Urban Design Panel
Minutes
For: Wednesday, March 1, 2006
Index
Present
2901 Wall Street
Broadway/City Hall Station (460 W. Broadway) & False Creek
Station (595 W. 2nd Avenue)
Present: Members of the Urban Design Panel:
MEMBERS OF THE URBAN DESIGN PANEL:
Alan Endall, Chair
Larry Adams
Robert Barnes
Shahla Bozorgzadeh
Marta Farevaag
Ronald Lea
C.C. Yao (excused Items 2 & 3)
Regrets:
Nigel Baldwin
James Cheng
Margot Long
Peter Wreglesworth
Recording Secretary:
Debbie Kempton
1. 2901 Wall Street
DE: 409890
Use: Residential (4 storeys, 52 units)
Zoning: C-2
Application Status: Complete
Architect: Merrick
Owner: 326754 BC Ltd.
Review: Second
Delegation: G. Borowski, J. Losee
Staff: Mary Beth Rondeau
EVALUATION: SUPPORT (6-0)
• Introduction: Mary Beth Rondeau, Development Planner, introduced
this application for a second review. Ms. Rondeau noted the unusual context
of this C-2 site which is located between the rail lines and a single
family neighbourhood.
Ms. Rondeau referred to the view study taken from surrounding residential
homes and said that the view study resulted in two building forms with
heights of 33 ft. for the lower shoulder and 38 ft. in the higher elements.
The view slot through the middle of the site was carefully considered
to allow views through to the water from every house in the neighbourhood.
The most significant change from the previous proposal is that the lower
floor units now follow the form of the building as the Panel had suggested.
The density has changed slightly from 1.5 FSR in the previous scheme
to 1.38 FSR in this scheme. Ms. Rondeau also noted that the unit counted
has been reduced to 52 units from the previous 64.
• Applicant’s Introductory Comments: Greg Borowski, Merrick
Architecture, outlined the applicant team response to the Panel commentary
from the previous scheme. He said that the previous proposal showed the
lower level as a band of single-sided units with inboard bedrooms and
that has now been changed to sculpt the lower level and add a landscaped
courtyard. This is an improvement in terms of access to light, recess
from the rail line activities and access to garden space. The parkade
entry has been lowered with a trellis added in front of it.
Mr. Borowski also noted that there is now access to the gardens from
both buildings on the upper level. He said the common amenity space has
full height glass and linkages from both buildings. The amenity space
is 1,200 sq.ft. and opens to the courtyard.
Jonathan Losee, Landscape Architect, described the revised landscape
plan and noted that there is more visually and accessible open space.
The amenity space has a green roof as well as a skylight and the patios
have both physical and visual access to the open space. At the first
review the Panel requested a continuous pattern of street trees however
that has not been provided. The applicant team has worked with the neighbours
to open up views and create visual access from above which they did not
want to fill in with street trees.
•
Panel’s Comments:
The Panel unanimously supported this application and was very pleased
with the changes that were made to improve livability of the lower
units. It was felt that this submission was a big improvement from
the previous scheme. There were a few minor suggestions for improvements
to the landscaping to consider truncating the trellis over the amenity
space to allow more sun into the patio spaces and also for more design
development to the informal outdoor space to make it more useable.
A suggestion was made to consider an additional entry to one of the
lower level units. A Panel member said that the move to replace the water
feature with outdoor space was an improvement and the amenity space will
probably work better as communal space. In general the Panel felt that
the landscaping in this proposal was much improved from the previous
scheme and complimented the applicant team on all of their revisions.
• Applicant’s Response:
Mr. Borowski thanked the Panel for their second review and said although
he was disappointed after the first review; he is pleased with the
end result.
2. Broadway/City Hall Station
(460 W. Broadway)
3. False Creek Station (595 W. 2nd Avenue)
Use: Transit Station
Application Status: Workshop
Architect: Stantec
Owner: InTransit BC/RAVCO
Review: First
Delegation: Chris McCarthy, Allen Parker, Peter Zieth, David Harding,
Peter Buchanan
Staff: Anita Molaro
These two Canada Line transit stations were presented concurrently,
each with their own unique context and built form opportunity.
