Advisory Design Panel - 15 Feb 2024


1: Welcome to the Squamish Nation Traditional Territory
2: ADOPTION OF AGENDA
2: Staff Recommendation:
3: COMMITTEE MINUTES
3.A: MINUTES
3.A.i: Advisory Design Panel Minutes: January 18, 2024
4: BUSINESS
4.i: RZ000032 and OCP Amendment No. OCP000006 Waterfront Landing South
5: ROUNDTABLE DISCUSSION
6: TERMINATION
1: Welcome to the Squamish Nation Traditional Territory
0:00:00 (0:05:05)


SPEAKER_09
0:04:11 (0:00:08)

here I have the agenda here

SPEAKER_01
0:04:20 (0:00:12)

somewhere are you able to put your camera on Charles

SPEAKER_09
0:04:32 (0:00:32)

hello everyone all right I think we can get started then welcome everyone we have

Staff Recommendation:
0:05:05 (0:00:25)


SPEAKER_09
0:05:05 (0:00:27)

do we have anyone to first and second adoption of the agenda great thank you Julian thank you Beth all in favor raise your hand say I anyone have any adjustments required no we're good thank you that's carried

Advisory Design Panel Minutes: January 18, 2024
0:05:30 (0:00:34)


SPEAKER_09
0:05:32 (0:00:31)

do we do we have a first and second on well do we have any do we have does anyone have changes that they require to the minutes that were published from the previous meeting no great do I have a first and second on adoption and Julian Beth thank you all in favor say I no one objecting no great carried unanimously

RZ000032 and OCP Amendment No. OCP000006 Waterfront Landing South
0:06:04 (1:24:31)

Carrie Hamilton, a planner at the District of Squamish, presented an introduction to an Official Community Plan (OCP) amendment for Waterfront Landing South. The amendment was being brought to the Advisory Design Panel (ADP) for review, a process that hasn't been done in a year or two. The staff were seeking comments on the proposed building massing, height, layout, waterfront activation, and the proposal along the waterfront. They were also looking for feedback on the proposed park areas with an activation focus and guidelines that could strengthen the delivery of these park spaces. The form and character DPA 13 guidelines, which are currently in the sub-area plan for both sites, are being proposed to be amended as part of this South rezoning and OCP amendment.

Lucas from Bosa Properties, Miriam from ZGF Architects, and Derek from PWL Landscape Architects presented the rezoning and OCP amendment application for Waterfront Landing South. The application includes over a million square feet of proposed density on the site, with 5. 4 hectares of open space, a public park, and strata park and environmental restoration area. The maximum building height proposed is 25 meters or a height limit of six stories. The presentation also included an overview of the project timeline, master plan, site context, and vision for the community. The panelists asked questions about the solar studies for the buildings, the density of the trees in the renderings, and the kayak launch. The team responded that the orientation of the buildings was mainly to avoid overshadowing on major open spaces and maximize solar gain, and that the density of trees in the renderings was intentional to show what the area might look like in 20 or 30 years.

SPEAKER_09
0:06:04 (0:00:14)

we can move on to business we have an ocp amendment for Waterfront landing South I'm going to hand the item over to District thank

SPEAKER_01
0:06:18 (0:01:36)

you good afternoon everyone my name is Carrie Hamilton I'm a planner at the District of Squamish and I'm presenting to you today or giving you an introduction to this file for the advisory design panel review so we don't typically bring rezonings and official Community plans to ADP we haven't done that in a in a maybe a year or two now so this might be a different approach for everyone here but hopefully the report was clear to kind of articulate what the proposal is and what we're hoping to get what kind of comments we're hoping to get from the panel today staff are specifically looking for com comments on the proposed Building massing height and their layout they're also looking for the Waterfront activation building massings and the proposal along the Waterfront we're also hoping to get some comment around the proposed Park areas with kind of an activation focus and specifically here to consider guidelines that can strengthen the delivery of these Park spaces not particular details as that would be a more of a development permit guideline review and then to generally review the form and character DPA 13 guidelines which are currently in the sub area plan here for both sites and are being proposed to be amended as part of this South rezoning and ocp Amendment thanks I'll pass it over to the applicant to present the

SPEAKER_00
0:07:54 (0:09:24)

