Urban Design Panel
Minutes
For: Wednesday, November 9, 2005
Index
Present
5365 Baillie Street
1808 West 3rd Avenue
Present: Members of the Urban Design Panel:
MEMBERS OF THE URBAN DESIGN PANEL:
Alan Endall, Chair
Larry Adams
Nigel Baldwin
Robert Barnes
Shahla Bozorgzadeh
James Cheng
Marta Farevaag
Ronald Lea
Margot Long
C.C. Yao
Peter Wreglesworth
Regrets:
Edward Smith
Recording Secretary:
Debbie Kempton
1. 5365 Baillie Street
DE: 409734
Use: School addition
Zoning: RS-1
Application Status: Complete
Architect: Howard Bingham Hill
Owner: Francophone Education Authority
Review: First
Delegation: Mike Hill, Danielle Wiley, Peter Kruek
Staff: Dale Morgan
EVALUATION: SUPPORT (7-2)
•
Introduction: Dale Morgan, Development Planner, presented this application
for a secondary school in the RS-1 District bordered by Baille Street
to the east, Willow Street to the west and West 37th and West 39th Avenues.
This development will occur on the site of an existing elementary school.
Mr. Morgan said that eventually the elementary school will be demolished
however for the immediate future the elementary school will remain.
Mr. Morgan described the surrounding site context for the area as well
as the program components for this application, noting that the school
is in negotiations with the Park Board to develop a field, kiddie corner
to Willow Street and West 37th Avenue, as a soccer field and ultimate
Frisbee pitch. That field is not part of this application.
Mr. Morgan reviewed the site strategy, noting that the proposed massing
takes into consideration neighbouring views and access to natural light.
The applicant is seeking a basic LEED certification and plans to retain
existing landscape features where possible. It has been concluded that
geothermal heating and cooling are not economically practical so radiant
floor and ceiling heat are proposed as well as sun shading devices.
The Baille Street frontage is intended to be the main entry to the secondary
school and that foyer will also allows access from Willow Street. All
of the service functions such as parking, loading and industrial arts
storage will occur off of West 37th Avenue.
This application seeks relaxations for building height, yard setbacks
and FSR which are provided for in the Zoning and Development By-law with
respect to schools.
The advice of the Panel is sought on the following:
- comments on the general size and scale of the proposed building relative
to the street, site and surrounding RS-1 buildings;
- comments on the general building massing, particularly the handling
of parking and loading access;
- comments on material and façade treatment, noting exposure
on West 37th Avenue and the blank wall along Willow Street;
- comments on the proposed sustainable aspects of the project.
• Applicant’s Introductory Comments: The applicant team
briefly reviewed the project noting that it was difficult to find a site
for this school and the Ministry of Education has come a long way from
the prototype school to provide additional funding for underground parking
and a playfield, which is being negotiated with the Park Board. In addition
there is support for the use of a variety of quality materials and a
basic LEEDS certification.
Peter Kreuk, Landscape Architect, described the landscape plan stating
that the first principle is to retain as many existing trees as possible.
Mr. Kruek also noted the desire to keep the landscape maintenance issue
at a low level.
• Panel’s Consensus on Key Aspects Needing Improvement:
• Another layer of consideration at a detailed design level is
required with a view towards achieving increased clarity and simplification
of the overall architectural expression;
• Reconsideration should be given to the articulation of the Willow
Street frontage. The introduction of clerestory glazing, additional points
of access, and surface articulation should be considered;
• Further design development is required to clarify aspects of
parking and loading access, and the interface with the West 37th Avenue
greenway;
• Further consideration is needed in regard to the expression
and detailing of the central link and the abrupt interface with the existing
school, including an increase in transparency and architectural detail;
• Further clarification and consistent resolution of the overall
landscape approach at a detailed level;
• Encouragement to continue to further pursue sustainable design
aspects of the building, particularly the potential for greening of roof
areas and achieving more day lighting to interior spaces.
• Related Commentary:
The Panel thought this plan was well resolved and the siting, as well
as the rationale for the siting, was supportable however it was unanimous
that there needs to be another layer of design development to the building.
All of the Panel members were supportive of the requested relaxations
for height and setbacks.
Several Panel members stated that access off of Willow Street is critical
and one Panel member suggested creating a gap in the existing hedge for
that purpose. A Panel member stated that the “dogleg” access
route to the front entry should be more direct.
In general the Panel wanted to see more glazing, and more thorough design
consideration of the Willow Street elevation, particularly to the gymnasium
and stairs. With respect to materials, one Panel member questioned the
high contrast between the old school and the new school and suggested
a more straightforward treatment. Several Panel members thought the look
of the building was quite institutional and one Panel member suggested
use of a natural finish on the metal for less of an institutional look.
In terms of sustainability, several Panel members suggested a green
roof. One Panel member noted that overlook may not be an issue now but
the area is changing and it may be an issue in the future. There was
also concern by a Panel member about the amount of gravel and asphalt
used on the site. It was suggested that perhaps some of the outdoor court
surfaces could be rethought and softened.
• Applicant’s Response:
Mr. Hill thanked the Panel for their detailed comments, particularly
regarding glazing of the facades. He said that concerns with the use
of West 37th Avenue for access are valid. With respect to the issue
of the foyer and its flow from the outside, although it is an interesting
point, it’s not an issue programmatically.
In terms of materials, Mr. Hill said that it was the applicant team’s
intention was to create an institutional feel and if the Panel feels
unfinished metal and a less institutional feel is appropriate the applicant
team can explore that.
2. 1808 West 3rd Avenue
DE: 409776
Use: Mixed (6-storeys, 23 units)
Zoning: C-3A
Application Status: Complete
Architect: W.T. Leung
Owner: 0715163 BC Ltd.
Review: First
Delegation: Wing Ting Leung, Gerry Eckford, Doug Millar, Eugene Lee
Staff: Mary Beth Rondeau
EVALUATION: SUPPORT (9-0)
• Introduction: Mary Beth Rondeau, Development Planner, presented this
application which is on a small site in the C-3A zone. The proposal
is for ground floor retail with 5 storeys of residential above. Ms. Rondeau
noted that redevelopment in this area is somewhat constrained by the
lack of a lane.
Ms. Rondeau said knowing there are side-facing windows, patios and decks
in the neighbouring apartment building, staff and the applicant looked
at a volumetric tradeoff to keep this building low and maintain separation
between the other buildings.
The areas in which advice of the Panel are sought include:
- how the proposal fits into the context with respect to the proposed
variations to the Design Guidelines and what the impacts are.
• Applicant’s Introductory Comments: Wing Ting Leung, W.T.
Leung Architects, stated that this is a fairly simple, small site. Gerry
Eckford, Landscape Architect, described the landscape plan, noting that
the existing street trees would be retained.
• Panel’s Consensus on Key Aspects Needing Improvement:
- Consider enhancing the size of the roof decks and landscaping.
• Related Commentary:
The Panel unanimously supported this application. It was considered
to be well handled and the Panel felt that the variation in the Guidelines
being proposed would set a good precedent for the area. The Panel also
welcomed the more urban approach to Burrard Street.
With respect to the upper amenity room, one Panel member suggested adding
washrooms to that space to make it more useable. The same Panel member
stated that the residential entry seemed secondary to the rest of the
façade.
Several Panel members suggested the addition of a green roof and landscaping
of the roof was strongly encouraged.
Applicant’s Response: Mr. Leung thanked the Panel for their comments.
Meeting adjourned at 6:30 p.m.
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