Advisory Design Panel Report For the Meeting of February 27, 2019 To: Advisory Design Panel Date: February 15, 2019 From: Subject: Moira Wilson, Senior Planner - Urban Design 952 Johnson Street and 1400 Vancouver Street EXECUTIVE SUMMARY The Advisory Design Panel (ADP) is requested to review a Development Permit with Variances Application for 952 Johnson Street and 1400 Vancouver Street and provide advice to Council. The development proposal is for a mixed-use high-rise building with ground floor commercial and market rental residential units above. The proposed density is 4.4:1 floor space ratio and the proposed height is approximately 49.71m. The existing McCall s Funeral Chapel on the site would be retained and is requested to be heritage-designated. Concurrent with this application is Rezoning Application No. 00666 and a Heritage Designation Application for the McCall s Funeral Chapel. The property is situated in Development Permit Area 3 (HC): Core Mixed-Use Residential and the following documents were considered in assessing this application: Official Community Plan (OCP, 2012) Downtown Core Area Plan (2011) Advisory Design Guidelines for Buildings, Signs and Awnings (2006) Guidelines for Fences, Gates and Shutters (2010). The Advisory Design Panel is requested to provide commentary with regard to: built form massing façade articulation and finishes ground-level landscape plan for sensitive integration with the Chapel, surrounding properties and activation of the public realm. The Options section of this report provides guidance on possible recommendations that the Panel may make, or use as a basis to modify, in providing advice on this application. 952 Johnson Street and 1400 Vancouver Street Page 1 of 7
BACKGROUND Applicant: Architect: Development Permit Area: Heritage Status: Daniel Cox Cox Developments AVRP Skyport Studios Development Permit Area 3 (HC), Core Mixed-Use Residential N/A Description of Proposal The proposal is to construct a high-rise mixed-use building at approximately 16 storeys with three commercial units on the ground floor and approximately 93 market rental residential units above. The proposed density of the development is 4.4:1 floor space ratio (FSR). The proposed height is approximately 49.71m. The existing one-storey McCall s Funeral Chapel, designed by local mid-century modern architect John DiCastri and built in 1955, is proposed to be retained and heritage-designated as part of the development. The proposal includes the following major design components: 93 multiple dwelling units secured as market rental in perpetuity, including two 3- bedroom, fifty 2-bedroom, thirty-nine 1-bedroom and two studio units three commercial units along Johnson Street retention of the McCall s Funeral Chapel located in the southeast portion of the site outdoor open space at ground level surrounding McCall s Funeral Chapel indoor and outdoor residential amenity space located on level 3 the main residential building lobby entrance on Johnson Street publically accessible short-term bike parking located near the lobby entrance on Johnson Street secure long-term bike parking located on the main floor, with an exit door facing Vancouver Street vehicle parking and servicing located within the building public realm streetscapes on Johnson and Vancouver Streets. The following data table compares the proposal with the existing CA-43 Zone, Pandora Harris Green District, as referenced in the S-2 Zone, Special District. An asterisk is used to identify where the proposal is less stringent than the existing zone and a double asterisk is used to identify an existing condition. The key City policy that pertains to the area has also been included in this table. Zoning Criteria Proposal Zone Standard CA-43 OCP Policy DCAP Policy Site area (m 2 ) minimum 2151.7 n/a 952 Johnson Street and 1400 Vancouver Street Page 2 of 7
Zoning Criteria Proposal Zone Standard CA-43 OCP Policy DCAP Policy Density (Floor Space Ratio) maximum 4.4 * 2.0 3:1 base 5.5:1 max. 3:1 base 5.5:1 max. Total floor area (m 2 ) maximum 9468.8 * 4303.4 Height (m) maximum 49.71 * 15.5 45 Storeys maximum 16 n/a 20 Approx. 15 residential / 11 commercial Setbacks (m) minimum Front (Vancouver Street) 0.00 ** Chapel 12.94 new building 3.0 0-3 Side (Johnson Street) 0.61 * 3.0 0-3 Rear (W) 0.11 * 0.0 or 3.0 Residential Exterior Wall / Balconies 0 30m 30-45m 45-72m 3.5 / 0.1 level 2 8.1 / 6.3 levels 3-10 8.1 / 6.3 levels 10-15 10.0 / n/a levels 15-16 ~3 / 3.5 6 / 5.5 10 / 9.5 952 Johnson Street and 1400 Vancouver Street Page 3 of 7
