advisory design panel 10350 university drive minutes 17 ... · pdf fileadvisory design panel...

h:\adp\minutes\2012\min adp 2012 05 17.docx

. 06/19/12 12:11 PM

Advisory Design Panel Minutes

City Centre Library, Room 418 10350 University Drive Surrey, B.C. THURS, MAY 17, 2012 Time: 4:10 PM

Present:

Chair – L. Mickelson Panel Members: N. Baldwin W. Francl D. Lee S. Vincent S. Lyon J. Makepeace Cpl. M. Searle Guest Panelists: James Cheng – Regrets Jim Hancock – Regrets

Guests:

Ralph Laser, Cotter Architects Bonnie Cotter, Cotter Architects Taichi Azegami, Cotter Architects Sarah Atkinson, SCDC Aubrey Kelly, SCDC Peter van der Meulen, ZGF Architects Mark van der Zalm, VDZ+Associates Rob Whetter, Cotter Architects Michael Heeney, Bing Thom Architects Lisa Potopsingh, Bing Thom Architects Nick Sully, Shape Architecture Derek Lee, PWL Maciej Dembek, Barnett Dembek Architects Inc. Meredith Mitchell, M2 Landscape Architecture

Staff Present:

T. Ainscough, City Architect - Planning & Development

H. Bello, Senior Planner - Planning & Development

M. Rondeau, Senior Planner - Planning & Development

G. Gahr, Acting Current Planning Manager – North, Planning & Development

H. Kamitakahara, Planning Technician, Planning & Development

A. RECEIPT OF MINUTES / NOTES

It was Moved by S. Vincent Seconded by L. Mickelson That the minutes of the Advisory Design Panel meeting of May 3, 2012 be received. Carried

B. RESUBMISSIONS

1. 4:15 PM

File No.: 11-0334 New or Resubmit: Resubmit Last Submission Date: March 22, 2012 (workshop) Description: Mixed use high rise with hotel/conference, retail,

office, residential – 47 storeys Address: 10347 & 10341 City Parkway & portion of 13450

104 Avenue, City Centre Developer: Century Group &

Surrey City Development Corporation (SCDC) Architect: Patrick Cotter, Cotter Architects Landscape Architect: Mark van der Zalm, van der Zalm & Associates Planner: Gary Gahr Urban Design Planner: Mary Beth Rondeau

Advisory Design Panel - Minutes May 17, 2012


. 06/19/12 12:11 PM

The City Architect explained that the previous submission was a workshop and therefore no resolution was made. It was also noted that a response to the recommendations will be presented by the applicant and the ADP is asked to comment on the applicant’s response and make a formal resolution. The City Architect provided a summary of the main recommendations from the March 22 workshop:

Simplify the podium to respond better to the City Hall and Library

Incorporate the free standing stair from the garage in the building.

Maximize the active uses at ground and the upper levels of the podium facing the plaza.

Develop a more graduated approach to the shear wall openings.

Delete the handles at the top of the tower.

Revise landscaping to maximize the green edge and active uses facing the plaza

The Project Architect presented an overview of the site plan, building plans, elevations, cross sections, and streetscapes and highlighted the following:

The purpose of the presentation is to respond to the comments that were received at the workshop on March 22, 2012.

The Project Architect explained the massing changes, the refining of the design of the shear wall, and the glazing system design.

A significant change has been made to the footprint of the building, which has had an effect on the landscaping. The podium has been extended out, to provide a better relationship between the building and Market Street. The larger podium provides for a much more urban feel and reinforces the pedestrian sidewalk at the base of the building.

More information was provided on the shear wall design. A sample illustrating the thickness of the shear wall was provided.

On the east elevation, work has been done to develop a language of a continuous balcony expression.

The west elevation is the cleanest of the planes. On the west elevation, the primary move was to pick up on the language of the three buildings on the plaza (Library, City Hall, Phase 3). At the pedestrian scale, these three buildings frame the public space in a hierarchical way. The design of the subject building picks up on the patterns of the other buildings and relates to them.

The revised proposal allows for more animation of the plaza by creating social spaces at the podium level that are completely transparent to the plaza. Instead of being tucked away the lounge area, cafe, and hotel reception have been brought out into the centre of the space and will animate the plaza.

The Sustainability Architect reviewed the sustainability plans and highlighted the following:

The larger energy picture is being developed by looking at ways to build capacity and reduce energy use. The project uses a ground source heat exchange system.

There have been discussions with Fortis BC about the possibility of a co-generation turbine.



. 06/19/12 12:11 PM

Other strategies are also being considered such as wind turbines on the roof, which have the potential to harness wind power.

The focus is also on creating a higher performance building envelope. The building uses glass which has 50% light transmittance. This allows for the capitalization of views but also for solar screening.

The colouration of the glass is also important; it has an effect on the appearance of the building during the day. The glass that has been chosen is a neutral colour, is lightly reflective, and complements the natural environment.

