Vancouver City Council

APPENDIX C

URBAN DESIGN PANEL MINUTES July 23, 2003

3. Address: 4387 West 10th Avenue

DA: 407672
Use: Mixed-ALW
Zoning: C-2
Architect: Oliver Lang
Owner: RoarVentures Ltd.
Review: First
Delegation: Sergio Rodriquez, Oliver Lang, Bruce Haden
Staff: Eric Fiss

EVALUATION: SUPPORT (4-1)

· Introduction: Eric Fiss, Development Planner, presented this application in the C-2 zone, noting that the residential guidelines seek high quality architectural design and materials. The site is in an existing C-2 commercial zone on West 10th Avenue in Point Grey, with RS-1 residential neighbourhoods to the north and south. The 66 ft. x 115 ft. site is located mid-block between the Varsity Theatre and a 1920's commercial building. The site slopes significantly to the north to a maximum of 8 ft. The proposal is for four storeys of mixed use comprising 2,600 sq.ft. of retail on the main floor (0.34 FSR) and ten residential units above (2.4 FSR). Seven of these units are for artist live/work use. Underground parking is proposed, accessed from the lane. The application seeks a height relaxation to 45 ft. Height relaxations may be considered providing the additional height does not cause increased shadowing or view obstruction and taking into account the provision of non-combustible building materials, and the slope of the site. Proposed materials include concrete, aluminum storefront glazing and metal mesh.

The advice of the Panel is sought on the use and livability, architectural quality, the height relaxation, and the landscape design.

· Applicant's Opening Comments: Oliver Lang, Architect, described the design rationale and the applicant team responded to the Panel's questions.

· Panel's Comments: The Panel strongly supported this application and generally found it to be a refreshing departure from typical C-2 projects.

With one exception, the Panel supported the proposed height and in general the Panel found the proposal to be a very innovative and outstanding design. The Panel found the indoor/outdoor "slots" a very interesting and creative solution.

The Panel considered the units to be exceptionally livable and the courtyard improved by having the units face outwards. The linear shape of the live/work units has been very well handled, with good natural light penetration.

Much of the Panel's commentary related to the proposed metal mesh material. Concerns were expressed about the experimental nature of this material and how it will stand up over time, including the potential for water penetration. There were also concerns about its reflectivity, particularly on the south elevation. The Panel stressed that the use of this material will put extra pressure on the designers to achieve a very high level of detailing to ensure the building's success. It was strongly recommended by one Panel member that commercial quality detailing be employed rather than basic residential detailing.

Given the east and west elevations will likely be exposed for some time, the detailing of these walls will need to be carefully considered.

One Panel member questioned whether the glazed storage area is permissible.

The sustainability aspects of the scheme were a major concern for one Panel member who seriously questioned using the same treatment for the north and south facades of the building, without regard for the differing climatic conditions of these orientations. It was suggested that the use of brise soleil, either indoor or outdoor, would be a natural, modern solution for this building.

One Panel member had serious concerns about the proposed colour scheme and the use of the "super graphic" motif on the building.

· Applicant's Response: Mr. Lang agreed the Panel had identified some very valid issues, including those relating to sustainability. He stressed the detailing will be very carefully handled. He explained that the height resulted from a long optimization process and noted that most of the building is within the 40 ft. maximum. Most of the additional height is in the front of the building.

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