project thanks so much Carrie just gonna screen share here perfect can everybody see that yep great well thanks so much for having us I'm Lucas from Bosa properties I'm joined by Miriam from zgf Architects and Derek from pwl Landscape Architects to my right please to present the reone N ocp Amendment application for Waterfront landing South I'll kick off the presentation then turn it over to miam and Derek so starting off the extent of the application is shown in the red dash line here so generally it's the well overall I guess sea and sky consists of a north and a South half bisected east west by Channel Road the north half is predominantly built out to date and the area we're here to present today is the South half so roughly the area south of Channel Road the current zoning of the site is cd40 in P3 grow site area which includes a portion of water lot is 10.6 hectares opposed density on site is just over a million square feet with 5.4 roughly hectares of open space 2.56 of which is a water lot more importantly we've got a 0 point posing A6 hectare public park and about 2.24 hectares of strata park in open space which consists of strata Park and environmental restoration area f inclusive of the water lot is 0.9 exclusive of the water lot is 1.2 and the proposed site coverage is 30% including the water lot 40% without maximum Building height proposed is 25 M or a height limit of six stories I just thought it worthwhile to include an overall kind of application timeline as to where we are I mean I know from sitting on panels sometimes you don't have all the context when projects get presented and sort of don't have the benefit of understanding kind of where it's come from and I so I just thought it worthwhile to give a quick overview for this portion of the site both of properties in submitted a pre-application about I should say the current Subara plan was adopted in back in 2017 between 2017 and 2022 we sort of chipped away at the north half I'll provide an overview of that in a second in terms of where we are of the overall project development and submitted a pre-application for this health half about two years ago in February 2022 we''ve kind of been moving through the process us with various milestones and staff comments and responses to staff comments we held a public information meeting in October and currently we're here advisor design panel and hoping to return to committee the whole this spring and follow shortly thereafter with readings in terms of a quick master plan overview so again the South half is what we're proposing an ocp amendment in rezoning for but I thought it worthwhile to quickly go over the north halfside plan the first phase consisted of 88 Town Homes which were completed in August 2020 second phase was 134 again all Town Homes completed between August 202 and in q1 2023 phase 3A is currently under construction 62 town homes with the first completion coming up pretty quickly here in April and then phase 3 BNC which you may have noticed from the highway two six-story 100% rental buildings with 45 affordable homes at 195 units total and commercial atg grade the entire of the south building C will be a 11,000 foot take care North Park first phase is complete second phase under underway anyway I won't believe that too much but I just thought it worthwhile to provide some existing site context I'll quickly go through some photos here of the completed phases this is the first phase kind of looking towards the chief in the South half of the site again looking across Channel road towards the South half of the site the recently completed North Park and Phase 2 Parkside homes and these are the two six-story buildings that I spoke to rental homes and I think that these two buildings in particular provide some important context just because they're very similar typology to what we're proposing for the South half two amenity projects Bridge after several years working through the Federal Fishers and oceans approval process we initiated construction on the pedestrian bridge which will connect the project to downtown Squamish started in the fall and projecting completion of that project by end of 2024 and then the amenity building also situated on the waterfront started reloading the site and will we start construction kind of vertical Construction in the late spring of this year in terms of the overall vision for the community I think this you know again at a at a rezoning ocp Amendment stage the you know the massing is still pretty blocky but I think that this slide provides a good overview of what we envision for the site pedestrian bridge both bring people to and from Waterfront landing South and downtown public Plaza which will serve as both the kind of commercial core and Agra of the site along the Waterfront South Park the 0.59 hectors park I spoke to previously and then the entire Southern edge of the site will be comprised of environmental offsetting and restoration and dedicated to the district of Squamish North par along here is halfway complete with construction on the second phase starting in very shortly actually later this month so the two driving kind of precipitants for initiating a resoning ocp amendment of the South half really twofold the first is to create more and diverse housing that responds to the growth and needs of the district Squamish so we've proposed over 300 rental homes that were not part of the original resoning recognizing kind of the market need for the for those as well as just generally a broader mix of homes as opposed to kind of the town homes on the North half and then the second driving Factor was really ecological restoration of the site the approved master plan called for fairly significant infilling of the manquen blind Channel and you know as we've gone through in the north half development with Lessons Learned and gone through the DFO process we just realized that both from kind of an e ecological and approvals perspective that wasn't the right approach and so instead the park has moved and sort of wraps the southern Shoreline of the site and as I said earlier the entire Southern Edge is proposed as environmental restoration thanks so much I'll turn it over to Mariam from zgf to walk through the architecture of the

SPEAKER_05
0:17:18 (0:05:02)

site thanks Lucas so starting with some design principles and just recapping what Lucas said about the location of the site and really the unique physical and natural aspect of site a lot of these design principles that were captured in the master plan and the site plan is really trying to enhance the connection that the site already has with its natural setting so improving the connection to the Land Community Sky and the Sea as the name draw actually represents so I'm going to quickly go over these design principles and then we can see how they we actually try to trans at them into the site planning and site design we started by looking around and actually taking advantage of all this beautiful setting that we have in term of forest and they Bluff to the south of the site and trying to define those green fingers through the site that can merge the built form and the urban form with the natural setting and enhance them with multiple pedestrian connections and trails to the site that actually is connect to the connected to the active mobility of the site U the ultimate goal of all of that was that the site itself can perform as an amenity for the residents and the users and even the visitors that come to the site in order to actually enhance that with all the community benefit and amenities we are trying to create an a full range of experience from Waterfront to the sites along the highway with multiple spaces different uses we'll go through them in detail later on but also kind of introduce new public open spaces that create that opportunity to connect with the natural environment as a learning experience as Lucas mentioned their additional and actually extended program for rental on site that is complimenting all of these amenities on site in order to show the connection with the environmental aspect of the site and what happens at the bluff and the water edge there is a new design for South Park that actually improves the integration between water and the public realm so we are Reviving The Cove and also trying to connect that activity with the marina that was envisioned on site even in the previous applications and then introducing a new restoration area along the bluff that connects all the Waterfront to the back of the side which currently is really dark and underused there was extensive View and sight in Sun analysis done for this massing and orientation mainly to inform the location of open spaces and ensure that the public spaces that are at the waterfront and also at the base of the bluff there are usable spaces in this weather condition that we have and also they actually invest on the these beautiful unique views that the site has through the mountains in 360 degrees another principle that we see that was established on site was using use of the elevated Open Spaces landscaped areas and terracing toward the water U to actually enhance that connection and experience with the natural setting so this is the overall site plan North and South together as you can see we have four to six story building along the water and also in the at the interface of South half with the north half where this building D actually locates so we want to make sure that the buildings are responding to the existing town home community that was built in the first phases and then all six-story buildings along the bluff and the highway are actually pushed back and away from the town home Community the road that separate Waterfront blocks that have a different shape and form and orientation from the Upland buildings here North and South Front Street that's also heavily vegetated in landscape to make sure that there is a like a lot of Open Spaces accessible to everyone on the waterfront side and then a laneway EST strata road which we call it Bluff Lane connects the restoration area to channel road so very simple organization ational elements here actually we only are creating a loop to make sure that most of the spaces are landscape and available for pedestrian Pathways and bikes this is not

SPEAKER_00
0:22:21 (0:00:05)

moving sorry about

SPEAKER_02
0:22:26 (0:00:10)

that

SPEAKER_00
0:22:37 (0:00:02)

just there we go

SPEAKER_05
0:22:40 (0:01:02)

great so going back to some images of the site these are illustrations to just show how open space is hard and centered to all of this development This Is A View to South Front Street the only public road that we are suggesting which shows the intention to integrate a multi-use path as well as providing angle parking to access to the South Park and at the same time providing a lot of landscaping between the buildings I really hope that goes down sorry some technical