• Introduction: Anita Molaro, Urban Design Planner, introduced
this workshop discussion and briefly explained the City’s role
which is to provide advice on issues relating to the alignment, stations,
station entries and connectivity. Each of the stations will be taken
through a design advisory process which is based largely on the typical
major development application process. The stations will be reviewed
by the Panel in the form of a workshop and reported to the Development
Permit Board for advice only since the stations do not require a development
permit.
In addition to the design advisory process around each of the stations,
City staff will be undertaking a Precinct Planning Exercise to ensure
appropriate bicycle and pedestrian access and dealing with traffic, parking
and other issues in and around the stations.
The early concepts were to help the public understand the scale and
mass of the stations within their immediate context. Since the detailed
design of the stations is in its early phase this workshop is an opportunity
for the Urban Design panel to provide creative urban design and architectural
advice into the station designs as they are being developed.
Broadway/City Hall Station will be a significant transit hub on day
one because of the B-line connection and possible extension with the
Millennium Line. Lands owned by the City around Broadway between 10th
Avenue and Yukon and Cambie Street have a long term vision to be developed
as a City Hall expansion although there is no specific timeline. This
site is limited to 80 ft. height from the Broadway elevation to 10th
Avenue and that height limit will be protect whether or not the zoning
changes.
Another aspect of the long term vision for this area is active street
level frontages along Broadway and Cambie Street. This station and the
entry to the building will play an important role and provide the opportunity
to develop as a piece of public architecture within this precinct.
False Creek South Station was not within the original scope of work
for phase one; however the City has made a contribution so that this
station can be built now. The lands around this site will go through
a rezoning so the street network and development details are still unknown.
There are a number of different variables that may affect the road network
and the accommodation of the existing streetcar is one of them.
With respect to built form and massing of the site, it will be consistent
with the neighbourhood to the north with 10-12 storey buildings. The
station will be standalone with buildings that may come close to it but
the station will not be overbuilt. An important element of this particular
site is the Traction Power Service (TPS) building in Rocket Park. This
may be an opportunity for this building to take advantage of the changing
grades between the higher slope of the off-ramp and the lower slope of
2nd Avenue.
City urban design objectives for the station designs on which the advice/comments
of the Panel is sought:
- achieve a strong sense of publicness, conveyed through the highest
quality architecture, also highlighting access and openness;
- achieve good connectivity/accessibility for transit users and pedestrians;
- achieve a safe environment both within and around the station;
- achieve high quality public realm interface with high amenity sidewalk
areas with active edges providing pedestrian interest and weather protection;
- allow for future commercial/retail opportunities within or near stations.
These stations are an opportunity to be a statement of public architecture
and an extension of the public realm for many years to come. The Panel
is asked to consider and advise on the public nature of these stations
given the highest quality architecture is the goal.
• Applicant’s Introductory Comments:
Allen Parker, InTransit BC, said that the two stations being reviewed
at this meeting, although part of the Cambie corridor, are set apart
from King Edward, 41st and 49th Avenue stations because of the potential
for adjacent development.
False Creek South station will have a centre platform and trapezoidal
geometry. The station is located at a transition between the bored tunnel
and the cut and cover tunnel. Broadway station will be the highest station
of the Canada Line with interfaces for the bus on Broadway and equally
important is the future connection to the extension of the Millennium
Line. Mr. Parker noted that optimizing the connection to the Millennium
Line is important.
Peter Buchanan, Stantec, said that the Broadway station introduces gardens
and landscapes of City Hall and British Columbia (BC) whereas False Creek
South station introduces the waters edge of Vancouver and BC. Both stations
are potential foregrounds for future developments. The proposed False
Creek South station house takes the form of a ship with ribs and strapping
to reflect the False Creek ship building and timber industries. This
building will be warm and welcoming with wood and glassy walls that celebrate
public transit as the future method for moving around the city.
