Urban Design Panel
Minutes
For: Wednesday, July 20, 2005
Index
Present
3203/29 West 10th Avenue
700 Hamilton Street (CBC)
Present: Members of the Urban Design Panel:
Alan Endall, Chair
Larry Adams
Nigel Baldwin
Shahla Bozorgzadeh
James Cheng (present for Item #2 only)
Marta Farevaag
Margot Long (excused Item #2)
Peter Wreglesworth
Regrets:
Robert Barnes
Ronald Lea
Edward Smith
C.C. Yao
Recording Secretary:
Carol Hubbard, Raincoast Ventures
1. 3203/29 West 10th Avenue
Use: Residential (3 storeys, 21 units)
Zoning: RS-5 to CD-1
Application Status: Rezoning
Architect: Robert Turecki
Owner: Monty Simons
Review: First
Delegation: Robert Turecki
Staff: Joanne Baxter, Mary Beth Rondeau
EVALUATION: NON-SUPPORT (1-5)
• Introduction: Rezoning Planner, Joanne Baxter,
introduced this application to rezone the site at 10th Avenue and Trutch
Street
from RS-5 to CD-1. The site is currently vacant and contains surface
parking. The project is required to provide parking for the restaurant
across the lane to the north. There are two levels of underground parking
with access from the lane, with a total of 74 parking spaces, 33 of
which are for the use of the restaurant. The proposal is for 21 ground-oriented
townhouses at a density of 1.25 FSR. Outright density in RS-5 is 0.6
FSR which can be conditionally increased to 0.7 FSR. As a contribution
to public benefit, the applicant has offered eight of the units for
guaranteed rental housing for a period of ten years, which will be
secured through a Housing Agreement.
Mary Beth Rondeau, Development Planner, noted there has been some neighbourhood
opposition to the scheme, particularly with regard to issues of traffic
and parking. The advice of the Panel is sought on the following:
- the character and scale of the development, the relationship of the
units to the street and the single family area neighbourhood, and how
well the development fits in with the neighbourhood;
- interface with the commercial lane and livability of the rear units;
- whether the below grade public parking is adequately visible and usable.
• Applicant’s Opening Comments: Robert Turecki, Architect,
noted that as a result of considerable neighbourhood opposition the proposal
was referred to Council. Council concluded that the project should proceed
through the rezoning process. Mr. Turecki briefly described the scheme
and responded to questions from the Panel.
• Panel’s Consensus on Key Aspects Needing Improvement:
• Discomfort with the requested density and suggestions that some
reduction in density might provide some breathing room to achieve a form
and scale of development more in keeping with the single family detached
character of the neighbourhood;
• With a reduction in density, reconsider the overall form of
development to improve the setback along the lane and improve the scale
and livability of the interior courtyard spaces;
• Suggestions to provide a break in the massing along Trutch Street
and allow for an improved east-west oriented open space between the lane
and W. 10th Ave oriented units;
• Support for relocating the parking entry closer to Trutch Street
but noting there may be some inherent problems in doing so. The parking
entrance should be more visible and generous to encourage its use;
• Consider deleting the three surface parking spaces off the lane
which compromise the livability for the lane units.
• Related Commentary:
The Panel did not support this application. The Panel generally found
the overall density too high and causing unacceptable livability conditions,
particularly for the rear units. One Panel member thought the requested
1.25 FSR could be achieved successfully with three-storey townhouses,
but not in the proposed form. The Panel acknowledged that this is a very
difficult site.
The Panel had no concern with the proposed use and found it a good transition
between the commercial Broadway area and the single family neighbourhood.
The majority of Panel members had no concern about the character and
scale of the project on 10th Avenue and Trutch Street although some
Panel members thought the 10th Avenue components should be more in
scale with neighbouring single family houses.
In general, the Panel found the overall density too high for this site.