The amount of glass on the building is also being balanced with the use of overhang elements, such as decks and balconies, which create shade.

Within the building, the focus is on isolating the outside temperature from the inside and protecting the thermal mass of the shell, addressing heat gain using trickle ventilation.

The Landscape Architect reviewed the landscape plans and highlighted the following:

At the Workshop, ADP members commented that it was important for the green walls to add some interest along the side of the building. There was strong support for developing a green wall along the side of the building that is visible from the SkyTrain in order to provide visual interest as people enter the City Centre from the SkyTrain. There was also discussion about the upper floor balconies with reference to liveability, and support for greater landscaping and urban forestry at the base plane.

The increased building envelope/podium has had an impact on the amount of landscaping that can be provided at the base plane. There is still a significant amount of landscaping at grade, but now there is more landscaping within the building.

There is a significant space between the building and the SkyTrain guideway which allows for the penetration of light; the strategy is to capture storm water, bring it down through the green wall system, and filter it into the bioswale below the guideway. The idea is to make this an expanded public thoroughfare. The SkyTrain pillars could also be cladded with a green wall system; the vision is for this area to be a pleasant place to walk while also serving as a functional part of the storm water strategy.

The green wall system uses varying sizes of the “guitar pick” shape that picks up on the shear wall shapes. The expression is playful and useful as it can capture storm water.

The amenity spaces were discussed, including the guideway banquet meeting rooms with balcony opportunities, the health club, the children’s amenity space and the skydeck.

In response to questions the following information was provided by the Project Design Team:

The cogeneration turbine would be a natural gas turbine that would generate electricity and provide an opportunity to capture heat waste. Strategies are being discussed with local energy providers. The cogeneration turbine would supplement the geothermal; the geothermal allows for the efficient extraction of heating and cooling and cogeneration



. 06/19/12 12:11 PM

is a supplemental program to assist in meeting the emerging goals of the region.

All of the retail space is at street level because it is anticipated that the neighbourhood cannot yet support second floor retail. A highly urban environment is anticipated but is not here yet, and some reasonable accommodations have been made considering the neighbourhood context.

There has been a lot of discussion around the way the building is glazed. There is a good strategy for self-shading and high-performance glass, but at the podium level, the space warrants a different glazing treatment to allow for more public and active uses. Much more attention is being paid to the glass pattern at the first 40 feet of the building.

A Structural Engineer has reviewed the 20 foot cantilever at the south, and no problems engineering this are anticipated.

The underground parkade is accessed from the City Hall parking entrance. There is an agreement for shared use of public parking.

The Development Application involves rezoning and a Development Permit, which run concurrently.

The glazing system uses a new product and is being developed with Allen Windows. The project would be the first to use this front-glazed window wall system, which moves the glazing out to the front face of the frame, similar to curtain wall.

The midday sun will hit the amenity deck and this is anticipated to be a usable space even though it will be in the shade for a lot of the day.

The fitness centre and swimming pool at the amenity level will be accessible to residents and hotel guests.

ADVISORY DESIGN PANEL STATEMENT OF REVIEW Mixed use high rise with hotel/conference, retail, office, residential – 47 storeys 10347 & 10341 City Parkway & portion of 13450 104 Avenue, City Centre File No. 11-0334 It was Moved by Stu Lyon Seconded by Nigel Baldwin That the Advisory Design Panel (ADP) recommends that the applicant address the following recommendations and revise and resubmit to the Advisory Design Panel. Note: the intent of this resolution was to request an update to the ADP on the response to the recommendations; the Panel generally supported the revisions that were made.

Carried

STATEMENT OF REVIEW COMMENTS

Context and Site Plan

Consider outdoor programmed space on the edge of the plaza. On the west side of the base there could be outdoor tables to restaurant and coffee bar.

The ground plane is very simple and sterile and there could be a bit more happening there.



. 06/19/12 12:11 PM

Present the landscape plan for the entire civic plaza to show the project in context.

Form and Character

The proposed building is now supportable. Notable improvements are the resolution of the base which now has a more rectilinear form which does a better job of framing the plaza. The height of the podium also has a stronger relationship to the library. The overall tower massing is elegantly composed.

Internally, the entry process at grade is better resolved, and the detailed design of the hotel has evolved nicely.

The open volume in the lobby mezzanine which is now at a 40 foot height is an improvement.

The expansion of the building facade to Market Street is appropriate – it creates a nice vaulted interior space.

Good improvement to the amenity deck.

Shear wall – improve the gradation; will relate better to the punched window openings in the Library and the City Hall.

Consider a shear wall punch pattern that works well for the rooms within. Look at it from the point of view of what’s inside the building – what would make the rooms outstanding? Also try for more variety and a 1 storey module. The design needs to be more random and varied in its progression.

