaps a colonnade with large punched holes, extending
from the north edge to the south edge of the property. This could also
serve as a subtle screen and create a semi private space for the residents.
It was noted that Smithe Street is a strong pedestrian route which needs
to be acknowledged.
There was general support for the principal residential use although
a number of Panel members suggested restaurant use at grade would be a
viable option in this location. Several Panel members questioned whether
the amenity patio would be of much benefit to the building, suggesting
it would likely be largely unused. There was one suggestion to move the
amenity spaces up onto the second level, perhaps cantilevering over the
BC Transit rectifiers, then terracing down into the public open space
at the corner.
The Panel was divided on the issue of the curb cuts, with some members
seeing no problem with the two cuts proposed and others preferring one.
The Panel acknowledged the necessity to come in off Haro Street as opposed
to the lane. Several members recommended offsetting the driveway entrance
and avoiding the straight-in approach to the parkade. This would provide
an opportunity to create a landscape buffer along the street edge. Other
suggestions were to narrow the driveway and have one-way in and one-way
out.
In general it was thought the operation of the entry, loading and garbage
was unresolved and needed to be looked at more closely at the next stage.
With respect to garbage, one suggestion was to consider having the garbage
drop-off at the P1 level.
With respect to the massing, the Panel found the overall massing and
density to be acceptable. There were, however, some reservations expressed
about the architectural expression, particularly relating to the top of
the building, and some of the materials currently presented. At the next
stage of development, the Panel will be looking for more development of
the architectural expression both at the top of the building and at grade.
The Panel acknowledged that this is a difficult site with a number of
challenges. It is an unusual peninsula with a peculiar intersection of
streets diverging from one grid to another. Although this is a very preliminary
submission, the Panel had concerns that the architecture had not achieved
the level of sophistication of the previous scheme. Given the prominence
of this site the design details will be very critical at the complete
development permit stage.
Applicant's Response: Mr. Wolf had nothing to add and thanked
the Panel for its comments.
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