While the ‘L’ shape of the 10th and Trutch units work quite
well, the rear components on the lane are causing the overall scheme
to appear much too dense and they have serious livability problems. Combined
with the rear parking entry, the lane components are also compromising
the livability of the interior courtyard. Suggestions were to find a
solution that still allows the pro forma to work within a slightly lower
density. This would give greater freedom and control over the design.
Suggestions for improving the massing and reducing the perceived density
on the site included:
- relocating the parking access ramp and creating an east-west gap between
the buildings to give the units more breathing room and introduce more
light into the courtyard;
- move the southeast corner block further to the east;
- increase the lane setback;
- delete the three surface parking spaces on the lane;
- the westerly module should respond to the setback of the residential
neighbour;
- consider using a reveal rather than a gap between individual stacked
units to keep the rhythm of the building form more consistent with the
neighbouring single family houses.
The Panel was not convinced that the public parking would be well used
given that most people prefer street parking in this area. There were
suggestions to improve visibility of the public parking and to bring
the entry closer to the corner of the lane and Trutch Street. Signage
will be very important to indicate the parking is clearly available for
public use, and CPTED issues will need to be carefully considered as
well as ensuring there is a way for public parking patrons to exit the
building without disturbing the residents.
• Applicant’s Response: Mr. Turecki thanked the Panel for
the comments which he said he will take back to his client for consideration.
2. 700 Hamilton Street (CBC)
DE: 409307
Use: Mixed-addition
Zoning: DD
Application Status: Preliminary
Architect: Hotson Bakker Boniface Haden
Owner: Canadian Broadcasting Corp.
Review: Second
Delegation: Peter Arbuckle, Joost Bakker, Walter Francl , Bruce Hemstock, Barry
Savage
Staff: Ralph Segal
EVALUATION: SUPPORT (6-0)
• Introduction: Ralph Segal, Development Planner,
presented this application which was not supported by the Panel when
first reviewed
on June 8, 2005. The application proposes a comprehensive redevelopment
of the entire CBC block bounded by West Georgia, Cambie, Robson and
Hamilton Streets. As well as revitalization of the existing CBC facilities,
the project includes a new residential/retail component in two towers
and townhouses to be developed by Concord Pacific. The proposed density
is approximately 2.0 FSR for the CBC component and 3.0 FSR for the
residential/retail, which is within the 5.0 FSR permitted in the DD
zone. The proposed height of the taller tower is 293 ft. The zoning
permits a height of 150 ft., which may be relaxed. This site is affected
by a view cone which the proposal respects.
The Panel’s principal concerns were with the treatment of Hamilton
Street including the townhouses on Hamilton Street which were not supported.
There were also questions about the treatment of the corner of Georgia
and Hamilton Streets, and whether the internal arcade was being over
emphasized at the expense of maintaining pedestrian activity on the street.
The success of the grand staircase onto Robson Street was also questioned.
Considerable revisions have been made in response to the Panel’s
previous comments. The townhouses on Hamilton Street have been deleted
and density transferred to the lower of the two residential towers. The
courtyard has been entirely opened up to Hamilton Street and a water
feature added. The front door and main CBC entrance has been pulled forward
on Hamilton Street and the Georgia/Hamilton corner has been redesigned
to provide greater pedestrian interest. The interior arcade has been
somewhat downplayed as a primary pedestrian route through the site although
it remains in its architectural prominence and exits by a revised stair
down to Robson Street. Sustainability measures are now more clearly expressed
in the project.
Staff consider the revisions to be substantial, contributing to much
greater permeability of the site which was also an area of some concern
to the Panel. The revisions made to Hamilton Street now make it a much
more public edge and it responds well to the proposed Hamilton Street
Historic Trail.