SPEAKER_00
0:23:42 (0:00:25)

issues sorry I'll just bear with us see be having problems with this laptop okay Dy the PDF to

SPEAKER_02
0:24:08 (0:00:02)

desktop yeah that would be good

SPEAKER_05
0:24:10 (0:00:01)

oh was it from the

SPEAKER_02
0:24:11 (0:00:15)

you could also try to

SPEAKER_08
0:24:26 (0:02:32)

open Mo

SPEAKER_05
0:26:59 (0:00:51)

Le this is Mo yes that's good okay perfect yeah if we can have it larger we can just go with that all right where are we left open spaces and Landscape on streets this is a view looking towards Bluff from Road B actually looking from the north half toward south half proposed buildings so we are proposing a major open space at the intersection of Road B and Bluff and Channel Road Derek will go through that in detail what the design intent is but really these images are to illustrate how open space and bu form are integrated next one please that

SPEAKER_00
0:27:51 (0:00:05)

one's

SPEAKER_05
0:27:56 (0:02:59)

for Mo can you go to next slide we don't need to put it on presentation mod we can just see the actual page it's fine yes okay I hope everyone's okay with this let's go to next another view illustration of what we have in the bluff on the left hand side what we defining is the Bluff Lane like an space that integrates pedestrian bikes and cars and looking towards the water go to next one please and next so we can talk about circulation I'm just going to go through these quickly because we lost quite a bit of time right so I was mentioning someone is taking my screen off many technical issues should I go

SPEAKER_09
0:30:56 (0:00:07)

forward

SPEAKER_05
0:31:03 (0:07:28)

Mo can you please just test go back and forth and see we can actually you're hearing me and the screen is behaving nicely okay go back now there is a lag okay good let's go to side plan one page before this so we can just pick up firms side plan right okay so we're going to just talk about circulation at high level and then go into the massing and building orientation so next one as I said the intent of the site plan was actually to save as much as possible for the landscaped area so we can integrate pedestrian and bike paths throughout the site so the blue lines here indicate multi-use Path Bike lanes and bike paths that complete the network that's already established on the North and contined all the way to downtown Squamish so we have a complete loop on site on all the streets and also along the Waterfront and yellow dotted lines are pedestrian access through throughout the landscape and with the arrows indicating entry points to the building either the main entry or second entry or to amenity building so you can see that the intention is actually the paracity all around the blocks and making sure that people can move between the buildings and all those spaces can be designed for pedestrian uses next one as for vehicle access as I mentioned we only have a simple Loop with a few access to the parking and loading for actually conjoined buildings so along the Waterfront we have two entries to three buildings that share Podium parking for a and b there are two entries to make sure that the traffic is distributed evenly along the Bluff Lane that also helps with activation of that and then two entries from the Channel Road that was established previously so very few and consolidated entries to the parking and U again minimizing vehicle or circulation next we also wanted to talk about the restoration area on the south we see this as an a great the opportunity to create the new character of the South half that surround environment and the open space and better use of the environmental restoration areas to be integrated into the site but at the same time we wanted to highlight that this actually imposes a great constrain on site in terms of dimensions and areas available for development so a lot of these orientation of the building was inform formed and impacted by that area next one before getting into the massing highend orientation and possibilities on site we just wanted to look into detail what typology was defined for these buildings so as Lucas mentioned these are all six story woodframe building with an underground parking so the exploded diagram to the right actually shows that the underground parking is partially buried under the existing grade and then for the at Great parking which we're calling P1 every P1 boundary is laminated by either Cru or town homes so we won't have any exposed parking at grade and then additional stories like five stories of woodframe building would be built on top of that to cover the underground parking and also the exposed edges of like Town Homes at on top of the Parkade the new landscape areas has been raised so all the soil is actually on top of the existing grade so the section on the left hand side shows that the finished grade is higher than the existing one for two main reasons one to respond to the flood control level that we have to build to and the second one is to cover all of those exposed edges and use it as an opportunity for landscaping around the buildings next one as a result our ground floor plan is fully activated with either Town Homes amenity spaces or crus at grade and all our Podium parking is hidden inside so as I mentioned we have few access to the parking and loading Within These Podium buildings but the interface of buildings with the open space in landscaped areas is fully activated go to the next one please these sections show that interface as well and relationship of the buildings to each other plus where we had the average water table we actually indicated those on a section to make sure that the underground parking is staying well above that so as you can see like Town Homes facing streets or active spaces along the Waterfront is laminating the Parkade all on the site next one this is another section which the bottom one actually shows the interface of buildings with the bluff to the South and the restoration area so even along there we we've been thinking of some amenity spaces that can be activated the lane and then restoration area next so in terms of overall massing we are dealing with two sided SES one facing the highway and the other one on the waterfront I'm going to start from the highway side which actually has some U more interface with the town homes of the north half the overall thinking was to create that Gateway experience from the highway so buildings I and 5c they're oriented in a way that the sense of arrival and Gateway is defined and then as I mentioned previously building d with some setbacks from four story to six story is creating a softer interface between the proposed building and existing ones to the north these are Illustrated better into in actual eye level views which will we'll show you in a minute so

