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HomeMy WebLinkAboutADP 2023-07-19 minutes.pdf City of Maple Ridge Advisory Design Panel Meeting Minutes July 19, 2023 The Minutes of the Regular Meeting of the Maple Ridge Advisory Design Panel (ADP) held via Zoom teleconference on Wednesday, July 19, 2023 at 4:03 pm. PANEL MEMBERS PRESENT Jose Gonzalez, Chair Landscape Architect BCSLA Sang Kim, Vice Chair Architect AIBC Jaswinder Gabri Architect AIBC Lindsey Salter Architect AIBC Niall McGarvey Landscape Architect BCSLA STAFF MEMBERS PRESENT Wendy Cooper Staff Liaison, Planner 2 Arsh Dhillon Committee Clerk PANEL MEMBERS ABSENT 1. CALL TO ORDER – 4:03 p.m. 2. APPROVAL OF AGENDA R/2023-ADP-023 It was moved and seconded That the agenda for the July 19, 2023 Advisory Design Panel Regular Meeting be approved as circulated. CARRIED UNANIMOUSLY 3. ADOPTION OF MINUTES R/2023-ADP-024 It was moved and seconded That the minutes for the June 21, 2023 Advisory Design Panel meeting be adopted. CARRIED UNANIMOUSLY 4. NEW AND UNFINISHED BUSINESS – NIL 5. QUESTION PERIOD – NIL 6. FOR INFORMATION 6.1. Development Permit No: 2022-034-DP / 11926, 11936, 11946, 11956 236 Street, and 23638 Dewdney Trunk Road The Panel reviewed the response letter and revised architectural and landscape plans provided by the applicant. Advisory Design Panel Minutes July 19, 2023 Page 2 of 6 R/2023-ADP-025 It was moved and seconded That the application meets recommendations as presented and the applicant proceed to Council. CARRIED UNAMINOUSLY 7. PROJECTS 7.1. Development Permit No: 2017-462-DP / 22576, 22588 and 22596 Brown Avenue The project team withdrew their project and requested to present the project at a future meeting. R/2023-ADP-026 It was moved and seconded That Development Permit No: 2017-462-DP be postponed to the September 20, 2023 Advisory Design Panel regular meeting. CARRIED UNAMINOUSLY 7.2. Development Permit No: 2023-016-DP / 20000 Stewart Crescent The Chair welcomed the project team to the meeting and introduced the members of the ADP. The Staff Liaison provided a brief overview of the project. The project team presented the development plans and answered questions from the Panel. R/2023-ADP-027 It was moved and seconded The application be supported as the following concerns be addressed as the design develops and submitted to Planning staff for follow-up. CITY REQUESTED COMMENTS FROM ADP Please provide comment on the fit of the proposed development with adjacent business park development, as well as the single-family residential neighbourhood beyond. • The Panel recognizes the unique opportunity that this project represents for the City and is supportive of this application. The overall massing of the proposed facility is substantially bigger than the surrounding buildings and will have a visual impact in the area, however its well-though design features and characteristics elevate the business park architectural typology and would, in that sense, positively contribute to the surrounding context. • The Panel found that the visual impact to the residential neighbourhood across Golden Ears Way is not concerning as there is sufficient distance and screening provided by the existing treed areas. Architectural Comments: • Suggest more trees/shrubs and interesting vegetation drive in entry to add some scaled elements and overall visual interest • Considerable effort has been put on the design of the building’s façade features, however, the most prominent corners of the building are all dominated by a vegetated screen that has not been defined to the same level of design and seems to be Advisory Design Panel Minutes July 19, 2023 Page 3 of 6 compromising the visual appearance of the building (Transformer enclosures and Parkade). Consider providing a screen design that is aligned with the other façade types presented, with a similar level of visual interest without necessarily relying in the success of the vegetation. • The current location of the parkade undermines the arrival experience and has a negative visual impact on the main building’s street presence. Consider a potential relocation of the parkade to where it does not compete with the “tower” and the main entrance plaza. There seems to be an opportunity to push the parkade deeper into the site, or to relocate to the south end of the site altogether. • Consider further design development of the main entrance canopy for better integration with the façade design. • Consider conducting a traffic study of additional load to 113b Ave from Golden Ears Way. • Consider using a triple-glazing curtain wall for energy efficiency. • Consider better screening for Northwest and Southwest building corner that is visible from Golden Ears Way. • The Bridge between parking and building to be shown with structural considerations. Landscape Comments: • Consider incorporating additional shade and seating opportunities along the green roof track. • Consider incorporating areas of intensive planting at selected locations on the extensive green roof for better stormwater absorption and evapotranspiration, visual interest, and wildlife habitat functions. • Consider incorporating stormwater storage underneath the green roof such as felt mats or crates. • Consider incorporating other green roof features such as bird or bat boxes, tree snags, log and stone piles etc. to support wildlife habitat. Perhaps this can be incorporated as part of the additional shade structures. In summary, consider enhancing the ecological function of the extensive green roof, as sedum mats alone are not optimal. • Consider incorporating some additional green roof areas at the parkade, where possible. • Consider providing additional soft landscaping, planting, along the SW corner of the building. • Consider additional tree screening along Golden Ears Way and Stewart Crescent • Resolve pinch point between the main public entrance plaza and the staff entrance plaza. • Consider incorporating some of the façade design features into the landscape guardrail at the main entrance as it currently dominates the visual presence of the main entry plaza and its design is not aligned with other architectural features. • Consider breaking down the main entrance plaza edge with a terraced approach around the accessible ramp for a softer interface at street level. Advisory Design Panel Minutes July 19, 2023 Page 4 of 6 • If the parkade remains in its current location, consider studying alternative solutions for the left turn access, as it is immediately adjacent to the site access and provides very limited queue. • Consider providing additional opportunities for stormwater infiltration. The whole site edge along Stewart Cr and Golden Ears Way seems to be an excellent opportunity to provide a