Zoning Criteria Proposal Zone Standard CA-43 OCP Policy DCAP Policy Side (N) 0.21 * 0.0 or 3.0 Residential Exterior Wall/ Balconies 0-30m 30-45m 45-72m 6.6 / 0.21 level 2 6.9 / 6.5 levels 3-10 6.9 / 6.5 levels 10-15 10.0 / n/a levels 15-16 ~3 / 3.5 6 / 5.5 10 / 9.5 Sustainability Features As stated in the Applicant s letter dated January 29, 2019, the following sustainability features may be employed in the development: Green Building Design through a combination of passive, active and hybrid design solutions. Passive strategies include daylighting and natural ventilation and a double skin building envelope where possible. Active strategies include efficiency of heat pumps, radiant panels and electric lights. Hybrid strategies may include heat recovery ventilation, economizer ventilation, solar thermal systems, radiant façades and possible ground source heat pumps provision for a neighbourhood energy system connection. Consistency with Policies and Design Guidelines Official Community Plan The Official Community Plan (OCP, 2012) designation for the site is Core Residential. This designation includes mixed-use buildings up to approximately 20 storeys with total floor space ratios ranging from a base of 3:1 to a maximum of 5.5:1 FSR. The OCP refers to the local area plan to provide finer grain policy and regulatory guidance in response to local context and development opportunity. The subject property is located in Development Permit Area 3 (HC): Core Mixed-Use Residential. The objectives for this DPA are to transform the function, form and character of the Core Residential area through mid-to-high-rise residential mixed-use and commercial buildings, to conserve and enhance the heritage value and special character of this area, and to enhance the area through high quality architecture, landscape and urban design that reflects the function of a major residential centre on the edge of a central business district in scale, massing and 952 Johnson Street and 1400 Vancouver Street Page 4 of 7
character while responding to its context of a skyline with prominent heritage landmark buildings. Downtown Core Area Plan The subject property is located within the Harris Green neighbourhood in the Residential Mixed- Use District (RMD) in the Downtown Core Area Plan (DCAP, 2011). District objectives include encouraging multi-unit residential development appropriate to the context and function of each neighbourhood, along with other land uses, public amenities and services that help to develop complete communities, and ensuring that new residential development includes active streetlevel businesses, where appropriate, to provide commercial services and activities and increase pedestrian activity within the public realm. The base density for the subject site is 3:1 FSR with a maximum density of 5.5:1 FSR for mixeduse development. Commercial uses shall not exceed 1:1 FSR. The maximum building height outlined for the subject site is 45m. The proposed building height is approximately 49.71m, approximately one storey (4.71m) higher than described in the policy. Detailed Urban Design Guidelines for the Downtown Core Area address the importance of sensitive built forms through building height, scale, massing, setbacks, floor plate restrictions and street wall design. The proposed development is generally consistent with policies and guidelines with respect to density, use, floor plate restrictions, street wall heights and setbacks, location of parking, building entrances and storefront glazing. The proposal also generally meets the street setback ratio and building separation distance guidelines, except for the following inconsistencies: the level 15 balcony facing Johnson Street lies within the 1:5 building setback ratio the level 2 private decks on the north elevation do not meet the guidelines for minimum clearance to side property line. Design Guidelines for Development Permit Area 3 (HC): Core Mixed-Use Residential Downtown Core Area Plan (2011) Standards and Guidelines for the Conservation of Historic Places in Canada (2005) Advisory Design Guidelines for Buildings, Signs and Awnings (2006) Guidelines for Fences, Gates and Shutters (2010). Regulatory Considerations A variance related to vehicle parking may be required as part of the Development Permit Application; however, discussion is still underway with the Applicant as to the proposed use of the Chapel. ISSUES AND ANALYSIS Built Form Massing Staff recognize that a different design approach has been utilized in the proposal by transferring larger floor areas to the upper floors of the building in order to maximize floor area while also preserving the McCall s Funeral Chapel and some open space around it. However, the reversal of floor plate size with the largest floor plates at the higher levels is not consistent with the 952 Johnson Street and 1400 Vancouver Street Page 5 of 7