Shear wall pattern – one panel member recommended guitar pick patterning should be read as inflected pairs rather than single repeated pattern as currently shown: more consistent with eastern style of patterning.

The west facade needs more work, for example solar shading, variety, presence, etc. To work the facades must be curtain wall or something very like it. The western residential facade is too repetitive.

Consider using the east elevation as a precedent for expression on the west side – emphasis on the three floor banding. The three floor skip bands may not be necessary and may be revisited.

Consider introducing Juliet balconies on the west facing hotel to allow/encourage better interaction with the public square.

Consider more clarity to the hotel pre-function space.

The main entrance to the building accommodates the residential tower, the office function, and the hotel. The main entrance should face the plaza directly.

Many of the hotel rooms appear to be too small to function and furnish. Take into consideration the marketability of the hotel rooms.

Podium extension to the west should facilitate more outdoor space at second level. A good example of this is the restaurant at the Shangri La facing onto Alberni Street.

Given the scale of the development and civic plaza, a multi-tiered/multilevel outdoor interface is critical to successfully achieve an active edge condition. Vertically semitransparent glazing doesn’t create a “friendly” edge to the plaza. Consider greenery on the second/third levels – this is the most desirable outdoor edge to the plaza and should be celebrated as a strong indoor/outdoor space on 2 or 3 levels.



. 06/19/12 12:11 PM

Outdoor terraces including swimming pool, outdoor fitness and amenity patio really could be opened up to visually engage with the plaza. Right now the curtain wall glazing appears flat – almost like a shield to the plaza. Bring forth the human scale activity and articulation to the first 4 levels. This is a massive west facade and a massive plaza deserves a rich, articulated edge.

The shoulder of the podium covers the pool and reduces its comfort level, as it reduces penetration to the deck space.

The south edge of the tower should have the same solar shading as the hotel.

Landscaping

Like the foil between the vertical “guitar pick” expression on the upper terraces. Like the whimsical/playful expression of the play area and inaccessible roof space.

The simplicity of the landscape approach has the potential to be carried forward on future development. The strong grid of trees is a pattern that can be easily repeated to create a consistent green canopied edge to the plaza.

Consider a more contiguous bosque of trees to strengthen the “green canopy frame”. The plaza is inherently hard and requires green relief.

It is very important to see that the plaza expression up to the building edge of this and future developments have a consistent set of elements (e.g., bollards, paving, tree grates, etc.). It is important for the ground plane of this and future developments to read as one consistent precinct.

Caution on the green wall expression – hard to maintain.

Combining the storm water runoff and irrigation system needs to be well thought out to ensure that it will work all year round.

The ground plane needs to be drawn in conjunction with the landscaping. How is the inside/outside relationship being encouraged?

CPTED

Focus on making the plaza as vibrant and active as possible.

Don’t just focus attention on the street; there should be a lot of activity occurring at ground level on the plaza; encourage active uses at ground and at the podium floors to create “eyes on the plaza”.

Look creatively to make the space at the ground level as active as possible. Take advantage of the natural warmth of that side of the plaza that will draw people to spaces at the ground floor of this project.

Accessibility

Ensure that there are power doors to entrances.

Ensure accessible washrooms in the hotel and public spaces.

Elevator button panels should be placed on the side to provide access to all floors. Also provide voice commands for visually impaired.

Provide emergency call buttons in elevator lobbies.

Provide disabled parking spaces close to the elevator lobbies (625 = 13 spaces). It is preferred that the disabled parking spaces are not on lowest parking level.



. 06/19/12 12:11 PM

Amenities should be barrier free and managed programs should be made to consider disabled residents and hotel guests.

Ensure that at least 5% of the units are disabled accessible (hotel and residential).

Sustainability

Well thought out and ambitious environmental approach.

Good points in the design include the geothermal, heat recovery ventilation, high and low trickle ventilation (however, this would be better if the glazing percentage was reduced), “guitar pick” shading, green walls and green roof, and operable windows.

Study wind turbines and roof to confirm that they will work. They are not likely to work in practice.

Good storm water strategy in the LRT strip.

There is too much glass, and difficult/complex approaches are being proposed to try and balance high heat gain and cooling in order to counter the effects of the glazing. Consider reducing the amount of glass.

Horizontal shading from balconies has minimal benefit on the east and west sides.

On the west side it is difficult to achieve comfortable conditions with so much glass.

Cogeneration is not really part of the project, it could be done/added anywhere – not necessarily on this site as cogeneration needs a use for waste heat 12 months of the year and this building doesn’t have a large heating load in the summer.

No space available for appreciable solar panels to be practical. The Urban Design Planner provided the following comments in response to questions from the panel:

The design treatment on the plaza will be carried through the entire plaza; there will be a consistent treatment on all sides.

The Project Architect made the following comments on the Statement of Review:

The coffee shop opens out onto the sidewalk and thought has been put into spill-out spaces around the building.

