POLICY REPORT
DEVELOPMENT AND BUILDING
Date: January 5, 1996
Dept. File No. MG
TO: Vancouver City Council
FROM: Director of Central Area Planning and the General Manager of
Engineering Services, in consultation with the General
Manager, Board of Parks and Recreation and the Director,
Office of Cultural Affairs
SUBJECT: Public Realm Treatment - Library Precinct
RECOMMENDATION
A. THAT the Library Precinct Public Realm Treatment be approved
for the following features (see Appendix "A"): sidewalks and
boulevards, tree species, tree grates, pedestrian lighting,
benches, litter containers and a distinctive colour for poles
and furniture and further that, streetscape improvements be
designed and installed in conformance with the Library
Precinct Streetscape Manual, dated October 4, 1995, at the
expense of property owners as a condition of a development
permit.
B. THAT the amendments to the Downtown District guidelines ("DD
[except Downtown South], C-5, C-6, HA-1 and HA-2 Character
Area Descriptions"), attached as Appendix "B", be adopted by
Council.
C. THAT the General Manager, Engineering Services ensure that
developers follow the Library Precinct Public Realm Treatment
standards for the restoration of street areas.
GENERAL MANAGERS' COMMENTS
The General Managers of Community Services and Engineering Services
RECOMMEND approval of A, B and C.
The General Manager of Engineering Services, while recommending
approval, notes that this public realm treatment will increase
future maintenance costs. This special treatment while modest,
creates an expectation on the part of the public and a need for
higher levels of maintenance service. This will impact future
operating budgets.COUNCIL POLICY
On March 25, 1993, Council resolved:
- THAT the public realm design concept and guidelines for the Library
Precinct, detailed in (see Appendix "C") Section 8.3.4 Physical
Environment (i) to (r) inclusive, be approved in principle, subject
to consideration of an implementation plan, costs and tree
selection.
- THAT the City Engineer, in consultation with the Director of
Planning, General Manager, Park Board, and the Director of Social
Planning report back with an implementation plan for public realm
improvements in Library Precinct [Section 8.3.4 Physical
Environment (i) to (r) inclusive].
PURPOSE
This report presents a detailed design concept for the essential
elements of a distinctive streetscape for the Library Precinct and
outlines the method of implementing the streetscape, including cost
estimates and recommended tree selection.
BACKGROUND
The intent of the Library Precinct Public Realm Treatment is to provide
a strongly public and pleasing streetscape suitable to a high density
office, residential and civic setting centred on Library Square,
Vancouver's new central library. The Library Precinct is bounded by the
following streets: Dunsmuir, Smithe, and Cambie, and the lane between
Richards and Homer Streets.
The starting point for the design was set by the public realm concept
(see Appendix "C") and policies developed as part of the 1993 Library
Precinct Study by a consultant team of Rick Hulbert, Architects, Moodie
Consultants, and Don Wuori, Landscape Architect. The resulting
guidelines were approved, in principle, by Council on March 25, 1993.
They recommended:
- the co-ordination of lighting, furniture, landscaping and tree
surrounds with Library Square;
- public art opportunities; and
- an icon paving insert.Recently, the City hired Hadfield and Turner
Architects to prepare a Streetscape Implementation Manual, similar
to that prepared to implement the Downtown South Streetscape Design
Concept. The implementation plan, costs and tree selection
requested by Council are outlined in this report as well as
recommended guideline amendments.
DISCUSSION
Four streets in the Library Precinct: Robson, Georgia, Homer and
Hamilton Streets will receive thematic beautification. Streets south of
Robson Street will receive the Downtown South Streetscape Treatment,
Georgia Street will be completed consistent with the Georgia Street
Public Realm concept, and other streets will receive treatments typical
of the downtown area. The major elements of these treatments for
Robson, Georgia, Homer and Hamilton Streets are summarized below: (see
the table in Appendix "A" for details and Appendix "B" for
illustrations).
- street names carved in granite paving blocks and placed in the
pavement at street corners;
- tulip trees (a potentially large street tree) on blocks facing
Library Square, Robson Street and the 600 and 700 blocks Hamilton
Street to match the tulip trees planted on Library Square;
- maples on Georgia Street;
- elsewhere, tree selection based on the advice of Park Board staff;
- tree grates;
- ceramic tiles on the perimeter of the tree grates with "literary
quotes" chosen by the City's library staff; and
- a special sidewalk treatment consisting of a concrete aggregate
band at the curb, concrete aggregate bands to the building face and
scored concrete pavement to give the appearance of paving blocks.
