Urban Design Panel
Minutes
For: Wednesday, February 19, 2003
Index
Present
495 West 7th Avenue (2290 Cambie)
901 Mainland Street
1980 Foley Street (655 Gt. Northern Way)
5621 Dunbar Street
Present: Members of the Urban Design Panel:
Walter Francl, Chair
Helen Besharat
Richard Henry
Reena Lazar
Kim Perry
Sorin Tatomir
Ken Terriss
Regrets:
Jeffrey Corbett
Gerry Eckford
Joseph Hruda
Stuart Lyon
Maurice Pez
Recording Secretary:
Carol Hubbard
1. Address: 495 West 7th Avenue (2290 Cambie)
DA: 407204
Use: Commercial (4 storeys)
Zoning: C-3A
Application Status: Complete
Architect: Kasian Kennedy
Owner: Canadian Tire Real Estate Ltd.
Review: First
Delegation: Michael McDonald, Joanne Stich, Mary Chan-Yip
Staff: Mary Beth Rondeau
EVALUATION: NON-SUPPORT (1-5)
Introduction: Mary Beth Rondeau presented this application for
a new Canadian Tire store in the block bounded by Cambie Street, 7th Avenue,
Yukon Street and 6th Avenue. The development site comprises the entire
block with the exception of the existing Post Office at the corner of
6th Avenue and Yukon Street. An east-west lane that currently bisects
the site will be closed and re-routed around the Post Office building.
The entry to the Canadian Tire retail store is about 2 ft. above grade
on 7th Avenue. The second floor contains a garden centre, accessed from
parking off 7th Avenue and there is a "movator" from the main
to the second floors. The auto service centre is located at the corner
of 7th and Yukon, accessed off the lane. Parking and loading is off 6th
Avenue. There is an existing bike route on 7th Avenue which will become
a Greenway connecting to the bikeway at Ontario Street.
Ms. Rondeau noted this neighbourhood is expected to undergo significant
change within the next few years, including the development of Southeast
False Creek with an additional 10,000 new residents and waterfront amenities.
The guidelines for Cambie Street call for a 25 ft. setback to provide
a major promenade down to the waterfront. Both vehicular and pedestrian
traffic is expected to be significant. An application has been recently
made to redevelop the existing car dealership to the immediate north of
this site at 7th Avenue and Cambie.
The C-3A zone permits an outright density of 1.0 FSR and 30 ft. height,
which may be increased up to 3.0 FSR and beyond 30 ft. The proposal seeks
approximately 2.65 FSR and height ranging from approximately 48 ft. to
55 ft. Relaxation of the density and height regulations may be earned
in a variety of ways, including the general massing and architectural
resolution, pedestrian amenity and provision of public open space. The
Central Broadway guidelines suggest there should be a 30 ft. high podium
streetwall, stepped back to a 90 ft. principal building, consistent with
the intent that Cambie Street should be lined with principal buildings
as a major gateway to the Downtown.
The areas in which the advice of the Panel is sought relate to:
variation from the Guidelines;
integration of the street to the building, i.e., the above-grade entry,
noting that a significant rest area would be desirable for the bikeway;
treatment of the setback on Cambie Street;
treatment along 6th and 7th Avenues;
treatment along Yukon, noting a 3 ft. landscaped setback has been provided
on the XL Loft development at 8th and Yukon Street;
the proposed rooftop parking;
the blank corner at 6th and Cambie;
the appropriateness of the image of the development.
Applicant's Opening Comments: Michael McDonald, Architect, described
the proposal. There are three levels of Canadian Tire and the main level
is accessed from the corner of 7th and Cambie. There will be a retail
tenant at the corner of Cambie and 6th Avenue, accessed from 6th Avenue.