An energy modelling program is currently being undertaken and the Project Team will continue to model and deal with that.



. 06/19/12 12:11 PM

C. NEW SUBMISSIONS

2. 6:00 PM

File No.: 11-333 New or Resubmit: New Last Submission Date: -- Description: Residential apartment building Address: NE corner 104 Avenue and University Drive Developer: Hermann Noessler, Bosa Properties Architect: Patrick Cotter Landscape Architect: Mark VanderZalm Planner: Gary Gahr Urban Design Planner: Mary Beth Rondeau

The Urban Design Planner presented an overview of the proposed project and highlighted the following:

The height of the towers is set by the neighbourhood context. To the north of the site is another block of towers and then 4 to 6 storey buildings. To the west is the BC Parkway, which is a separated bike and walking path.

The buildings will use District Energy system.

Comments from the panel are requested on the following: o podium - this is a location close to City Hall so the question of the

podium height is important; 4 to 6 storeys was recommended. o tower expression - the two towers look the same; the panel is asked

to comment on whether or not the tower expression/vocabulary is distinctive enough.

o size of the floor plate - 7,700 Sq. ft. proposed; 6,500 sq. ft. recommended.


This is a mixed-use project immediately north of the New City Hall. There are currently six existing lots which will be consolidated as part of the Rezoning and Development Permit application. The project includes retail commercial at the corner and townhouse units at grade, at the north end.

The Mayflower Cooperative development and four-storey condominium buildings exist to the east, and there is undeveloped land encumbered by the SkyTrain guideway to the northeast.

The proposed design takes into consideration the existing neighbourhood context.

A central private road will connect with the finer grain street network.

The outdoor amenity space is split up. There is a courtyard at the north end, and a rooftop amenity space at the south end, which is accessed from the third floor of the tower.

The project provides for a strong pedestrian connection to the City’s pedestrian network. A private street will be established with strong north-south access and mews that would connect to a central pedestrian spine.



. 06/19/12 12:11 PM

A 26 storey tower and a 32 storey tower are proposed. The height increases toward the City Centre. Both towers are proposed to be accessed from the north. At-grade indoor amenity space and townhouses face east, and the indoor amenity space opens up to outdoor amenity space.

The form and character of the buildings is quite contemporary, and reflects what’s happening across the street in the City Centre. A main feature is the lighter-coloured framework highlighted with a darker tone, and concrete bands on every second floor. The upper floors are stepped which allows for increased slenderness and an emphasis on the height of the tower.


The landscaping is functional and aesthetically pleasing.

There are outdoor amenity spaces throughout the site.

The internal street is detailed as if it were a public street. There are no street trees lining the east - west corridor. The idea is to create infiltration zones and move the street trees back.

The townhouse podium provides for a nice interface and separation of private and public space. There are rooftop patio opportunities for the townhouses, which provides for street level animation.

The storm water is being celebrated with a water feature. This adds an element of whimsy to the project.

The idea with the storm water management is to take water off of the rooftop through planted spaces and across the greenway into a bioswale. The bioswales add a higher level of texture, reduce noise, and act as filters to capture sediment and provide for a “first flush” before the water enters the City system.

Art will be integrated into the development as well, and the vision is to celebrate the infrastructure through the public art.

In response to questions the following information was provided by the Project Architect:

There is an ongoing dialogue between the project team and City staff regarding the siting of the commercial buildings, in order to provide for prominence and exposure to the street.

The intention is for the project to use the City of Surrey district energy system but the details of this are still being determined.

There is no resolution yet on the cross-section for the sidewalk, boulevard and multi-use path.

In response to questions the following information was provided by the Urban Design Planner.

There are no future plans being considered for the Mayflower Cooperative site as it will likely be there long-term.



. 06/19/12 12:11 PM

ADVISORY DESIGN PANEL STATEMENT OF REVIEW Residential apartment building NE corner 104 Avenue and University Drive File No. 11-333

It was Moved by Stu Lyon Seconded by John Makepeace That the Advisory Design Panel (ADP) recommends that the applicant address the following recommendations and revise and resubmit to the Advisory Design Panel.

Carried


Context and Site Plan

The project should respond better to its City Centre / University Drive context.

Vehicle Circulation

Consider moving the north tower entrance ramp out of the courtyard and into the east edge of the property. There should be a direct route to the entrance of the north tower from the interior of the site.

Consider a single parking entrance that would allow for a more pleasant entrance from the courtyard.

Move the entrance ramp to the north tower so that an identifying courtyard can be provided in that location (at south tower).

Reconfigure the loading area behind the tower (south) so that it works.

Widen the doors which provide access to the bike rooms.

Pedestrian Circulation

Provide clear access from internal road to the north tower entrance.

The proposed entries to the towers are poor. The entrances should provide for a clear indication of where you want people to enter.

Form and Character

Too much of an extruded floor plan in the towers.