It is also recommended that there be two extensions of the treatments:
east along Robson Street to BC Place Stadium and north along Hamilton
Street to Victory Square Park. This will provide linkages between the
Library Precinct and adjacent areas.
This report recommends the adoption of design guideline amendments
(attached as Appendix "B") to implement the recommended public realm
treatment.Implementation and Costs
While such sidewalk renewal is not normally a mandatory requirement,
downtown developers usually renew sidewalks as part of the redevelopment
of large sites. It is proposed that in Library Precinct (as in Downtown
South and Triangle West) the installation of these streetscape elements
be required as a condition of redevelopment of the adjacent site.
The Library Precinct guidelines will also require all developers to
complete the sidewalk and planting elements in the privately owned
setback areas that function as part of the public realm.
A deposit equal in value to the estimated cost for the public realm
treatment will be collected at the time of the development permit
application. To assist the developer, a Library Precinct Streetscape
Manual (available for review in the City Clerk's Office) outlines
details for installation of the public realm treatment. The manual is
referenced in the guidelines to provide technical specifications for
streetscape improvements.
Engineering staff advise that the following cost estimate for the
Library Precinct public realm treatment is based on a limited number of
projects. Costs may increase or decrease as the City and contractors
have more experience constructing the sidewalk improvements. The
estimated cost of the Library Precinct public realm treatment with
comparable figures for the standard sidewalk and other treatments are:
Library Precinct
Interior Site $0.58 per buildable square foot
Corner Site $0.93 per buildable square foot
Gastown (assuming a development of comparable size)
Interior Site $1.12 per buildable square foot
Corner Site $1.80 per buildable square foot
Standard Sidewalk Treatment
Interior Site .27 per buildable square foot
Corner Site .43 per buildable square foot
Comparison of estimated costs per lineal foot of property for public
realm treatments are:
Library Precinct - $350 per lineal foot
Gastown - $675 per lineal foot
Standard Sidewalk Treatment - $163 per lineal footIncreased costs
for the Library Precinct public realm treatment as compared to the
standard sidewalk treatment result from the addition of tree grates, the
ceramic tiles around the trees with the precinct icon and literary
quotes, the granite street names at street corners and pedestrian scale
lighting.
The Library Precinct public realm treatment is expected to result in
increased sidewalk maintenance costs, especially around the trees, where
sidewalk damage by tree root heaves is most severe. In this case, the
combination of larger (tulip) trees and ceramic tile icons will be more
costly to repair.
Public Comments
Staff invited all property owners and business operators to an Open
House at Library Square to discuss the proposal. Comments received on
the proposal were all positive.
ENVIRONMENTAL IMPLICATIONS
The implementation of a public realm treatment with large trees will
improve the air quality and the pedestrian environment.
SOCIAL IMPLICATIONS
An attractive public realm encourages pedestrian activity for safer,
more livable streets.
CONCLUSION
The Library Precinct public realm treatment will provide a unique and
attractive streetscape for this emerging precinct at an increased cost
relative to the City's standard sidewalk treatment. Adoption of the
guidelines is essential to provide guidance for several projects that
will be nearing completion shortly.
* * *APPENDIX "A"
Page
1
of
2
LIBRARY PRECINCT PUBLIC REALM TREATMENT
Sidewalk Treatment Trees Pedestrian Furniture
Lighting
Homer, Robson and
Hamilton Streets
- concrete aggregate - Tulip Trees - pedestrian - benches
- all blocks strip at curb with - single row except lighting and
other
facing Library bands to the double row on 700 similarto elements
Square, except building face block Homer where Library
Square - colour
Georgia Street - scored concrete building is - colourfor -
black
- Robson Street sidewalk setback 20 feet poles
-
black
100-400 blocks - special street - tree grates
(includes corner treatment - ceramic tiles with
Robson Street with street names Literary Quotes on
Extension) in the pavement the perimeter of
- use Library Square tree grates
cobbles on 700
block Homer Street
between aggregate
strip at curb and
the building face
Georgia Street
- Georgia Street - concrete aggregate - Maple Trees - benches
300 block strip at curb with - double row on the and
other
bands to the north side where elements
building face possible, single - colour
-
- scored concrete row elsewhere black
sidewalk
- special street
corner treatment
with street names
in the pavement
*Note: Streetfurnitureis
generallylocated
inprivatesetback
areas,in
caseswhere
apropertyowner
requestsit.