planted bioswale, and even a detention pond that would facilitate infiltration of the substantial water volume captured by the facility’s green roof. • Overall a very impressive project with a well developed design rationale. • Perhaps consider making the cedar tree design motif more obvious on the green roof. • Consider the use of collected stormwater and grey water from the building for green roof irrigation. • Consider the addition of a vertical element for the building entrance plaza, perhaps a piece of public art could be commissioned for the space that relates to the Indigenous weaving. CARRIED UNAMINOUSLY 7.3. Development Permit No: 2022-302-DP / 12208 and 12194 206 Street Note: J. Gabri recused himself from agenda item 7.3 due to a conflict of interest. The Chair welcomed the project team to the meeting and introduced the members of the ADP. The Staff Liaison provided a brief overview of the project. The project team presented the development plans and answered questions from the Panel. R/2023-ADP-028 It was moved and seconded The following concerns be addressed and digital versions of revised drawings & memo be submitted to Planning staff; and further the Planning staff forward this on to the Advisory Design Panel for information and review. CITY REQUESTED COMMENTS FROM ADP Vehicle circulation should be reviewed. • The Panel has found concerns regarding vehicular circulation as it relates to fire truck movements. There seem to be opportunities to improve circulation by relocating site access (or flipping building units), and by tighten up the site to provide a closed loop at the back so that trucks don’t need to reverse out or a do a 3-point turn. Architectural Comments: • Suggest to forward the alternative solution for the fire truck turning radius to the City of Maple Ridge during design to ensure they are on board with what is being proposed. • Suggest using darker colors to emphasize the recessed areas and lighter colors for the producing areas to reduce the overall 'flat' facades. • Suggest further exploring the facade articulation and overall design strategy. It appears to require some further development to allow each unit to read individually or achieve uniform design intent throughout. Advisory Design Panel Minutes July 19, 2023 Page 5 of 6 • Suggest providing further facade detail on the ends of the buildings which are facing the windows of other units on the site • Suggest including a second rendering without the tree's being blurred out to illustrate what the complex would look like when the trees have their leaves. It currently looks like the overall site lacks tree cover but this might not be the case. • Overall massing of buildings, colour palette and roof configuration provides good neighbourhood integration. • Material board works but seems cold, consider colour accent or warmer materials at selected locations (doors, trims, eaves, soffits, etc…). • Consider using a lighter tone for the roof. • Consider using a more inviting fence in front for the building entrance. Landscape Comments: • Siting – Consider relocation of site access or a reconfiguration of site roads to align entrance with main road. This will eliminate the sharp turn at the entrance. • Siting – Consider providing a closed loop at the back of the site to improve vehicular circulation. • Consider an alternative approach to the site sign and picnic table at the site entrance. There seems to be an opportunity to integrate planting, seating and sign as part of a designed gateway feature. • Consider using same fencing material on the units’ patios, either all metal, or all wood. A mix-match does not seem to align with overall design approach. • Consider additional opportunities for stormwater infiltration with more pervious areas such as permeable pavers in lieu of the proposed stamped asphalt, or “fibar” instead or artificial grass. • The three uses in the central amenity area seem disconnected as they are rectangles with ‘hard’ boundaries. Consider connecting them visually, perhaps with a continuous element/shape that carries through each use? • The grass strip along the east end of the site, next to buildings 2 and 3 may be problematic as cars can drive onto it. If the intension is for it to remain as grass amenity space, consider protecting it with bollards or a curb. Otherwise maybe it could just be planting? • The picnic table amenity space at the west end of building 1 is not in a great location as it is wedged between the back of the development sign and building 1. • Is it possible to get a planting plan with the recirculated submission? CARRIED UNAMINOUSLY J. GABRI DID NOT VOTE 7.4. Development Permit No: 2022-292-RZ / 12040 248 Street The Chair welcomed the project team to the meeting and introduced the members of the ADP. The Staff Liaison provided a brief overview of the project. The project team presented the development plans and answered questions from the Panel. R/2023-ADP-029 It was moved and seconded Advisory Design Panel Minutes July 19, 2023 Page 6 of 6 The application be supported as the following concerns be addressed as the design develops and submitted to Planning staff for follow-up. CITY REQUESTED COMMENTS FROM ADP The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. The proposed design seems to integrate well with the previous development phase and with the adjacent context. It positively contributes to the village look and feel of the surroundings. Architectural Comments: • Suggest ensuring that the sidewalk areas are meeting accessibility requirements which includes considering clearances in front of door swings. • Check % noted on bylaw review for lot coverage, seems lower than what is noted • Suggest including 3D image at roof top residential patio • Consider providing shade structures and/or planters on the roof patio to improve liveability and privacy. • Consider a green buffer between the parking lot pavement and the outdoor play area. Landscape Comments: • Consider enhancing streetscape by introducing more stamped concrete bands around the building, especially to highlight entrance locations. • Consider maximizing planting around the daycare outdoor play area to provide additional screening and privacy. • Consider additional opportunities for stormwater infiltration. There seems to be an opportunity to enlarge the parking planted aisles, or to provide additional ones, to capture, filter and infiltrate runoff form the parking area. Consider permeable pavers at some (or all) parking spaces. CARRIED UNAMINOUSLY 1. CORRESPONDENCE - NIL 2. ADJOURNMENT There being no further business, the meeting adjourned at 7:26 p.m. The next regular meeting of the Advisory Design Panel will be held on Wednesday, September 20, 2023. Jose Gonzalez, Chair /ad