Base tower massing is okay but there is no organizing concept for the elevations.

The commercial buildings should be clearly defined and the building that is further setback should be brought forward.

Provide a more consistent and continuous commercial edge on the street; consider a more “commercial” facade and delete the piers.

The blank wall on east commercial building should be softened; it is quite stark.

Within the context the 2 to 3 level podium works. It creates a comfortable street front that reduces a strong urban feel.

A bigger, continuous podium is needed to respond to the City Centre buildings immediately south of the site.



. 06/19/12 12:11 PM

Residential building entries need to be more defined

The buildings are heavily articulated with repetitive and continuous balcony iterations. There should be a stronger thesis for the composition of the facade, and something that is a bit more textured.

The size of towers and podium height, including the floor plate, is okay especially at the bottom, but there is a concern with the length of the extrusion; consider relocating some of the tower density to a 6 or 8 storey podium over the commercial space.

The same tower expression for both towers works okay, given that future development potential on neighbouring sites will create variety in the area.

Concern regarding the pure symmetry of the towers. Consider a bigger gesture for the west facade.

A 6,500 sq. ft. plate size is better than a 7,700 sq. ft. plate size but with architectural development a 7,700 sq. ft. plate size can work.

A lot of development on massing and articulation is needed to make these towers sing.

Landscaping

The landscape architect is commended on the project’s storm water strategies and the desire to manage storm run-off on on-slab conditions. Panel members liked the storm water features.

Like the function of art celebrating storm water.

There should be a larger, more usable, destination green area at grade.

Knowing that street trees on grade are not feasible given the shallow slab depth, look for opportunities to introduce feature trees alongside the internalized east-west street. If not a raised planter, then berming in some areas could be considered. This may help to frame views and provide a pedestrian scale canopy.

Think about the interface between the multi-use trail and the sidewalk, and how to broaden those areas. Consider combining the paths at the southwest.

Give the corners some animation.

Investigate opportunities to use landscaping features to draw people through and around the detached Commercial Retail Units and through the mews.

Ensure that the storm water management system can handle the high volume of water anticipated.

The landscaping has many interesting functions and programming which provides some interest and something for people of all ages.

Consider a rooftop community amenity space on the south tower.

Provide more landscaped space in the courtyard and finer grained design development.

CPTED

Provide a high quality streetscape including way finding and providing eyes on the street.

Ensure that after-hours lighting is provided.



. 06/19/12 12:11 PM

Accessibility

Ensure that the call button panel is placed on its side to allow access to all floors.

Amenities should be wheelchair accessible with accessible washrooms.

The entry and underground parking call buttons should be accessible.

There should be emergency call buttons in elevator lobbies.

All patios and rooftop amenities should be barrier free.

Paving should be level and wheelchair accessible.

Provide power doors to retail/commercial spaces.

At least 5% of the units should be disabled accessible.

Sustainability

Good approaches for rainwater collection and runoff strategies.

Would like to see less glass. Less than 40% glazing is a good approach.

It is positive that the project will be required to be on the District Energy System for energy efficiency.

3. 7:00 PM

File No.: 7912-0106-00 New or Resubmit: New - workshop Last Submission Date: -- Description: Proposed Guildford aquatic centre with 50 metre

pool & leisure pool Address: 10585-152 Street and 15105-105 Avenue Developer: Scott Groves, City of Surrey Civic Facilities

Architect: BTA and Shape Architects Landscape Architect: Derek Lee, PWL Landscape Architects Planner: Pat Lau Urban Design Planner: Mary Beth Rondeau


The context of the Guildford Aquatic Centre was explained. The site is located along two major arteries – 152 Street and 104 Avenue, and is a gateway into Guildford and Surrey in general. 104 Avenue is a future rapid transit corridor. In the general area there is a mall with an abundance of surface parking, low-rise residential buildings, two hotels (the Sandman and Sheraton), gas stations, and office commercial buildings.

There is an existing library and recreation centre on the subject site, along with surface parking.

The site slopes from south to north, about 6 metres across the site.

There is a treed area at the northeast corner of the site, and a storm water pond condition close to 152 Street. There is a Jim Pattison digital sign at the corner of 152 Street and 105 Avenue, and an existing skate park close to 105 Avenue and the existing Recreation Centre entrance.

The site consists of two properties which would be consolidated into one as part of the application. The site is bordered by Lincoln Drive to the north.



. 06/19/12 12:11 PM

At first, a four-storey parking structure was being considered on the site at the north west, but this was problematic. The existing library views would be disturbed by such a parking structure, as well as the low-rise residential development to the north of the site. As a result, the additional parking has been located at the northeast corner of the site. This would allow for a more efficient layout, design and construction efficiencies, and cost-effectiveness.

The grading of the site poses a challenge.