SPEAKER_03
0:38:32 (0:00:05)

next sorry

SPEAKER_05
0:38:37 (0:03:35)

yeah and on the waterfront side the topology of the building and the orientation towards the water with some tering from six-story down to a clear four-story datam line along the water and opening towards the park and the plaza next one as I mentioned there's a four story data line set which actually continues the relationship of town homes and North Park on the North half all the way south and also Define is defin defined by the amenity building datm line so all the new buildings that are higher than the current three to four story building are pushed back behind a four story datm line along the water next it is also the water front is also activated by crus that are concentrated along the plaza and one next one this is a study that we did for the amenity spaces facing South Park so the intention is to create what we call it a bike lounge or bike hubs that are elevated storage spaces with spaces that can be allocated to maintenance of the bikes or even seating areas and lounges so forms of elevated amenities that can be open to the park to maximize the indoor outdoor interface and even can host the seasonal coffee shop next so these are the eye Lev views we can go quickly through the that so this is Channel Road looking towards the towards East and what we have as a nature play area in the heart of the development so yes and then this one's looking from the north half existing Town Homes toward the South half proposed buildings and making sure that the transition with the Open Spaces and scale is considered along the water the Waterfront views actually the main one is from across the channel so U these were done to illustrate that the datm line the four story setback that we are defining along the water is creating that transition with extended Terraces and also creating that roof line that can integrate the South half with North half use of the pointy roofs and integrating that with the contacts next one you can go to next I think we skipped one but I probably can hand it over to Derek now and talk about the Open Spaces which this is a view of the plaza as a starting

SPEAKER_02
0:42:13 (0:04:22)

point okay thank you miam in terms of the Open Spaces I'll start with this view here really this is looking down the West End of Channel Road looking out towards the mqu channel actually this one here looking South along the Waterfront these two slides that we're looking at are really the plaza the neighborhood Plaza that is really going to be the Confluence of Civic activity in this space and so that's characterized by sort of a seaw wall condition there's opportunities for retail spill out space seating and really kind of extending this idea of the rocky The rock face into the ground plane as part of that genus locai of the site next slide and just a bit of an overview I wanted to go through some of the guiding landscape principles for this project you know as was said earlier you know a big part of the landscape ethic is really the connectedness to the land the water and the sky and what that really means from an ecological perspective is that we want to maximize storm water management and the presence of Urban Ecology and natural ecology throughout the site so looking at Blu green infrastructure we want to maximize biodiversity and habitat enhancement and we want to create an environment where people are living with nature literally at their doorstep so if we go to the next slide this will just be a darkened version of the plan that we can just walk through so I won't go through all the details but I just wanted to characterize the fact that as you can see along the water starting with the water or this Plaza you can begin to see the plaza is effectively an extension of Channel Road and so you have theity building to the North and then where building a is there's a whole ground plane with interactive retail cafes that sort of thing that will really activate the plaza and then further to the West is the pedestrian foot bridge over to the side of the mam blind but you can begin to see some of the ideas of sort of the large Boulders that characterize the plaza we really want to create this Urban yet natural feel within this Plaza space next slide okay and then when we move on to the South this is where we get to the South Park and with the South Park you know as mentioned earlier there's a really strong initiative to naturalize the foreshore and so a large part of this park will be sort of sort of call it sort of a green Shores approach as well as sort of a wetland Marsh that you can begin to see at the mouth of sort of the Southern perimeter where we actually have sort of a constructed water catchment storm water catchment area that extends along the South as sort of an environmentally sensitive area where we would have sort of a regenerated Cedar Grove along that end and then within in Board of all of that foreshore environment we have a usable park space which is characterized with a variety of flexible lawn areas we have a children's play area and we also have some fairly active areas for kayak storage a seasonal concession and you can begin to see as noted in number one between items number one and items two sort of a kayak sort of Portage launch down to the water's edge next slide and then adjacent to Road B and Channel Road we have a substantially sized neighborhood playground which is similar in size to what we have in the North Park area so the idea that it's a layout that's really inspired by Nature this will be a series of Mounds with a Grove of U native trees and understory planting places to sit places to picnic

SPEAKER_00
0:46:35 (0:00:00)

and

SPEAKER_02
0:46:36 (0:01:38)

have some active Play Elements there as well next slide and then typically what we're looking at too are the linkage the interstitial linkages through the site this being the green link West and so this is sort of a pedestrian oriented spine that Ser that also doubles up as a fire access route but what you can see here is we wanted to create a very parklike condition here this is sort of where the ground oriented tow houses come down they cross over these Native planting beds and then within the pedestrian route itself there's opportunities for seating informal seating informal areas of gathering and all of this is on slab however what you can see within the section is a fairly generous buildup of Gro medium so all of these trees will have 900 millimeters of soil at grade so I think this will feel very Lush next slide and a continuation of this Green Lake towards the east a similar type of detail just the scale the aperture of that comes in a little bit more into more of an intimate passageway next slide pass it back over to

SPEAKER_00
0:48:15 (0:01:21)

Lucas last slide quickly just to touch on phasing the first phase of the South half so phase five will complete The Pedestrian Plaza at the foot of the pedestrian bridge as well as contain the majority of commercial of the site intent there is to kind of create that aggro that commercial Nexus at the heart of the site the foot of the pedestrian bridge and from there our intent is to work our way back to front concluding with phases 9A and 10 along the Waterfront the final slide is just a representation of delivery of amenities and infrastructure I won't dwell on that to too much but I think the primary takeaway that I'd want to highlight here is that the majority of additional homes over what's currently approved come in the form of either Market or below Market rental we'll leave it there thank you so much for standing by our technical difficulties we apologies apologize for that in the lengthy presentation and look forward to your questions thanks so

SPEAKER_09
0:49:36 (0:00:30)

much great thank you very much as we usually do we're going to ask each of our panelists to ask any questions they may have of either the proponent or District staff and we'll take it in I'll simply take it in the order that I see my list on the U Beth your first one at the top of my list here

SPEAKER_08
0:50:06 (0:00:56)

oh just getting my thoughts organized I do have a couple of quick questions and thank you for the presentation I'm just mindful that we're being asked to comment on massing and orientation of the buildings and I'm wondering if during your solar studies for the buildings and the setting out on site was there any consideration given to the length of time that it takes for the sun to pass from behind the chief and actually make its way around to the site was that factored in just wondering sort of what the results were from that and if the if the layout proposed on site is reflective of that out of curiosity because I know that the mention was that one of the primary drivers in the site sighting of the buildings and the orientation was the adjacency to the environmental repar ation area so it's just curious to see sort of how the solar aspects played into that