Below, at the same level of the retail tenant, is loading, and below that,
one level of underground parking and Canadian Tire warehousing. Along
the Cambie Street frontage a movator, glazed with fritted glass, extends
to the upper garden level. Mr. McDonald noted that because the rooftop
parking and the underground warehouse are counted in FSR, the actual mass
of the building is more the equivalent of about 1.6 FSR. The proposed
height preserves views for neighbouring residents. A positive aspect of
the acquisition of the existing lane in the site assemblage is the elimination
the lane exit onto Cambie Street. He stressed this site is at the bridgehead
in a very vehicle oriented area and the scale of the proposed development
and the edge condition are appropriate. He suggested that small retail
along Cambie is inconsistent with the bridgehead location. Mr. McDonald
noted they were not aware until today that a plaza is envisaged in connection
with the bikeway. He noted they have provided a setback on 7th Avenue
to accommodate the bikeway and he saw no reason not to create a plaza
at the corner of 7th and Cambie, as suggested.
Mr. McDonald noted the proposed use is a purpose use retail and this
area is very appropriate for a commercial node. He also noted the site
is in a very transitional location. He stressed the proposed Canadian
Tire store is intended to serve the local market and is not a regional
outlet. With respect to the treatment of the rooftop parking level, Mr.
McDonald noted the mechanical equipment has been consolidated and screened.
As well, the edges and a small portion in the middle have been landscaped
to improve views across the building. With respect to the image of the
development, Mr. McDonald said they believe the scale is appropriate in
this location. The proposed fritted glass along Cambie provides a lot
of transparency and the movator provides activity. He briefly described
the proposed materials, some of which is a new plastic material that is
part of Canadian Tire's corporate package. Mr. McDonald stressed that
the design is very transparent and not typical of Canadian Tire's suburban
stores.
The applicant team responded to the Panel's questions.
Panel's Comments: The Panel did not support this application.
The Panel generally supported large scale retail in this location and
saw no benefit in seeking the 90 ft. height recommended in the guidelines.
The Panel recognized the importance of the 7th Avenue bike and pedestrian
route. The emerging link from Broadway to Southeast False Creek was also
stressed, with a recommendation that this development should respond appropriately
by engaging with this pedestrian circulation route. It was felt that a
lot more work needs to be done at the ground level, i.e., grade access
and points of entry. Comments were made that it is a mistake to consider
this as a predominantly vehicular route. A rest area and more informal
landscape treatment at the corner of Cambie and 7th was thought to be
desirable. A recommendation was also made that Canadian Tire take advantage
of the bike route by creating a small plaza that encourages cyclists to
stop, including the provision of benches, bike racks, a water fountain
and an air pump.
The Panel stressed that this is a very key location, and had concerns
that the proposal does not set a very good precedent for this important
connector route. There were serious concerns expressed about the architectural
expression of the building and that its response is too suburban. The
Panel did recognize that some appropriate moves have been made - in particular
the transparent fritted glass facade on Cambie Street with exposure of
the movator was acknowledged to be a major departure for large retail
developments of this nature. At the same time, a comment was made that
opportunities have been missed to introduce more fenestration, including
above overhead doors. There are many more opportunities in this design
to be able to see activities inside. A comment was made that this is a
fairly upscale image for Canadian Tire and it could be adapted to an appropriate
image for this location. The Panel acknowledged the design challenge of
such a project but thought much more should be done to create a finer
grain of scale to improve the experience for people driving and walking
by. Several Panel members cited the new Future Shop on West Broadway,
which has small CRUs on the ground floor and the main retail above, as
a good example of how to deal with large retail development in an urban
environment.
Several Panel members commented on the negative impact this proposal
would have on its future neighbour to the immediate north (The Grosvenor).
It was felt that the proposal is being somewhat insensitive to what promises
to be a very elegant, contemporary building next door.
Concerns were expressed about the treatment of the 6th and Cambie corner
and strong recommendations made that it be more transparent.