The design bridges the existing and proposed buildings with a new reception and control area. One of the problems with the existing building is that the control area is placed in a corridor, so people have difficulty figuring out where they need to go. This problem would be rectified with the new reception and control area as proposed.

Different orientations were considered for the pool. The pool is sunken down in order to provide a more sensitive reaction to the grades along 152 Street.

The parking and building are tied together with the use of landscaping as a feature. The landscaping will act to bring people across the site.

The idea is to look toward the future in determining the location for teh entrances to the addition. The existing condition is a suburban environment where everything on the site is internal. The entrances are internal and not off of the main street. The new building will have an entrance off of 152 Street to offer a civic gateway and address the future more urban condition that may be set up with commercial activity along 152 Street.

304 parking stalls are required, based on shared usage and good pedestrian connections to the parking lots and the main entrances as well as the use of the Guildford Town Centre parking lot.

The vehicular circulation will create an opportunity to go in several directions once you enter the site. There will be a ramp along the east side which will take vehicles to the lower level. The ramp will act as a buffer to the parking from 152 Street.

For pedestrian circulation, there is an existing sidewalk around the perimeter of the site, and connections will be added to the sidewalk as well as to new crosswalks and pedestrian paths. There may be some potential conflicts between the vehicle and pedestrian circulation which will be dealt with.

CPTED considerations have been taken into account. There will be landscape lighting as well as a light splaying out from the building. Glazing will be provided in stairwells to open them up, and there will be passive surveillance at the pool deck level.

The design has a natural organic fluidity. The vision for the project is as a “magic box”, with recessed punched windows which filter out toward the south and north.

The existing building is notorious for energy consumption so we have selectively placed glazing and the skylight washes the walls creating a dynamic interior space as time passes. The building is designed as a contemporary reinterpretation of a Roman or Turkish bath.



. 06/19/12 12:11 PM


One of the key things driving the project is storm water management. There is a large existing storm water detention pond on the site. With the introduction of additional parking and an increased building footprint, the storm water management strategy is very important. The conventional method would be to create a concrete vault to store the water.

The intent of the storm water management strategy is to satisfy the storm water requirements and introduce a whole system of habitat to the site, while also being more efficient on budgeting.

The area surrounding the aquatic centre is low and the idea is to create a seamless transition between the inside and outside of the aquatic centre with the landscaping and water features. The contours create interesting transitions and add artistic and architectural expression. The storm water pond wraps around and expresses the contours.

Pedestrian flows are also important. As you move through the site you enter a waterscape moving across into a civic-scale plaza.

To address the existing conditions, about 40% of the skate park will be lost, so there is a need to work with the City to extend the skate park around the facade of the building.

There is potential for a treed buffer to soften views of the parking lot from 152 Street, given that the parking lot is 1 metre below the street.

Opportunities are being considered to use trees to act as a foil to the character of the building.

In response to questions the following information was provided by the Project Architect and Landscape Architect:

A heat recovery system is being considered, which would use and reuse humidification load. Solar panels are also being considered.

The storm water management pond will have a 2-tier system. The lower tier is much drier than the upper tier. The lower tier is essentially overflow, and there will be much more permanent planting and water at this level. The upper tier is more aquatic. The soil is clay so the need for a clay liner is being reviewed; it may not be necessary.

With the storm water, the focus is on detaining water and not groundwater filtration. The idea is to retain the water and create a blue plate around the perimeter of the building. The focus is on slowing the peak flows of water, but not eliminating them. The natural soil is clay, so there is very little groundwater filtration naturally.

The below grade glazing is intentional; there are issues of glare with the swimming pool and implications of solar gain. In the evening, the light of the “magic box” will spill out, so the glow of the interior will register on the large facade at different times of the day.



. 06/19/12 12:11 PM

ADVISORY DESIGN PANEL STATEMENT OF REVIEW Proposed Guildford aquatic centre with 50 metre pool & leisure pool 10585-152 Street and 15105-105 Avenue File No. 7912-0106-00 It was Moved by Walter Francl Seconded by Stephen Vincent That the Advisory Design Panel (ADP) accept the workshop into the minutes.

Carried


Context

Be careful about steep drops on the southeast corner from grade. Consider how to integrate or avoid guard rails.


Include stairs straight up to the entrance on the east wall.

Form and Character

There was a minor concern regarding the internal quality of the stair at the lower entry. It seems very internal for what could be quite a major entry or arrival point. The other entrances are natural and generous.

Unclear how the glazed entry bridge roof meets the existing east building wall. Resolve how it attaches to the existing building.

How can the roof be expressed as a source of storm water?

Landscaping

The landscaping was well received by the panel.

There was support for the dynamic nature of the curvilinear path and the 152 St. entry.

Consider a sunny green outdoor bank to sit out on after using the pool.

Include an art element with the storm water.

Consider what the storm water pond will look like in all seasons.

Consider using some small bubbles/aeration to allow for recirculation and to avoid stagnant water, West Nile virus.