SPEAKER_05
0:51:03 (0:01:08)

too I can take that one thank you well we have some Sun analysis to actually support this but in winter time and actually between September and March there isn't any time that actually Sun comes above the chief and above the bluff and over so when it's dark it's dark everywhere particularly because of the bluff to the South so there were not pockets of suns Sun like Sunny areas that we wanted to save except for that Southwest facing part portion that was dedicated to the park so the orientation of building is mainly to avoid overshadowing on major open spaces and maximize solar gain it's not necessarily directed to the like Sun path because what we found was that when it's dark sun's so low that it actually won't come above the bluff and cast any actually site cannot receive any Sun during those

SPEAKER_08
0:52:12 (0:00:41)

period okay that's interesting to hear and I did have I did have one other question a lot of the renderings seem to like the spaces are quite open between the buildings I noticed but in a lot of the renderings for the Landscaping in particular there seems to be quite a density of almost like old growth trees quite tall trees I'm wondering if that's intentional because it really does color sort of the essence of the space it really makes a huge difference is that intentional is that the intent is it an aspiration and if so is there any consideration kind of given to how long it would take to get there if that's the

SPEAKER_02
0:52:53 (0:01:05)

intention thanks so much for that question indeed it is the intention that we want to we Aspire that to the fact that this would be a fairly mature Forest over time I mean I think what you're probably seeing in those sketches is what it might look like in 20 or 30 years however I think that we have been speaking care and considering carefully pockets and Groves of trees that would be able to mature you know beyond the SL development site so there's areas that we really wanted to concentrate on for the Waterfront Park and of course the environmentally sensitive area on the south perimeter of the site that all being said even within the development site itself you know with the generous soil we were just having a conversation earlier today about how we can maximize the longevity of building membranes you know to match the longevity of the buildings themselves so that we can indeed get a very mature landscape over time even in some of those interstitial spaces between

SPEAKER_08
0:53:59 (0:00:19)

buildings okay I think those are my two primary questions thanks for those

SPEAKER_09
0:54:18 (0:00:18)

responses so thank you be let's see here who would be next on here is there anyone at District who is a panelist no okay so that means we'll move to

SPEAKER_03
0:54:37 (0:00:16)

Julian thanks Charles just one quick question for me if I show up to the kayak launch with my kayak and I'm from brck Andale or somewhere further up the road where do I

SPEAKER_00
0:54:54 (0:00:40)

park yeah great question so all along North and Front Street there's I believe an additional 64 spaces of parking on the street as well as in Building C an additional five stalls that will be publicly accessible for users of the park correct so we've been quite intentional out lining North and South Front Street with angled and parallel parking for visitors to the site both to Commercial and to into the

SPEAKER_03
0:55:34 (0:00:22)

Park yeah I think you know it's going to be a honey pot it's a water and access in any in any point is going to be a honey poot and it will draw people from the entire Corridor so that's great to you great that's it for me thank you

SPEAKER_09
0:55:57 (0:00:05)

thank you Julian

SPEAKER_07
0:56:02 (0:00:21)

Sarah hi thanks for the presentation so in the same vein as what julan was getting at has there been any consideration of a drop off pickup zone that's going to be along the South Front North Front

SPEAKER_05
0:56:23 (0:00:28)

Street for visitors of the park they roundabout at the end of South Front Street that's probably the best place because we actually want to provide as many parking spots available as we could actually fit for along North and South Front Street so the answer is yes but no designated currently spaces because most of them are all of them are parking

SPEAKER_07
0:56:52 (0:00:24)

spots okay it's just going to be some distance if somebody's in building a and they're being dropped off at the culdesac to walk back this might be a question for staff is this as a rezoning has there been any consideration of having any access you know wheelchair accessible units built into any of these

SPEAKER_01
0:57:16 (0:00:28)

units yeah so through the chair yeah just to answer your first question to the loading base is definitely something that would be looked at detailed design and staff are aware of those considerations and then from the accessibility Point we do have a policy that they do need to meet the adaptable units but we don't have any specified accessible units unless Lucas has anything further to

SPEAKER_00
0:57:45 (0:00:13)

add yeah I think it's a great point and something that we would deal with on kind of a building byb building basis at DP level

SPEAKER_07
0:57:58 (0:00:12)

okay so then just to confirm there's not anything that's going to exceed the 10% that's in the ocp for adaptable units that the district is seeking right

SPEAKER_01
0:58:11 (0:00:12)

now no I and I think if we did want to go there we would have to we don't have policy on that at this time but something maybe that could be looked at with the affordable or rental units as well that could looked

SPEAKER_07
0:58:23 (0:00:05)

at okay that's all my questions

SPEAKER_06
0:58:29 (0:00:01)

thanks

SPEAKER_09
0:58:30 (0:00:05)

great thank you sir

SPEAKER_04
0:58:35 (0:00:20)

Sun hi thanks for the presentation I just have a couple of questions one of them is like how is Green Design and infrastructure promoted other than storm water and planting nature species

SPEAKER_02
0:58:56 (0:01:21)

yeah great question maybe I'll start with the storm water one first early in the early in the process we actually looked at this as sort of a blue green framework to determine the topography the flow of water which way things were going to go and that's become sort of an overarching framework in terms of the design of our streets so that our the streets include rain Gardens they also include where we have The Pedestrian passages through the development sites ephemeral sort of stream beds if you will so the idea is that when it rains you know water comes sheds off the roofs they go through into these ephemeral streams throughout the site and they make their way down to the foreshore area much of which much of that storm volume actually goes into kind of the South perimeter environmentally sensitive area there so it's slow absorption we also have quite a depth of Gro medium on and off slab so there's the percolation into restor the water table and then the slow release of that of excessive storm volumes through the into the esa area so that answers your first question or your first point I believe and your second one