The Panel's most serious concern about this proposal related to the
overall image of the building. The signs are far too big and there are
too many of them. It was noted that Canadian Tire is already so well known
that it does not need to advertise itself quite so aggressively. As shown,
the signage was found to be more like highway signage and quite inappropriate
for this urban location. One suggestion was to use a creative approach:
make the signage much smaller and higher and make an art piece of it so
that it becomes a recognizable icon for people coming down Cambie Street.
The Panel was strongly opposed to the intrusive nature of the corporate
image on this important street.
The Panel strongly supported the rooftop parking as an appropriate urban
solution and appreciated the efforts to screen it. However, the Panel
thought a lot more could be done with the roof in terms of environmental
sustainability. One Panel member urged the applicant to consider experimenting
with different sustainability methods, noting that a roof of this size
could make a valuable contribution to ongoing research in green roof technology.
A suggestion was made to consider the roof as a landscaped roof with parking
within it, rather than a parking lot that includes a few trees. Lighting
is another aspect of the rooftop parking that needs to be carefully considered
so that intrusion on nearby residents is avoided.
Applicant's Response: Mr. McDonald commented that the Panel has
recognized all the issues they have faced. He said they acknowledge there
is more to be done and see it as a work in progress. There are moves they
have considered, including treating the Canadian Tire entrance in a similar
way to the retail entrance at the corner of 6th and Cambie and putting
the entries at street level, separate from the main floor. He thanked
the Panel for its comments.
2. Address: 901 Mainland Street
DA: 407235
Use: Residential (3 towers, 725 units)
Zoning: DD
Application Status: Preliminary
Architect: Buttjes
Owner: 332392 BC Ltd.
Review: First
Delegation: Dirk Buttjes, Jane Durante
Staff: Jonathan Barrett
EVALUATION: SUPPORT (6-0)
Introduction: Jonathan Barrett, Development Planner, presented
this preliminary application. The site comprises three quarters of the
block bounded by Smithe, Homer, Nelson and Mainland Streets. The site
includes loading docks and a City-owned site having a narrow frontage
on Nelson Street and containing four existing buildings, one of which
is a Heritage "C" property. The developer proposes to purchase
the City-owned site and use its density in the new development. The proposal
also includes a public park at the corner of Nelson and Mainland Streets,
to be handed over to the Park Board. City-owned public parking (approximately
150 spaces) is proposed for below the park. Another major feature of the
proposal is a public right-of-way through the site from Smithe to Nelson
Streets. An earlier proposal for an opera facility on Smithe Street has
since been abandoned in favour of live-work units, for which a rezoning
will be required. As well, an initial proposal for townhouses facing the
park has since been amended in favour of retail use.
The proposal calls for approximately 700 dwelling units in three towers
and townhouses along Mainland and Homer Streets. Floor plates are approximately
6,500 sq.ft., which is more than the 6,000 sq.ft. recommended in the Downtown
South Guidelines. The tower widths of about 97 ft. also exceed the guideline
recommended 90 ft. A key consideration is whether the towers, which incorporate
the density taken from the City-owned site and the public park, are too
big and imposing in the context. There are a number of important public
benefits to this proposal: retention and servicing of the existing buildings,
the public park, public parking and the public right-of-way.
Applicant's Opening Comments: Dirk Buttjes, Architect, noted
this is a very large site and there is no lane which makes it a bit easier
in terms of parking efficiencies and tower setbacks. The site slopes from
Smithe and Homer down to Nelson and Mainland and the right-of-way which
comes off Smithe Street will terminate at an elevator and stairs providing
access to the park level. The elevator will also serve the uppermost level
of the civic parking. Mr. Buttjes briefly described the design rationale
and Jane Durante, Landscape Architect, reviewed the landscape plan. The
design team responded to the Panel's questions.
Panel's Comments: The Panel unanimously supported this application.
The Panel supported the proposed floor plates and tower widths as a
satisfactory trade-off for the significant public benefits of the scheme.
Some Panel members would have preferred the towers to be taller and slimmer.