Carefully consider the stone wall material and make sure that the right size module is used.

CPTED

There is a CPTED challenge with the east elevation and the “trench”. The lower level concealed space is not supported. Think about landscaping and programming to determine how best to handle this.

Skate parks are best at street level so that there is surveillance.

Some users advise the existing skate park is the least attractive skateboarding facility in the City. If 40% of the skate park will be lost, or if it’s being relocated, the design issues need to be addressed. If not the users will use the pedestrian ramps at 152 St. and the parkade; this will create conflict with other users.



. 06/19/12 12:11 PM

Support the north entry.

Consider where large groups can gather at the entries to the building, e.g., swim teams.

Use CCTV where appropriate. Accessibility

The wheelchair accessibility for the project was described very well.

The entrance off of 152 Street will have accessibility challenges because of the grade change at that location.

Provide accessible parking and washrooms.

Ensure ramps and walkways are to code.

Include power doors.

Ensure that the pool decks and aquatic areas are wheelchair accessible.

Ensure that the change rooms, washrooms, etc. are accessible.

Sustainability

The daylighting of pools should be an essential quality of the space.

Consider rooftop treatments including green roofs.

A suitable budget should be put toward mechanical, ventilation and plumbing systems to reduce annual energy consumption.

Anything that will improve efficiency of the mechanical systems and reduce maintenance would be appropriate.

4. 8:10 PM

File No.: 7911-0295-00 General DP 7912-0035-00 Detail DP (Phase 2) New or Resubmit: New Last Submission Date: -- Description: Hotel/Conference Centre – General DP for site

and Detail DP for Phase 2 – Retail / Office Address: 388 – 175A Street,

Douglas Developer: Hardy Bains Architect: Maciej Dembek, Barnett Dembek Architects Inc. Landscape Architect: Meredith Mitchell, M2 Landscape Architecture Planner: Keith Broersma Urban Design Planner: Hernan Bello

The Urban Design Planner presented an overview of the proposed project and highlighted the following:

The site context was explained. There is an existing building on the site which is under construction at the northeast corner. The Douglas Neighbourhood Context Plan area exists to the west of the site, the border crossing is to the south, and there is a townhouse development immediately west of the site.

The same colour scheme will be used for the project as is being used on the building under construction at the northeast corner of the site.



. 06/19/12 12:11 PM

There is an approved DP for the site, and the general site plan for the area has been determined. 176 Street is a major road that goes to the border. Most of the time cars and trucks are lined up for the border on 176 Street in front of the site.

A landscape buffer is required to smooth the transition between the site and the townhouse development to the west. Staff also asked for linkages for future pedestrian activity for residents in the townhouse units and the adjacent Douglas neighbourhood.


There is a pre-existing Development Permit for the site, and the site plan has been expanded to accommodate the parking for the proposed site programming.

The detailed Development Permit being presented is for the building at the corner of 4 Avenue and 176 Street.

The remaining building on the site, for which comments on the general Development Permit are sought, includes a 2-storey portion with a conference centre on the second floor and retail on the first floor, and a 4-storey portion for a hotel (Best Western Premiere). An indoor waterslide development is proposed at the south end of the building.

Access to the hotel and conference centre is on the east side of the building.

The conference centre consists of a large hall that is divisible into four smaller units.

There is a roof deck on the east side and another on the north side off of the hall. There is a large service corridor that connects to a kitchen on the ground floor on the west side of the building.

The water park was originally envisioned as for hotel patrons only, but it may be expanded so that the public can access it as well. The waterslide entry is at the southwest corner.

Sidewalks connect through the site and pick up points of contact with the building.

The hotel is defined with a ledge stone base and three storeys out of fibre cement board and supporting a large overhanging roof.

For the corner building, a lot more details have been provided because the applicant has applied for a detailed Development Permit for this building. The building will include three commercial retail units on the ground floor, and office space on the upper floor with a rooftop terrace covered with a colonnade.

The corner building (Phase 2) is at the northeast corner of the site, and announces the site as you drive down 176 Street (Highway 15).

A lot of permeable paving is proposed as part of the overall development.

The developer has made some attempts to address sustainability issues within the constraints of a limited budget. A high efficiency air conditioning system (heat pumps) is proposed, and fresh air will be ducted into interior spaces. In addition, low water faucets will be used.

The Landscape Architect reviewed the landscape plans for the detailed Development Permit for Phase 2 and highlighted the following:



. 06/19/12 12:11 PM

The same character of plant material, heights, colours, etc. as in Phase 1 are being used on the street frontage in order to make sure that there is good connectivity between the phases.

Permeable pavers and rain gardens are used to encourage more natural drainage.

A mix of plant materials are used along the highway (176 Street), where the trucks park while waiting to cross the border. The intent is to add interest and variety along the highway frontage.