SPEAKER_04
1:00:17 (0:00:10)

was does the building 5c is going to have tone houses or is just

SPEAKER_05
1:00:28 (0:00:09)

condos 5c is actually a rental building at the moment and know it Town Homes is an Envision for the base of that

SPEAKER_04
1:00:38 (0:00:04)

building okay thank

SPEAKER_09
1:00:42 (0:00:04)

you great thank you that brings us to

SPEAKER_06
1:00:46 (0:00:23)

M hi thank you for the presentation I sorry that I didn't get to spend as much time with this package as I had hope to and just wanted to clarify that Strat parks are publicly accessible and that's the intent for that and confirm that they're at

SPEAKER_02
1:01:10 (0:00:07)

grade yeah absolutely that that's the intention is that these parks are fully open to the public yeah

SPEAKER_06
1:01:18 (0:00:25)

thank you and one more other question is there any provision for like offleash dog areas here I'm just sort of wondering about the environmental environmentally sensitive areas and potential conflicts there and I'm not too familiar with the development to the north there so just wanted to check in on that as

SPEAKER_00
1:01:43 (0:00:24)

well yeah there's currently two off Le dog areas in the northern portion of the development and I think that if you know would certainly avoid kind of interaction between off offleash dog and the environmentally sensitive areas but there could be an opportunity for further offleash dog in the South

SPEAKER_06
1:02:08 (0:00:03)

Park great thank you that's all from

SPEAKER_09
1:02:11 (0:01:41)

me great thank you very much I'm gonna begin with you know in interest of full disclosure that you know the north site is designed by kustic architecture my employer and that we as an office and myself personally have no specific you know interest or conflicts regarding the South working with the site unless anyone sees an issue with that I don't see the need in this case for me to you know not participate in this process is that correct all right I have questions I think are probably more oriented to staff about this application and mainly out of curiosity but for clarity this proposal is a an amendment to the original ocp and rezoning and I'm not clear entirely from the package how much of a change this is there's not a lot of illustrations of the previous proposal for this site but what I'm wondering is in general how does this development because of the size and scale of it it's really you know very significant how does the unit mix on this align with the known sort of demand or anticipated demand that the district has for

SPEAKER_06
1:03:53 (0:00:04)

housing yeah

SPEAKER_01
1:03:58 (0:00:06)

sorry Charles is that a question for staff or for yes the developer so how does this density

SPEAKER_09
1:04:04 (0:00:13)

align yes how does this density and unit mix align with the needs or demands that are anticipated by the

SPEAKER_01
1:04:18 (0:01:26)

district yeah certainly so as most of the panel's probably aware of some of the prent and federal regulations that are you know supporting more housing and Squamish is definitely participating in that and this area does meet our official community plan policies to support more density in this area especially because of the proximity to downtown and the walkable and cyclable connections to downtown as well that this provides so you know from a density perspective staff is supportive of increased density on this site there was already three I believe three apartment buildings already on the North site per or four okay including 5c was an apartment building and so there were already going to be these larger apartment buildings on that site with a mix of townhouse form and you know staff have seen the impact of the townhouse form on the North site resulting in a lot of ashphalt surface and a lot of driveways and roadways and we're hoping to see through this integration of Conn or increasing the density here on the site creating a little bit more park space and usable space on that site as a result of that so staff are supportive of

SPEAKER_09
1:05:44 (0:00:18)

it great thank you that's that was my question and so what we normally do now is if there's no further questions anyone who has something new that's come to mind Beth I see that you'd like to

SPEAKER_08
1:06:03 (0:00:35)

speak just one additional question that came to mind I guess that would be for the district in terms of the existing zoning and the existing official community plan is there anything in those documents that's being changed with respect to the amount of hardscaping that's permissible on this piece of land it that's just the question that came to mind when we're talking about rainwater runoff and retention is there existing guidelines for this are and are those being changed as a part of The

SPEAKER_01
1:06:39 (0:00:43)

Proposal yeah I can't I would have to go back to the Subara plan there's probably some guidelines that speak to landscaping and supporting previous surfaces in the existing sub area plan and if this is something that the panel feels is important it's something that we can consider for the revised guidelines for this area and so what we're doing Stafford basically creating and amending the regulations for the CD Zone and we're also going to be making some revisions to the sub area plan which includes the guidelines okay yeah thank

SPEAKER_09
1:07:22 (0:00:14)

you great thank you so I think we'll try to go in the same order that we just did with panel comments I believe we started you know

SPEAKER_08
1:07:37 (0:01:15)

Beth yeah sorry about that to continue actually the question is kind of I wasn't sure if it was a question or a comment from me one of the things I noticed as we got into a little bit more detail of the overall plan it seemed like there was a lot of hardscaping more than I anticipated from sort of like a 10,000 ft and I was just curious I guess as to sort of what's the permissible amount what's the target amount and what's the right amount for this site so that's just one comment that I had about that and I think we've been asked to comment on the orientation of the buildings in particular on site and I feel fairly satisfied with the explanations given for the orientation of the buildings on site and the way that they relate to one another I would just like to know a little bit more about the plans for environmental the environmentally sensitive area and how that impacts the location the sighting and location of the buildings so I don't know if those two questions or comments are a little bit too far apart but those are the things that came to mind when I was looking at a master plan

SPEAKER_00
1:08:52 (0:01:12)

level do you mind if I can speak to the environmental piece if that's helpful so what we've tried to do along the southern edge of the site is create an ecological Corridor that essentially compounds all of the various environmental offsetting and restoration requirements and initiatives from other aspects of the site so that will kind of create or restore an existing freshwater Channel to the mamquam blind and then in terms of kind of how buildings are oriented to it or how that influenced the overall site layout we've taken a 13 meter setback from that freshwater Corridor to Bluff Lane so what it's essentially what that does is it kind of it Narrows the north south width of the site between both the ecological Corridor and setac does that kind of answer your question or yeah