Most Panel members supported the proposed tower heights and saw no need
for greater variety in height.
The siting of the towers was supported, noting it achieves the best
location for the public park. Its corner location makes the park much
more public and accessible than if it were between the two towers on Mainland.
While improved livability might be achieved with a more generous space
between the towers it would compromise the park, both in proprietary terms
and for sun access.
With respect to the park, it was stressed that Nelson is a busy, noisy
street and this should be taken into account in developing the park so
that its usability is not compromised. Programming the park space will
be an important consideration for the Park Board.
It was stressed that considerable design development is required to
the base of the buildings. Several Panel members questioned the proportion
of the townhouses in relation to the towers and suggested there needs
to be more FSR in the base.
The Panel supported the right-of-way through the site. The Panel found
the creation of the different spaces that result from the break in the
landscaping, exposing the topography of the site, to be very successful.
The applicant was encouraged to pursue this aspect of the project.
Some Panel members thought the proposal should respond in some way to
the streetwall character of Homer Street. There was also a suggestion
that the townhouses should reflect the Yaletown character. It was noted
the Yaletown vocabulary is also absent from the tower. The tower entries
could also be strengthened.
The proposal for live/work studios and for retail facing the park was
strongly supported.
In general, the Panel found the scheme to be very well thought out and
encouraged the applicant to continue developing it to the next level.
The Panel appreciated a project of this scale being submitted as a preliminary
application.
3. Address: 1980 Foley Street (655 Gt. Northern
Way)
DA: 407227
Use: Commercial (two 9-storey towers)
Zoning: CD-1
Application Status: Complete
Architect: Musson Cattell Mackey
Owner: QLT Inc.
Review: First
Delegation: Peter Arbuckle, Mark Whitehead, Bruce Hemstock
Staff: Scot Hein
EVALUATION: SUPPORT (6-0)
Introduction: Scot Hein, Development Planner, presented this
complete application. The proposal is the second application to date in
the Great Northern Way lands (the former Finning CD-1) although the previous
submission (360 Networks) was subsequently withdrawn. Mr. Hein made reference
to the overall False Creek Flats Structure Plan, also approved by Council.
It identifies the future patterning for the Flats generally and sets the
Finning Precinct into context. The CD-1 design guidelines contain little
qualitative information; however, further information has been secured
through the servicing agreement to address public realm issues, i.e.,
the Great Northern Way Public Realm Plan.
A wide range of uses are permitted on the site, including the light
industrial and high-tech proposed. The proposal complies with the maximum
density of 5.0 FSR and 120 ft. height. Parking is required to be below
grade but interim surface parking is permitted for phased development.
The guidelines call for a 30 ft. landscaped setback along Great Northern
Way, a sense of streetwall, and variety in massing and form. Generic building
types are discouraged in favour of high architectural quality and articulation,
as well as a genuine reflection of the interior programming given its
campus setting. With respect to the balance of the Finning Lands, it is
expected the overall structure plan and street systems will remain intact.
The issues on which the advice of the Panel is sought are as follows:
massing and form of development, particularly as it relates to the proposed
phasing;
public realm quality both at build-out and the interim treatment suggested
for Phase 3 only;
architectural quality and expression;
landscape quality for the Gt. Northern Way edge, the Foley Greenway and
the China Creek easement.
Applicant's Opening Comments: Mark Whitehead, Architect, explained
the project will be built in two phases and the two buildings are roughly
the same size. He briefly described the sustainable aspects of the project
which is currently proposed to qualify for LEED silver. He briefly reviewed
the design rationale, and the Landscape Architect, Bruce Hemstock, briefly
reviewed the landscape plan. The design team responded to the Panel's
questions.
Panel's Comments: The Panel unanimously supported this application.
The massing and form were considered very appropriate and the applicant
team was congratulated for an excellent, interesting project. A comment
was made that the architecture is of international rather than local calibre.