The idea is to create an interesting and colourful corner at 4 Avenue and 176 Street with the landscaping.

In response to questions the following information was provided by the Project Architect:

The entries to the hotel and conference centre are on the east side of the buildings in response to concerns expressed from neighbouring residents to the west of the site.

The intent is that the landscape treatment along 176 Street would be carried though the entire length of the site, that large feature trees would be spot-lighted, and that the remaining landscaping would be varied in order to create a more natural feel instead of just street trees.

ADVISORY DESIGN PANEL STATEMENT OF REVIEW Hotel/Conference Centre – General DP for site and Detail DP for Phase 2 – Retail/Office 388 – 175A Street, Douglas File No. 7911-0295-00 General DP; 7912-0035-00 Detail DP (Phase 2)

General DP for site It was Moved by Walter Francl Seconded by John Makepeace That the Advisory Design Panel (ADP) recommends that the applicant address the following recommendations and revise and resubmit to the Advisory Design Panel.

Carried Detailed DP for Phase 2

It was Moved by Nigel Baldwin Seconded by Stu Lyon That the Advisory Design Panel (ADP) recommends that the applicant address the following recommendations and revise and resubmit to the Advisory Design Panel

Carried

STATEMENT OF REVIEW COMMENTS – General DP

Vehicle Circulation

This is an auto-dominated project.



. 06/19/12 12:11 PM

Consider reducing the parking areas and increasing the landscape area, e.g., delete 20 parking spaces and convert to landscape space at the entry to the hotel/conference; locate the building around the green space.

Consider a c-shaped driveway with a distinctive pattern of paving that comes around the end of the building.

There are strong concerns about traffic congestion in the area.

Provide drop-off parking spaces at the front entries.


Consider an entrance that spans the whole building permitting an entrance on 175A Street, so that people can enter from both sides of the building, instead of having to walk around the building to get to the entrance.

Form and Character

Combine the hotel and convention centre entrance into 1. The two uses benefit from synergies between the two even if they are operated by separate operators.

Consider a porte-cochere to break up the building and make it more permeable.

The project is inward focused. Opportunities for more animation around the building should be considered, such as a purpose-built plaza or larger open area.

Landscaping

Provide more locations for outdoor seating, nodes for congregation and adequate outdoor space for cafe/interactive zones by increasing the sidewalk width along the commercial retail unit entrances.

Depending on the type of retail, the sidewalks are somewhat shallow; it is recommended that the applicant find an opportunity for flex space.

There is a lot of asphalt paving and the landscaping tends to be primarily in left-over spaces, with the exception of the rain gardens at the northeast corner.

The water park needs more outdoor space outside of the front door.

The proposed permeable paving is positive and is encouraged. Explore how it could be handled/combined with the bioswales.

There should be a landscaping “frame” around the building instead of having parking right to the building all the way around the perimeter.

Accessibility

Include a minimum of 6 handicapped parking spaces.

At least 5% of the hotel units should be disabled accessible.

Include power doors at entrances.

Washrooms in the conference centre and commercial areas should be wheelchair accessible.

Sidewalks should be a minimum of 6 feet in width.

Sustainability

Should have less on grade parking. Consider underground parking or multi-level parking.



. 06/19/12 12:11 PM

A good approach is needed for an energy efficient heating and cooling system for the hotel and conference centre. Consider geothermal or a similar system. This would be a good location for geothermal because heat is needed for the pool.

STATEMENT OF REVIEW COMMENTS – Detailed DP – Phase 2 Vehicle Circulation

Relocate the garbage/recycling enclosure to permit better views into the dead-end parking aisle.

The drive-through is at odds with the desire to create a strong corner entry to the site.

Form and Character

Introduce some glazing into the north and east walls.

Consider making the whole building 2-storeys all the way through, and especially at the corner.

Landscaping

Generally, the landscaping is consistent and appropriate.

The varied landscape expression along the eastern edge is supported, but it is recommended that there is some degree of rhythm with the tree species. A native/natural expression is supported, and some higher understory planting to screen opposing headlights is recommended.

Use evergreen trees along 176 Street so that the landscaping screens opposing headlights in all seasons.

While encouraged elsewhere, the permeable paving in the drive-through area is discouraged because this area is more susceptible to oil dripping and other pollutants, which puts extra demand on the bioswale.

Accessibility

Include power doors at entrances.

Washrooms should be wheelchair accessible.

Sidewalks should be a minimum of 6 feet in width. D. NEXT MEETING

The next Advisory Design Panel is scheduled for Thursday, May 31, 2012.

E. ADJOURNMENT

The Advisory Design Panel meeting adjourned at 9:00 pm _____________________________________ ______________________________________ Jane Sullivan, City Clerk Leroy Mickelson, Chairperson, Advisory

Design Panel

advisory design panel 10350 university drive minutes 17 ... · pdf fileadvisory design panel...

Documents