SPEAKER_08
1:10:05 (0:00:17)

okay yeah it does it's generally you know this is the way that we're proposing to layer the buildings on the site and why do they have to be that way is kind of the question and in terms of the relationship to this band that's being proposed that makes

SPEAKER_09
1:10:22 (0:00:05)

sense great thank you

SPEAKER_03
1:10:28 (0:03:22)

Julian thanks for the presentation I think it's very succinct and you guys clearly know what you're doing I think there's a lot to celebrate here connection to the landscape Community green fingers pedestrian connections sites an amenity Waterfront spaces public open space all great things I do have some comments inevitably they're going to lean more towards the development permit comments development permit things because I can't really help myself i' you know get into the detail but I would say just from an overall perspective and it was interesting that you had one of the examples of false Creek I think in your package I'd say that materiality is the key to resilience on a site like this and I would definitely encourage a simple pallet of materials that are that will age gracefully over time which is kind of the opposite of what you see at Pulse Creek you know there's 15 different paving materials in 15 square meters and none of them are AG incly so I think for something of this complexity you know having that pallet materials defined at a pretty early stage and making sure that they are going to age gracefully in the landscape is going to be key I you know the you mentioned genius Loy and it's one of those kind of you know terms that people throw around and not many people really understand what it is I very much appreciate that you're attempting to design with that in mind I would like to see a stronger more creative visual connection to the unique Senter Place because ultimately that creates spaces that people identify with and therefore care for so that's again goes back to the idea that sustainability is something that's going to really be about resilience and if people care for a space that's going to make it last longer I wondered if there was an opportunity and you know the bridge may have already been built with the speed of things are happening but I just wondered if there's an opportunity for the plaza design to extend over the pedestrian bridge it seems to just kind of stop where the pedestrian bridge starts right now and I just wondered as a pedestrian connection if there's some possibility of those two things being more integrated so that it feels like a draw from one place to another I noticed in some of your sections you know you're starting to show things like lighting you're probably starting to think about way find all those things again i' just encourage you to really integrate that at a very early stage and put not just to be a functional afterthought of you know where do the street lights go I think as a as a design for the whole of the development it should be part of that visual identity that basically people will care for one practical thing I just thought of when I was looking at your cross-sections there seem to be a lot of coniferous trees on those slabs I think between the buildings it will probably make more sense to have more of a decidous pallet just because they're going to allow more light in the winter so can for trees around the edges deciduous pallette more between buildings but overall I think very as I said I think there's a lot to celebrate a lot to upload you guys are doing a lot right in my book Thank

SPEAKER_09
1:13:51 (0:00:04)

you thank you sh

SPEAKER_07
1:13:55 (0:01:22)

Sarah yeah and again jumping on Julian's comments but I think that as you go forward you know looking at the materials that you're going to use you know I like the look of the paving across the plaza right now but it's very busy so I would just encourage you to look at the cnib clearing our path guidelines to make sure that those are not going to be disorientating for people with loation and you know consider those things throughout the site of how he's someone's going to way find through that site and yeah and just consider the drop off pickup locations and parking for you people who are going to be accessing the marina or the amenity building or any of the sort of retail spaces that are there and you know be thoughtful about sort of over height accessible parking as well and how that works with diagonal parking so just those sorts of considerations and then also from towards staff is whether or not there's opportunity to have some you know wheelchair accessible units built not adaptable unit they're not the same thing through this process and that's all my comments

SPEAKER_09
1:15:17 (0:00:04)

thanks great thank you

SPEAKER_04
1:15:22 (0:00:48)

s yeah I'm very excited about the this amendment the fact that you are providing three great public spaces with the nature play the public Plaza and South Park creating interactive social engagement it's a very positive connecting or connected by walking and bicycle paths is very nice I agree with you julan and Sara too in terms of the surface materials with the Landscaping I think it could be more simplified but yeah no other than that I think yeah I don't have any other

SPEAKER_09
1:16:10 (0:00:05)

comments right and

SPEAKER_06
1:16:15 (0:02:19)

M hi thanks again for your presentation echoing others it's a really exciting looking project and just seeing that increased connectivity to the Waterfront is really wonderful I think others have covered this in general but Julian's comment about the trees I would Echo as well the sort of forested images that we've seen look really impressive but then the sort of darkness that come with some of the coniferous trees might be an issue in some of the more residential areas so maybe developing a kind of pet or a sort of hierarchy in what types of trees are being planted where would be nice to see and then as well as having any sort of considerations that would help support achieving this mature tree condition as soon as possible would be really wonderful to see as well Derek mentioned using a certain minimum soil volume depth I believe and additional things like thinking considerations around how the street trees might work around you know utilities or having additional continuous soil volumes on slab and perhaps areas where there's an increased depth that can be sort of selectively strategically positioned might be a really great thing to see as well I'd encourage consideration for dog off leash areas just to reduce any conflicts and the other thing was thank you very much for considering the park location with solar access it was it's nice to see that playground there sort of brighter in some of the mornings and I can I can imagine people enjoying that very much so yeah thank you so