In addition to general comments on the proposal, the specific advice
of the Panel is sought on the following:
- revisions to the Hamilton Street frontage; whether it will provide
sufficient pedestrian interest on the street as well as attract people
into the precinct;
- programming of the streetfront elements on Hamilton Street and the
internal arcade, particularly with respect to the proposed community
use at the arcade level;
- whether the courtyard space will be successful as a usable public
space;
- whether the proposed revisions to the Georgia Street frontage will
be successful;
- comments on the revised stair from Robson Street up to the arcade.
• Applicant’s Opening Comments: Peter Arbuckle, Arkle Development
Services for CBC, said they are very pleased with the revised scheme
and believe it makes a better project. Joost Bakker, Architect, briefly
reviewed the revisions which he agreed have resulted in a much better
scheme. Walter Francl, Architect, described the sustainability features
and Bruce Hemstock, Landscape Architect, reviewed the landscape plan.
The applicant team responded to questions from the Panel.
• Panel’s Consensus on Key Aspects Needing Improvement:
• consider options for reducing the scale and modifying the form
and expression of the Robson Street townhouse massing in order to allow
for better daylight access, use and visibility to the upper courtyard
area;
•
consider modifications to the stair access next to the courtyard to
de-emphasize it as a means of access from Hamilton Street to the upper
arcade in favour of a more obvious, gradual approach by way of the
landscaped courtyard;
•
street trees on Hamilton Street should be retained and reinforced.
• Related Commentary:
The Panel unanimously supported this submission and commended the applicant
team for the thoughtful response to the Panel’s previous concerns.
The design has been developed to a much more rational urban design solution
that also responds more appropriately to the existing building on the
site and takes cues from it in a very positive way.
The Panel strongly supported the revisions to the arcade. It has sufficient
frontage to be very public and is well animated. One Panel member commented
that it has the potential to be very successful in a “Paley Park” (New
York) way. Another comment was that it may be a good opportunity for
galleries and assembly space so that it is more of a destination than
just circulation.
The deletion of the townhouses on Hamilton Street was unanimously endorsed.
Given that Hamilton is never likely to be a vibrant retail street and
the barren aspect of the back of the library across the street also contributes
little to it, the Panel supported the proposed “necklace” concept
along Hamilton Street. The Panel urged, however, that the street trees
should be maintained and reinforced along Hamilton, not necessarily in
a straight row. There should also be as many trees as possible at the
corner of Hamilton and Georgia Streets.
The Panel supported the concept for the precincts and noted that programming
of the spaces will be crucial to its success. The Panel fully supported
the proposed community use of the space.
The scale of the revised stairway on Robson Street was thought to be
much more appropriate.
There was a concern expressed that the townhouses on Robson Street seem
to dominate the retail expression. One panel member suggested that consideration
be given to removing these townhouses and transferring the density to
the lower tower in order to strengthen the retail character along Robson
and to improve daylight access and visibility to the upper courtyard.
Alternatively, the townhouse form should be reconsidered because it is
a module that does not appear anywhere else in the scheme. The five-storey
height on Robson Street (three storeys on courtyard) is also compromising
the public open space.
There were no concerns about the treatment along Georgia Street, which
is largely the application of the Georgia Street design guidelines.
With respect to the residential towers, there was a question about the
rationale for the vertical element on the southwest tower which does
not appear on the other tower and seems a bit out of place.
The Panel strongly supported the landscape plan, in particular the water
feature and the slope of the landscaped area.
The Panel looks forward to seeing the resolution of the relationship
between the CBC building and the adjacent residential tower.
With respect to the corner of Georgia and Cambie Streets, one Panel
member stressed the importance of the aspect of the chamfered edge in
the approach down Cambie Street and recommended that it not be obscured
with planting.
• Applicant’s Response: Mr. Bakker thanked the Panel for
the positive feedback and commented that they considered the first Panel
review as a workshop session that has produced in a much better solution.
He stressed it is an enormously challenging project and they are committed
to make it work. Mr. Francl also expressed appreciation for the Panel’s
commentary.
There being no further business the meeting adjourned at 6.15 p.m.
|