Streetfurniturecostsare
theresponsibilityof
thepropertyowner
andthesecosts
arenotcalculated
as
part of cost figures given in this report. APPENDIX
"A"
Page
2
of
2
Sidewalk Treatment Trees Pedestrian Furniture
Lighting
Homer and Hamilton - Downtown South - single row - Downtown
South - benches
Streets south of Treatment Pedestrian and
other
Robson - Street Names in - selection based on lighting elements
pavement at street advice of the Park - Colour - see per
corners (at Robson Board Downtown South Downtown
Street corners Treatment South
only) Treatment
Hamilton Street - concrete aggregate - 600 block - Tulips - none - benches
Extension to strip at curb - 500 block - and other
Victory Square - scored concrete selection based on elements
sidewalk advice of the Park - colour -
- special street Board black
corner treatment
with street names
in the pavement
(at Georgia and
Robson Street
corners)
Cambie Street 600 - standard sidewalk - single row - none - benches
block treatment with - 500 block - and other
concrete aggregate selection based on elements
strip at curb advice of the Park - colour -
Board black
PUBLIC REALM - Library Precinct
RECOMMENDED GUIDELINE AMENDMENTS
DD (except Downtown South), C-5, C-6, HA-1, and HA-2 Character Area
Descriptions
Character Area L - Library Square
Section 8.3.4 Physical Environment
Delete Section 8.3.4 (i) to (r), renumber 8.3.5 to 8.3.6 and insert the
following new text:
"8.3.5 Streetscape
(a) Streetscape Character
The intent of the streetscape design in the Library Precinct is to
express the special character of the precinct, create an appealing
public realm and to link Library Square with the Terry Fox Plaza and
Victory Square.
(b) Trees
(i) Tulip trees should be planted on all blocks facing Library Square
(except Georgia Street), the 100, 200 and 400 blocks of Robson
Street, and the 600 and 700 blocks of Hamilton Street. Tulip
trees planted on the west side of the 700 block of Homer Street,
opposite Library Square, should be in a double row where buildings
are required to be set back more than 10 feet from the property
line;
(ii) Maple trees should be planted along Georgia Street to match the
cultivar, size and spacing selected for Library Square. Where
possible, a double row of trees should be planted on the north
side of Georgia Street;
(iii) Trees on other streets should be planted with reference to
neighbouring street tree plantings, in order to ensure diversity
in the selection of tree types based on the advice of Park Board
staff;
(iv) Trees of significant calliper and form to complement the trees of
Library Square should be planted;
(v) Trees are to be planted approximately every 25 feet on centre
depending on various constraints for each block face, as
determined by Engineering Services.
(c) Sidewalks and Tree Grates
(i) Sidewalks
Sidewalk areas (see Figures 1 and 2) should be concrete, except
for the west side of 700 block Homer Street. They should have the
following finishes and patterns:
(1) Robson Street
Broom finished concrete with tool lines to create panels
having a 2 foot by 4 foot stretcher bond pattern with
exposed aggregate bands across the sidewalk at each tree
location;
(2) Georgia Street
Broom finished concrete with tool lines to create panels
having a 2 foot by 2 foot grid with pattern exposed
aggregate bands across the sidewalk at each tree location;
and
(3) Hamilton Street
Standard broom finished concrete sidewalk.
(4) Homer Street
The west side of the 700 block Homer Street
should have concrete cobble paving stones (4
1/2 inches by 4 1/2 inches by 2 3/8 inches)
(half standard pavers) to match the Library
Square plaza and sidewalk treatment. On the
600 block, the standard broom finished
concrete sidewalk.
(ii) Front Boulevard Areas
Front boulevard areas should be a strip of exposed aggregate
concrete that is 5 feet wide on Robson Street, Georgia Street,
Hamilton Street and the west side of the 700 block Homer Street.
On the 600 block Homer Street, the front boulevard should be
either exposed aggregate concrete or grass, with grass being used
if the ground floor is being used for residential use. On the
east side of the 700 block Hamilton Street, the grass boulevard
may be retained.