SPEAKER_09
1:18:34 (0:04:50)

much thank you there's so there's so much going on here I'm trying to order my thoughts here and I want to I want to you know be as brief as I possibly can this package you know running at over 120 pages is incredibly comprehensive and there's an impressive actual you level of detail and consideration to the relationships you know to the this building form this typology its relationship to grades the interfaces at the perimeter of this site the ecology I mean it really is quite an extraordinary Endeavor it's also it's also a project that's on a on a scale that we're you know we're rarely asked to look at or consider as a single entity as a as a panel where we're typically dealing with individual you know buildings or you know at the most smaller developments and that you know my comment would be when we are dealing with a development like this where this is essentially 10 large buildings from an Urban Design point of view do we have something we do in you know on a design guideline point of view in which I think is appropriate at the ocp stage of things to start to Define when we ask or we talk about you know questions of character and language and so on is do we have some way of differentiating these buildings from one another because there's a lot of variety here in terms of unit type it's a really wonderful typology where we have this you know this partially below grade partially atg grade parking but where the parking is shielded by an actual you know series of you know either town homes or commercial spaces on the perimeter of that Podium and but there's a certain sameness across the site with the relationship of the building to the street where these buildings are set quite far apart we don't really have the feeling of a street in an urban condition right we kind we sort of have this street that's very distant and not really believable as a as a space that people live in versus these kind of green spaces between the buildings that are you know kind of parklike but we don't really have a kind of an urban street condition anywhere here except maybe just along Front Street leading to that pedestrian bridge you know it reminds me yes maybe a little bit of false Creek or River District you know but it's a different again it's a different scale none of this is high-rise building it's all six stories or less I'm assuming that the point is that this is all going to be wood frame and I have a hard time picturing in my mind exactly how this is all going to feel or work out in the long term and how the demographics of a of something again this is development on an urban scale so my concern is a little bit is even on a on a demographic point of view in the long term you know what happens with the Cycles as you know your initial wave of buyers you know you know age out and move along you know it how do we deal with that as a as a municipality and that's the only thing that I don't see sort of having been addressed in this you know building form so I'd say that's that would be my comment for you know for develop you know moving this ocp forward of having it within the design guidelines something built in to deal with differentiation of these of these buildings so that there isn't a samess across the entire site does that conclude there for our discussion does anyone have anything else that they wanted to comment on

SPEAKER_03
1:23:24 (0:00:56)

sorry Charles yeah just I had one thing that I forgot to mention and again it's a very detail orientated thing but I'm only commenting it because it was in one of the sections when you show your parking sections you show where the cars basically stoping your you're showing the car basically parked in the middle of a parking space in reality people don't stop until they hit something which is typically a curb or a curb stop that's actually a good thing for a landscape architect because it means that there's about 2T of over height of space that is basically between the front of the car and where the wheels stop that space can be landscape because it doesn't need to be Rod so it means that your hard surfacing can get smaller because you're basically anticipating where people are going to drive to yes I know it's a detail and I apologize

SPEAKER_09
1:24:20 (0:00:00)

it's interesting

SPEAKER_07
1:24:21 (0:00:00)

I never

SPEAKER_09
1:24:22 (0:00:07)

thought of that but that would affect your Hardscape versus softscape percentages probably pretty significantly

SPEAKER_03
1:24:29 (0:00:03)

it does

SPEAKER_07
1:24:33 (0:00:24)

yeah I just have one comment and then I've got to go I just wanted to encourage that of the adaptable units that will go into these units that they not that they be across you know types of units that are available so you know multi-units Market units affordable units Etc and that's me

SPEAKER_09
1:24:58 (0:01:14)

thanks great thank you so we should have maybe a little bit of a discussion as a panel as to how we want to deal with the motion here keeping in mind that this is a an ocp amendment and therefore you know how does that impact you know does anyone feel like we insist that this be presented to us once more I guess is where I would start no I'm feeling comfortable with that as well does anyone feel that there are specific comments that we have as a channel have identified that we that we want put on a bullet point list to be addressed yes

SPEAKER_08
1:26:12 (0:00:38)

Beth I wouldn't say that I have specific comments to put on a bullet point list to be addressed I would ask that of the district because I'm just noting that we were asked to comment on General site planning considerations for the area but also on the DPA 13 and we didn't really get into DPA 13 in depth that much and I'm wondering if that's something that's kind of outstanding from this conversation is that something I guess I would I would pose the question to the district do you require further feedback from us

SPEAKER_01
1:26:51 (0:00:28)

specifically I mean at this time we didn't present DPA 13 guidelines to you to comment on we did call out just a few that were related to the four topics that we raised and so if the panel feels that they provided their comments on those I don't believe we need to come back to review those guidelines there'll be relatively minor amendments and guidelines that are reflective of the site plan that you've been shown

SPEAKER_09
1:27:19 (0:01:29)

today okay any anyone else okay I would venture to say that some of the comments from the panelists are worth bulleting in you know in as far as I think all of them do fall into that category of essentially you know being a an item to note in a design guideline so certainly you know my own my own suggestion that distinct not just color changes but distinct design differentiation between the buildings should be encouraged when it comes to ocps that you know ocp amendments on rezonings that are of this scale that involves you know such a such a such a large development with multiple buildings is that a sufficiently descriptive idea for staff or do we require more detail on something like

SPEAKER_01
1:28:49 (0:00:27)

that no that's sufficient and staff have taken well I haven't taken a number of notes as well as the meeting minutes around these comments and I believe there wasn't any kind of conflict between comments like conflicting comments so if you feel comfortable you could proceed with not having a list and having staff review these comments or consider them as part of this application

SPEAKER_09
1:29:17 (0:00:55)

great I I'm comfortable with that does anyone object no all right so I believe that the motion then would be you know the article that we typically refer to as B which is you know generally approve of the development and want our comments addressed by working with staff do we have a first and second on that Julian and Tao I mean sorry Neo great and are we all in agreement yay now that's five of us I believe that still is Quorum right and great so that completes our business then

SPEAKER_00
1:30:12 (0:00:00)

now do

SPEAKER_09
1:30:12 (0:00:14)

so much do we have any items further items on the agenda

SPEAKER_03
1:30:27 (0:00:03)

no just

SPEAKER_09
1:30:31 (0:00:04)

discussion right and for which there was no items and if so if

TERMINATION
1:30:35 (0:00:26)


SPEAKER_07
1:30:35 (0:00:00)

if

SPEAKER_09
1:30:35 (0:00:17)

no one's bringing anything forth we could conclude the meeting we have a first and second on that great thank you Julian and moo and we are all in agreement thank you everyone for a productive meeting thank you

SPEAKER_01
1:30:53 (0:00:09)

thank you thank you thank you