False Creek South station will have abundant overhangs to protect the
traveler and movement to the platform is fairly simple as you descend
to the mezzanine level. Using an escalator and elevator as the primary
means to get below grade the ambition is to have a place that is defined
and very easy to orient oneself in. There is a desire to bring as much
daylight as possible to the lower levels.
David Harding, Stantec, said that the design of Broadway station is
a much simpler building that is limited in terms of the site. The form
is on a tight site with a narrow station entrance caught in the steep
plain of Cambie Street. This is the only station with double height volume
and the concourse will overlook the platform below.
There is an opportunity for overbuild in the area and there will be
a party wall in anticipation of future development. The use of light
and transparency has been considered for this station, noting that more
glass is better for visual access and a sense of safety. Mr. Harding
said that an all glass building at night becomes a marquee. He described
some of the other station details and the connection to the landscaping
of City Hall.
• Panel Consensus:
- Everyone was complimentary in terms of the two stations recognizing
the opportunity for a more legible sculptural form and both show promise
to provide for a strong urban gesture;
- Need to achieve more sense of commonality between the two stations.
The stations are interesting individually but they need a stronger sense
of how they connect. Elements such as glazing and handrail details are
perhaps too subtle to adequately tie the stations together and stronger
linking design elements should be explored.
• Panel Commentary:
GENERAL
- Concerns that advertising be within the nature of the building and
not on the street. Advertising inside the building is acceptable;
- Natural light is key and should be key for all stations. Natural light
will go a long way to relieve anxiety and to enhance passenger experience;
- Make the stations simpler than they are as now. Should be strong gesture
but not a grand gesture;
- Revisit the 5 major City goals to determine if they have been achieved;
- The stations seem to turn their backs on strong connectivity issues;
- There should be parking and washrooms available at the stations for
the convenience and comfort of the transit users.
BROADWAY
- Broadway is not responding well to the context; take into consideration
the great retail opportunity on the roof that is green space;
- The idea of spilling out onto the roof is a great opportunity;
- Creating opportunities for street interest should be a priority over
the lightbox;
- Further design development to make the sculpturally folded plate more
interesting;
- Further consideration to the triangular wedge and the column is disappointing;
- Cantilever piece is exciting;
- Address the corner plaza to make it more open;
- The inspiration for this station should not be the park in front of
City Hall but City Hall itself. City Hall is an icon of the city and
it would be nice if the concrete work could reference City Hall;
- Like the double row of street trees;
- The roof top with a small area of seating is not sufficiently attractive.
By making the roof flat and accessible the opportunity to make it sculptural
is missed. Make it strong and not necessarily accessible and work at
the scale it is, which is small compared to what will happen adjacent
in the future;
- The opportunity for retail in the south portion of the site is not
a compelling urban design priority. City Hall and its park are not retail
and the logic for retail continuity doesn’t make sense in this
block form. Give it more of a Civic Precinct quality;
- The lookout is important on Broadway but it should be hardscape;
- Give further consideration to the roof top space;
- Ventilation could be used as a sculptural element.
FALSE CREEK SOUTH
- Further consideration of what the light well might be;
- Capitalize on the opportunity to get natural light as far down to the
platform level as possible;
- Appears more standalone in terms of characteristics, consider further
simplicity in the sculptural approach;
- Like that the station can be viewed from above and it would be nice
not to lose the roof treatment;
- It would be helpful to see how the station will look in context next
to the bridge, needs to be modeled in context in order to be better understood;
- Like the idea of the ship form;
- Concerned with the peripheral facilities of the station;
- The future streetcar alignment should be anticipated in this design;
- The TPS station should be advanced and a green roof there would be
logical;
- Further explore South East False Creek and the waterfront edge;
- Concerned about the way it is tucked in and the strength of it. As
a sculptural form the station may not be perceived from all of the angles
that would be expected.
Applicant’s Response: The applicant team thanked the Panel for
their constructive input.
The meeting adjourned at 7:00 p.m.
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