(d) Tree Grates, Surrounds and Book Tile Icons
(i) Unpainted ductile cast iron tree grates (4 feet by 4 feet)
complete with frames should be installed around all trees (see
Figure 3);
(ii) Vitrified press moulded ceramic Book Tile Icons (5 1/2 inches by
11 1/2 inches) with book shape and text phrases set in relief
should be installed in the 6 inch wide concrete tree surrounds
(see Figure 4). The Book Tile Icons should be frost proof and
have a slip resistant surface. Eight tiles should be installed
within each tree surround. Tree surrounds should only be placed
around new trees due to construction constraints caused by roots
on mature trees;
(iii) Each tile should be imprinted with a text phrase. The text should
be oriented so it is facing away from the tree. The text phrases
to be imprinted on the tiles should be supplied by the Vancouver
Public Library staff from works of literature and other sources.
(e) Street Name Stones
(i) The street name should be carved in relief into Fox Island granite
stone with 8 inch letters in a 10 inch wide by 3 inch thick piece
of non-skid Fox Island granite with salt and pepper texture (see
Figure 5). The length of the stone should be determined by the
length of the street name. It should be set on a 3 inch thick
concrete bed with the top of the granite flush with the top of the
sidewalk. Each sidewalk corner should have 2 street name stones,
one for each intersecting street and include all intersections
along Robson Street from and including Homer Street to Beatty
Street, and the intersections of Georgia and Homer Streets and
Georgia and Hamilton Streets.
(f) Street Furniture
(i) Outdoor furniture should generally be located in the setback
areas. Approval of Engineering Services is required for any
street furniture located on City Property.
(ii) Benches, litter containers and bicycle racks should be installed
where appropriate in the setback strip between the property line
and the face of the building. All street furniture should meet
City specifications.
(g) Pedestrian Lighting
Free standing and pole mounted pedestrian lighting (see Figure 6)
should be placed in an alternating pattern along the street at locations
specified by Engineering Services.
(h) Library Precinct Colour
All painted surfaces, including sidewalk furniture, benches, litter
containers, pedestrian lights, bicycle racks, etc. should be painted
Library Square black.
(i) Specifications
Details and specifications for all streetscape design elements as
outlined in the Library Precinct Streetscape Manual (available from the
Streets Division of Engineering Services) are to be incorporated into
development applications. Alternative designs or variations will not be
approved.
(j) Public Art
Public art should be developed through various forms and media,
including sculpture, icons, text, and other means that reference the
civic functions of the area, local histories, and particularly the
presence of the library. Public art projects should be coordinated so
that individual projects relate to the neighbouring context of public
art."
APPENDIX "C"
PUBLIC REALM GUIDELINES
Approved in principle by Council on March 25, 1993.
(i) Public art should be developed through various forms and media,
including sculpture, icons, text, and other means that reference the
civic functions of the area, local histories, and particularly, the
presence of the library;
(j) Development proposals should coordinate their lighting, furniture, and
landscaping with reference to the precedents established at Library
Square and the characteristic icon proposed for the Precinct.;
(k) Public art projects should be coordinated so as to ensure that
individual projects relate to the neighbouring context of public art;
(l) The Library Precinct tree surround detail and an icon paving insert
should be used;
(m) Consideration should be given to the use of a characteristic Library
Precinct pedestrian scale lighting detail;
(n) Bicycle racks near building entries and the provision of secure bicycle
storage is encouraged;
(o) Consideration should be given to planting the same species as those
trees planted on Library Square along the designated key streets of
Homer Street (double row), directly opposite Library Square, Robson
Street, between Homer Street and B.C. Place, and Hamilton Street,
between Robson Street and Victory Square;
(p) Maple trees should be planted along Georgia Street to match the
cultivar, size, and spacing selected for Library Square, including and
where possible, plant a double row of trees on the north side of Georgia
Street;
(q) Trees should be planted on non-designated streets with reference to
neighbouring street tree plantings, in order to ensure diversity in the
selection of tree types; and
(r) Trees of significant calliper and form to complement the trees of
Library Square should be planted.
Note: Section 8.3.4 (i) to (r) was approved by Council, in principle on March
25, 1993, subject to further study by staff.