The sustainability aspects of the proposal were applauded. Bringing
rainwater off the roof and diverting it to a body of water was thought
to be an interesting gesture to the China Creek corridor. There was a
strong recommendation from one Panel member for the project to aspire
to LEED gold certification because it would also have a positive impact
on the client's corporate image.
The Panel had very few criticisms of the proposal. Comments included:
- the colours might be more subdued than shown on the model;
- the building might be further simplified;
- consider extending the guideline recommended conifers along Great Northern
Way, which currently end at Foley;
- the new buildings seem poorly married to the original phases, with a
recommendation that some relationship would improve the project;
- the screen should be better integrated with building;
- the bridges extending between the two phases could be more elegant if
the span is trussed.
Applicant's Response: Mr. Whitehead said he appreciated the Panel's
input and noted the Panel has identified many of the issues they have
been dealing with. With respect to the relationship between the buildings,
he noted they ultimately may not be connected in their operations and
could be under different ownership.
4. Address: 5621 Dunbar Street
DA: 407243
Use: Mixed (4 storeys, 9 units)
Zoning: C-2
Application Status: Complete
Architect: Robert Turecki
Owner: R. Turecki
Review: First
Delegation: Bob Turecki
Staff: James Boldt
EVALUATION: SUPPORT (4-2)
Introduction: James Boldt, Development Planner, presented this
complete application to develop a narrow (37 ft. x 135 ft.) site at 40th
Avenue and Dunbar Street in lower Dunbar. The proposal is for a mixed
use residential/commercial building with ground floor office of 750 sq.ft.
and nine residential units in three storeys above (three units per floor).
Total FSR is 1.83, of which the residential component is 1.68 FSR. The
C-2 zone currently allows 3.0 FSR although typically not more than 2.68
FSR is achieved, and on smaller sites such as this not more than 1.8 FSR
is achieved. The height of the proposal is under the permitted 40 ft.
There is a shared common lobby and secured parking. Mr. Boldt briefly
reviewed the C-2 guideline recommendations and the proposed development.
The areas in which the advice of the Panel is sought relate to:
streetwall and massing;
exterior materials and finishes;
pedestrian retail frontage;
general livability of the residential units.
Applicant's Opening Comments: Robert Turecki, Architect, briefly
described the proposal and responded to the Panel's questions.
Panel's Comments: The Panel supported this application and found
it to be a modest, well done project given the limitations of the site.
The Panel found the streetwall acceptable given the immediate context.
One Panel member suggested a second level could be implied with something
transparent.
Some Panel members questioned the compatibility of the materials and
cautioned that it will be a detailing challenge to deal with the interface
between the metal and the wood. One Panel member questioned the appropriateness
of metal cladding in this neighbourhood.
Concerns were raised about security at the recessed residential entry.
One suggestion was to make it a European-style gated entry.
One Panel member questioned whether the side corridor could be eliminated
by revisiting the two exits. A number of concerns were expressed about
the relationship of the two units facing onto the small patio on the second
level. One suggestion was to have fewer planters so that it is more open
and flexible to use.
Serious concerns were expressed about the livability of the units. Some
Panel members thought they would be impossible to furnish. It was recommended
that careful consideration be given to window and fireplace locations
in terms of furniture layout. Two Panel members were unable to support
the application because the units were considered unlivable.
Applicant's Response: Mr. Turecki explained the metal siding
is not intended to have a galvanized finish but will be a smoother, more
sophisticated material in grey-silver colour. With respect to the livability
issues, Mr. Turecki said he has designed many similar buildings which
are successful and noted there are trade-offs in creating compact suites
on a small site. The alternative of having two suites per floor is not
an option because they would be too large. He stressed that he carefully
considers the furnishing options, noting that, in some cases, the windows
are raised to allow placement of furniture underneath. With respect to
the horizontal angle of daylight, Mr. Turecki acknowledged a relaxation
is being sought. Consideration is being given to reducing some overhangs
to allow greater light penetration.
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