Design Guidelines as outlined in the Downtown Core Area Plan, which aim to reduce building bulk of upper storeys to minimize the effects of shading and wind vortices, to maintain views to the open sky, and to avoid the visual presence of bulky upper building mass. The pedestrian-level wind study submitted by the Applicant provides the conclusion that wind conditions over pedestrian sensitive grade-level locations within and surrounding the site will be acceptable for the intended uses throughout the year. The ADP is requested to advise whether the proposed built form massing meets the intent of the Built Form Massing and Design Guidelines or whether design revisions are recommended. Façade Articulation and Finishes The Advisory Design Guidelines for Buildings, Signs and Awnings provide guidance on the importance of exterior cladding including texture and colour, fenestration and the arrangement of solids and voids, and detailing of decorative finish to help establish the design s character, longevity and compatibility with its surroundings. The Advisory Design Panel is asked to provide commentary on the articulation and materials of the building façades, as well as on the design of the building base for the appropriate level of overlook to the adjacent open space area associated with the Chapel. Additionally, the Panel is asked to provide commentary on the design approach used to animate this open space. Landscape Plan A key part of the development proposal is to construct a new mixed-use building in a way that is sensitively integrated with the existing one-storey McCall s Funeral Chapel, which is requested to be heritage-designated. The new high-rise building is set back substantially from Vancouver Street to create open-air space around the iconic Chapel on four sides. The on-site open space to the north and west sides of the Chapel is designed with layered plantings, patterned paving and benches for use as an outdoor amenity and circulation area for residents to access the lobby and bicycle parking doors. Metalwork fencing with a locked gate is proposed approximately 2.5m from the lot line within the Vancouver Street setback. Because fences and gates communicate a powerful message to people, the Guidelines for Fences, Gates and Shutters provide considerations and guidance to ensure their successful integration into the overall composition of the building and the street. As an additional design consideration, a high-rise mixed-use development is being proposed directly to the north of the subject site. Given the circumstance of these two sites redeveloping at a similar time, their development interface should coordinate with one another and, in turn, enhance the adjacent Vancouver Street public realm. The north interface of the proposed development includes the on-site open space surrounding the McCall s Funeral Chapel, a fence and gate between the north lot line and the Chapel, and the building podium and elevated planter along the north lot line. The Advisory Design Panel is requested to comment on the relationship of the development with the streetscape along Vancouver Street and its interface with the proposed development to the north as well as with the McCall s Funeral Chapel. The Panel is also asked to provide suggestions on how to achieve increased connectivity and activation of the public realm for maximum short- and long-term public benefits. 952 Johnson Street and 1400 Vancouver Street Page 6 of 7
OPTIONS The following are three potential options that the Panel may consider using or modifying in formulating a recommendation to Council: Option One That the Advisory Design Panel recommend to Council that Development Permit with Variances Application No. 00095 for 952 Johnson Street and 1400 Vancouver Street be approved as presented. Option Two That the Advisory Design Panel recommend to Council that that Development Permit with Variances Application No. 00095 for 952 Johnson Street and 1400 Vancouver Street be approved with the following changes: Option Three as listed by the ADP. That the Advisory Design Panel recommend to Council that that Development Permit with Variances Application No. 00095 for 952 Johnson Street and 1400 Vancouver Street does not sufficiently meet the applicable design guidelines and polices and should be declined (and that the key areas that should be revised include): as listed by the ADP, if there is further advice they would like to provide on how the application could be improved. ATTACHMENTS Subject Map Aerial Map Plans dated February 19, 2019 Applicant s letter dated January 29, 2019. cc. Daniel Cox, Cox Developments; AVRP Skyport Studios. 952 Johnson Street and 1400 Vancouver Street Page 7 of 7